To: Island Towers Board of Directors
From: Bob Beck, ITA Board Secretary
Re: Minutes of the Dec. 14, 2010, Board Meeting
Date: December 18, 2010
Call to Order--by President Kahanu at 6:00 PM
Roll Call of Directors/Establish Quorum--Six Board members were present, establishing a quorum: President Kahanu, present; Vice-President Muny, absent; Treasurer Metelski, present; Secretary Beck, present; Director Klamo, present; Director Bradlow, present; Director Kelley, present
Proof of Notice--Proof of Notice provided by President Kahanu
Approval of the November 23, 2010, Board Meeting Minutes--(1) Motion made and seconded to waive reading of minutes. Motion carried. (2) Motion made and seconded to approve minutes. Motion carried unanimously.
Financial Report--Treasurer Metelski The comparison of year-to-date operating expenses to budget was favorable in each of the three units. Master was under budget by 11.2% or $28,939. There was no section of expenses that was over budget. The most significant turn-around was in the utility expense section, with water, sewer and electricity showing negative monthly expenses totaling around $6,000. East Building was under budget year-to-date by $9,846 or 5%. Again, the total in each expense section was under budget, with only the elevator expense, in the repairs and maintenance section, being over budget by $1,744. West Building total year-to-date expenses were under budget by $3,406 or 2%. The only item over budget was building and exterior, in the repairs and maintenance section, which was over budget by $2,696.
Committee Report--John Richardson (Pool Heating Committee chair)--John asked for a check to be cut for 1/2 of consultant's fee ($1575), so consultant Tom Mudano can be paid. Motion was made and seconded. Motion passed unanimously.
Manager's Report--Liz Fox (Condominium Associates): A copy of Liz's report is included in the office copy of the minutes and available for review. Also, a copy is available in the ITA secretary's notebook maintained by Bob Beck (#102 West Tower).
Old Business--
(1) Pool Fence--Motion to approve fence was made and seconded. Motion carried unanimously.
(2) Perimeter Fence--Motion to approve fence was made and seconded. Motion carried unanimously.
(3) Kitchen renovations--It was decided to go back for a full residents' vote on the issue since it cannot be decided by simply 3/4 of the residents physically attending the meeting. Specifically, to continue to have a conventional stove in the clubhouse kitchen will cost the Association approximately $25,000 to bring the kitchen up to code with a new stove and a commercial range hood that vents out the side of the clubhouse. These changes would amount to approximately $300 per unit. If 3/4 of the total ownership do not vote to totally eliminate the stove (and thus not have to install a stove or a commercial range hood) we are legally bound by our documents to replace the stove and install the commercial range hood. A possible much less expensive alternative would be to choose a combination microwave/convection oven to replace the current conventional stove. The model of the combo microwave/convection oven would be subject to approval by the fire marshal.
(4) Putting green repairs--Tabled until three bids are received.
New Business--
(1)Trash Chute Repairs and Cleaning--Motion to proceed was made and seconded. Motion carried unanimously.
(2) Pool Area Paver Cleaning and Sealing--Tabled
(3) Dock Painting and Repair--Motion made and seconded, Motion carried unanimously.
(3) Bright House contract renewal,
tabled.
(4) Knowlogy Proposal--Unable to get proposal to us on time. Tabled
(4) Elevator Maintenance Proposals--Tabled.
Unit Owner Letters and Concerns--A water test has been performed on the waterside windows in units 401 W and 301 W.
Adjournment-- Motion to Adjourn was made and seconded. Motion carried unanimously. Adjournment at 8:00 PM.
Note: Minutes and an audio recording of the Board Meeting are available to Island Towers residents in the ITA office.
Respectfully submitted,
Robert W. Beck
Secretary, Island Towers Association
Monday, December 27, 2010
Sunday, October 17, 2010
Sep 28, 10 Board Meeting Minutes
To: Island Towers Board of Directors
From: Bob Beck, ITA Board Secretary
Re: Board Meeting Minutes for September 28, 2010
Date: October 16,, 2010
Establish a Quorum/Roll Call--Six of the seven Board members were present, establishing a quorum: President Kahanu, present; 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 President Kahanu at 6:02 PM
(Recognition of Steve Carpenter on his retirement effective Oct. 1, 2010, and introduction of Elizabeth Fox, our new Condominium Associates' agent.)
Waive reading of minutes: Board voted unanimously to waive reading minutes of August 27, 2010.
Approval of the minutes: Board voted unanimously to approve minutes of August 27, 2010.
Financial Report: Kahanu and Metelski--YTD we are in fairly good shape in the three areas, East Bldg., West Bldg. and Master: Master YTD +2.5% (approx. $3,600), East Bldg. YTD +6.6% (approx. $9500), West Bldg. YTD +2.5% (approx. $3600) Operating cash is fairly favorable. We are in fairly favorable condition cash flow-wise. The August financials can be obtained by going to www.condominiumassociates.com and downloading them or by calling Client Services (727) 753-9300 and asking them to mail you a copy. (There is a small fee for mailing.)
Property Management's Report--
(1) Our maintenance man, Luis, is working out well. He works from 8:00 - 12:00 five days a week.
(2) First draft of the 2011 budget has been distributed by CA. The final draft will be Nov. 23 subject to approval by Board members. The Board and finance committee must have recommendations to CA by the Oct. Board meeting when the final budget must be approved for mailing to residents. This will be in the final budget format approved by the Board and CA.
(3) Collection of rents from delinquent accounts. ITA would get the rent money. If we approve this, it will become part of the CA contract. Motion: We will approve what CA is proposing. Motion was seconded. Vote was unanimously in favor.
(4) Elevator repairs. Steve mentioned that there would be a rather large expense next month ($8,000) after the elevator repair work (modifications to bring them up to code) is completed in both buildings. The majority of the expense will be reflected in the September financials next month. We are about 80% done with repairs in both buildings.
(5) Landscaping vote. Board forgot to vote last month on landscaping improvements discussed at the last meeting which were installation of 12 crape myrtle trees in front of both buildings and additional plantings on the west side of the 200 building to inhibit sea spray on the covered parking spaces closest to the water. These projects are at a cost of $1200. Motion was made and seconded to accept bid by Summit Lawn Care. Motion carried.
(6) Telephone list. Change in FL statute states that it is illegal to publish the phone numbers of residents. Decision: We will contact all residents and get their permission to have their phone numbers listed. Phone numbers of those who wish to have their numbers omitted will be deleted from the list. Drago will ask Joan Panrell to contact everyone to get his or her preference. The suggestion was made that we have an emergency list of phone numbers available in the office. Drago will check with the attorney concerning this matter. Motion was made that we will contact residents and get their permission to have numbers published and go with that list. Motion was seconded and carried unanimously.
(6) Question: Has an electrician fixed the electrical fixture around the pool which had water coming out of it? Answer: electrician will have to order a new pool light with a long cord that goes into the box. Also, electrician installed an outlet in the West Building workshop.
(7) Does the motion detector on the east side of the clubhouse work? Answer: Yes, it does.
Unfinished Business--
(1) Pool Heaters. This item will be discussed with the Board at the special meeting scheduled on Oct. 19 by the pool heating committee.
(2) Pool Fence. Drago met with Rick Johnson, director of the Dunedin permitting office. Johnson agreed to an on-site meeting concerning both the pool and perimeter fences. He will give us some information and help on how to deal with permitting issues.
(3) Kitchen Renovations. Drago will meet soon with the attorney, Ben Rabin, to get input on how to proceed on this issue. Drago asked Steve to get clarification from the fire marshal concerning our using a combination microwave/convection oven in the clubhouse kitchen.
(4) Kayak Storage Rack. This item was put on hold and will be discussed with Rick Johnson when he visits the property.
(5) Perimeter Fence. Discussed under #2 above, Pool Fence.
(6) Bike Storage. Steve sent the letter to residents who signed up for bike storage but who have not put a bike in their assigned slot(s), giving them 60 days to do so or their slot(s) will be reassigned to residents waiting for space. Drago reiterated that the space is owned by the IT Association rather than by individual owners. If the space is not used by an owner, the Association has the power to reassign the space. Also, specific bike rack space is not automatically included with a unit when the unit is sold.
New Business--
(1) Putting Green Repairs. Steve had the putting green painted for the sake of appearance. The question is: Should the putting green be restored or should the issue of restoration be put to a resident vote? Answer: The putting green is part of the original list of amenities for the property. The decision was to have Steve and/or Liz get an estimate on restoring it. Also, if it was decided by a previous IT board to do away with the putting green seven or eight years ago, the decision is invalid since the putting green is part of the original list of amenities for the property. To change or remove an amenity takes a resident vote and is not a board decision. It is the current Board's responsibility to maintain the property and its amenities or arrange for IT residents to vote whether or not to continue and maintain the amenity.
(2) Ground Water in Women's Restroom. Ted Graham, engineer for Kerns Whitehouse, has determined the problem is rain water from the outside running under the door of the air conditioning room, across the floor and into the women's restroom. Nichols Construction Co. presented a proposal ($1,150) to raise the threshold of the a/c room door to the outside and to install a shorter' fiber glass door. Drago made the motion to raise the outside door threshold, replace the door, and get an opinion on whether or not adding a vent to the door would help curtail the flow of water under the door. Motion was seconded and passed unanimously.
