Highlights of ECA Board Meeting May 26, 2021

 

 

 

Board Present: Joe Bucherer (president), Makarand (Mak) Dehejia, Francine Klein, Lyle Schwartz, Elisa Siegel, Jeremy Siegfried, Christopher Wemple

 

Others Present: Richard Springer, General Manager; Romaine Cureton, Assistant Manager (AM); Jeremy Tucker (ECA Legal Counsel, Lerch Early & Brewer); Robin Manougian, John Manougian Insurance Agency

 

PRESIDENT’S REPORT

 

Mr.  Bucherer opened the meeting with praise for ECA members who helped get us on good financial footing. His aim as the new president of the board is to effect open communication and transparency, focus on committees and their work, and continue to make repairs and upgrades which will improve quality of life and help increase our property values. His comments in more detail can be seen in the current newsletter.

 

You are strongly encouraged to read the newsletter and see where you can help with committee work. The newsletter has substantial information in it and is worth your time.

 

Resident comments were moved to the front of the meeting after the President’s Report. Mr. Bucherer said that those raising issues should also be prepared to help resolve the issue. He allotted 15 minutes to this portion of the meeting, saying each speaker would have 3 minutes.

 

ADDITIONAL PAYMENT ON LOAN    

Another $150,000 payment was authorized by unanimous consent.

 

LAWYERS REPORT

            Mr. Tucker outlined 3 bills passed by the Maryland legislature. (Last month he mentioned that these might become laws.)

—The State will require filing of condominium reserve studies every 5 years.

—Electric car charging stations: condo owners will be allowed to install charging stations in their parking spacing if it meets code. Owners pay for equipment, installation and possibly the electricity?

—Virtual meeting are officially deemed acceptable not only for emergency situations like the Covid pandemic but any time from now on. (ECA will continue with Zoom meetings.)

 

Composting was also mentioned and encouraged. We are now ahead of the curve having implemented composting last week.

 

MANAGEMENT REPORT

            Composting: 100 bins were distributed and the first compost collection pickup happened with both large collection bins full. Another 100 bins will be distributed to those wanting to participate.

           

Two-way radio amplification update: Installation of the equipment will cause some drilling noise.

 

OPENING OF BUILDING RESOURCES

The Board voted unanimously to open the West lobby, party room, business center and fitness center on June 15. Look for an announcement to know what limitations will apply. Thanks to Karen Bues for moving this project along.

 

OPENING OF VILLAGE CENTER: June 14, 2021

 

 

OTHER BUSINESS

 —Fitness Center: some equipment will be eliminated. New equipment will be purchased.

—Large unit in Arcade under consideration for sale to a group wanting to put a fence around a patio terrace. Board had a special meeting and said not possible because the terrace is common space. Questions were raised about why the special board meeting did not say the potential buyer wants to establish a daycare center in that space. The ECA Board cannot prohibit who buys an arcade space.

 

NEIGHBORHOOD REDEVELOPMENT

5500 Wisconsin will undergo redevelopment. A public meeting will be held at the Friendship Heights Village Center the evening of June 7. [Redevelopment is also going to happen at Mazza Gallery.]

Highlights of ECA Board Meeting April 28, 2021

 

Board Present: Lyle Schwartz (president), Zlatan Beca, Joe Bucherer, Makarand (Mak) Dehejia, Francine Klein, Elisa Siegel, Christopher Wemple

 

Others Present: Richard Springer, General Manager; Romaine Cureton, Assistant Manager (AM); Jeremy Tucker (ECA Legal Counsel, Lerch Early & Brewer); Robin Manougian, John Manougian Insurance Agency

 

PRESENTATION ON OUR MASTER INSURANCE COVERAGE

The bottom line is that financial health of our Association is excellent and the only thing we need to do  to make it better is review the electrical panels (used to be called fuse boxes) in all our units and be sure that each owner upgrades to code. When we had that exceptionally bad year in 2015-2016 (excessive water damage incidents), we lost our top-rated coverage with Insurance  Co. of Greater New York (GNY). What turned around our situation at that time was the ePipe project (as led by then Board president Sharon Bobb), which Ms. Manougian said helped us move in record time (1 year) from the bottom-of-the-barrel insurance coverage to above average coverage. Since we have had 5 years without claims against our master policy we are now able to move back to the top-rated coverage of GNY. The Board decided to go with GNY and to keep our $15,000 deductible. One board member favored a $10,000 deductible. Owners will be given additional information so they can ensure their policies cover the building deductible.

 

PRESIDENT’S REPORT

 

            Mr.  Schwartz urged everyone to turn in their proxies to ensure we make quorum and can conduct the annual meeting on May 5.

            This is Zlatan Beca’s last board meeting. He is not running for reelection. Mr. Schwartz thanked him for his service.

