November 2024 Updates

Unofficial Minutes by Community Member Elizabeth Chaponot

Virtual Meeting Held on November 13, 2024; 6:00 pm

Attendees:

• Gizelle Cadogan (president)

• Benay Curtis-Bauer (director at large)

• Michelle Ferriera (managing agent, FSR)

• Cassandra Adams (treasurer, vice president)

• Thomas Horn (secretary)

• Justin Molineaux (director at large)

• Kim Cotton (owner)

• David Cotton (owner)

• Emilio Sabella (owner)

• Elizabeth Chaponot (owner)

I. CALL TO ORDER

II. EXECUTIVE SESSION ACKNOWLEDGMENT/ANNOUNCEMENT

III. OPEN FORUM

HOA member, Emilio Sabella brought the following questions to the table 

Question: Are balcony inspections required before a sale?
Response: Inspections are not required for concrete and steel structures.

Question: The [door/gate] closes too slowly. Can it be made faster?
Response: We reviewed this with the contractor and tested different speeds. The installer indicated that the current speed is optimal. We can revisit this request, but any changes would need to ensure no issues arise. We can time it for further review if needed.

Question: What is the status of the waterproofing project?
Response: An update will be provided soon.

Question: How do we address situations when residents let unauthorized people in?
Response: Email Michelle with details so she can communicate directly with the individual.

HOA member, Elizabeth Chaponot brought the following questions to the table

On October 24, a resident allowed an unauthorized vehicle to enter, resulting in my car being totaled. The financial impact has exceeded $35,000, including car replacement costs, lost work time, increased insurance rates, and other expenses.

I have consulted an attorney and understand that under California Civil Code Section 1714, individuals are responsible for harm caused by failing to exercise ordinary care in situations where the risks to others are evident. While I am still weighing my legal options, that is not my focus today.

I am appealing to the board to consider broader solutions that serve the greater good. This is not just about my car—it’s about addressing systemic issues to improve our community. I suggest exploring the possibility of forming committees, each including one board member and other community volunteers (including renters), to share the workload and work toward meaningful change. For example:

• Safety Committee to address security concerns

• Communication Committee to improve resident engagement

• Beautification Committee to enhance shared spaces

I am willing to contribute my time and effort to make this happen. Would the board be open to discussing this idea further?

Thank you for considering these possibilities.

IV. CONSENT CALENDAR

• Approval of minutes - 

  • Board approved  

• Financial Statement - Board questions about Financial Statements

  • Question: What is the status of the reconstruction fund?
    Response: The reconstruction fund has been nearly depleted, with only $2 remaining. The funds were exhausted on several projects last year, with the final project being Swiftlane. The board voted to move the remaining $2 into the reserve account.

  • Question: Why is there a delay in depositing checks held by FSR?
    Response: The board expressed concerns and emphasized the need for FSR to handle funds responsibly. FSR clarified that checks should not be sent to them directly but to another office.

  • Question: Why is there confusion about where checks should be sent?
    Response: Board members questioned the miscommunication and pushed FSR for greater accountability. They made a formal request for clarity on the following:

    • In ideal circumstances, how long does it take for checks to be received and processed?

    • How long does it take to pay vendors?

The board acknowledged that FSR is undergoing a transition but emphasized the need for clearer communication and better operational transparency.

V. REPORTS

• Management report

  • No discussion

• Work order report

  • Question: There are only two work orders on this. 

  • Response: Usually these are universal maintenance questions.

  • No other questions

VI. UNFINISHED BUSINESS

• Governing Document Amendments/Policies
  The board sent additional notes to the attorneys and is awaiting a response. A transition within the board has delayed follow-up on this matter.
  
  

• Waterproofing Project
  California Consultants has divided the project into phases. Phase One will focus on the area containing the electrical room and the bottom of the elevator. The RFP for Phase One was received today and will be reviewed. Once finalized, the RFP will be sent to contractors to solicit bids, which is the next step in the process.
  
  

• Monitoring Wells
  The project is currently with the building department for permit approval, which can take up to four weeks. The State Water Board has already approved the work plan. The estimated start date for the project is early December.

VII. NEW BUSINESS

• First Service Insurance Services

  • First Service is offering to do the research for the HOA insurance. The analysis is free.  HOA has a current broker and presumably the association has a good track record of success with our current broker, So-Sure. This has been tabled for now pending further review of whether making a move would provide value for the association.

• Natural Gas

  • A vendor proposed evaluating the HOA’s heating system and components, offering recommendations for next steps and potential cost-saving measures. The proposed cost for the study ranges from $200 to $250 per hour. The board has requested an estimate of the hours required for the study.

  • While parts of the current system are new, the overall system is original, and the vendor has requested historical performance data for the boiler, which the HOA does not have. This project has significant potential to impact assessments, particularly in efforts to transition off natural gas. However, the board expressed caution about committing funds without a clearer understanding of the study’s cost and scope. The vendor does come with strong recommendations, but further details are needed.

• Open Board Position:

  • Thomas Horn, board secretary, announced his resignation from the board. While stepping down, he looks forward to staying involved with the community in other ways.

  • FSR will send a call out to the community to see if we have any current owners interested/willing to take on the role. Any members interested should reach out to FSR right away :-)

VIII. NEXT BOARD MEETING 

• Wednesday, January 8th, 2025