Summary of ECA Board Meeting May 20, 2014

Board Present: Steven Schattman, Patricia Batey, Sharon Bobb, Jim Jones, Dr. Alfred Muller, John McNerney, Jim Vuko

Others Present: ECA General Manager Terrence Lee, Legum & Norman Regional Manager James Santos

Highlights from the May 20, 2014 meeting:

Discussion of balcony repair schedule with Q&A by Wiss Janney Elstner (Ken Kosteva).

Currently demolition phase is happening now for tiers 7-16 (mostly the back of the building except the 11 tier which has two balconies).

Once majority of balconies are complete including the painting, then window/balcony door replacement will begin. This includes the tiers within 7-16 tiers that have no balconies. Windows will be delivered close to date of installation.

Hazardous material (e.g. asbestos in popcorn ceilings) problems will be attended to for floors including lobby level, first, and eighth floors. Note that rain and humidity can interrupt balcony repair work. It takes 40-45 days for each balcony repair but it could be as much as 90 days.

Condo fee beginning July 1, 2014: The board in a 4 to 3 vote approved a 4% increase in monthly condo fees. This discussion concerned whether to increase 4% or 5%. This increase will help cushion against unforeseen expenditures. The Association will begin borrowing as early as October (but maybe later) to pay for major improvement expenses like repair of balconies and replacement of window/balcony doors. (Expected total loan draw is $2.5 million at 3.9% for a timeframe not to exceed 36 months. Expected pay back by end of 2019 fiscal year.)

Water Pump: a noise suppression collar is scheduled for installation within two weeks. This has been an ongoing noise problem since the new pump was installed late last year.

Elevator problems in East Tower: The electrical control panel probably needs to be replaced and this is one of those unbudgeted for items that impacts condo fee rise. (This issue was covered in the April 22 meeting also.)

Fan coil units: There will be a presentation at the next board meeting. Estimated average costs of in wall vertical units is $5700 and console units are priced at approximately $3200. This price depends on the number of owners participating and was based on a survey taken last year. The contract will be between the vendor and the unit owner. Humidifiers installed on or in the units are not recommended. They only last three years and they are likely to cause mold problems.

Landscaping: The ECA General Manager is working with the most recent landscaper to take advantage of credit due the ECA and to spruce up the front of the building.

Website: need a chairperson to evaluate current provider to see if improvements can be made. Please volunteer. Contact president Steve Schattman

Social Committee: need new chairperson. Please volunteer. Contact president Steve Schattman

Participation Committee: will be producing a monthly newsletter.

Exercise Room: Rules need to be followed. Be considerate, stay safe.

Wipe down equipment with sanitizing wipes (provided in the exercise rooms) after you use the equipment.

Use earphones or headsets for TVs.

Dry off from pool before entering equipment rooms.

No small children, no unsupervised children.

From April 22 meeting (which was not covered on this blog):

Electric Car Charging Station: 112 people responded to the survey. 68 people liked the idea of installing a few charging stations. This issue will be turned over to the new board.

Legum and Norman contract up for renewal

Unclaimed bike donations: action halted

Meet the Candidates

Dear Neighbor,

The next few years here are going to be hectic with window and door replacement, balcony upgrades, hallway remodeling, heavy duty mechanical changes and serious financial commitments.  That's why we must be certain our new Board of Directors has the vision and capability to give strong leadership to Management.

That said, I think it's very important for every Elizabeth owner to attend the "Meet the Candidates" event on Thursday, April 24th at 7:00pm in the West Lobby.  

It will be your best chance to evaluate the candidates and ask questions.  After all, it's your money; you should know who's spending it and how. Encourage your friends to come, too.

P.S.  Cookies and soft drinks will be provided courtesy of the Social Committee.

Issues with New Fan Coil Units

I want to bring this information from Sharon Bob to everyone's attention.
She sent this message to the ECA Board of Directions today.

There are two issues involving the new fan coil units that are of concern to many owners.  One is aesthetics, and the other is noise.

Request that the Board have the second prototype fan coil unit installed in the Management Office so that we can hear whether how noisy it is, and how efficiently it cools and heats the office.  The reasons for that are:

1.     Residents who received replacement motors for McQuay units have complained since the day they were installed about the loud noise they make.  I received such a unit about 1.5 years ago, and I can tell you from first-hand experience that they make an incredible racket!

2.     There have been serious problems with noise associated with the new pumps, a problem which was unanticipated and has taken months to address.

3.     Fan coil units are in our bedrooms.   They should be as silent as possible.

Additionally, request that the Board offer an alternate design to the prototype fan coil unit that does not involve a large metal face.  The second prototype has a metal face that is approximately 44.5 inches high, which means that we would have a metal face going more than halfway up our walls.  As an alternative, why not put the unit inside the wall, with a louvered wood door that can be painted or stained and would allow access to the unit for service?  Our current fan coil unit is inside the wall and the vent allowing access to the filter is hinged. 

I appreciate your efforts to design a suitable replacement for our current McQuay units that is technologically superior to our old 1974 units.  I recognize that this has not been an easy task.  However, the new units will be with most of us for the next 20 years (we hope) or more, and we should not rush into a decision.  Therefore, I urge you to take the necessary steps to ensure that the new units are as aesthetically pleasing as possible, and as silent as possible.