(3) Perimeter Fence. Tabled until October meeting. Question was raised as to whether the perimeter fence is a security or privacy issue. Drago will get a determination from the attorney. We will vote on the fence issue at the October meeting.
Unit Owner Letters and Concerns--
John Richardson--rust issues on stairwells and railings. John asked Board whether they want him to contact Raul of Complete Property Services to come out and do an evaluative study of the situation. Steve said that there is a proposal on file from CPS to do the maintenance of the stairwells for both buildings in the spring and that they should be deferred until the fall. Drago stated that it would be feasible for us to establish a maintenance committee.
Hattie Bradlow--Is anything being done about routine maintenance and sanitizing of trash chutes? Drago responded that we are trying to move toward preventative maintenance in general. Sandy Phillips mentioned the deplorable condition of the chute in the East Building.
Jodie Cannon asked about the condition of the coating on the walkways and if the installer is going to do anything about their condition and appearance. Steve is going to write a letter to Gemstone about this situation. Drago suggested a scheduled meeting about warranty issues.
Bob Beck brought up the issue about the broken window and window seals in the West Building lobby.
Ann Wiberg stated that the last applied coat of walkway sealer splashed on the screen door.
Sandy Phillips said that she has holes all over her screens.
Carmen Walsh asked about the status of the screen replacement.
Crowe Industries said that the window screens weren't cut right. They are running a test on two units before replacing all the screens.
Adjournment: 8:00 PM
Note: Minutes available on file in IT office and recorded on audio cassette also on file.
Respectfully submitted,
Robert W. Beck
Secretary, ITA Board of Directors
From: Bob Beck, ITA Board Secretary
Re: Board Meeting Minutes for September 28, 2010
Date: October 16,, 2010
Establish a Quorum/Roll Call--Six of the seven Board members were present, establishing a quorum: President Kahanu, present; 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 President Kahanu at 6:02 PM
(Recognition of Steve Carpenter on his retirement effective Oct. 1, 2010, and introduction of Elizabeth Fox, our new Condominium Associates' agent.)
Waive reading of minutes: Board voted unanimously to waive reading minutes of August 27, 2010.
Approval of the minutes: Board voted unanimously to approve minutes of August 27, 2010.
Financial Report: Kahanu and Metelski--YTD we are in fairly good shape in the three areas, East Bldg., West Bldg. and Master: Master YTD +2.5% (approx. $3,600), East Bldg. YTD +6.6% (approx. $9500), West Bldg. YTD +2.5% (approx. $3600) Operating cash is fairly favorable. We are in fairly favorable condition cash flow-wise. The August financials can be obtained by going to www.condominiumassociates.com and downloading them or by calling Client Services (727) 753-9300 and asking them to mail you a copy. (There is a small fee for mailing.)
Property Management's Report--
(1) Our maintenance man, Luis, is working out well. He works from 8:00 - 12:00 five days a week.
(2) First draft of the 2011 budget has been distributed by CA. The final draft will be Nov. 23 subject to approval by Board members. The Board and finance committee must have recommendations to CA by the Oct. Board meeting when the final budget must be approved for mailing to residents. This will be in the final budget format approved by the Board and CA.
(3) Collection of rents from delinquent accounts. ITA would get the rent money. If we approve this, it will become part of the CA contract. Motion: We will approve what CA is proposing. Motion was seconded. Vote was unanimously in favor.
(4) Elevator repairs. Steve mentioned that there would be a rather large expense next month ($8,000) after the elevator repair work (modifications to bring them up to code) is completed in both buildings. The majority of the expense will be reflected in the September financials next month. We are about 80% done with repairs in both buildings.
(5) Landscaping vote. Board forgot to vote last month on landscaping improvements discussed at the last meeting which were installation of 12 crape myrtle trees in front of both buildings and additional plantings on the west side of the 200 building to inhibit sea spray on the covered parking spaces closest to the water. These projects are at a cost of $1200. Motion was made and seconded to accept bid by Summit Lawn Care. Motion carried.
(6) Telephone list. Change in FL statute states that it is illegal to publish the phone numbers of residents. Decision: We will contact all residents and get their permission to have their phone numbers listed. Phone numbers of those who wish to have their numbers omitted will be deleted from the list. Drago will ask Joan Panrell to contact everyone to get his or her preference. The suggestion was made that we have an emergency list of phone numbers available in the office. Drago will check with the attorney concerning this matter. Motion was made that we will contact residents and get their permission to have numbers published and go with that list. Motion was seconded and carried unanimously.
(6) Question: Has an electrician fixed the electrical fixture around the pool which had water coming out of it? Answer: electrician will have to order a new pool light with a long cord that goes into the box. Also, electrician installed an outlet in the West Building workshop.
(7) Does the motion detector on the east side of the clubhouse work? Answer: Yes, it does.
Unfinished Business--
(1) Pool Heaters. This item will be discussed with the Board at the special meeting scheduled on Oct. 19 by the pool heating committee.
(2) Pool Fence. Drago met with Rick Johnson, director of the Dunedin permitting office. Johnson agreed to an on-site meeting concerning both the pool and perimeter fences. He will give us some information and help on how to deal with permitting issues.
(3) Kitchen Renovations. Drago will meet soon with the attorney, Ben Rabin, to get input on how to proceed on this issue. Drago asked Steve to get clarification from the fire marshal concerning our using a combination microwave/convection oven in the clubhouse kitchen.
(4) Kayak Storage Rack. This item was put on hold and will be discussed with Rick Johnson when he visits the property.
(5) Perimeter Fence. Discussed under #2 above, Pool Fence.
(6) Bike Storage. Steve sent the letter to residents who signed up for bike storage but who have not put a bike in their assigned slot(s), giving them 60 days to do so or their slot(s) will be reassigned to residents waiting for space. Drago reiterated that the space is owned by the IT Association rather than by individual owners. If the space is not used by an owner, the Association has the power to reassign the space. Also, specific bike rack space is not automatically included with a unit when the unit is sold.
New Business--
(1) Putting Green Repairs. Steve had the putting green painted for the sake of appearance. The question is: Should the putting green be restored or should the issue of restoration be put to a resident vote? Answer: The putting green is part of the original list of amenities for the property. The decision was to have Steve and/or Liz get an estimate on restoring it. Also, if it was decided by a previous IT board to do away with the putting green seven or eight years ago, the decision is invalid since the putting green is part of the original list of amenities for the property. To change or remove an amenity takes a resident vote and is not a board decision. It is the current Board's responsibility to maintain the property and its amenities or arrange for IT residents to vote whether or not to continue and maintain the amenity.
(2) Ground Water in Women's Restroom. Ted Graham, engineer for Kerns Whitehouse, has determined the problem is rain water from the outside running under the door of the air conditioning room, across the floor and into the women's restroom. Nichols Construction Co. presented a proposal ($1,150) to raise the threshold of the a/c room door to the outside and to install a shorter' fiber glass door. Drago made the motion to raise the outside door threshold, replace the door, and get an opinion on whether or not adding a vent to the door would help curtail the flow of water under the door. Motion was seconded and passed unanimously.
(3) Perimeter Fence. Tabled until October meeting. Question was raised as to whether the perimeter fence is a security or privacy issue. Drago will get a determination from the attorney. We will vote on the fence issue at the October meeting.
Unit Owner Letters and Concerns--
John Richardson--rust issues on stairwells and railings. John asked Board whether they want him to contact Raul of Complete Property Services to come out and do an evaluative study of the situation. Steve said that there is a proposal on file from CPS to do the maintenance of the stairwells for both buildings in the spring and that they should be deferred until the fall. Drago stated that it would be feasible for us to establish a maintenance committee.
Hattie Bradlow--Is anything being done about routine maintenance and sanitizing of trash chutes? Drago responded that we are trying to move toward preventative maintenance in general. Sandy Phillips mentioned the deplorable condition of the chute in the East Building.
Jodie Cannon asked about the condition of the coating on the walkways and if the installer is going to do anything about their condition and appearance. Steve is going to write a letter to Gemstone about this situation. Drago suggested a scheduled meeting about warranty issues.
Bob Beck brought up the issue about the broken window and window seals in the West Building lobby.
Ann Wiberg stated that the last applied coat of walkway sealer splashed on the screen door.
Sandy Phillips said that she has holes all over her screens.
Carmen Walsh asked about the status of the screen replacement.
Crowe Industries said that the window screens weren't cut right. They are running a test on two units before replacing all the screens.
Adjournment: 8:00 PM
Note: Minutes available on file in IT office and recorded on audio cassette also on file.
Respectfully submitted,
Robert W. Beck
Secretary, ITA Board of Directors
Saturday, October 16, 2010
2011 Budget Schedule
Here is the 2011 Budget schedule:
1. Oct 22, 10: Review change recommendations to the Budget. Revise 2011 Budget to reflect said changes.
2. Oct 26, 10, 6:00 PM, Oct Monthly Board Meeting: The Board gets the revised 2011 Budget from CA, and votes to mail it to the membership for review and comments. The Board will also vote to send the proxy ballot to waive full funding of the reserves.
3. Nov 17, 10: Final review of change recommendations is made. The approved changes are incorporated into the Budget to be voted on by the Board on Nov 22, 10.
4. Nov 22, 10, at 6:00 PM, Special Membership Meeting to Waive Full Funding of the Reserves: The CA will determine if a quorum is established. If we have a quorum (by proxy ballots and members present, the votes will be tabulated and the decision to waive full funding of the reserves will be announced.
