Monday, June 21, 2010

Units for sale, Jun 21, 10.

Unit#: Water: Pool: BdRm: Bath: Pkg: Age: SqFt: Price:
#404E Yes Yes 2 F2 1 Crpt 37 1,180 $239,900
#805EPH Yes Yes 2 F2 1 Crpt 37 1,370 $370,000

IMPORTANT NOTE: The accuracy of this information can not be guaranteed. For the most accurate and up to date information contact Susan Gaddis at (727) 403-9070, or www.susangaddis.com.

Special Board Meeting-Heating spa/pool, Jun 18, 10.

To: Island Towers Condominium Board of Directors

Re: Minutes of Special Board Meeting (6/18/10) concerning heating the pool and/or spa alcove

From: Bob Beck, secretary of the IT Association

Date: 6/20/10

Establish a Quorum /Roll Call: Present: D. Kahanu, R. Muny (by phone), J. Metelski (by phone), R. Beck, M. Kelley, B. Klamo, L. Bradlow

Call to Order: President Kahanu at 6:00 PM

1. Summaries of situations to date:
a. Historic perspective: ITC was constructed in 1973-74, and the spa/pool is still in its original configuration. The original heating system was designed to heat the spa only and NOT the pool. All of the plumbing for heating the water goes to the spa and none to the pool. The outflow of heated water from the spa doesn't change the overall temperature of the pool significantly. However, the original ITC sales brochure states, "...outside a hydro-message thermo pool.... Adjacent to the thermo-pool is Island Towers' crystal clear heated swimming pool." These are the only indications of a heated pool found in any of ITC documents. (Note 1: Bob Klamo stated that the original plans filed with the City of Dunedin state a heated spa, and there is no indication of a heated pool. The City representative who reviewed the plans with Bob stated that there was no way that the original heating system could heat the pool.) Conclusion: The original ITC sales brochure's statement that there is a "heated pool" is NOT true. ITC has never had a heated pool.
b. Problems with the spa heating/circulation equipment: The pool committee has reported that the heating equipment is obsolete and inoperable. The companies called to inspect the equipment stated that there is no guarantee that it can be repaired. Two additional problems are the slab for the heater, which has possibly been undermined by leaking water pipes, and one of the jets no longer functions.
c. The spa water-circulation system will not meet the new safety code and has to be shut down on 7/1/10. A change in the safety code pertaining to the water circulation of spas will require that we shut off the system until we can make the spa code compliant. In order to meet code, we'll have to convert the water circulation system from bottom suction drainage to top gravity drainage. This change will require a significant amount of excavation around the spa.
d. Cost to restore the spa and make it code compliant: Resident John Richardson stated, "We have a preliminary , or kind of basic estimate of $20,000-$25,000." That would replace the drainage , bring it up to code and update the heating element, install five jets, and cover the excavation/plumbing. However, this figure does not address the slab or additional problems that might be found during the project. Richardson also stated that it would not be a "quick fix or a cheap fix." But it would restore the system to its previous capabilities and make it code compliant. Bob Klamo stated that next Tuesday a number of potential contractors were scheduled to inspect the slab and advise the committee on its condition. Resident Richard Santoro stated that he thought it would be more like $30,0000-$35,000.
e. Operational cost for using a restored spa: John Richardson stated that the only way to estimate the cost was to go back to when the spa was last used in 2004-2005. Klamo stated that back then gas was $.70/therm., and now it is $1.50/therm. Two engineers told Klamo that it would cost $7,000-$10,000 a year to run the spa. Resident Bob Beck said that there was a time when the spa broke in the "on-position" and started running continuously for approximately three days. The spa was up to around ninety degrees, and the bill was around $800 for a three day period.
f. Decision Responsibility: The Board is required to maintain or restore all Association property and, therefore, must restore the spa. the Board does not need the approval of the ITC membership to do this. However, if the Board does not want to restore the spa, it must get permission of the membership by receiving a 75% vote not to restore the spa. Any other options pertaining to the pool would be considered alterations and must have the approval of 75% of the membership.

2. The Board voted unanimously to get three competitive quotes to restore the spa and make it code compliant. Motion made by Leon Bradlow and seconded by Millie Kelley. Motion carried.

