February 20, 2014
CALL TO ORDER The following are the Minutes of the Meeting of the Board of Directors of the Casa Bahia Condominium Owners Association, held on Thursday, February 20, 2014, in the 535 Building Lobby, 535 Esplanade, Redondo Beach, California 90277. A quorum of
Board Members was established and Joe Engle called the meeting to order at 6:43 PM.
BOARD MEMBERS PRESENT; Joe Engle, President; Betty Schneider, Treasurer and Sandy Bagley, Secretary.
BOARD MEMBER(S) ABSENT; Frank Parker, Vice President.
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT; Ellona Hess of Scott Management Company (SMC).
CONTRACTOR OF THE YEAR AWARD 2013 – DARON FRIDMAN, ESPARZA FIRE PROTECTION
Mr. Engle presented Mr. Daron Fridman of Esparza Fire Protection the
Association’s Contractor of the Year Award 2013. Mr. Fridman was awarded for
his outstanding professionalism in support of the G4 project and five-year sprinkler building
certification.
BOARD MEMBER RESIGNATION – ANNOUNCEMENT;
Mr. Engle announced that Ms. Dianne Merzel resigned from the Board. Ms. Merzel is greatly thanked for her service provided to the Association. The Board is actively soliciting volunteers to fill the vacant position.
HOMEOWNER FINANCIAL COMMITTEE – REPORT BY MEMBER OF COMMITTEE
The Chair of the Homeowner Financial Committee announced that the Committee has not held a meeting recently. Mr. St. Rock advised that Ms. Bagley resigned from the Committee, as she is currently serving on the Board. The Committee is now looking for a volunteer to join the Committee.
APPROVAL OF MEETING MINUTES
The approval of the December 2013 minutes was postponed.
TREASURERS REPORT
The Treasurer, Ms. Schneider, reported that the Association is on budget
so far. The delinquencies are well under control (minimal). Thus far, the
hallway project is about $7,000.00 - $8,000.00 under budget. The next two special assessment payments will significantly raise the funding percentage of the reserve account.
HOMEOWNERS FORUM
Unit #620 – Edna Marinella: Ms. Marinella reported that at the top of the ventilation shaft (to the right side, when standing on her deck), the cap is on sideways and needs to be reinstalled. Ms. Marinella advised that a water catch basin installed above her parking space needs to be readjusted.
Unit #602 – Janet Johnson: Ms. Johnson expressed praise to the Board for the completion of the hot tub project and for the initiation of the hallway renovation project. Ms. Johnson
advised that there is a plumbing component over her parking space (on level G1) that is on an angle and looks like it could fall. There is an ongoing water leak above the space. The
source of the leak has not yet been determined.
Unit #304 – John St. Rock: Mr. St. Rock inquired as to whether or not the vacant seat on the Board needs to be filled.
OLD BUSINESS
1. Bicycle Rooms Clean-Out Project and Paddle Board Storage Ideas: Status
Update/Discuss: There were no updates on this project. It is on hold until the hallway renovation project is complete. Some bikes that were red tagged in the bike rooms have been removed.
2. Fire Sprinkler System, Replacement of Master Flow Sensor: Status Update: Mr. Schneider previously reported in an email to the Board that Southland Fire Alarm pointed out that
the master flow sensor for the fire sprinkler system, located outside of the building and on the main water supply line, is original equipment and needs to be replaced. If the sensor
fails, it renders the monitoring system inoperable. The proposal to replace the sensor is to be submitted by Esparaza Fire Protection.
3. Five Year Fire Sprinkler Certification: Unit Interior and Common Area Repairs: Status Updates: Esparaza Fire Protection is currently working on repairing the fire sprinkler
system deficiencies in the common areas and in the Unit interiors.
4. G1 Concrete Floor Repairs: Proposal Review/Vote: Mr. Schneider, at the request of the Board, prepared a Statement of Work (SOW) for the repair of the
garage cracks. The SOW was sent out to a number of contractors, and four 4) proposals were submitted. Ms. Schneider made a motion to accept the proposal submitted by Ewell
Construction for this project, and to have Mr. Bagley manage the project. Ms. Bagley made a second to the motion. The motion carried with all in favor.
5. Hallway Renovation Project: Status Update: a) Status Update; b) Ratification of Emergency Votes: Contracts and Change Order; c) Proposed Changes to the Rules and
Regulations re: Front Entry Door Replacement Hardware; d) Proposal on Replacement of Common Area Door Hardware: Review/Vote; Review Homeowner Survey Responses:
a) Ms. Schneider reported that the stairwells, ceilings and hallways on the 535 side were completed. About 1/3 of the Unit front entry doors on the 535 side is complete as well.