            The corridor & hallway renovation is moving forward. A list of acceptable construction companies is being compiled. When demolition begins depends on vaccination levels.

 

LAWYERS REPORT

            Mr. Tucker said contract work on hallway renovation moving ahead and he briefly outlined 3 bills coming out the Maryland legislature.

—The State will require filing of condominium reserve studies every 5 years.

—Electric car charging stations: condo owners will be allowed to install charging stations in their parking spacing if it meets code. Owners pay for equipment, installation and possibly the electricity?

—Virtual meetings are officially deemed acceptable not only for emergency situations like the Covid pandemic but any time from now on.

 

NOMINATING COMMITTEE REPORT

            Judy Gann reported:

—The League of Women Voters ran the Meet the Candidates program with great success.

—Ten people are calling ECA members who have not submitted their proxies. The push is on to establish quorum.TURN IN YOUR PROXY IF YOU HAVEN'T ALREADY DONE SO.

 

MANAGEMENT REPORT

            A complete copy of Mr. Springer’s Management Report is available electronically.  Here are some of the highlights:

            Elevator Update

Mr. Springer said the elevator was scheduled to be fixed last week but that didn’t happen and he didn’t expect additional information from Otis until April 30. He will issue more info via BuildingLink once he knows what the status is.

Two-way radio amplification update

Lord & Company, the selected contractor, is completing the final drawings for the project and will submit them to Montgomery County Department of Permitting Services.

 Miscellaneous:

—Emergency procedures are being worked on. Bottom line is that people with mobility issues should shelter in place and call 911 (not the front desk) to report on their situation during an emergency. There will be no list kept at front desk.

—G4 Deck: looking into possibility of just painting the floor because this would be a much lower cost then what was previously under consideration. Caveat is that paint will have to be maintained.

 —Fitness Center: awaiting recommendation from FC Committee and Covid19 Task Force to open Center possibly in June.

—BBQ Grills cannot be used on our party room terrace because Montgomery County Codes requires 50 feet distance from the building and our terrace is 42 feet deep.

Composting Is Coming to the Elizabeth!

 

On April 14, 2021, the Elizabeth Condominium Association held a town hall meeting on composting. Thomas Fazio from Compost Crew provided a brief tutorial on what composting is, its benefits, and how it can be enacted here in the Elizabeth.

 

Largely, composting is the collection of food scraps that one usually puts in the trash. It can however include used paper towels and napkins that are soiled with food residues. More information will be provided by our management on what else can be composted.

 

Food wastes like banana peels, eggshells, orange peels, etc. cause methane gas which pollutes our environment. However, compost processing yields rich natural fertilizer which is known as black gold.

 

Here are some of the benefits of composting:

—Eliminates bad odors in our trash rooms and trash shuts.

—Reduces infestation of rodents.

—Gives new value to our food dollars.

—Promotes a healthy green environment.

—Creates new jobs.

 

Look for a brochure under your door next week to explain how composting will work at the Elizabeth. The Association will pay for all composting bins and the liners that go with them.

 

Our Board Members and General Manager are enthusiastically on board with this project which was brought to their attention by our neighbor Karen Bues. I encourage you to support this important project.

Highlights of ECA Board Meeting March 24, 2021

 

Board Present: Lyle Schwartz (president), Zlatan Beca, Joe Bucherer, Makarand (Mak) Dehejia, Francine Klein, Elisa Siegel, Christopher Wemple

 

Others Present: Richard Springer, General Manager, Romaine Cureton, Assistant Manager (AM), Jeremy Tucker (ECA Legal Counsel, Lerch Early & Brewer)

 

PRESIDENT’S REPORT

            Mr.  Schwartz opened the meeting with a brief statement saying that the condo had weathered a difficult year.  Our success is due to the cooperation of our residents and the new management direction.

 

LAWYERS REPORT

            Mr. Tucker discussed a potential new requirement by the State requiring the filing of condominiums reserve study and to follow the recommendations contained in the study. He will continue to track this.

 

NOMINATING COMMITTEE REPORT

            Ms. Gann gave an update on committee activities.  Notices and postings have gone out on schedule. At this time the Committee has received 2 applications. A third individual has indicated interest.  Last call for nominations April 7. Ms. Gann emphasized that it was important to turn in your proxy even if you decide not to vote so it can be counted in the quorum. This year the elections will be virtual. The League of Women Voters will be handling the elections. Electronic voting is not possible this year, but will be the future. A process is being set up for proxy collection, which will include drop off, mail and email of scanned proxies. A resident asked does the provision to nominate at the annual meeting still be possible?  Mr. Springer replied that this option will still be available.

 

TREASURER’S REPORT

            Mr. Wemple, stated he wished to respond to questions raised at the Budget and Finance Committee about the investments with Morgan Stanley. He explained the concept of laddering investments (selecting different amounts and expiration dates for investments). Typically, this allows the condo to take advantage of different rates for short and long-term investments, The past year has made the decisions more difficult because there is little variation in rates.