3. Other Options to Consider. The Board agreed that before we make a decision on restoring the spa and bringing it up to code, the pool committee should provide the Board with all other viable options and related costs so that the Board can make comparisons and ultimately fully informed decisions

4. Pool Project Manager. The Board voted unanimously to have the committee submit three candidates for the job of Pool Project Manager. Engineering capability and recognition in the profession are two requirements for candidates. The Board would like to vote on these candidates at the next scheduled special Board meeting (July 20, 2010 at 6:00 PM). The Pool Project Manager will have the tasks of accessing the pool and spa situations and making recommendations based on guidance by the committee and Board. The Pool Project Manager will also oversee the project through to completion.

5. Guidance from the Board to the Project Manager. The Board must decide whether to restore the spa and make it code compliant. However, it is believed that this decision should be made only after the complete review of all other viable options for renovating the spa/pool area. Doing this review will assure the membership that the Board will make the most informed decision possible. Once the Board has reviewed all the options, it can decide to restore/improve the current spa system or submit an alternative plan to the membership for their approval. Other options that the Board should consider are:
a. Heating the spa and the pool: The committee recommends that the Board also consider renovations to heating the pool in addition to the spa. Most of the membership is in residence at IT during the winter months and can't use the pool because it isn't heated. The only two viable options for heating the pool and spa seem be gas and geothermal. Gas has less upfront cost but more operational cost. Geothermal has higher upfront cost but much lower operational cost. Gas would heat the pool to a higher temperature than geothermal would but at a significant cost.
b. Geothermal heating system: The committee is recommending that we switch to a geothermal heating system. The upfront cost would be higher than gas, but the operational cost savings (over gas) would pay for the system in a relatively short number of years.
c. A major remodeling of the pool: The Board should look at the cost of a major remodeling of the pool area in order to have a complete perspective of all possible options.
d. The Project Manager: The manager will take this guidance (and any other that is identified later) and develop recommendations and plans for the Board vote.

6. Chairmanship of the Pool Committee: Two IT Board Directors also serve on the Pool Committee: Bob Klamo who is current chairman and Bob Beck, a committee member. President Kahanu told Klamo and Beck that being on the committee is acceptable but to avoid conflict of interest neither can chair the committee. Kahanu directed the committee to select a new chairman who is not on the IT Board of Directors.

7. Next Meeting: The next meeting is scheduled for Tuesday, July 20, 2010, at 6:00 PM

8. Adjournment: Motion was made to adjourn the meeting by Board member Dick Muny at 7:25 PM, seconded by Joe Metelski. Motion carried unanimously.

Note: For more detail, the meeting in its entirety has been recorded on audio tape which is available to Island Towers residents in the Association office.

Respectfully submitted,
Robert W. Beck
Association Secretary

Sunday, June 20, 2010

No Dogs Allowed, and their devious owners

A resident spotted a blond haired women walking a dog on the premises last night. She was told that no dogs were allowed on the premises. She stated that she was visiting and would be leaving. This morning I receive a complaint that the women was still on the premises and still walking her dog. I went out and told her that dogs weren’t allowed and that she would have to leave. She said they were leaving. I asked her which unit she was visiting she stated 804 (and pointed to the west building). I told that I knew the owner and asked if she was related. She stated that she was visiting the son. As it turned out she was lying. All we know for sure is that she got off on the 6th floor of the West Tower and walked in the direction of units 603, 604 & 605. She was a blond haired (should length) women about 5’5” tall, medium to light built, 40ish, walking a small (10-15#) brown (with black toned) long haired dog.

Here is a perfect example of someone who just doesn’t care what our laws are. She was willing to break the law and then lie about it. If anyone knows what unit this women was staying in please let a member of the Board, or Steve Carpenter (727.573.9300) know. We need to send a letter to the owner.

Maintaining/restoring the property.

The following is an email exchange between an owner & me.


From: Blanked out.
Sent: Saturday, June 19, 2010 5:10 PM
To: dkahanu@tampabay.rr.com
Subject: Kitchen Stove Replacement

I have been closely following the ITC blog and the meeting minutes recorded on it. This is to let the Board know my strong feelings regarding the Clubhouse kitchen stove.

The range should not be replaced for approximately $10,000 to $15,000. The recommendation of Mrs. Hattie Bradlow should be seriously considered. The use of a microwave and freestanding oven should be sufficient for the club house. The use of the microwave should be reviewed with the fire department for approval. If this does not meet the board's requirements, the expenditure needs to be submitted to the owners, since this amount of money ($10,000 to $15,000) is quite large for an item only used occasionally.