Summary of ECA Board Meeting March 24, 2014

Present: David Robinson, Ted Ariev, Jim Jones, McNerney, Alfred Muller, Steven Schattman, Jim Vuko

Others Present: ECA General Manager Terence Lee, ECA Assistant General Manager Wanda Powell, Senior Vice-President DC Metro Division Gregory Roby

Hallway Renovation.

Design Committee recommended that the Board proceed with Hartman Design Group.  

Fenestration Project

 The fenestration project (windows & balcony door replacement) moving slower than expected because of weather. Association advised not to engage workers in conversation but talk to management office for all questions.

ECA Staff Retirement

Calvin Allette submitted his resignation for April 9. His job will be taken care of by Clean Inc.

Problems Related to New Water Pumps

Water pump noise issue hopefully wrapped up.  Adjustments done Friday and Sunday have provided favorable results. Not sure the problem is totally resolved yet. Asked designer and installer to pay for third-party consultant work. We have backup pumps. It is a dual system where only one pump is supposed to work at a time. Cummings Wagner is responsible for the programming that was in error because all the pumps were working simultaneously.

Garage Fan & CO Detector Installation

Garage fans and CO (carbon monoxide) detector have been installed. They are running but we are waiting for inspection. Ted Ariev urges getting the inspection done pronto because of a CO incident in another condo.

Fan Coil Units 

Looked at Daikin (Daikin bought out McQuay Company, makers of ECA original fan coil units) unit favorably.

Elevator Pit & Sewage Problem

Sewage problem (leaking coupling) detected but it leaked into elevator pit. Under control now and has been cleaned and sanitized.

Elevator Problems

Elevator problem – Otis called but we had two entrapments. Control relays to elevators are outdated and require replacing. #3 West side culprit.  Over 100 relays but replacements are still the old 1986 technology. Emergency lighting didn’t work and emergency button didn’t work either.

Annual meeting is May 7 with four seats up for election.

Social Committee

Lecture on China or Korea in May or June by Jonathan Pollack.

Successful wine tasting party. Talk of doing this again.

Making A Difference Committee

Food collection Wednesday March 26 4-6 pm.

Peg Downey will conduct a class on knitting  & crocheting in party room a week from Wednesday. The committee has ample yarn supplies for use in the classes.

Renovation in the mail corridor in progress awaiting new molding.

Rentals in the Elizabeth

Restriction on rental units. Over 30% renters now. Discussion to create an amendment in time for annual meeting.  Problem is how to get enough owners to annual meeting. Need to lower voting quorum threshold first. 4620 N. Park had a hard time selling it to their Association. 

Proposed & Passed New Committee

A proposal by Jim Vuko: Participation Committee purpose to pursue long term strategies for getting people to bring folks together. E.g. hard to get 75% participation for changes to bylaws. Need a structural change. People need to be contacted on a regular basis.

Move for new committee. Passed by the Board.

Fiscal Draft Audit

Ariev said capital improvement needs revising.

Passed fiscal audit 2013 with two abstentions.

Pool Renovations

Major renovation work on pool upcoming.

Electrical Car Charging Station

Electrical car charging no movement at this time. Do a survey to find out who is interested.

Summary of ECA Board Meeting February 25, 2014

Board Present: Ted Ariev, Jim Jones,  Dr. Alfred Muller, Steven Schattman, Jim Vuko

Absent: Dr. David Robinson, John McNerney

Others Present: ECA General Manager Terrence Lee, Legum & Norman Regional Manager James Santos

Highlights from the February 25, 2014 meeting:

Presentation by Wiss Janney Elstner on windows & doors project.

The presentation was immediately turned over to:

Manganaro MidAtlantic 

They gave short presentation of key points including:

Security measures by team

(safety vests, signage and access ID badges)

Work activity overview:

Swing scaffolding

survey of existing wall condition

expterior repairs

window/door replacement

exterior wall & balcony

final closing

Estimated Start:

May-June units 07-09

Estimated End:

Nov-Dec units 03-06

Specific residence activities (4 days duration per unit):

--Balcony work

--initial inspection (one week before the work)

--one day for window/door installation

From the Management Report

--Fire Alarm System

----Phase I of Fire Alarm finished

----Phase II planned for 2016

--Water pump noise

----no noise suppression (couplings used)

---- couplings now installed

----Upcoming meeting with Cummns & Mendozo

--Fan Coil Program

----Not making recommendation for contractor only suggestions

Committee Reports

Design

--proposal for façade has been sent to the Board.

New Business

Design proposal

--Decision postponed (want all members present)

--survey to go out to residents

Comments

--question re: alarms in  units & how management knows alarms are working

--problems with arcade parking space (Bresler)

--fan coil demonstration requested

--water pump noise: management should not be tinkering with water pressure, should have a guarantee from contractor not instructions how to correct malfunction. Suggestion to ask Heath for opinion. If design plan is cause of noise might want to reconsider Mendoza as lead company for fan coil replacement program.

Thanks to Mary Catherine Curran for these notes.