5. Nov 22, 10, at 6:30 PM, Nov Monthly Board Meeting: The Board votes to approve the 2011 Budget.
6. Dec 2, 10: CA sends out the 2011 maintenance coupons based on the approved 2011 Budget.
1. Oct 22, 10: Review change recommendations to the Budget. Revise 2011 Budget to reflect said changes.
2. Oct 26, 10, 6:00 PM, Oct Monthly Board Meeting: The Board gets the revised 2011 Budget from CA, and votes to mail it to the membership for review and comments. The Board will also vote to send the proxy ballot to waive full funding of the reserves.
3. Nov 17, 10: Final review of change recommendations is made. The approved changes are incorporated into the Budget to be voted on by the Board on Nov 22, 10.
4. Nov 22, 10, at 6:00 PM, Special Membership Meeting to Waive Full Funding of the Reserves: The CA will determine if a quorum is established. If we have a quorum (by proxy ballots and members present, the votes will be tabulated and the decision to waive full funding of the reserves will be announced.
5. Nov 22, 10, at 6:30 PM, Nov Monthly Board Meeting: The Board votes to approve the 2011 Budget.
6. Dec 2, 10: CA sends out the 2011 maintenance coupons based on the approved 2011 Budget.
Friday, October 15, 2010
Dog Issue at Island Towers
Dear Owner/Resident
As some of you may be aware, the Association has received a request from one of our residents to keep a dog in her unit as a “reasonable accommodation” under the Fair Housing Act.
Under the Fair Housing Act (42 U.S.C.§§3601-3619) If a unit occupant desires an accommodation based upon an asserted disability, it is incumbent upon the occupant to establish the following:
1. That he or she is disabled (also referred to as “handicapped” by the Act);
2. That there is a relationship between the disability and the proposed accommodation; and
3. That the Association must provide the accommodation requested to afford the occupant an equal opportunity to use and enjoy their unit or the common elements.
The term “handicapped” is defined as “a physical or mental impairment which substantially limits one or more of such person’s major life activities…” Additionally, the requested accommodation must be reasonable. If an owner or resident is able to establish credible facts supporting each of the foregoing requirements, the Association should make the accommodation.
With regard to the current request, the Board has consulted legal counsel who will assist with reviewing the information provided from the resident to determine if the accommodation should be granted under the Fair Housing Act. The Board of Directors appreciates your understanding regarding this important matter, and specifically requests that you continue to treat this resident with courtesy and respect, and refrain from making any disparaging comments.
If you have any additional questions regarding the Fair Housing Act, you may wish to visit the Florida Commission on Human Relations website at http://fchr.state.fl.us/.
As some of you may be aware, the Association has received a request from one of our residents to keep a dog in her unit as a “reasonable accommodation” under the Fair Housing Act.
Under the Fair Housing Act (42 U.S.C.§§3601-3619) If a unit occupant desires an accommodation based upon an asserted disability, it is incumbent upon the occupant to establish the following:
1. That he or she is disabled (also referred to as “handicapped” by the Act);
2. That there is a relationship between the disability and the proposed accommodation; and
3. That the Association must provide the accommodation requested to afford the occupant an equal opportunity to use and enjoy their unit or the common elements.
The term “handicapped” is defined as “a physical or mental impairment which substantially limits one or more of such person’s major life activities…” Additionally, the requested accommodation must be reasonable. If an owner or resident is able to establish credible facts supporting each of the foregoing requirements, the Association should make the accommodation.
With regard to the current request, the Board has consulted legal counsel who will assist with reviewing the information provided from the resident to determine if the accommodation should be granted under the Fair Housing Act. The Board of Directors appreciates your understanding regarding this important matter, and specifically requests that you continue to treat this resident with courtesy and respect, and refrain from making any disparaging comments.
If you have any additional questions regarding the Fair Housing Act, you may wish to visit the Florida Commission on Human Relations website at http://fchr.state.fl.us/.
Sale Listings as of Oct 15, 10
Address Water Pool Bed Bath Parking Age SqFt Price
300 Woodette Dr #703 Yes Yes 2 F2 1 Crpt 37 1,370 $200,000
300 Woodette Dr #105 Yes No 2 F2 1 Crpt 37 1,180 $279,900
300 Woodette Dr #705 No Yes 2 F2 1 Crpt 37 1,370 $319,000
300 Woodette Dr #805 Yes Yes 2 F2 1 Crpt 37 1,370 $370,000
This information is being provided by Susan Gaddis, (727) 403-9070. We can not guaranttee the accuracy of this information. To do that, or if you wish additional information contact Susan directly.
300 Woodette Dr #703 Yes Yes 2 F2 1 Crpt 37 1,370 $200,000
300 Woodette Dr #105 Yes No 2 F2 1 Crpt 37 1,180 $279,900
300 Woodette Dr #705 No Yes 2 F2 1 Crpt 37 1,370 $319,000
300 Woodette Dr #805 Yes Yes 2 F2 1 Crpt 37 1,370 $370,000
This information is being provided by Susan Gaddis, (727) 403-9070. We can not guaranttee the accuracy of this information. To do that, or if you wish additional information contact Susan directly.
Fence Permitting Review with Rick Johnson, Oct 5, 10, 11:00 AM
On Tuesday Oct 5, 10, at 11:00 AM, I met with Rick Johnson, Director of Permitting. We discussed the following the following issues:
1. Pool fence: Rick gave me the information (attached) governing the restrictions on the pool. The fence height should be 4 feet. The gate should have an elevated child proof lock. All fence contractore are aware of the type of child proof lock required by law. The fence wing extension over the seawall are allowed.
2. The perimeter fence: The height 6 feet is allowed. The path of the fence is permitted running east and west; however, there is a problem with the north/south portion of the fence. Dunedin ordinance don’t allow a 6 foot fence within 10 feet of the water. In order to comply we have the following options:
a. On the west side of the property connect into the neighbors north/south fence.
b. On both north/south fences reduce the fence height to 4 feet, which is allowed within 10 feet of the water.
c. Seek a height variance for the north/south portions of the fence. If we choose to go for the variance he recommends that we apply for permitting in two sections then first portions which runs east/west and attaches to the buildings, and the second portion the runs north/south and will require the application for variance. Making the application in two parts will help us keep on schedule allowing us to do the first part while waiting for a variance on the second (north/south) part. He didn’t know how successful we’d beat getting a variance.
That was the extent of the discussion, other than to say that he seem impressed with the improvements and current appearance of the property.
1. Pool fence: Rick gave me the information (attached) governing the restrictions on the pool. The fence height should be 4 feet. The gate should have an elevated child proof lock. All fence contractore are aware of the type of child proof lock required by law. The fence wing extension over the seawall are allowed.
2. The perimeter fence: The height 6 feet is allowed. The path of the fence is permitted running east and west; however, there is a problem with the north/south portion of the fence. Dunedin ordinance don’t allow a 6 foot fence within 10 feet of the water. In order to comply we have the following options:
a. On the west side of the property connect into the neighbors north/south fence.
b. On both north/south fences reduce the fence height to 4 feet, which is allowed within 10 feet of the water.
c. Seek a height variance for the north/south portions of the fence. If we choose to go for the variance he recommends that we apply for permitting in two sections then first portions which runs east/west and attaches to the buildings, and the second portion the runs north/south and will require the application for variance. Making the application in two parts will help us keep on schedule allowing us to do the first part while waiting for a variance on the second (north/south) part. He didn’t know how successful we’d beat getting a variance.
That was the extent of the discussion, other than to say that he seem impressed with the improvements and current appearance of the property.
President/Property Mgr's Meeting, Oct 12, 10, at 9:00 AM
This is a summary of the issues discussed between the President & Property Manager on Oct 13, 10, at 9:00 AM:
1. Signed checks: nothing usual.
2. Pool Meeting Confirmed: There will be a pool committee meeting Oct 19, 10, at 6:00 PM.
3. Agenda: discussed issues to include on the Oct 26, 10, board meeting agenda:
a. Roof/Maintenace committee update; John Richardson will present an update.
b. Fence perimeter vote: the board will vote on the perimeter fence.
c. Pool committee update; John Richardson will present an update.
d. Kayak Vote; The board to vote on asking the membership to add a rack for canoes and kayaks.
4. The 2011 Budget schedule: We needs to keep the following schedule in order to mail out the maintenance coupons by Dec 2011:
a. Oct 22, 10: Finance/Board input summarized and sent to Condominium Associates.
b. Oct 26, 10: Board Meeting: the Board to vote to mail the 2011 Budget and Proxy ballot to waive full funding of the 2011 Reserves, to the membership.
c. Nov 23, 10 Special Proxy/Membership Meeting: the Special Membership Meeting to waive full funding of the 2011 Reserves.
d. Nov 23, 10 Board Meeting: the Board to vote to approve the 2011 Budget.
5. Finance Com Meeting: John Richardson wants the Finance committee to meet on Friday Oct 22, 10, 9:00 AM.
6. Conference call phone: Liz will look for a new phone, and purchase it before next Get better phone prior to the meeting.
7. Proxy ballots to be mailed out after the Oct 26, 10 board meeting:
a. Waive full funding for the 2011 Reserves.
b. Rollover of surplus into 2011 operational funds
c. Elimination of Clubhouse kitchen stove.
d. Approve alteration of the Association property in order to add Canoe/Kayak storage racks.
e. Fire Sprinklers waived vote: may be an annual requirement.