 

MANAGEMENT REPORT

            A complete copy of Mr. Springer’s Management Report is available electronically.  Here are some of the highlights:

            Elevator Update

The meeting with Michael Blades and Associates and Otis Elevator was postponed due to a death in the family of the Service Manager for Otis.

Two-way radio amplification update

Engineers were on site to measure the signal reception.  Draft plans are being prepared to be submitted to Montgomery County Department of Permitting Services (MCDPS). MCDPS has been kept informed of our progress.

 Mail Corridor and Adjacent Lobby Refurbishment.

Mr. Springer met with Phyllis Hartman to review the project. A preliminary budget has been developed. A recommendation will be made at the April meeting.

 

OLD BUSINESS

            Draft Budget

The Draft Budget along with a narrative describing the development and review process is part of the Management Report. Mr. Bucherer moved to accept the draft budget. Approval of the budget is scheduled for the April Meeting.

 

            G-4 Condition and Assessment and Estimated Projected Costs

WJE estimated Costs for this project $483,500. Management recommends that the Board not move forward on the project.

 

NEW BUSINESS

            Consider League of Women Voters Proposal for 2021Annual Election

After a brief discussion the League of Women Voters has been selected to handle the 2021 condo elections.

            Consider Contract for Composting

A resident presented information on composting. A full description of this service is in the management report. It was suggested that the General Manager conduct a survey to determine resident interest. A pilot project is another approach that could be used, no decision was made at this time,

 

RESIDENT FORUM

 

Three residents noted that their apartments had excessive humidity. It was determined that a study needed to be made to determine if the problem is universal or limited to specific tiers. A resident survey will be conducted.

 

A resident suggested that grills be installed in the back  for the residents use.

Highlights of ECA Board Meeting February 24, 2021

 

Board Present: Lyle Schwartz (president), Zlatan Beca, Joe Bucherer, Makarand (Mak) Dehejia, Francine Klein, Elisa Siegel, Christopher Wemple

 

Others Present: Richard Spring, General Manager, Romaine Cureton, Assistant Manager (AM) Jeremy Tucker (ECA Legal Counsel, Lerch Early & Brewer), Jeremy Powell (auditor, GoldKlang)

 

I am pleased to say that a welcomed change has come to our Board Meetings and how the building management is proceeding under our new General Manager Richard Springer. Therefore the nature of these reports will be briefer because you as owner at the Elizabeth may get the Board Meeting Packet in electronic format (via email I recommend) if you want additional details.

 

President's Report (see Board Meeting Packet if needed)

The president mentioned emergency radio antenna, corridor renovation, and the audit report which will all be addressed in upcoming special meetings.  One of community Raymond Quarterman unit 906 died February 1. He was an original owner.

 

Audit Report

The Elizabeth Condominium Association is in good financial shape and we are continuing to aggressively pay down the loan which financed window and balcony door replacements.

 

Legal Report

 

Our ECA counsel Jeremy Tucker reported that a survey of Arcade owners was conducted revealing that the majority of ECA parking spaces are being used by customers coming to the Arcade. This also brings up another question and that is how many of ECA parking spaces are being used day after day by hired caregivers.

 

Management Report

The main point addressed was upcoming March 5 elevator inspection.

 

However, Mr. Springer is a major player in the meetings and provided additional information about our service contracts and how approval will be handled (either by Board or GM—see Board Meeting Packet Old Business for the  complete chart). For now we will continue with concierge and housekeeping services until our GM has time to fully evaluate. Contracts from various vendors were included in the Board Meeting Packet.

 

Air Quality Report

The COVID-19 19 Task Force issued a 2-page report summary (see Board Meeting Packet) that essentially says most of our common areas are safely getting conditioned outside air. You can request the full report (Air Quality Enhancement Study) which is 35 pages. Here’s what the report says:

 

The Lobby and Party Room receive conditioned ventilation air via their individual units and associated

air ducts. The Business Center does not. However, there is no way to monitor usage of any of these

areas to be sure that MoCo Health Department and CDC guidance on limiting group size, masking and

social distancing are observed or to monitor for illness. Therefore, the Task Force recommends deferring

action for two months until we see what percentage of the population are vaccinated and what the

general community standards and practices are.

 

There was some discussion about opening the West Lobby in day time hours only when management is on duty to monitor use.

 

Air in individual apartments do NOT get outside air directly. The Hallway Renovation Project does raise some concerns but our fall timeline may mitigate those concerns.

 

Pool Hours

 

The Air Quality Report gives the pool system relatively good grades, and we continue to observe

the Health Department requirements.

 

The recommendation is to resume 7-9 am swim hours (presumably Mon-Fri?) allowing 6 swim reservations per day. Additionally, an individual would be allow a reservation 4 times a week. This additional time requires a second life guard to cover the added hours.