My response:

Blanked Out,

Your opinion is duly noted. Here are some points to consider (I may not have exactly correct, but I believe it’s close enough):

1. The Board is required by law to maintain the property: The Board must maintain/restore all common elements. If the Board ignores this responsibility it can be sue for performance, and the Directors are NOT protected by the insurance umbrella. The Board does NOT have to ask for permission (of the Membership) to maintain/restore a common element, and, the Board must carry out this responsibility REGARDLESS of the cost to the Association/Membership.

2. The legal way a Board abrogates its responsibility to maintain/restore a common element: If the Board believes that the cost of maintenance/restoration of a common element is not justified, usually due to obsolete form/function, the Board can vote to refer the issue to a vote by the Membership. The Board would ask the membership to have the common element status, of property in question, revoked, and explain the reason why. If 75% of the membership approves revocation of the common element status, then the Board is relieved of its responsibility to maintain/restore the property in question. If the Board fails to get the required 75% approval, then the Board MUST maintain/restore the property in question, REGARDLESS of the cost.

3. The danger of using Item #2: A board that doesn’t want to live up to its responsibility to maintain/restore the common elements can use this tactic to avoid spending money on maintenance/restoration. This is a very real danger, and can easily become habitual. “This project costs too much money, the membership should decide.” As unbelievable as it sounds, this is one of the ways an association and its property goes into decline. A variation of this happen here.

Because of the latent dangers in Item #2, I am in principle against the tactic. Let me give you two examples that are currently under board review at ITC. The first is restoring the kitchen stove at a cost of $10,000-$15,000. The second is restoring the heated spa at a cost of $20,000-$25,000. (NOTE: I personally believe it’s more like $30,000-35,000.) Shouldn’t the same logic apply to both restoration projects? First, it cost too much. Not only does the restoration of the heated spa cost more than the kitchen stove, the operational cost of the spa has been estimated at $7,000-$10,000 per year. (NOTE: One owner suggested that we not repair the spa, and just buy a portable jacuzzi instead.) Second, it’s not used that much. A majority of the membership probably don’t use either common element. I can see both being eliminated and I can see the same logic being applied elsewhere. The potential for a gradual insidious decline is there and hard to see.

I’m not sure what the Board has decided, but I will assure you that one way or the other it will be review again this Tuesday at the next board meeting.

Drago

Friday, June 18, 2010

Minutes Board Meeting May 25, 10, 6:00 PM

May 25, 10 Board Meeting Minutess

Establish a Quorum/Roll Call--President Kahanu, present by phone; Vice President Muny, absent; Treasurer Metelski, present by phone; Secretary Beck, present; Director Klamo, present; Director Bradlow, present; Director Kelley, present

Call to Order--by Secretary Beck at 6:00 PM

Waive Reading of Minutes of April 29, 2010--Motion made by L. Bradlow, seconded by B. Klamo. Motion carried.
Approval of April 29, 2010, Minutes--Motion made by D. Kahanu, seconded by B. Klamo. Motion carried.

Financial Report--Treasurer Metelski gave the financial report by phone. In essence he stated that the percentage of operating expenses were favorable. Specifically, they are: Master--+4.2%, East Bldg. +7.1%, West Bldg. +5.6%.

Property Management's Report--Steve Carpenter of Condominium Associates: (1) Curbing Project. Completed; (2) Clubhouse Stairway. Work will begin on Wednesday; (3) Warranty Requests. There are a number of warranty items that need to be addressed. Raul C. of Complete Property Services and a representative of Crowe Industries will be out Friday to address some of these issues. (4) The audit is just about finished. The CPA needs some Board direction as to how to handle the unpaid maintenance fees for the three properties in foreclosure. This is being turned over to the attorney to determine. Drago will be in town soon and will call the attorney and have an answer by the end of next week. (5) Landscaping. Steve called on Bob Beck for a landscaping report. Half of the mulching is done, and the rest is scheduled for next week. Frank of Summit Lawn Care has moved the four tall red-leafed bushes at the corners of both buildings and replaced them with Robellini palms. The red bushes have been replanted behind the Island Towers sign in the front. More small variegated aboricolas will be placed on the waterside around the buildings. White gravel will be placed on the south side of the two front parking carports where the drainage pipes come down from the carport roofs.