8. 2011 Budget:
a. Insurance – Property: Liz to clarify how much needs to be added to the 2011 budget.
9. Elevators: there is a push to have elevators upgraded. In some places Associations are being forced to take elevators out of service until upgrades are completed. Liz will check if that could happen to us.
10. Comfort Dog in 303W: advised her that the matter is now with the attorney. All related communications from 303W must be referred to the attorney, and we should not respond directly.
11. Redo Dock with compose lumber: she’ll bring it up under property managers input.
12. 301W – leaking window: Dan Romano, VP Ops, Crow Industries, and Raul Cartegena, Complete Property Services inspected the living room north side windows where the leaks occurred. They couldn’t find any obvious causes and wondered if it might be coming from the windows above in 401W. They will do a water test starting with 301W. If they don’t find a leak, they want to do a water test on 401W.
1. Signed checks: nothing usual.
2. Pool Meeting Confirmed: There will be a pool committee meeting Oct 19, 10, at 6:00 PM.
3. Agenda: discussed issues to include on the Oct 26, 10, board meeting agenda:
a. Roof/Maintenace committee update; John Richardson will present an update.
b. Fence perimeter vote: the board will vote on the perimeter fence.
c. Pool committee update; John Richardson will present an update.
d. Kayak Vote; The board to vote on asking the membership to add a rack for canoes and kayaks.
4. The 2011 Budget schedule: We needs to keep the following schedule in order to mail out the maintenance coupons by Dec 2011:
a. Oct 22, 10: Finance/Board input summarized and sent to Condominium Associates.
b. Oct 26, 10: Board Meeting: the Board to vote to mail the 2011 Budget and Proxy ballot to waive full funding of the 2011 Reserves, to the membership.
c. Nov 23, 10 Special Proxy/Membership Meeting: the Special Membership Meeting to waive full funding of the 2011 Reserves.
d. Nov 23, 10 Board Meeting: the Board to vote to approve the 2011 Budget.
5. Finance Com Meeting: John Richardson wants the Finance committee to meet on Friday Oct 22, 10, 9:00 AM.
6. Conference call phone: Liz will look for a new phone, and purchase it before next Get better phone prior to the meeting.
7. Proxy ballots to be mailed out after the Oct 26, 10 board meeting:
a. Waive full funding for the 2011 Reserves.
b. Rollover of surplus into 2011 operational funds
c. Elimination of Clubhouse kitchen stove.
d. Approve alteration of the Association property in order to add Canoe/Kayak storage racks.
e. Fire Sprinklers waived vote: may be an annual requirement.
8. 2011 Budget:
a. Insurance – Property: Liz to clarify how much needs to be added to the 2011 budget.
9. Elevators: there is a push to have elevators upgraded. In some places Associations are being forced to take elevators out of service until upgrades are completed. Liz will check if that could happen to us.
10. Comfort Dog in 303W: advised her that the matter is now with the attorney. All related communications from 303W must be referred to the attorney, and we should not respond directly.
11. Redo Dock with compose lumber: she’ll bring it up under property managers input.
12. 301W – leaking window: Dan Romano, VP Ops, Crow Industries, and Raul Cartegena, Complete Property Services inspected the living room north side windows where the leaks occurred. They couldn’t find any obvious causes and wondered if it might be coming from the windows above in 401W. They will do a water test starting with 301W. If they don’t find a leak, they want to do a water test on 401W.
Warranty Meeting, Oct 8, 10, at 9:00 AM
Present: Terry Howard, Complete Property Services (CPS), Raul Cartagena, CPS, Liz Fox, ITC Property Manager, Dan Romano, V.P. Operations (727.639.2346, dramano@crowindustries.com) Ops Manger, Crow Industries.
The following issues were discussed during the warranty meeting on Oct 8, 10:
1. Screen Window falling out during strong rains/winds:
a. Reviewed the Mar 26, 10 warranty meeting. There was a disagreement between parties as to the cause. Kahanu maintained that the screen attachment design was defective for high wind areas. PGT maintained that the design was based on wind conditions much higher than ours, and had been proven for many years in the Caribbean. PGT believed the windows were blowing out because they were cut wrong. All parties had agreed to conduct a test on two units (501W & 701E, these two units were picked because they were corner units and the owners were present at the meeting) to determine once and for all the cause and decide on a solution. The group went to 501W and inspected the windows. It was determined that the screens were cut wrong. It was decided to redo all the improperly cut windows in 501W & 701E, and see how the new screen performed during heavy winds. If they performed properly, then all the screens would be rechecked for proper fit, and all defective screens would be replaced. After the meeting someone dropped the ball and nothing was ever done.
b. Plan moving forward: Dan Romano will take over the screen project and make sure it’s finished in an expeditious manner. The original plan was modified to only use 501W as the test case and will start Monday, Oct 18, 10. If it’s established that improperly cut screens is the cause, then Crow Industries will inspect all units for defective screens and replace them. The replacement will be done on an incremental basis of 5 units at a time starting with residents that present. The incremental replacement will continue into Jan. and Feb 2011, when the snow birds arrive.
2. 501W – Leak in master bedroom north windows: Dan & Raul inspected the window and think the water is seeping under the lower window because of defective foam stoppers. They’ll do the replacement when they replace the improperly cut screens Monday Oct 18, 10. JPG’s 26-31 are of the water during the actual event. The water is clear and hard to see but the drops on the bottom side of the sill indicate where the water is accumulating.
3. 301W – Leak in living room north windows: Dan & Raul believe that the leak is from the windows above in unit 401W. These windows were replaced and water maybe leaking down from those windows. A water test will have to be conducted to determine what exactly is the cause. They’ll start with unit 301W and work up to unit 401W. Kahanu to check with the attorney on how to handle the windows in 401W.
4. Protocol for handling warranty repair requests: Emergency warranty issues are handled immediately. Non-emergency issue are accumulated and repaired on a quarterly schedule, or sooner if the number of repair request justify them coming in sooner.
5. 502W – Stains from walkway paint on screen door frame & screen: Dan & Raul inspected the stains and agreed that they were from the walkway painting. They add it to the nonemergency repair list, and fix trip in.
The following issues were discussed during the warranty meeting on Oct 8, 10:
1. Screen Window falling out during strong rains/winds:
a. Reviewed the Mar 26, 10 warranty meeting. There was a disagreement between parties as to the cause. Kahanu maintained that the screen attachment design was defective for high wind areas. PGT maintained that the design was based on wind conditions much higher than ours, and had been proven for many years in the Caribbean. PGT believed the windows were blowing out because they were cut wrong. All parties had agreed to conduct a test on two units (501W & 701E, these two units were picked because they were corner units and the owners were present at the meeting) to determine once and for all the cause and decide on a solution. The group went to 501W and inspected the windows. It was determined that the screens were cut wrong. It was decided to redo all the improperly cut windows in 501W & 701E, and see how the new screen performed during heavy winds. If they performed properly, then all the screens would be rechecked for proper fit, and all defective screens would be replaced. After the meeting someone dropped the ball and nothing was ever done.
b. Plan moving forward: Dan Romano will take over the screen project and make sure it’s finished in an expeditious manner. The original plan was modified to only use 501W as the test case and will start Monday, Oct 18, 10. If it’s established that improperly cut screens is the cause, then Crow Industries will inspect all units for defective screens and replace them. The replacement will be done on an incremental basis of 5 units at a time starting with residents that present. The incremental replacement will continue into Jan. and Feb 2011, when the snow birds arrive.
2. 501W – Leak in master bedroom north windows: Dan & Raul inspected the window and think the water is seeping under the lower window because of defective foam stoppers. They’ll do the replacement when they replace the improperly cut screens Monday Oct 18, 10. JPG’s 26-31 are of the water during the actual event. The water is clear and hard to see but the drops on the bottom side of the sill indicate where the water is accumulating.
3. 301W – Leak in living room north windows: Dan & Raul believe that the leak is from the windows above in unit 401W. These windows were replaced and water maybe leaking down from those windows. A water test will have to be conducted to determine what exactly is the cause. They’ll start with unit 301W and work up to unit 401W. Kahanu to check with the attorney on how to handle the windows in 401W.
4. Protocol for handling warranty repair requests: Emergency warranty issues are handled immediately. Non-emergency issue are accumulated and repaired on a quarterly schedule, or sooner if the number of repair request justify them coming in sooner.
5. 502W – Stains from walkway paint on screen door frame & screen: Dan & Raul inspected the stains and agreed that they were from the walkway painting. They add it to the nonemergency repair list, and fix trip in.
Monday, August 30, 2010
Any leaks as a result of the storm on Saturday Aug 28, 10?
Any leaks after the storm hit us this past Saturday Aug 28, 10? Please check all your windows and door for leaks as a result of the storm that came through on Saturday Aug 28, 10. If you noticed any puddled water call Client Services, Condominium Associates, 727.753.9300 and report the problem. They'll file a maintenance request for you so the problem is documented. (NOTE: If you left click on each picture it should expand to full size and you can see the puddled water & drops at the edge of the sill.)
