In attendance: All board members except Ilo-Mai Harding were present. Mr. David Robinson, newly appointed to fill the vacancy after Molly Frantz resigned, was welcomed . Mr. Greg Roby, the new Legum and Norman senior community manager, was introduced and briefly detailed his 13 years of experience in management of high rise condos. He is presently on the BOD of the condo building in which he resides in Virginia. His report: the financial statement end of September $46,422 which is a deficit of $17,481 rather than the projected figure of $70,00.
President’s comments: Recent reception for floor reps and new residents well done, with over 125 residents attending. The new directories are available at the front desk; thanks to Wanda Powell for organizing the reception and Halloween party; a meeting this Thursday October 27 will present the Hartman group recommendations for refurbishment of hallways.
Five-Year Plan Discussion:
Because the independent auditors are beginning their field work this week, and therefore a capital improvement plan covering the next 5 years must be presented to them for review and inclusion in their report, the Treasurer recommended a 5-year plan which would:
1. Keep all previously planned capital improvements in place (landscaping, window repairs, concrete repairs, pump replacements, etc.), but move the “large” projects (excess of $1 million dollars) to future years. This plan was to reflect the impact of all capital expenses, large or small, on the reserve balance.
2. Move back the start date of any of the “large” capital improvement projects (hallway renovation, HVAC upgrades or window and door replacement) the reserve fund will have time to build a surplus when one of the “large” projects begin in 2012-2013.
3. Consider the recommended 5-year capital improvement plan as serving as a kind of strategy "guide" for the board and management (with some preventative measures in mind) until the next system failure or we are made aware of an issue not previously known (such as the WSSC sub-metering issue relating to commercial/residential customers, for which we expect to be granted a waiver.)
4. Speculate about "general assessment" increases (or lack thereof) for future years based on anticipated impact(s) on the reserve balance. This means considering no increase in annual fees, or fee increases of 1%, 3%, or 5% in years 2, 3, 4 & 5. (NOTE: ECA by-laws - like those of many if not most Maryland condominiums - prohibit the current board of directors from determining individual assessment amounts beyond the ECA's current fiscal year period: July 1 to June 30.)
Capital Improvement Project Review: Mr. Ted Ariev, a resident with architectural expertise, gave a Power Point presentation on capital improvements. Copies of his presentation are available, upon request, from the Management Office.
In brief, Mr. Ariev laid out the process/approach that should be followed on behalf of any project:
1. Define needs (hire consultants)
2. Blueprints (develop bid documents)
3. Work Implementation Plan (identify all costs, time, what to do)
4. Identify priorities and implement ( life, safety over all else), implement
5. Amend bylaws as needed, get money
6. Do all at once; funding to begin right away
General Manager’s Report: Most of the items listed in the General Manager’s Report were discussed and approved, including install steel reinforcement to trash compactors hoppers, payment of final invoice for emergency generators, re-new snow removal contract, buy balcony planter hangers (resident/owner expense), perform annual boiler cleaning and combustion analysis tests for both boilers, proceed with repairs to concrete slab in various garage areas. Of this list, repairs in the garage are the most costly item and is estimated at $80,704.
The board engaged in an extensive discussion concerning elevator repairs, ending in approval of the General Manager's plan to do them all at once, for a total cost of $265,411. Doing all at one time results in significant savings; there will be no cost for repairs for one year.
No decision was made on owner/contractor guidelines policy. The definition of who is a contractor was again discussed, along with questions about hours of work; but without resolution.
The General Manager participated in a committee forum to
review bylaws. Director Kielty, who heads the Bylaws Review Committee, stated that during the committee's study of current bylaws, it was discovered that a bylaw amendment requires 75% approval (i.e., an affirmative vote of owners representing 75% of the total value of the condominium,) rather than the 65% approval previously thought.
Building Operations:
Considerable discussion on
pool management, and whether the present pool management with a monthly contract was acceptable. Residents had both complaints (poor lifeguard performance, dirty,) and praise for aerobic instructor and early morning guard. The board decided to do further research and also explore other companies - particularly High Sierra and Winkler - rather than vote now.
Web site work is being evaluated (present contractor not acceptable).
Work on renewing FHA Certification is “creeping along”.
Committee Reports:
The
Landscape Committee reported that it was continuing to work closely with Ruppert Landscape in order to "keep all feet to the fire" in terms of correcting and improving the planting in the front area. Ruppert replaced the Sedum this week, reconfigured the design in the circle, installed a fall rotation of Pansies, reattached the Pyracantha on the wall west of the residents' garage entrance, replaced the failing Armeria under the Arcade signboard with Liriope, removed the Barberry, removed the annual pink Begonias, and will be planting Daffodil and Tulip bulbs in the next several days.
Jim Rich explained that the committee, along with landscape designer, Bill Angelis, completed its deliberations for the Master Plan relating to the next two garden areas: the West Terrace and the East Terrace. A simple "woodlands" garden is planned for the mostly shady East Terrace, and the West Terrace will see the replacement of its "outgrown" crab apple trees with three Japanese dogwood trees. The intent is to make the West Terrace a nice extension of the West Lobby area in the warm seasons.
The board raised some concerns and questions about proceeding immediately with these next two areas. However, once everyone was clear that the costs were within the existing landscape budget, and that waiting two years or more was not desirable (to be sure that Ruppert's work in the front garden did in fact "mature" into something better than could be expected this first summer), the board voted to continue with the next two stages of the Master Plan, based on the financial plan as originally decided upon.
Plant material will be ordered by October 28, and will be planted by November 15.
The
Energy Committee reported (Mary McGuire), and encouraged residents to join the committee to help advance efforts to save energy. She mentioned that when filters are replaced this fall, the engineers will also check the thermostats.
There are excellent environmental/energy seminars in Bethesda (Saturdays) and people are welcome to attend.
Helen Secrest gave a short summary of
Floor Rep Committee; several floors need replacements, with one moving soon. The committee commends Wanda Powell, management and board for excellent job with the recent reception.
Notes included input from Helen Secrest and Mary McGuire
