Summary of ECA Board Meeting September 14, 2017

Board Present: Zlatan Beca, Makarand (Mac) Dehejia, Al Muller, Connie Row, Lyle Schwartz

Board Absent: Patricia Batey, Monique Fridell

Others Present: ECA General Manager MaryAnn Hall, Gates Hudson Portfolio Manager Larry Hirschman, Jeremy Tucker (ECA legal counsel, Lerch Early & Brewer, Chtd.)

HIGHLIGHTS OF THE MEETING

President’s Report

Circuit breakers—Each individual owner will be responsible for a written inspection of their electrical breaker box. Those who renovated their electrical can get that report from their contractor. Building management will engagement a company to do the inspection as the best price. Anticipated price would be $40-$50. Failure to do the inspection will result in legal action by the Association.

Legal Counsel’s Report

http://sos.maryland.gov/Documents/CondominiumBooklet.pdf

The Montgomery County Condominium Act as amended July 2017 now allows changes to bylaws as follows:

Notwithstanding the provisions of the bylaws, the council of unit owners may amend the bylaws by the affirmative vote of unit owners in good standing having at least 60% of the votes in the council, or by a lower percentage if required in the bylaws.

This change may help provide the option of imposing a special assessment.

Financial Report

The Elizabeth has now achieved FHA recertification, a process that was initiated in June 2016. Based on the outstanding loan and inadequate dollars in the reserve fund, FHA recertification was denied six times.

Treasurer’s Report

Connie Row reported on this past week’s strategic planning meetings and the products coming from those sessions, including a Strategic Financial Plan.

General Manager’s Report

Update on Unit #10: The ECA General Manager interviewed five realtors. Three said rent the unit because there are 20 units on the market for sale with 12 being one bedroom units. Recommendation is to rent at this time the newly renovated unit at approximately $2000 per month.

Failed Third Party Elevator Inspection—six small items such as lights out in the pits caused the Allstate Elevator inspection to fail. Otis has been called in to correct the problems. Allstate will return for a second inspection once Otis completes the work.

Cleaning Main Sewer Lines—main sewer lines must be cleaned before hydro jetting cleaning can be done in the riser stacks. The west side has presented a challenge since the manhole cover is not close to our building as is the case with the east side. There are only two companies in this area that have the equipment to do this work. Proposals from these two are expected next week. This was not a budgeted item and will be paid out of the Operating Contingency Fund.

The upright exercise bike—a used bike in “great condition” has been purchase for $1800 versus a new bike from RMS for $5200. The ECA Board President found this cheaper alternative.

Garage Repair Project—because of falling ceiling concrete and standing water, extensive work is required in the garage. The entire project could cost over $1 million to complete. First steps includes FEA drawing up the Scope of Work, selecting five bidders, selection of the best bidder. The work would begin in March 2018. FEA recommends completing the work in one phase by 2019.

New Business

Motions

—Adopt the Strategic Plan as revised: Approved by 5 board members.

—Assess Lobby temperature problems: Approved by 5 board members.

—Fix Main Entrance cracks: Approved by 5 board members.

—Replace pool filter and pump: Approved by 5 board members.

—Write Scope of Work to begin Garage Project: Approved by 5 board members.

—Snow removal services: Approved by 5 board members.

Work by ECA legal counsel Jeremy Tucker:

—Draft bylaw amendment for 60% approval of special assessment: Approved by 5 board members.

—Draft bylaw amendment for changing Board Member terms from 3-4 to 2-2-3: Approved by 4 board members.

Special Report on 5550 Friendship Blvd Development

The developers of the property next door to The Elizabeth want to build an 18-story building (condominium).

The consequence is two years of building and construction noise. The building will block current views from Elizabeth apartments on the East Side and may bring down property values. It will be harder to park on the street in the neighborhood. Long term, there will be more noise amplified by adding another high-rise building. This noise amplification is called the canyon effect.

December 7, 2017, there will be a hearing. If you want to voice your concern about this development project, it would be important to attend this meeting. A decision will be made in spring 2018. These decisions are heavily dependent on politics. Therefore, what you say can help stop the project.  [Details provided by Al Muller.]