Minutes of Board Meeting Aug 24, 2010, 6:00 PM
From: Bob Beck, IT Board Secretary
Re: Board mtg. minutes for August 24, 2010
Date: August 27, 2010
1. Establish a Quorum/Roll Call--Five of the seven board members were present establishing a quorum. President Kahanu, present; Vice President Muny, present by phone; Treasurer Metelski, absent; Secretary Beck, present; director Klamo, absent; director Bradlow, present; director Kelley, present
2. Call to Order--by President Kahanu at 6:02 PM
Waive reading of the July 27, 2010 minutes--Board voted unanimously to waive reading minutes of July 27, 2010.
3. Approval of the July 27, 2010 minutes--Board voted unanimously to approve minutes of July 27, 2010.
4. Financial Report--Kahanu reviewed the summary of the July financials that Metelski had prepared for the meeting. (Note: The July financials can be obtained by going to www.condominiumassociates.com and downloading them or by calling Client Services, (727) 753-9300 and asking them to mail you a copy. There is a small charge for mailing.)
Master (7)-- MTD was over budget $4,057 or 17.5%; YTD was under budget by $2,227, or 1.4%. The major unfavorable accounts were admin a/c by ($2,632) 8%, caused by unfavorable legal and professional fees by 11% ($1,352) and office and admin. by 62% (1,309). The utility a/c by ($5,666) 10.5% , caused by water expense unfavorable by 29% ($5,633) These unfavorable a/c's were offset by favorable results in the repairs and maintenance a/c by $3,175 8%, and the insurance a/c by $5735, 21%.
East (15)-- MTD was under budget $1,044, or 5.8%; YTD was under budget by $8, 571, or 7%. This was mainly from favorable results in repairs and maintenance of 27% at $2,864 and insurance by 21% at $5,655.
West (22)--MTD was over budget $437, or .2%; YTD was under budget by $2,593, or 2%. This was made up mainly by unfavorable results in repairs and maintenance of 26% at ($3,039), offset by favorable insurance expense of $5,476, 21%.
5. Property Management's Report--(1) Steve will retire as of Oct. 1, 2010. CA has selected a replacement. Kahanu stated that Steve has been instrumental in the transition of the property management company, Condominium Associates, assuming complete day-to-day operational control of the Association's properties and affairs. This transfer of responsibility has resulted in the association being run in a more professional and consistent manner. Kahanu stated that the IT Board is now out of the day-to-day operations and mainly provides guidance and consent. (2) New maintenance man. Luis Arroyo was hired and his hours are Monday-Friday, 8:00 AM-12:00 PM. Jose2 has a new work schedule that conflicts with working at ITC. This new schedule will last for about 6 months. It is possible that Jose2 will return at the end of this 6 month project. Luis was recommended by Jose2 and Raul of Complete Property Services (CPS). (3) Elevator upgrades/repairs required for certification. This project started last week. There will be some down time on each elevator to complete the repairs. (4) Found bike. Steve found a bike during one of his walks-through the property. B. Beck said it was left by a previous, now deceased, owner. The previous owner's daughter and owner of the property was notified and didn't want the bike. Consequently, it's "up for grabs." (5) Water in the clubhouse ladies' room. The problem was inspected by Ted Graham, KWA and Raul Cartagena, CPS, in order to determine if this was a warranty issue. After inspection, they concluded that it was not. The water was leaking into the A/C room through the outside wall and then flowing under the common wall into the ladies room. CPS provided a quote on the needed repairs. (6) 105E complaint of mold. Ted Graham and Raul Cartagena inspected the concrete behind the mold and didn't find any evidence of water intrusion. They concluded that the mold was the result of constant high humidity in 105E. Steve will send the owner a letter with the results of the inspection and the conclusion.
6. Unfinished Business--(1) Pool Heaters. The committee did not meet this month due to scheduling conflicts. The next meeting is scheduled for Tuesday, Oct 19, 2010, at 6:00 PM. (2) Pool Fence. This project was previously approved but is currently on hold for two reasons: first, the permit conflicts with the city over the height and fence wings at the seawall. Second, concerns over the impact on the pool fence with the anticipated construction needed to restore the pool/spa area. Until these issues are resolved the pool fence project is on hold. Kahanu will schedule a meeting with Mr. Rick Johnson, Director of the Dunedin Permit Department, to resolve the conflicts. The board originally approved a five foot fence, but Dunedin will only permit a four foot fence. Also, they won't allow the fence wings at the sea wall. Steve asked the contractor to quote a 4 foot fence. The contractor re-quoted $5,985 for installing a four foot fence. (3) Kitchen Renovations. At the last meeting the board had voted to ask the membership to eliminate the stove as a common element. The board also agreed to have the attorney write the letter. Kahanu will coordinate this with the attorney. (4) Kayak Storage Rack. Kahanu reviewed the quote from Blue Chip Construction to construct an expandable canoe/kayak rack for $625.00. He requested that the project be put on hold until some of the other projects are completed. (5) Perimeter Fence. Steve and Kahanu summarized the situation to date. We have a quote ($17,900) for a six foot high white aluminum perimeter fence that would run along the grass boundary north of the parking lots and connect into the sides of both towers and the grass boundary, north of the parking lots and connect into the sides of both towers and the club house. This would effectively fence off and secure the area from trespassers. Kahanu summarized the increasing incidents of trespassers this year to include trespassers being picked up by boats along the seawall. Two issues are still left to be resolved. First, can we get the permitting? Second, are there sufficient gates to permit large equipment (power mowers, backhoe) access to the fenced part of the property? Kahanu and Steve will resolve these issues. Kahanu is scheduling to resolve these last issues and will call for a vote during the next month's meeting.
7. New Business--(1) Building drainage for south side of West Tower. The drainage system for the south side of the Wet Tower is complete and seems to be working. (2) Landscape Improvements. Beck received a quote for additional plantings by the landscaping contractor. Summit Lawn Care quoted $1200.00, which is covered in the 2010 budget. The planting will be as follows: 15 Crepe Myrtle trees in red, pink and white which will be planted in front of both buildings, parking lot side between the front lots and the street. Also, plants, Variegated Ligustrums, which match the existing ones will be planted between the car spaces which directly face the water, growing with the existing plants to a height of five or six feet will help shield cars from sea spray. Kahanu asked Beck and Steve to coordinate the plans for the plantings and the perimeter fence to insure that the two projects are integrated properly. (3) Unit Owner Violations. Kahanu reviewed the options that can be taken when a resident violates the rules or bylaws. First, a letter is sent out and then the resident is taken to arbitration. The loser pays all court costs. If the Association wins, this would mean the resident would owe approximately $2,000. (4) Bike storage-reserved but unused bike spaces. We sent out 15 letters to owners who reserved bike spaces but are not using said spaces. Only six of the fifteen responded that they intend to use their reserved spaces. Carmen has requested that the board send out a follow-up letter stating that each owner has 60 days to start using the space, or it will be given to the owners on the waiting list. Carmen will provide Steve and the board with the names of all.
8. Unit Owner Letters and Concerns--(1) Carmen Walsh (705W) - Missing Screens. She reminded the board that her missing screens have not been re-installed. Steve will check into it with the window company.(2) Bob Beck (102W) Broken window west lobby. Reminded the Board that the broken window has not been resolved. (3) Leon Bradlow (404W) Gas gauge for the propane tanks. Asked if a gas gauge could be installed on the grill. Beck said that we had a gauge and it was stolen about one month after it was purchased. Kahanu told Steve to buy a new gauge for the grill. Steve said we now have three back-up tanks of propane available. (4) Carmen Walsh (705W)- Personal items are being put on the walkways. Carmen has found shoes and other items left on the walkways. She has told some residents when she sees them. Steve said he walks the buildings as much as possible and whenever he sees a problem he contacts the resident about it. Kahanu suggested sending everyone a letter. Steve recommended against it, questioning whether it was worth the cost of sending a letter to 86 residents/owners when only a couple are in violation. Steve said it was more cost effective to send the letters out to the specific residents who are in violation. Steve's recommendation was accepted.
9. Adjournment--7:15 PM
Respectfully Submitted,
Robert W. Beck
Secretary, Island Towers Condominium Board of Directors
Re: Board mtg. minutes for August 24, 2010
Date: August 27, 2010
1. Establish a Quorum/Roll Call--Five of the seven board members were present establishing a quorum. President Kahanu, present; Vice President Muny, present by phone; Treasurer Metelski, absent; Secretary Beck, present; director Klamo, absent; director Bradlow, present; director Kelley, present
2. Call to Order--by President Kahanu at 6:02 PM
Waive reading of the July 27, 2010 minutes--Board voted unanimously to waive reading minutes of July 27, 2010.
3. Approval of the July 27, 2010 minutes--Board voted unanimously to approve minutes of July 27, 2010.
4. Financial Report--Kahanu reviewed the summary of the July financials that Metelski had prepared for the meeting. (Note: The July financials can be obtained by going to www.condominiumassociates.com and downloading them or by calling Client Services, (727) 753-9300 and asking them to mail you a copy. There is a small charge for mailing.)
Master (7)-- MTD was over budget $4,057 or 17.5%; YTD was under budget by $2,227, or 1.4%. The major unfavorable accounts were admin a/c by ($2,632) 8%, caused by unfavorable legal and professional fees by 11% ($1,352) and office and admin. by 62% (1,309). The utility a/c by ($5,666) 10.5% , caused by water expense unfavorable by 29% ($5,633) These unfavorable a/c's were offset by favorable results in the repairs and maintenance a/c by $3,175 8%, and the insurance a/c by $5735, 21%.
