March 2024 Updates

Unofficial Minutes by Community Member Justin Molineaux

Date: March 13, 2024

Time: 6:00 pm

Location: Virtual

Attendees:

Carbon Monoxide, Gas Range Replacement, PG&E Gas Bill

Justin advised that a recent carbon monoxide leak has elevated resident awareness that original gas ranges are approaching end-of-life. If the board is passively considering any building-wide gas-to-electric migration plans (given that gas is our largest OPEX line-item), this could be an opportunity to disclose those plans to owners, as guidance for those who are considering replacement.
Emilio added that carbon monoxide detectors kept going off in his unit recently. Required detector replacement.
Cassandra remarked that it’s recommended that owners replace carbon monoxide at regular intervals.
Benay added that in-unit detectors are the responsibility of the owner, not the board.
The board agreed that issuing a community-wide notice about carbon monoxide detector replacement would be worthwhile.

Updates on Garage Gate

Emilio asked for an update on garage gate repairs, given that issues are ongoing without clear progress.

Cassandra was on the property within the past month to meet with the Gate Installer & Manufacturer. Those parties are still working to fix the gate, but since it is under warranty, the association is not being charged.
Gizelle clarified that the installer/manufacturer’s current understanding is that the issue is rooted in the unequal size of the two halves of the gate. The gate’s embedded hardware was replaced and the sensor's software on the gate has been replaced and updated. The installer/manufacturer is pursuing solutions in this area in case the current fix does not work.
Michelle acknowledged that WMG had not received reports of the last two incidents that occurred with the gate.
Recommendation to residents is to report all gate incidents to WMG, even if they are resolved.

Landscaping & Waterproofing

Cassandra pointed out that landscaping efforts are delayed due to waterproofing/leakage problems.
WMG/The Board has contracted with a waterproofing company to waterproof all around the basement, electrical room, etc.
Gizelle: This has been a long-running project because the contractor has had to perform tests to identify leakage sources. That process involves injecting different materials into parts of the building and observing where they emerge over time.
After leakage problems have been resolved, the board will need to request/receive new bids from landscapers. Existing bids are more than a year old.
A board member noted that this is a common problem in buildings all across the bay due to recent rain.

Irrigation in Planters

Benay flagged that the irrigation system in the planters along the north side of building 5 has been running 24/7, filling the planters with water, even when some have no plants.

Quorum Discussion

At the close of the open forum, the board briefly deliberated as to whether a quorum had been established, given that only 3 members of the board were in attendance, and only two had reviewed the board packet.
The board decided that quorum had been established, and that the member who had been unable to review the board packet would abstain from voting when appropriate.
The meeting proceeded.

2/14/2024 Open and Executive Session

March 2024

January 2024 Financials
1. Operating acct balance @ end of Feb: $98,077.74
2. Reserve acct balance @ end of Feb: $751,845.70
Accounts Receivable
1. Accounts receivable @ end of Feb: $28,871.66
Liens
1. No discussion
Owner Occupancy
1. GCL is ~80% owner-occupied. Owners live in 50 of 62 units.

Governing Document Amendments/Policies
1. Cassandra: Board has approved a draft and passed it on to the association’s attorneys for review. Another meeting with the attorneys will occur after attorney review. Then the board will finalize amendments/policies and adopt.
Waterproofing Project
1. WMG & Board received the architectural report that detailed leakage findings.
2. Attending board members proposed to table this until the full board is present to discuss.
3. Waterproofing consultants wanted to discuss the report with the board on Thursday March 14th, but not a quorum of board members can attend. WMG will work to reschedule the discussion.
Sewer Lateral
1. East Bay Mud’s inspection was completed, thus concluding phase 1 of the project. Videos were provided to WMG, but the Board has been unable to access those videos.
2. East Bay Mud has issued a proposal for phase 2, which includes necessary repairs to achieve compliance.
3. Board moved to table this item until all members can review the videos and proposal.
AT&T Cost Discrepancy
1. The Board is seeking a refund from AT&T for the difference between actual charges and the agreed-upon rate established ~2 years ago. The refund over that 2-year period could total approx $20k.
2. Alex Eclipse made contact with AT&T. AT&T is reviewing information from 2 years ago that the board has provided. WMG is expecting a follow-up response from AT&T within 2 weeks.
3. We now have two new points-of-contact at AT&T.

Update on Monitoring Well Cleanup Project
1. Cassandra shared that she received a callback from the water resources board regarding the two monitoring wells that we cannot access.
2. The contractor is determining if existing funds in the contract will allow someone to come out and open the wells to determine how much clearing/cleaning is necessary.
3. This project will be funded by grant money, but the terms of the grant require that the board first solicit prior owners of the GCL property/lot (incl the paint factory) for resources to fund the project. After those owners respond that they cannot provide funds (almost certainly the case), then we will receive grant funding to conduct the work.

The board moved into executive session at 6:35pm