The painters have started working on the 555 side. The scheduling of the 555 side Unit front entry doors is imminent.
b) Ms. Schneider reported that the painting contractor submitted a change order – for repairs to a large area in the east side stairwell where the wall was bulging out significantly, for some additional minor repairs that were not included in the original bid, and to replace the plumbing access panels in the hallways and the air vent covers. Ms. Schneider made a motion to ratify the emergency vote taken by the Board via e-mail to accept this change order. Ms.
Bagley made a second to the motion. The motion carried with all in favor.
c)Ms. Schneider made a motion to ratify the emergency vote taken by the Board via e-mail to accept the carpeting (Webster Flooring) and painting (A to Z Construction) project contracts. Ms. Bagley made a second to the motion. The motion carried with all in favor.
d) The Board reviewed the survey responses returned by the Homeowners on
the question of whether or not they would like the Board to proceed with the replacement of the common area cylinders and the issuing of new common area keys (as the patent on the common area high-security Medeco keys has expired). Twelve (12) responses were
submitted in total with ten (10) Homeowners not in favor of the Board proceeding, and two (2) in favor. Based on this response, the Board has decided to not proceed with the
replacement of the cylinders at this time.
6. Isolation Valves, Installation of: Discuss: Mr. Midstokke previously recommended that the Board consider installing isolation valves on risers (for individual stacks) each time the
water supply is shut off so as to minimize the inconvenience imposed on Homeowners during water shut-offs (as in, limiting the amount of Units affected). Mr. Midstokke mentioned that he may propose using his stack as a “pilot program” for the installation of these isolation valves.
7. Vinyl Windows, Consideration towards Changing Rules and Regulations/Policy and
Procedure: Committee Report: Ms. Schneider, Mr. Drale, and Ms. Cutten are working together
as a Committee on this project. The Committee is researching window manufacturers that offer different types of materials, and color options, etc.
8. TABLED PROJECTS:
NEW BUSINESS
1. Fire Alarm System, Annual Inspection: Proposal Review/Vote: The annual
inspection/certification of the fire alarm system is not due until July 2014.
2. Electrical Room Door with Main Fire Panel, Modifications to Enhance Security: Discussion: In December 2013, the main fire panel was vandalized. To best mitigate future possible
occurrences of vandalism in the electrical room (where this panel is located), the following actions are being proposed: “1) install a board-member-access-only lock on the
electrical room door on the garage side and 2) make the stairwell exit
into the electrical room an Emergency Exit Only Door by posting signs in the stairwell and alarming the stairwell door into the electrical room and also alarming the exit door from
the electrical room to the outside.” This plan will need to be approved by the City’s Building Safety Engineering department. Ms. Schneider made a motion to proceed along with this
program, with a budget not to exceed $1,000.00. Ms. Bagley made a second to
the motion. The motion carried with all in favor.
3. Vehicle Gate Remotes, Intermittent Problem: Proposal Review/Vote to Install a New Radio Receiver: Several Homeowners have contacted ScottManagement Company with report of intermittent problems with their remote(s). In response, Marina Security Gate was asked to investigate this issue. Their recommendation at this time is to install a new radio
receiver. The Board concluded that as this is only a problem with a few remotes, a new receiver will not be installed but Homeowners will be suggested to replace their
remotes and/or the batteries for the remotes.
4. 2013 Annual Review by CPA, Draft: Review/Vote: Michael E. Klein, the Association’s CPA, prepared the Annual Review (financial statements and supplementary information) for the
year ending December 31, 2013. Ms. Bagley made a motion to accept the Review as drafted. Ms. Schneider made a second to the motion. The motion carried with all in favor.
5. 555 Side Entryway Repairs: Proposal Review/Vote: The proposal submitted by Ewell
Construction for the repairs to the 555 side entryway flooring (at the handicap ramp areas)
was accepted by the Board. Ewell will also be addressing some repairs on the south side retaining wall.
NEXT MEETING
Monday, March 17, 2014, 6:30 PM.
ADJOURNMENT
Meeting was adjourned at 7:57 PM.
Submitted by: Ellona Hess
EXECUTIVE SESSION
An Executive Session was held (called to order at 8:04 PM) to
discuss the
reimbursement payment of certain expenses incurred
by the Association by a
certain Owner, delinquent accounts and
Homeowner discipline matters. The
meeting was adjourned at: 8:41 PM.
PLEASE NOTE: Any grievance or clarification on issues can be
addressed by: (1) Airing the issue at the next scheduled Public
Board
meeting, or (2) contacting Ellona Hess at Scott
Management Company (Phone:
310-370-2696 ext. 205; Email:
[email protected]; Mail: Scott
Management Company, PO
Box 3159, Torrance CA 90510-3159).
Calls/correspondence
should reference 555 Esplanade/Casa Bahia.