East (15)-- MTD was under budget $1,044, or 5.8%; YTD was under budget by $8, 571, or 7%. This was mainly from favorable results in repairs and maintenance of 27% at $2,864 and insurance by 21% at $5,655.
West (22)--MTD was over budget $437, or .2%; YTD was under budget by $2,593, or 2%. This was made up mainly by unfavorable results in repairs and maintenance of 26% at ($3,039), offset by favorable insurance expense of $5,476, 21%.
5. Property Management's Report--(1) Steve will retire as of Oct. 1, 2010. CA has selected a replacement. Kahanu stated that Steve has been instrumental in the transition of the property management company, Condominium Associates, assuming complete day-to-day operational control of the Association's properties and affairs. This transfer of responsibility has resulted in the association being run in a more professional and consistent manner. Kahanu stated that the IT Board is now out of the day-to-day operations and mainly provides guidance and consent. (2) New maintenance man. Luis Arroyo was hired and his hours are Monday-Friday, 8:00 AM-12:00 PM. Jose2 has a new work schedule that conflicts with working at ITC. This new schedule will last for about 6 months. It is possible that Jose2 will return at the end of this 6 month project. Luis was recommended by Jose2 and Raul of Complete Property Services (CPS). (3) Elevator upgrades/repairs required for certification. This project started last week. There will be some down time on each elevator to complete the repairs. (4) Found bike. Steve found a bike during one of his walks-through the property. B. Beck said it was left by a previous, now deceased, owner. The previous owner's daughter and owner of the property was notified and didn't want the bike. Consequently, it's "up for grabs." (5) Water in the clubhouse ladies' room. The problem was inspected by Ted Graham, KWA and Raul Cartagena, CPS, in order to determine if this was a warranty issue. After inspection, they concluded that it was not. The water was leaking into the A/C room through the outside wall and then flowing under the common wall into the ladies room. CPS provided a quote on the needed repairs. (6) 105E complaint of mold. Ted Graham and Raul Cartagena inspected the concrete behind the mold and didn't find any evidence of water intrusion. They concluded that the mold was the result of constant high humidity in 105E. Steve will send the owner a letter with the results of the inspection and the conclusion.
6. Unfinished Business--(1) Pool Heaters. The committee did not meet this month due to scheduling conflicts. The next meeting is scheduled for Tuesday, Oct 19, 2010, at 6:00 PM. (2) Pool Fence. This project was previously approved but is currently on hold for two reasons: first, the permit conflicts with the city over the height and fence wings at the seawall. Second, concerns over the impact on the pool fence with the anticipated construction needed to restore the pool/spa area. Until these issues are resolved the pool fence project is on hold. Kahanu will schedule a meeting with Mr. Rick Johnson, Director of the Dunedin Permit Department, to resolve the conflicts. The board originally approved a five foot fence, but Dunedin will only permit a four foot fence. Also, they won't allow the fence wings at the sea wall. Steve asked the contractor to quote a 4 foot fence. The contractor re-quoted $5,985 for installing a four foot fence. (3) Kitchen Renovations. At the last meeting the board had voted to ask the membership to eliminate the stove as a common element. The board also agreed to have the attorney write the letter. Kahanu will coordinate this with the attorney. (4) Kayak Storage Rack. Kahanu reviewed the quote from Blue Chip Construction to construct an expandable canoe/kayak rack for $625.00. He requested that the project be put on hold until some of the other projects are completed. (5) Perimeter Fence. Steve and Kahanu summarized the situation to date. We have a quote ($17,900) for a six foot high white aluminum perimeter fence that would run along the grass boundary north of the parking lots and connect into the sides of both towers and the grass boundary, north of the parking lots and connect into the sides of both towers and the club house. This would effectively fence off and secure the area from trespassers. Kahanu summarized the increasing incidents of trespassers this year to include trespassers being picked up by boats along the seawall. Two issues are still left to be resolved. First, can we get the permitting? Second, are there sufficient gates to permit large equipment (power mowers, backhoe) access to the fenced part of the property? Kahanu and Steve will resolve these issues. Kahanu is scheduling to resolve these last issues and will call for a vote during the next month's meeting.
7. New Business--(1) Building drainage for south side of West Tower. The drainage system for the south side of the Wet Tower is complete and seems to be working. (2) Landscape Improvements. Beck received a quote for additional plantings by the landscaping contractor. Summit Lawn Care quoted $1200.00, which is covered in the 2010 budget. The planting will be as follows: 15 Crepe Myrtle trees in red, pink and white which will be planted in front of both buildings, parking lot side between the front lots and the street. Also, plants, Variegated Ligustrums, which match the existing ones will be planted between the car spaces which directly face the water, growing with the existing plants to a height of five or six feet will help shield cars from sea spray. Kahanu asked Beck and Steve to coordinate the plans for the plantings and the perimeter fence to insure that the two projects are integrated properly. (3) Unit Owner Violations. Kahanu reviewed the options that can be taken when a resident violates the rules or bylaws. First, a letter is sent out and then the resident is taken to arbitration. The loser pays all court costs. If the Association wins, this would mean the resident would owe approximately $2,000. (4) Bike storage-reserved but unused bike spaces. We sent out 15 letters to owners who reserved bike spaces but are not using said spaces. Only six of the fifteen responded that they intend to use their reserved spaces. Carmen has requested that the board send out a follow-up letter stating that each owner has 60 days to start using the space, or it will be given to the owners on the waiting list. Carmen will provide Steve and the board with the names of all.
8. Unit Owner Letters and Concerns--(1) Carmen Walsh (705W) - Missing Screens. She reminded the board that her missing screens have not been re-installed. Steve will check into it with the window company.(2) Bob Beck (102W) Broken window west lobby. Reminded the Board that the broken window has not been resolved. (3) Leon Bradlow (404W) Gas gauge for the propane tanks. Asked if a gas gauge could be installed on the grill. Beck said that we had a gauge and it was stolen about one month after it was purchased. Kahanu told Steve to buy a new gauge for the grill. Steve said we now have three back-up tanks of propane available. (4) Carmen Walsh (705W)- Personal items are being put on the walkways. Carmen has found shoes and other items left on the walkways. She has told some residents when she sees them. Steve said he walks the buildings as much as possible and whenever he sees a problem he contacts the resident about it. Kahanu suggested sending everyone a letter. Steve recommended against it, questioning whether it was worth the cost of sending a letter to 86 residents/owners when only a couple are in violation. Steve said it was more cost effective to send the letters out to the specific residents who are in violation. Steve's recommendation was accepted.
9. Adjournment--7:15 PM
Respectfully Submitted,
Robert W. Beck
Secretary, Island Towers Condominium Board of Directors
Sunday, August 22, 2010
Minutes Board Meeting Jul 27, 10, 6:00 PM
To: Island Towers Association Board of Directors
From: Robert W. Beck, Association Secretary
Re: Minutes of the July 27, 2010, Board meeting
Date: August 15, 2010
1. Establish a Quorum/ Roll Call--President Kahanu, present; Vice President Muny, present by phone; Secretary Beck, absent; Treasurer Metelski, present by phone; Director Klamo, present; Director Bradlow, present; Director Kelley, present
2. Call to Order--by President Kahanu at 6:00 PM
Waive Reading of Minutes of June 22, 2010--Motion made and seconded. Motion carried unanimously.
3. Approval of Minutes of June 22, 2010--Motion made and seconded. Motion for approval carried unanimously.
4. Financial Report--June 2020 financial report. Treasurer Metelski: Master (7) slightly over for the MTD (3.7 % or $880) and still under for the YTD (4.5% or $6,314). East (14) MTD (under 1.8% or $317), YTD (under 7% or $7,527). West MTD (over 17.5% or $3,176), YTD (under 2.8% or $3,030.
5. Property Management's Report--Steve Carpenter of Condominium Associates. (1) Drainage project for west tower has started. (2) The pool spa was disconnected because we could not comply with the new safety codes that went into effect July 2010. (3) Just received the new BB&T Visa credit card. Card was opened so that Board members would not have to use their personal credit cards when making purchases for ITC. (4) Warranty issues: Complete Property Service will be here next week, Friday, to look at the water intrusion in the ladies room of the clubhouse as well as other issues discussed in Raul's letter dated 7/23/10. (5) Maintenance Complaint: Steve received a complaint about mold in 105E. (6) The last elevator inspection resulted in a number of repairs that must be done in order to get our licenses renewed. GE quoted $8,820 to correct the problems cited in the report. Board voted unanimously to do the work; however, they want Steve to double check the discrepancies and confirm each is correct and necessary.
6. Unfinished Business: (1) Pool Heaters. On hold for now. Waiting on input from the pool /spa committee. Kahanu reminded the committee members that the two important issues for the next meeting are: The appointment of a new Chairman and the recommendation of three companies/individuals to be project manager. (2) Pool Fence. Approved but on hold for now because of code conflicts. Kahanu will try to meet with Rick Johnson, Director of the Dunedin Permit Department. (3) Kitchen renovations. Based on the latest quotes received from Steve, the Board voted unanimously to take the issue of stove replacement to a membership vote. The Board wants to recommend to the membership that the stove NOT be replaced. (4) Fire stand pipe water leaks. Steve was worried that this repair would cost over $3,000; however, the actual cost was $500. (5) Kayak storage rack. Blue Chip Construction's quoted $625 to construct a canoe/kayak rack. This rack will hold 18 canoes or double the number of kayaks and will be expandable.
