Present at the meeting: Alexandra Kielty, Judi Barth, Charles Bressler, Molly Frantz, Monique Fridell, Seth Levine, Al Muller, Scott Murdoch, Jim Santos, recorder of meeting minutes.
Meeting was held in newly renovated Elizabeth Party Room.
The big items for this meeting were the engineering report summary by Mendoza, which has made the ECA Board change its direction about window, door, heating/cooling replacement, and corridor renovations.
Highlights from Mendoza’s Summary of Engineering Report
While it is now clearly established that the ECA has no choice about immediately needing to undertake large projects like replacing windows, doors, and failing McQuay units, Mr. Mendoza said the Association can save a huge amount of money by updating boilers that are oversized and run 24/7 and by updating the new system with new technology that will have boilers working only when needed. He said the pay back will be immediate and he has seen this work in other buildings. He said work on the boilers and four pipes segmented into two for winter and two for summer must be addressed as the first priority
He recommended that window and door replacement start with tiers facing north and west. He said do as much as you can afford as soon as possible. Jim Santos said that the first replacement window will go into the General Manager’s office within days as a first test.
Replacement of McQuay units requires the following steps:
--Pipe replacement as needed throughout the building
--Replace pipe insulation (asbestos might be involved)
--Clean up any mold
--Install temperature controls
Questions were asked about humidity control and humidifiers. Mr. Mendoza said if all the energy saving renovations are addressed including boiler renovation, window/door replacement, new heating and cooling units for individual apartments the humidity problems would likely be solved. He says humidifiers cause more problems than they solve.
The Mendoza Engineering Report is available in paper copy in the General Manager’s office and can be downloaded from the new website.
Treasurer’s Report
Ms. Fridell said work is being done on the preliminary auditor’s report and some mistakes are being found.
Lobby Renovations:
West Lobby work is in final stages. New furniture will be delivered in several months. The new glass doors will be replaced at no additional cost because of various problems. Handles will be lowered on the new doors. Use of the Lobby is under discussion and new rules in conformance with the House Rules will be issued.
New door security system: Key fobs have been delivered to the General Manager’s office.
Installation of TVs & audio equipment: complete and wifi is working in both lobbies.
Emergency Generator: Finally got Montgomery County approval on redesign. It seems there were some issues with the contractor not working to approved code. Sound attenuation was one of the issues. The project should be complete within three weeks.
ECA Website: owners and residents are invited to establish login identities and use the system. See my note on the new website.
Employee Health Insurance: the price for the same coverage by CareFirst BlueCross/Blue Shield has gone down! The Board approved renewal.
Landscape Committee:
--four contractor were consulted
--The plan is for the selected contractor to develop a landscape master plan, do the installation and maintenance.
--Ruppert is the contractor recommended by the Landscape Committee (Ruppert does landscape work at the Carleton.
--Committee will gather additional data for the Board.
Corridor Renovations
--No work will start until carpet and wall coverings arrive but nothing has been decided or selected.
--Once work starts it will take a full year to complete since hallways cannot be sealed off. The plan is to work on three floors at the same time and possibly alternate between East and West towers.
--One question is whether apartment front doors have to be replaced or just the hardware. Discussion is that many doors have been compromised by holes and adjustments for carpeting. This means these compromised doors are not fireproof.
--Board has received letters requesting lighter-colored carpet for the hallways. Also request for design options that can be voted on by the owners.
Energy Committee:
--May plan another CFL light bulb sale. There are new kinds of bulbs including three-way and chandelier models.
--Will be forthcoming instruction for getting PEPCO rebates on newly purchased energy efficient appliances.
--Need new members to work on the Energy Committee
Floor Committee: wants to restart welcome to new residents. The effort was halted in April with lack of cooperation from the former assistant to the ECA General Manager.
New Assistant to the General Manager: as of November 1, Wanda Powell will begin that job.
Winterize/clean boilers: Board approved hiring a contractor to perform this job.
Expediting delivery of Board Meeting Minutes: Board gave approval to spend an additional $30 per month to expedite delivery of typed Board meeting minutes.
Snow Removal Equipment: Board told General Manager to move ahead with procurement of snow removal equipment. This was approved at the end of last winter.
Comments from the Floor:
--Unit 309 has a problem with invasive cigarette smoke filtering into their bedroom presenting a health issue for a premature infant.
