Tuesday, September 14, 2021
BOARD MEMBERS PRESENT
Joe Engle, President; Sandy Bagley, Secretary; Steve Chipman, Member-at-Large
BOARD MEMBERS ABSENT
Betty Schneider, Treasurer; Victor Blanc, Vice-President
MANAGEMENT COMPANY REPRESENTATIVE(S) PRESENT
Ellona Hess of Scott Management Company (SMC)
CALL TO ORDER
The following are the minutes of the 555 Esplanade Condominium Owners Association Board of Directors open session meeting, held on Tuesday, September 14, 2021 via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:01 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 (08.17.21)
MOTION Mr. Engle made a motion to approve the August 17, 2021 meeting minutes as prepared. Ms. Bagley made a second to the motion. The motion carried with all in favor.
APPROVAL OF MONTHLY FINANCIAL REPORT(S)
As of August 31, the Association had $17,544.69 in operating funds and $1,084,728.59 in reserves. There was one (1) account in collections as of August 31, and ($6,468.83) in receivables. The Association is current with the monthly reserve contributions, each in the amount of $9,400. The Association currently holds the following CD maturities: 2021 maturities $200,000 x 2 CDs and 2022 maturities $350,000 x 2 CDs.
OLD BUSINESS
- Exterior Retaining Wall Project – Railing Installations; Landscape Replacements As Mr. Blanc was not available to attend this meeting, an extra meeting will be called to allow for the Board’s voting on new railing installations and the restoration of landscape.
- SundeckResurfacingMr.Englereviewedthebackgroundofthisprojectandadvised that the contract negotiation phase remains in progress. The Committee anticipates that the project will end up costing $434,000 - $524,000 (including a 20% contingency allowance that may or may not end up being enough to cover the unknowns). It is expected that the project will take ninety (90) days to complete, barring delays due to weather or unforeseen conditions. Next steps include: 1) continue contract discussion with Pacific Construction Analysts (PCA) and WICR, 2) receive permits from Redondo
Board of Directors Meeting, Open Session
City planning department, 3) Obtain final approval to sign contract from the Board,
and 4) start the project construction around April 1 (after the rainy season).
c. Bicycle Room Clean-Out Letters were sent out asking all Units to identify and respond with their bicycle storage needs. The response deadline was August 6. Twenty-one (21) Units in total responded. Of the twenty-one (21), seventeen (17) Units reported bicycles. Thirty-nine (39) bicycles were reported by the seventeen (17) Units, with six (6) more to come noted, for a total need of forty-five (45). This compares with the current manual count of bikes in cages, eighty-one (81). The new tags, to be attached
to the claimed bicycles, were picked up by Ms. Bagley on September 3.
- Hydrojetting Jose Rodriguez Plumbing (JR) was hired by the Association for the jetting of kitchen and lavatory stacks (175 fixtures in total). The scheduling is spread out for budgetary reasons. The 317-417-517 stack is next up, due to be serviced on
September 30. - Electric Vehicle Charging Stations The Board received the information by
ChargePoint, “the world’s largest and most open electric vehicle (EV) charging network,” on charging options they offer to Community Associations. A Committee (Ms. Schneider/Mr. Blanc) will work together with the Board on this. There are no updates at this time. - 2022 Reserve Study Update Association Reserves issued a reserve study update “no-site-visit” for the period beginning January 1, 2022. Mr. Engle, Mr. Blanc and Ms. Schneider are continuing to review the study in detail. It was noted that following the completion of the retaining wall and sundeck projects, the next big project the Association intends to undertake is the replacement of balcony railings, to be phased over a three (3) year period.
- Structural Integrity Analysis of the Building, Garages (3 Phase Effort) The Board commenced a three (3) phase project to have the structural integrity of the building analyzed. The first relates to the structural integrity of the four (4) garage concrete and steel levels. The second is for the analyzing of the settling of the building. The third will be inspecting the elevated structures, i.e. balconies, in compliance with SB326. On August 25 Ficcadenti Waggoner and Castle conducted a site visit to view the concrete and masonry parking structure (Phase I). Their report is forthcoming. MOTION Ms. Bagley made a motion to accept the proposal for professional services, geotechnical engineering evaluation, issued by Hamilton & Associates (re Phase II). Mr. Chipman made a second to the motion. The motion carried with all in favor.
- Unit115West,OceanfrontFacingSliderTheOwnerofUnit115,Ms.DarcyRoberts, reported trouble with her west, oceanfront facing slider. Ewell Construction (Ewell) inspected and advised: “In order to identify the cause of the pressure on the existing sliding glass door, or possible structural failure, an investigation must be completed before any recommendation for repair can be made.”
MOTION Mr. Engle made a motion to engage Ewell for this investigation, pending their submission of an updated estimate that limits the scope of work to only this issue, along with a not to exceed figure (based on their hourly fee of $95/per man). Ms. Bagley made a second to the motion. The motion carried with all in favor. - Replacement of Rusted, Rusting Screens Under Balconies The Board is in agreement to embark on a project to replace, over time, the rusted/rusting screens under the balconies. The new screens will either be stainless steel or copper. Ms. Schneider will represent the Board on this project. A inspection/proposal will be pursued from A to Z.
Board of Directors Meeting, Open Session
j. Unit 301 Balcony Floor Repair The Owner of Unit 301 reported that rebar is continuing to protrude through the balcony floor surface.
MOTION Ms. Bagley made a motion to accept the proposal by Ewell for deck repairs, for a total estimated cost of $6,357. Mr. Engle made a second to the motion. The motion carried with all in favor.
NEW BUSINESS
- RelocationofBeach-SideFence
While the landscaping repairs/improvements on the Ocean/Westside of the building were being discussed with Rancho, Mr. Ed Schneider asked if the Board would consider the possibility of relocating/moving the existing aluminum fence to the edge of the property, to run parallel with the existing pedestrian path. Mr. Schneider prepared and put forth a Statement of Work for this project of consideration. This item will remain on the agenda and will be up for discussion at the next meeting. - 2022OperatingExpenseBudget,DesignationofMonthlyAssessmentRate
Mr. Engle, Mr. Blanc and Ms. Schneider are engaged in examining the Association’s financials and Ms. Schneider is preparing a proposed budget for consideration by the Board. The monthly assessment rate will need to be increased for the new fiscal year starting January 1, 2022. The exact percentage of the rate increase is still being determined. - Agenda Items to Note for Next Meeting
- Proposed revisions to the Rules and Regulations pertaining enforcement
action taken against vehicles parked in violation (i.e. $100 for every hour that a car is parked in the temporary loading space(s) or the immobilization of the car followed by towing); - Status of crack epoxying (project oversight by Ms. Bagley);
- Monthly cleaning of West Side first floor deck;
- Repairs to stucco cracks (monthly agenda item);
- Clean and reseal entryway flooring;
- Replacement of entryway fixtures;
- Recoat or cover the scratched areas on lobby entry doors.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 11:38 AM. The next meeting of the Board is scheduled to take place on Tuesday, October 19, 2021, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 11:40 AM to review the executive session meeting minutes, the aging report, governing document enforcement matter(s) and a legal matter. The meeting was adjourned at 12:02 PM.
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Board of Directors Meeting, Open Session
- Proposed revisions to the Rules and Regulations pertaining enforcement