Unfinished Business--(1) Pool Heaters. Bob Klamo introduced Joe Mudano who gave a presentation on his proposal to serve as an owners' representative and project manager for the pool spa alcove (and/or pool) heating project. President Kahanu brought up the point that the Board needs to present three candidates for the project rather than vote to hire Mr. Mudano at the May meeting. Mr. Klamo protested. Bob Beck made a motion to table the issue, which was seconded by Drago Kahanu. Bob Klamo opposed. Motion carried. (2) Building Drainage. John Richardson was thanked by Bob Beck for his help during a recent heavy rain in determining other drainage alternatives and issues and how they might be addressed. Even with a drainage contract proposal for the West Tower by G.A. Nichols Inc, the Board is still studying the issue. (3) Fire Pump Repairs. Piper Fire Prevention has given two estimates on replacing the West Tower control panel; a new control board will be $14,000 and to rebuild the present one will be $2980. Motion to rebuild the present control panel was made by Bob Klamo and seconded by Leon Bradlow. Motion carried. (4) Review of Reserves. Bid was received to conduct a reserve study at $5200. John Richardson suggested that the Board look into Kerns Whitehouse as a possible company who does reserve studies. He noted that they certainly would know the condition of the building after their direction and oversight of the recent renovation project. The Board agreed. (5) Clubhouse Kitchen Renovation--Steve has contacted the firm New and Nearly New Kitchen Equipment for an estimate on a new stove and a professional range hood which will meet fire regulations. The company gave us a bid for a professional range (when we are seriously considering only a new residential range) and a professional fire suppressant hood (both the professional range and professional range hood together are approximately $10,000). This does not include the needed modifications to the kitchen to allow venting the hood through the side of the building instead of through to the second floor and then through the roof. The range and the refrigerator would have to be switched. The whole project would cost in the neighborhood of $10,000 to $15,000. Resident Hatttie Bradlow suggested replacing the oven with a microwave oven and a standing portable convection oven. A motion to table the issue was made by Leon Bradlow and seconded by Millie Kelley. Motion carried.

New Business--(1) Building Entrance Security. Leon Bradlow stated that UPS, FedEx, and the newspaper carrier need some means of entering the buildings. Leon made the motion to have Joan Panrell install a code on entrance doors to the lobbies of both buildings. She would give these codes only to Steve Carpenter, who would, in turn, get them to UPS, FedEx, and the newspaper carrier. Bob Klamo seconded the motion. Motion carried. (2) Pool and Spa Upgrades. These issues were discussed under Pool Heaters in Unfinished Business. (3) Review Maintenance Request System. Steve Carpenter reviewed the various ways for residents to file maintenance requests with Condominium Associates. Using one of these methods rather than contacting a Board member directly and asking him or her to take care of the request personally will expedite the maintenance request as well as take an undue burden off of the shoulders of Board members. (4) Review Rule on Dogs--It was established that the rule of no dogs on the property was in the condominium documents since 1987 rather than simply in the by-laws (rules and regulation booklet). Steve reviewed the costly and extensive method needed to amend the documents. He suggested that any resident wishing to change the documents first conduct a straw vote count of residents to determine the amount of interest there us in changing the documents to allow dogs and pass a petition among these residents and then present the results to the Board.

Unit Owner Letters and Concerns--(1) Screen Replacement. Steve Carpenter reiterated the process which is being used to have all screens replaced by Crowe Industries (a project warranty issue).

Adjournment--Motion to adjourn made by Leon Bradlow and seconded by Millie Kelley. Motion carried. Meeting adjourned at 7:50 PM.
Note: For more detail, the meeting in its entirety has been recorded on audio tape which is available to Island Towers residents in the Association office.
Respectfully submitted,
Robert W. Beck,
Association Secretary

New towing contract signed with Caladesi Mobile, Inc.

We have just signed a contract with Caladesi Mobile, Inc, to tow any unauthorized vehicles from our property. Only three people have been authorized to call for a vehicle to be towed: Steve Carpenter, Bob Beck and Drago Kahanu. Caladesi Mobile is available to call for a tow 24/7. They have in-house capacity to tow up to a 34’ RV. They also have the ability to subcontract towing for vehicles that are bigger than a 34’ RV. Once they tow the vehicle, ITC is out of it, and payment is between the towed vehicle owner and Caladesi Mobile, Inc.