--Floor covering in the elevators may be affected by the elevator lighting and that will be addressed.
--Piano for West Lobby: no purchase has been made yet.
--Unit 215 is not pleased with lobby renovation. Her list of complaints included: lowered ceilings, light fixtures do not meet her standards, new glass doors are too heavy to open, new carpet is too dark and shows lint.
--Light sensors: would they make sense for mailbox corridor and restrooms?
4 comments:
Here is a comment from Molly Frantz
On 10/19/10 3:28 PM, "Molly Frantz" wrote:
Karren -- Others will want to respond to you directly, but my reading of last night's meeting is definitely NOT the same as yours. Mr. Mendoza certainly presented the case for attending to the balcony doors, windows and McQuay units. But he clearly stated, and it is so stated in the report, that the McQuay units are first on the long-term to-do list. Balconies and windows were a bit less clear as to where they are on any timing priority list.
The Board cannot "take immediate action" for a number of reasons. First and foremost we don't have cost and methodology recommendations. Jim and Scott are working on these. As stated in the meeting, the window replacement estimates are expected in the next two months (assuming the creek don't rise!!!); but the McQuay unit replacements is far more complex, with lots of moving parts (so to speak), including mold assessments and possible its attenuation, condition of the major building water pipes, etc.
Then there is the issue of whose responsibility these replacement actions would be--the ECA or the individual unit owners. Jason is working on this and hopefully will have recommendations, answers for the Board by the November meeting (again, assuming the creek don't rise!!!). Now this issue is not a straightforward call. There are considerations regarding what is in the best interest of the ECA--and any such interest could trump any clear reading regarding the owner's responsibility. (I refer you to the Master Deed, items 4, 5 and 12; and The Bylaws Section 1(e), (f), (g) and Section 3--Jason may have more places to look than why my non-lawyer eye identified).
If the projects were deemed ECA responsibilities (explicitedly or because assuming responsibility is "deemed to be in the best interest of the Condominium") there are the critical questions of how to pay for the projects and how and when to "integrate" them into a 5-year Reserve Expenditure Plan. If the responsibilities are deemed to be the unit owners, there are such questions about any ECA design control (e.g., exterior building appearance); what role should the ECA "play" in getting volume discounts for the work; what can or should be done about owners choosing Not to make the upgrades.
Karren -- these points are literally "just off the top of my head". I am sure Jason, Jim and Scott, as well as the other Board Members can augment the list.
Now, I don't want to "burst your balloon", and nothing I have written precludes the Board from taking action on these projects sooner rather than later. Spending priorities can always be changed. What can't be changed is the need to get some very basic questions answered. Our list of needed building improvements is long and in the aggregate, very costly. The Board needs to know not just what the owners want (I assume they want all of the improvements made, I certainly do) but what are THEY willing to Do or to GIVE UP to get things done sooner rather than later--read that as "show me the money!
Enough from me. I would be happy to sit down with you if you want to discuss this further.
Molly
Here is my response to Molly Frantz's comment.
Tuesday, October 19, 2010 4:26 PM
Subject: Re: [the_elizabeth] New Posts: Oct ECA Board Meeting Summary & How to use new ECA Website
Dear Molly and all,
Action starts with the first step. Already there is a trial window about to be tested by the General Manager. Already the Board is now positioned to listen, consider, and move toward window, door, McQuay replacement. This is a BIG change from all the nay saying.
Do you want this message to go out to others reading the blog? I welcome the discussion.
Cheers,
Karren
Here is Molly Frantz's response giving permission to publish the exchange of email messages:
On 10/19/10 5:00 PM, "Molly Frantz" wrote:
Karren -- I quibble with your take on things, as refined by this email. But that really isn't the issue. The important thing for everyone concerned is the Board is taking steps to put itself in a position to be able to make a decision on these important, but costly, replacements. This sentence intentionally has qualifiers in it, but I believe it most accurately states the situation. As your original blog entry indicated that the Board has been persuaded "to take immediate action" I think it would be fine to send out my reply to your entry as an alternative take on things.
Molly
Here's a comment from Helen Secrest:
On 10/20/10 11:46 AM, "Helen Secrest" wrote:
Your blog is really helpful! If everyone used it, most of the communication problems among residents, and to the Board, would be resolved.
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