BOARD OF DIRECTORS MEETING MINUTES
October 17, 2023
BOARD MEMBER ATTENDANCE
Present: Joe Engle, President; Victor Blanc, Vice-President; Betty Schneider, Treasurer; Sandy Bagley; Secretary; Steve Chipman, Member-at-Large (arrived at 10:41 AM).
Absent: None.
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess of Scott Management Company (SMC)
CALL TO ORDER
These are the minutes of the 555 Esplanade Condominium Owners Association Board of Directors open session meeting, held on Tuesday, October 17, 2023, via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:05 AM.
HOMEOWNERS FORUM
Homeowners were provided with the opportunity to address the Board regarding items of interest or concern, in accordance with the open meeting act, CA Civil Code 4925(b).
APPROVAL OF BOD MEETING MINUTES
MOTION Ms. Schneider made a motion to approve the September 19, 2023 meeting minutes. Ms. Bagley made a second to the motion, which carried unanimously.
APPROVAL OF MONTHLY FINANCIAL REPORT
The monthly financial report was reviewed.
MOTION Ms. Schneider made a motion to accept the September financial report as submitted. Ms. Bagley made a second to the motion, which carried unanimously.
OLD BUSINESS
Sundeck Resurface – Project Update The project began on July 10. Pacific Construction Associates (PCA) are serving as project managers. Mr. Engle and Mr. Blanc provided updates. It is expected that the project may be complete within the next 4 weeks.
1.Structural Integrity Analysis of the Building, Garages (3 Phase Effort) The Board commenced a 3 phase project to have the structural integrity of the building analyzed. PHASE I focused on the structural integrity of the 4 garage concrete and steel levels. The only item pending for this phase is repairs to the (superficial) cracks on the concrete floor. They are being attended to by ProTec.
PHASE II was for the analyzing of the settling of the building, i.e., manometer surveying. The second phase is complete.
PHASE III is for inspecting balconies, in compliance with Senate Bill 326 (SB326). Balcony1 needs to inspect 1 final Unit (209). This will be scheduled once the Unit becomes accessible following abatement due to water damage.
2. 504 Balcony Repairs The submission for slider repairs by the Owner of Unit 504 is still pending. They are waiting to be able to perform a water test, which may take place once the sundeck project is complete.
3. 2024 Reserve Study Update with Site Visit The 2024 reserve study published by Association Reserves on June 12 was reviewed.
MOTION Mr. Engle made a motion to adopt the 2024 reserve study as stated. Ms. Schneider made a second to the motion, which carried unanimously.
4. Door Alarms (with Remote Monitoring Capabilities) The door alarms were turned off, in response to repeated instances of the alarms being activated. Mr. Schneider presented hardware to alarm the doors with sensors that will notify the Board on the phone when 1 or more of the doors is opened.
MOTION Mr. Engle made a motion to grant Ms. Schneider and Mr. Blanc a $500 limit to continue to explore this, and buy equipment, and test if needed. Ms. Bagley made a second to the motion, which carried unanimously.
5. Chimney & Vent Cap(s) Replacements & Rehabilitation The Board reviewed the proposals received to replace (due to rust/corrosion) or repair (paint to prolong the life of) chimney caps. Antis Roofing (Antis) will be asked to amend their proposal to account for cooper replacements (versus sheet metal), and to reconsider their price, based on the price proposed by a competitor.
6. Unit 215 Improvements by Owner The Board reviewed the scope of work written up by A to Z for the Owner’s proposed improvement project. A to Z presented an asbestos clearance certificate.
MOTION Mr. Engle made a motion to grant the Owner permission to proceed. Ms. Schneider made a second to the motion, which carried unanimously.
7. Reseal Catwalks & Beach-Side Patio Decking Surface Proposals to reseal the catwalks and beach-side patio were considered.
MOTION Ms. Bagley made a motion to accept the proposal by Structural Preservation Systems, LLC for a total of $23,288. Ms. Schneider made a second to the motion, which carried unanimously.
8. Roof Cleaning, Maintenance The Board considered the bid by Antis to perform annual roof maintenance/cleaning in the effort to minimize potential leaking areas, prevent further premature failures, and to also provide longevity to said roofing system. The Board decided to hold on voting on this until after a final decision is made on the Chimney & Vent Cap(s) Replacements & Rehabilitation project (see above, #6).
9. Repair, Paint Building’s Exterior Wood & Stucco Surfaces The Board concluded in favor of adding this item back onto the agenda in March 2024.
10. 2024 Operating Budget, Designation of Monthly Assessment Rate The Board considered the (draft) budget presented by SMC, and the budget prepared by the President/Treasurer. The Board will be ready to vote on a final version at the November meeting. The Board discussed the levying of a special assessment, for $500,000, in connection with unforeseen building repairs and the need to improve the building’s financial standing. The special assessment would be presented to the Membership for a vote (by secret ballot).
NEW BUSINESS
- G4 Sump Pump Replacement The sump pump in G4 needs to be replaced.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 12:14 PM. The next meeting of the Board is scheduled to take place on Wednesday November 15, 2023, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 12:15 PM to review the executive session meeting minutes, a legal matter and a governing document enforcement matter. The meeting was adjourned at 12:39 PM.