7. New Business: (1) Seawall maintenance. Hold until fall. (2) Perimeter Fence. Kahanu reviewed the quote Steve received for a perimeter fence. This quote would tie the fences and the buildings together. It would fence off all the grass areas north of the parking lots and buildings. Kahanu stated that at a cost of $17,900, the project seemed very doable. Kahanu further stated that the Board was authorized to vote on installing the fence. There are two exceptions to the normal requirement for membership approval of any alterations to the common elements. The exceptions are: code compliance and security. One of the most common security issues is trespassers. Since trespassers are a current problem and getting worse, the Board is authorized to make any alterations necessary to secure the ground from said trespasser. Kahanu said that Joe, the finance committee and Lisa Pizone will look at the current budget, tasked with recommending the best way to fund the project. He was hopeful that the Board would be able to vote on this issue at the August meeting. (2) Delinquent account rent collection. Last month Steve handed out info on changes that go into effect July 1, 2010. CA has been figuring out how to put the changes into effect. Rand has sent out a protocol. We will need to vote on CA's protocol at the August meeting. (3) Yearend financial report. The audit is done. CA will help us find a new auditor.
The current auditor is too unresponsive.
8. Unit owner letters and concerns: (1) Complaint against an owner for improper use of the pool side rinse shower. The Board received a complaint about an owner using the poolside rinse shower to shampoo his hair. (2) Jodie Cannon--West Tower back door not closing. (3) West tower stairwell door not closing properly. (4) Emergency notification system. Steve suggested that we consider establishing an emergency notification system. (5) Trespassers. Two more incidents: The west pool gate broken and a trench dug under the northwest side of the pool fence just before the seawall. (All the more important to get a perimeter fence installed.)
9. Adjournment.
Respectfully submitted,
Robert W. Beck
Island Towers Association Secretary
From: Robert W. Beck, Association Secretary
Re: Minutes of the July 27, 2010, Board meeting
Date: August 15, 2010
1. Establish a Quorum/ Roll Call--President Kahanu, present; Vice President Muny, present by phone; Secretary Beck, absent; Treasurer Metelski, present by phone; Director Klamo, present; Director Bradlow, present; Director Kelley, present
2. Call to Order--by President Kahanu at 6:00 PM
Waive Reading of Minutes of June 22, 2010--Motion made and seconded. Motion carried unanimously.
3. Approval of Minutes of June 22, 2010--Motion made and seconded. Motion for approval carried unanimously.
4. Financial Report--June 2020 financial report. Treasurer Metelski: Master (7) slightly over for the MTD (3.7 % or $880) and still under for the YTD (4.5% or $6,314). East (14) MTD (under 1.8% or $317), YTD (under 7% or $7,527). West MTD (over 17.5% or $3,176), YTD (under 2.8% or $3,030.
5. Property Management's Report--Steve Carpenter of Condominium Associates. (1) Drainage project for west tower has started. (2) The pool spa was disconnected because we could not comply with the new safety codes that went into effect July 2010. (3) Just received the new BB&T Visa credit card. Card was opened so that Board members would not have to use their personal credit cards when making purchases for ITC. (4) Warranty issues: Complete Property Service will be here next week, Friday, to look at the water intrusion in the ladies room of the clubhouse as well as other issues discussed in Raul's letter dated 7/23/10. (5) Maintenance Complaint: Steve received a complaint about mold in 105E. (6) The last elevator inspection resulted in a number of repairs that must be done in order to get our licenses renewed. GE quoted $8,820 to correct the problems cited in the report. Board voted unanimously to do the work; however, they want Steve to double check the discrepancies and confirm each is correct and necessary.
6. Unfinished Business: (1) Pool Heaters. On hold for now. Waiting on input from the pool /spa committee. Kahanu reminded the committee members that the two important issues for the next meeting are: The appointment of a new Chairman and the recommendation of three companies/individuals to be project manager. (2) Pool Fence. Approved but on hold for now because of code conflicts. Kahanu will try to meet with Rick Johnson, Director of the Dunedin Permit Department. (3) Kitchen renovations. Based on the latest quotes received from Steve, the Board voted unanimously to take the issue of stove replacement to a membership vote. The Board wants to recommend to the membership that the stove NOT be replaced. (4) Fire stand pipe water leaks. Steve was worried that this repair would cost over $3,000; however, the actual cost was $500. (5) Kayak storage rack. Blue Chip Construction's quoted $625 to construct a canoe/kayak rack. This rack will hold 18 canoes or double the number of kayaks and will be expandable.
7. New Business: (1) Seawall maintenance. Hold until fall. (2) Perimeter Fence. Kahanu reviewed the quote Steve received for a perimeter fence. This quote would tie the fences and the buildings together. It would fence off all the grass areas north of the parking lots and buildings. Kahanu stated that at a cost of $17,900, the project seemed very doable. Kahanu further stated that the Board was authorized to vote on installing the fence. There are two exceptions to the normal requirement for membership approval of any alterations to the common elements. The exceptions are: code compliance and security. One of the most common security issues is trespassers. Since trespassers are a current problem and getting worse, the Board is authorized to make any alterations necessary to secure the ground from said trespasser. Kahanu said that Joe, the finance committee and Lisa Pizone will look at the current budget, tasked with recommending the best way to fund the project. He was hopeful that the Board would be able to vote on this issue at the August meeting. (2) Delinquent account rent collection. Last month Steve handed out info on changes that go into effect July 1, 2010. CA has been figuring out how to put the changes into effect. Rand has sent out a protocol. We will need to vote on CA's protocol at the August meeting. (3) Yearend financial report. The audit is done. CA will help us find a new auditor.
The current auditor is too unresponsive.
8. Unit owner letters and concerns: (1) Complaint against an owner for improper use of the pool side rinse shower. The Board received a complaint about an owner using the poolside rinse shower to shampoo his hair. (2) Jodie Cannon--West Tower back door not closing. (3) West tower stairwell door not closing properly. (4) Emergency notification system. Steve suggested that we consider establishing an emergency notification system. (5) Trespassers. Two more incidents: The west pool gate broken and a trench dug under the northwest side of the pool fence just before the seawall. (All the more important to get a perimeter fence installed.)
9. Adjournment.
Respectfully submitted,
Robert W. Beck
Island Towers Association Secretary
Saturday, August 21, 2010
Minutes President/Property Manager's Meeting Aug 17, 2010, 10:45 AM
Minutes of the President/Prop Mgr Meeting Aug 17, 10, 10:45 AM.:
1. Signed checks: signed the weekly checks.
2. Agenda: add the following to the agenda:
a. Dog on property: There were two separate incidents where dogs were reported on the property. A different dog was identified coming out, or in to units 103W, & 202W.
b. Additional Bike storage: see #3.
3. Bike Storage Update: 15 letters went out to owners who were not using their bike space. There were 6 responses. Put it on the Agenda. We should vote to remove to the spaces from the owners who failed to respond and give them to someone who is currently on the waiting list. Also include on the agenda a recommendation for new bike storage in the towers specifically the first floor and some on the upper floors.
4. Outside vendors:
a. Rick’s Pool Service and Sunshine Electric: Rick’s advised Steve that the electrical problems were beyond their capability. Steve referred the job to Sunshine. They will replace the light in the pool and repair the pool junction box.
5. Shower, men room: shower control knob is pulled away from . Friends has been contracted to do the work.
6. Work in 102W & 105W done by Bluechip: was finished this past week.
7. 105E-Mildew: Raul Cartagena, Complete Property Services and Ted Graham, Project Engineer for the Renovations, looked at the problem & concluded that mold was NOT the result of water intrusion. This was determined after Bluechip removed the dry wall where the mold had been observed and Raul & Ted had inspected the underlying concrete. Raul & Ted believe that the mold is the result of long term uncontrolled high humidity inside the unit. After the inspection, Bluechip repaired the openings in the drywall. The owner needs to be advised that there was no evidence of any leaking and that the mold is the result of negligence NOT casualty. Bluechip charged $105.00. I advised Steve that it was my understanding that the previous renter had complained about the same problem, and the owner had done nothing to address the complain, so that renter left.
8. Maint Request 115170-Roof rain drainage running down the outside wall behind the downspout adjacent to the #1 stack balconies: Steve can’t determine if there is a problem or how bad it is until there is another rain. He inspected the area of the roof that drains the cited downspout and couldn’t find any evidence of a problem. He asked me to try and get pictures or any further info during the next storm. Inform John Richardson of the situation and ask him to keep an eye on things during the next rain storm.
9. Electric door lock Jammed- East tower: Someone had jammed something in the lock to force the door open. Acme Locksmith put on a guard plate on the east & west front door.
10. Temporary replacement for Jose2 Crescimbeni: Lewis Arroyo has been hired on a temporary basis to fill in for Jose2. Starting scale is $11.00/hr. Work schedule is M-F, 8-12:00 PM. Jose2 will be working a job in Tampa for the next 6 month, and will start up again after that job is finished.
That summarizes the topics that were discussed.
