BOARD OF DIRECTORS MEETING MINUTES
November 15, 2022
BOARD MEMBER ATTENDANCE
Present: Joe Engle, President; Betty Schneider, Treasurer; Sandy Bagley; Secretary; Steve Chipman, Member-at-Large
Absent: 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, November 15, 2022, via Zoom. A quorum of Board Members was established, and Mr. Engle called the meeting to order at 10:11 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 October 25, 2022, meeting minutes. Mr. Chipman made a second to the motion, which carried unanimously.
APPROVAL OF MONTHLY FINANCIAL REPORT | CD RECOMMENDATIONS
The October financial report was reviewed.
MOTION Ms. Schneider made a motion to accept the October financial report as presented. Ms. Bagley made a second to the motion, which carried unanimously.
OLD BUSINESS
- Sundeck Resurface Project Pacific Construction Associates (PCA) are serving as project managers. PCA is continuing to work with the Redondo Beach planning department to procure a permit(s) for the project. Updated plans were re-submitted to the building department again this week. It is estimated that the project will take approximately 3 months to complete. It is expected that the commencement of the project will be pushed out until spring 2023.
- 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. The first focused on the structural integrity of the 4 garage concrete and steel levels. The second was for the analyzing of the settling of the building, i.e., manometer surveying. The second phase is complete. The Board will plan on having additional manometer surveys performed within the next 2 years in the areas that appear to be experiencing downward movement. The third will be inspecting the elevated structures, i.e., balconies, in compliance with Senate Bill 326 (SB326).
a) FWC also recommended the structural investigation and analysis of the G1 level slab. These further examinations were performed. FWC’s report, for their “top of slab structural assessment” was published on April 12, 2022. FWC prepared repair plans based on their findings for that assessment. The Board accepted the proposal issued by structural for this project. Mr. Schneider and Mr. Bagley will assist with the project. Ms. Schneider will represent the Board, for project oversight, with Mr. Chipman as the alternate Board representative. It is the Board’s plan to commence this project in quarter I of 2023. Ms. Schneider and Ms. Bagley will identify the parking spaces that will have to be emptied for the duration of the project, along with parking spaces that might be available for those residents to temporarily “loan” from their neighbors.
b) FWC also issued concrete repair plans for the garage slab damage observed through invasive testing on October 22. A to Z Construction (A to Z) was engaged to perform these repairs. They were performed May 25 – June 3, 2022. Repairs to the (superficial) cracks on the concrete floor, by ProTec, are in progress.
Phase III The Board agrees to embark on this effort now (versus following the completion of the sundeck project). Proposals were considered. The Board will work on establishing a committee for this project, as there are many facets to it that need to be planned for and managed. 3. 404/504 Balcony Repairs FWC and Ewell Construction (Ewell) met on-site April 5, 2022, for an initial inspection of these decks that were showing signs of distress. Based on that visit, Ewell presented a proposal for an invasive inspection. The invasive testing, which included the removal of stucco along the bottom and sides of the balconies to expose the underlying framing, was performed on May 31, 2022. FWC was onsite that day to evaluate the exposed conditions. Based on what was found, proposals for the repair work were issued by Ewell. They were presented to FWC for feedback. Considering that feedback, Ewell had to return for another visit, to take a closer look at the flashing and doors on both Units to narrow down what the needs are for each. That visit was performed on October 13. The Board considered the supplementary proposal Ewell issued, based on the findings from that follow-up visit. Proposals for the repair work that are HOA responsibility are in the process of being pursed from a couple of additional companies. Letters will be issued to the Owners of Units 404, 504 with notice of work they must perform to their slider(s).
4.Entryway Light Fixtures The effort to locate replacement fixtures for the entryways remains in progress.
5.Fire Sprinklers Repairs in Units Fire sprinkler repairs are pending in Units 113, 305 and 517.
6.Repair, Paint Building’s Exterior Wood Surfaces When reviewing the 2023 reserve study
update, the Board found that component “Building Exterior Wood Repair/Repaint (#1116) should be performed this year. Dunn Edwards (DE) prepared paint specifications for the project. DE prepared color scheme ideas/renderings and performed a job walk with companies that were invited to bid on the job. At the October 2022 meeting the Board voted to proceed with the project, to include painting the wood and stucco surfaces. Updated proposals were issued by the contractors, to exclude railing/wrought iron surfaces. The Board is in the process of reviewing them.
7.Electric Vehicle Charging Stations – Edison’s “Charge Ready” Program The Committee is continuing to work on investigating options, including connecting the Association with Southern California Edison’s “Charge Ready” program, which offers in part, funded installation of electrical service infrastructure upgrades.
8.Balcony Maintenance Proposal Mr. Schneider presented a proposal on balcony maintenance for the Board’s consideration. The proposal was divided into 2 parts, which included financial incentives for the program. The Board is taking time to examine the proposal in detail, to be followed by a conversation on implementation.
NEW BUSINESS
- Engagement of CPA for 2022 Year End Services The Board reviewed the engagement letter presented by Michael E. Klein to prepare the 2022 tax returns and annual review.
2.Unit 620 Plans for Interior Alterations The Board reviewed the plans presented by the Owner. They were discussed extensively during this meeting, with the Owner and his supporting parties (engineer, general contractor). The Board explained criteria that will have to be met, to achieve approval by the Association. 1 such requirement is the procurement of a permit(s) by the City, and new flooring meeting a minimum floor insulation rating of 65IIC (after installation).
3.Intercom Policy The Board would like to see outgoing occupants deleted from the call-boxes in a promptly fashion, and temporary codes generated for contractors performing work at the building, to be deactivated once the project is done. Codes will not be issued for Units, instead, the occupant(s) must be programmed into the call-box or gain and provide entry via a building key.
4.FUSUS Community Camera Sharing Program The Board reviewed the Redondo Beach Community Camera Sharing Program. Sharing the Association’s camera feed enables the RBPD to responds to incidents at the location faster and equip officers with advance knowledge of the situation. There is no fee to participate.
MOTION Ms. Bagley made a motion to participate in the program. Mr. Engle made a second to the motion, which carried unanimously.
ADJOURNMENT | CONFIRM NEXT MEETING DATE
The meeting was adjourned at 12:15 PM. The next meeting of the Board is scheduled to take place on Tuesday, January 17, 2023, 10 AM via Zoom.
EXECUTIVE SESSION
An executive session was called to order at 12:16 PM to review the executive session meeting minutes, the aging report and governing document enforcement matter(s). The meeting was adjourned at 12:33 PM.