Summary of ECA Mtg January 23, 2012

Present: Judi Barth, Charles Bressler, Ilo-Mai Harding, Alexandra Kielty, Alfred Muller, David Robinson, Jim Santos, Greg Roby, recording secretary

Absent: Seth Levine

Treasurer's Report:

Issues with L&N financial reports that are being worked on.

Capital Improvement Program:

The name is not accurate according to Ted Ariev. New name is Maintenance, Repair & Replacement Program.

Per approval by the ECA board in December, Mendoza, Ribas, Farinas & Associates has started work to analyze mechanical, electrical, and plumbing systems. Mid-spring report expected.

Structural firms interviewed (3 out of 4 provided proposals) most have already worked in the Elizabeth. We are ready to make a contract. Structural engineers will look at the roof (including mechanical equipment supports), façade and plaza, window and doors, balconies, garage, and interior survey.

Architectural services got proposals from two of three. Prequalifying only. No project specs and certainly no contract at this time.

Three Environmental consultants contacted and interviewed. No contract at this time.

Corridors, canopies, swimming pool, exercise rooms, fire alarm systems, communications & security systems, manager's office -- all of these areas need to be addressed still.

Want an in depth study to ensure quality work. The preference is to work with contractors who have experience in our building.

MOTION: approved Wiss Janney Elstner Assoc., Inc. as structural consultants.

Guidelines for hiring contractors by owners. 

The Board accepted and discussed the guidelines for hiring contractors by ECA unit owners. ECA legal counsel Jason Fisher prepared the document accepted and it includes comments from ECA members. The resolution package includes changes to the ECA House Rules but it does not change the hours a contractor may work in our building. A side note is that if a unit does not comply with these rules, ECA management will send a notice of violation to that unit owner. The unit owner will then be summoned to a closed door meeting with the ECA board to hear the unit owner. If the violation stands, the unit owner would be fined.

MOTION: to accept resolution passes but did not extend work hours beyond 5 pm.

Pool management: 

pool aerobics with AquaFit pending so that they can supply liability coverage, but we will get a new pool management company—Winkler. Fee structure would be the same for the aerobic class. Winkler starts Feb 1. There will be regular oversight to ensure good service.

Elevator repair status. 

Work began on the East side with car #5. That work should be completed no later than Monday January 30, 2012. Next will be East side car #6. After that work will start on West side elevators one at a time. The work includes modifying rollers and tracks on every floor. Another part of this project is to replace the hoist way motors. This will result in more efficient elevators and a savings in 2012 of $30,000.

Complete Building Service now working harder than they expected. Santos says expect a renegotiated contract (more expensive) with CBS this summer.

Roby thanks board for patience on L&N accounting software. November statement was provided for this meeting. The problems with the software change did not effect payment of any ECA bills.

Roby is working with ECA counsel Jason Fisher to see if we can avoid a bylaw amendment related to issues in replacing fan coil units throughout the building. He expects an answer within 10 days.

Santos discussed $4100 cost to replace a sliding glass door. Interior repairs to water damaged floors can cost $800 to $2000. These repairs cannot wait until we do building-wide replacement of doors & windows.

Pest control is not providing adequate service. Santos recommended Erlich Pest Control, which will give us an increased level of service at a lower coast.

MOTION: approved new pest control provider.

Need no smoking sign on patio. Santos will install two signs out in the patio area, similar to the ones on the swimming terrace.

Report on hallway renovation. Custom carpet can be replaced down the road & it is more durable. Two options for furniture.

Comments from Floor

Concerns about spending money on projects involving health and safety first. Before we spend money on hallway renovation.

Suggestion about having attorney present. Answer was professional management should take up the slack. Greg Roby has law degree.

Doors & windows still seem to be the top priority. It would make sense to move forward with door and window replacement now instead of making these emergency repairs that may not match the future replacements.

Security in building is lax. Not getting calls about visitors. Front desk does not seem able to monitor who is allowed to go through the lobby. Residents are observing workman with equipment and residents with bicycles going though the font doors and across he lobby. Bikes are suppose to be taken out through the garage.