 

The air temperature was fixed and should now be registering in 70’s degrees Fahrenheit.

 

Since COVID restrictions occurred, pool hours are in high demand.

 

Garage

 

Bids are being collected for putting down a membrane/painted floor on the G-4 level of the garage. This is strictly a cosmetic project which will cost around $12,500 according to Wiss Janney Elstner Associates. It will create noise and dust. After all the money and time spent recently on garage repairs, I am not in favor of this project and think the money could be spent on other projects.

Highlights of ECA Hallway Renovation Townhall Meeting February 18, 2021

 Board Present: Lyle Schwartz (president), Zlatan Beca, Joe Bucherer, Makarand (Mak) Dehejia, Francine Klein, Elisa Siegel, Christopher Wemple

 

Others Present: Phyllis Hartman, Hartman Design Group; Richard Springer, General Manager

 

President's Opening Remarks:

Potomac Energy made recommendations on air handling in the Elizabeth. More information will be presented at February board meeting.

 

Phyllis Hartman is the main speaker for this townhall. She prepared slides for the hallway renovation and will answer questions. The actual work likely to start the end of 2021.

 

Highlights:

Close to 60 people attended this Zoom meeting.

Samples

For sample carpet, wall covering, furniture, check the West lobby to see the easel with this information. Also, notice that the apartment doors, walls, carpeted floor beyond the West Lobby elevators are exactly what to expect for our hallway renovation.

 

Timeframe

The best guess between Ms. Hartman and our General Manager Richard Spring is that it will take three weeks to complete a hallway. The expectation is that simultaneous work will done on 2 to 3 hallways at one time. Some floors may take longer because of differences (e.g. floors with drop ceilings may take longer.).

 

All components (carpet, wall covering, lighting, etc.) must be received BEFORE work can begin.

 

Details of Interest

Doors: will have levers (not knobs) giving easier access to those with hand disabilities (e.g. arthritis), security locks (this means two locks), door knockers. All hardware will be satin brass. All doors will be the same and must not be altered. Installation will be done in one day’s time.

 

Wall Cover: wall cover will take less time to install than painting which would require extensive wall preparation. Wall cover more flexible is wall has moisture because it has microscopic holes. Additional wall covering will have to be stockpiled here at the Elizabeth.

 

Lighting: will be LED which is energy efficient. Generally speaking, lighting will be located at current places on the walls but the lighting fixture will be mounted at a little lower position. A few places in some hallways may get an additional light fixture to overcome low lighting issues.

 

Carpet: Axminster carpet chosen is 80% wool, 20% nylon. Properly cared for it can last up to 20 years. It requires professional carpet cleaners to avoid shrinking and damage.

 

Base Molding: will be a type of rubber because it moves with the wall (movement can be caused by weather).

 

Crown Molding: is made from MDF (Medium Density Fiberboard). This is where cable for tv & internet will be secured. Floors with drop ceiling will have cable in the ceiling and so there will be no crown molding.

 

Popcorn Ceilings: will be painted. Ms. Hartman would like to get rid of them but that requires remediation (asbestos problem) and that will be too disruptive and costly. Residents would have to leave their apartments for some period of days.

 

Furniture: a custom-made cabinet with false doors will stand on each floor. Cabinets were picked over tables to hide the lamps’ electrical cords. The cabinets on the East Side will measure 40 X 20 X 34 and have one table lamp, while cabinets on the West side will measure 66 X 20 X 34 and have two lamps. Two light-colored armchairs will flank either side of the cabinet. East Side space is smaller than West side.

Corridor Renovation Townhall Feb 18 at 5 pm

 Don't miss your opportunity to learn more about the Elizabeth hallway renovation and ask questions. Here below  is the Zoom invitation from our General Manager Richard Spring. Check out the board of pictures in the West Lobby to see sample carpet, furniture, paint color.

Dear Owners and Tenants,

I am pleased to announce that we will hold a virtual Town Hall meeting at 5:00 p.m. on Thursday, February 18, 2021 to review the Corridor Renovation Project.

Phyllis Hartman of the Hartman Design Group will present her design scheme in detail followed by a Q & A session. 

The Design Board and a photo replica of the corridor carpet have been placed at the entrance to the West Lobby for all to view.  Please be sure to practice social distancing and try not to block the hallway.

Photos of the Design Board & Carpet Replica are attached as PDFs for our offsite owners.

Zoom Meeting

https://us02web.zoom.us/j/8255386829?pwd=NmMyM25oQzZQQzFTKzIvb1g3NElDUT09

Meeting ID: 825 538 6829    Passcode: 8255386829

Telephone Access

(301) 715-8592 

Meeting ID: 825 538 6829    Passcode: 8255386829 

Best,

Richard Springer
General Manager