Hall Renovations: A Letter to the ECA Board

The follow letter was sent January 18, 2012, to the ECA Board from long-time resident Phyllis Bodin.

Subject: Re: Hall renovations

From the meeting last Sunday I surmise that hall  renovations are imminent.  Before that happens I'd like to let you know how I feel about renovations.  
  

I've lived at the Elizabeth since December of 1975, so I've been  through this before, but never with so much wanton waste and excess.   I didn't go to meetings or give imput to the lobby remake, so I didn't  feel I could criticize.  But before the board repeats the same  ridiculous excesses, I've decided to speak up.

1.  You don't have to accept every overpriced lamp, cushion,  mirror, vase, flower arrangement, bowl, table, bar, picture,  butterfly--you get the idea-- that the interior decorator suggests or  demands!  Please question her choices before you give her carte  blanche.

2.  If some furniture--the chairs and tables in the halls, for  example--are still in good shape, find new carpeting that blends in and  reuse them.

3.  Don't get a rug pattern that has to be woven especially for  us.  Special orders are always more expensive. Find  an industrial-strength carpet that is easier to install.

4.  Along with carpets that will last, choose funiture that will  last.  The chairs on my floor look better after twenty years than the  new ones across from the elevators in the lobby.  How  dare our decorator choose such shoddy material! Please examine and  question her choices before accepting everything she tells you we should  have.  As someone pointed out last night--we aren't a Mariott and  don't want to be!

I haven't even mentioned the condo fees which continue to go up  and will probably price many good, quiet, older neighbors out of  our community.   I understand that you want to present a  good front to potential buyers, but you should also think about the people  living here right now.

Thanks for listening to me.

Sincerely,

Phyllis Bodin
#1713


P.S. One suggestion:  Put a couple of waterproof benches on the first  floor near the pool elevator.  That way swimmers can sit while  waiting for the elevator and we won't need a sign telling them not to sit  on the table

Notes from Informal Discussion with ECA Board Jan 15 2012

Present: Ilo-Mai Harding, Alfred Muller, and David Robinson.

About 30 people attended the gathering.

Main Topic of Discussion: Capital Improvement Project and activities building on the existing Mendoza Report.

David Robinson is working with Ted Ariev to organize and prioritize the numerous critical projects the ECA is faced with. Ariev’s guiding principles for prioritization are as follows:

#1 Safety

#2 Health

#3 Quality of life

Safety addressed government standards that the Association must meet including electrical issues and fire regulations. The discussion pointed out that we have no sprinkler system and the only condo building in the neighborhood that does is the Carlton, which is new enough to have had that featured required and therefore built in. Also, doors into units have been cut leaving gaps that can easily feed a fire as the air passes under these doors that do not meet safety standards. One resident discussed 19 code violations that were discovered when she renovated her kitchen. She conjectured there are many other apartments with these kinds of problems. Because code changes, it is not always possible to be current with every requirement. And surprisingly the Association gets conflicting information from fire officials.

Other issues that will be addressed in the amended Mendoza Report include balconies, garage, and patio repairs.

This discussion also led into a sizeable amount of time discussing hallway renovation. The Board members emphasized that structural, electric, health, and safety issues must be addressed before the Hartman Design Group would be allowed to move forward. There was also discussion about a possible new survey that needs to be done before the Hartman Group is allowed to proceed. People are still concerned that the refurbishment of the halls project needs to focus on cost and durability. One attendee pointed out that chairs in the elevator lobby are not holding up and need to be replaced.

Another topic that was brought up by an active swimmer is that tiles are falling off the walls of the pool. Also the use of the equipment in the gym is becoming more popular. There is a TV now but users need to bring headphones for effective use. Another suggestion was to install written instruction for how to operate the TV.

A suggestion from the floor recommended taking a survey to find out the expertise of residents and to get younger people involved in Association business.

Dr. Muller said he would send his notes to the absent Board Members to inform them about the discussion.