1. Signed checks: signed the weekly checks.
2. Agenda: add the following to the agenda:
a. Dog on property: There were two separate incidents where dogs were reported on the property. A different dog was identified coming out, or in to units 103W, & 202W.
b. Additional Bike storage: see #3.
3. Bike Storage Update: 15 letters went out to owners who were not using their bike space. There were 6 responses. Put it on the Agenda. We should vote to remove to the spaces from the owners who failed to respond and give them to someone who is currently on the waiting list. Also include on the agenda a recommendation for new bike storage in the towers specifically the first floor and some on the upper floors.
4. Outside vendors:
a. Rick’s Pool Service and Sunshine Electric: Rick’s advised Steve that the electrical problems were beyond their capability. Steve referred the job to Sunshine. They will replace the light in the pool and repair the pool junction box.
5. Shower, men room: shower control knob is pulled away from . Friends has been contracted to do the work.
6. Work in 102W & 105W done by Bluechip: was finished this past week.
7. 105E-Mildew: Raul Cartagena, Complete Property Services and Ted Graham, Project Engineer for the Renovations, looked at the problem & concluded that mold was NOT the result of water intrusion. This was determined after Bluechip removed the dry wall where the mold had been observed and Raul & Ted had inspected the underlying concrete. Raul & Ted believe that the mold is the result of long term uncontrolled high humidity inside the unit. After the inspection, Bluechip repaired the openings in the drywall. The owner needs to be advised that there was no evidence of any leaking and that the mold is the result of negligence NOT casualty. Bluechip charged $105.00. I advised Steve that it was my understanding that the previous renter had complained about the same problem, and the owner had done nothing to address the complain, so that renter left.
8. Maint Request 115170-Roof rain drainage running down the outside wall behind the downspout adjacent to the #1 stack balconies: Steve can’t determine if there is a problem or how bad it is until there is another rain. He inspected the area of the roof that drains the cited downspout and couldn’t find any evidence of a problem. He asked me to try and get pictures or any further info during the next storm. Inform John Richardson of the situation and ask him to keep an eye on things during the next rain storm.
9. Electric door lock Jammed- East tower: Someone had jammed something in the lock to force the door open. Acme Locksmith put on a guard plate on the east & west front door.
10. Temporary replacement for Jose2 Crescimbeni: Lewis Arroyo has been hired on a temporary basis to fill in for Jose2. Starting scale is $11.00/hr. Work schedule is M-F, 8-12:00 PM. Jose2 will be working a job in Tampa for the next 6 month, and will start up again after that job is finished.
That summarizes the topics that were discussed.
Board Meeting Minutes Jun 22, 2010, 6:00 PM
AGENDA
1. Establish a Quorum/Roll Call. Present: Kahanu, Muny (by phone), Beck, Bradlow (showed up later in meeting), Kelly, and Klamo. Absent: Metelski. Five of seven were present and a quorum was established.
2. Call to Order. President Kahanu call the meeting order at 6:06 PM.
3. Approval of the May 25, 2010 meeting minutes. The Board voted unanimously to waive reading of the May 25, 10 minutes. The Board then voted unanimously to approve the May 25, 10 minutes.
4. Financial Report.
a. May Financial Report: is available from Condominium Associates (CA), call Client Services at, 727.573.9300; or download from CA’s web site, www.condominiumassociates.com, or read at the blog site, www.islandtowersdunedin.blogspot.com. We were under budget in all three operational accounts. The Master (7) was under Budget MTD/YTD by 13.9%/6/5%; the East (15) was under by 11.8%/8.1%; and the West (22) was under by 11.5%/7.3%.
b. Foreclosures Updates: ITC’s foreclosure rate is 3.4%. The average association foreclosure rate is 10-15% with a lot of associations sustaining rates over 40%. Listed below are updates on the three units that are either in, or going through, the foreclosure process.
1. 402W: Almost through foreclosure. There is nothing else to do but wait until the lender gets the property. Once that is completed, the lender will pay us either 1% or 12 months of maintenance fees. Once that is completed we’ll know exactly how much is still owed us. If there is any chance of collecting all or some part of the balance, we’ll probably have a collection agent attempt to collect it. In this case, both owners are deceased, and there probably won’t be any opportunity to collect anything.
2. 705E: We are currently in litigation with this owner and can’t discuss the matter until the litigation is complete.
3. 403E: The lender started the foreclosure process in Dec 09 in circuit court. The average time required to complete foreclosure is about 18-24 months in circuit court. The lender is 6 months into the process. This would imply that the process will take an average of 12-18 more months to complete. We can foreclose in county court, and the process would take about 4-6 months and cost $2,500-3,000. Once we foreclose, we could fix the unit up and rent it for around $1,200/month. During the last two meetings, comments were made that we should do more to collect our money. Katz might be a good foreclosure test case to see if we can do better than waiting around for the lender to finish the foreclosure process. Richardson brought up some important questions that need to be resolved with the attorney before a decision can be made. First, if we foreclose do we lose our right to 1% or 12 months in maintenance fees when the lender completes the foreclosure. Second, if the mortgage is small enough there may be an incentive for the lender to go faster because the property can be sold for a profit or breakeven. Third, the laws have recently changed. Do these changes have any implications on our decision to foreclose in county court? He also suggested an alternative to foreclosure. He proposed that we contact the lender and negotiate to get the right to rent the property without taking it into foreclosure. He volunteered to investigate and advise the Board. Kahanu will get the attorney to give further clarifications of the questions Richardson raised. The Board voted unanimously to investigate the options to foreclose in county court, or to negotiate with the lender to rent the unit.
c. Writing off delinquencies: The delinquencies should be written off only when the following process is complete: Once the foreclosure is completed, the lender will then pay ITC either 1%, or 12 months of maintenance fee. Once this is done we’ll know exactly how much money is still owed to us by the delinquent ex-owner. We then refer the matter to a collection agency to see if we can collect anything. If this fails, we write off the final amount of delinquency.
d. 2009 Audited Financial Report: We are waiting on the final report. The auditor had questions regarding outstanding delinquencies, and whether they should be written off in 2009. Based on guidance from our attorney, the auditor was told, on Jun 18, 10, not to write off the delinquencies in 2009. The debt shouldn’t be written off until the foreclosure process is completed and the lender has made the final payment to us (1% or 12 months of maintenance fees). At that point we’ll have an accurate final number to write off.
5. Property Management's Report.
a. Maintenance: Maintenance Issues: 9 New maintenance requests, completed 4, outstanding 7. Warranty issue outstanding =6. Most of them are painting issues. They’ll probably have Jose 2 do the work on their time.
b. Project Updates:
1. West tower fire pump controller was complete.
2. Wheel chair ramp, & damaged curb was repaired. We didn’t pay for the damaged curb.
3. 30 door closures were installed.
4. Legislative changes effective Jul 10, 10: Carpenter gave the Board copies of the key changes that effect Florida condominium associations. Some changes to 718 make it easier for associations to collect maintenance fees.
5. Should we write off the current delinquencies now?: The legal answer is no. We should wait until the foreclosure process is complete and the lender pays the association off.
6. Letter to accountant: The accountant had raised questions on writing off delinquencies in 2009. We notified him on Jun 18, 10, not to write the delinquencies off. Kahanu stated that based on guidance from the attorney we should wait to write off the debt until the foreclosure process is finalized, we’ve been paid by the lender, and we’ve attempted to collect the final delinquencies.
7. New towing contract: We had an occasion last week to tow a vehicle and discovered that our current towing company, Bradford Towing, is no longer in business. We then signed a new contract with Caladesi Mobile, Inc. They tow 24/7 and have in house towing capacity to handle a 35 foot RV. They can subcontract for anything bigger and respond on short notice.
8. Carpenter on vacation first week of July.
9. Landscaping: Beck updated the Board on landscaping issues. He talks with Summit on a weekly basis. They are considering crepe myrtles along the southern border of the parking lot between the hedge and the street. Summit will move some crepe myrtles to perform better. Summit noticed that some there were some irregularities in the irrigation process. The East building area was not getting the proper amount of irrigation. They corrected the problem. Klamo asked about the status of hedges for wind brake by the parking lots. Beck said nothing has been finalized yet, but it’ll probably be the next thing done.
6. Unfinished Business:
a. Heating the spa/pool. Because of the time required to review and discuss this issue the Board has decided to separate the spa/pool issue into its own monthly special meeting. This monthly special meeting will be held the third Tuesday of each month until further notice otherwise. This will give the Board two opportunities per month, to review, resolve and vote on any questions. Kahanu summarized the important points of the first Special Board Meeting held the prior Tuesday, Jun 15, 10.
1. ITC has never had a heated pool: All documents have been reviewed, and it is clear that ITC has never had a heated pool, only a heated spa.
2. The spa heater is obsolete/inoperable: The committee has advised the Board that the heating equipment is no longer functional and even if repaired no one will guarantee if or how long it will work. It is obsolete.
3. Effective Jul 1, 10, the spa’s water circulation system will be shut down indefinitely: On Jul 1, 10, new safety code requires that the all spas use a top gravity drained circulation system. Our system uses bottom suction to circulate the water. Consequently, we’ll have to turn off the water circulation system to the spa until it can be made code compliant.
4. The Board is required to restore the heated spa and make it code compliant: The estimated basic cost of items #2 & 3 is $20,000-25,000, but Kahanu believes that it is more like $30,000-35,000. Whatever the cost, the Board is required by law to restore the spa, and make is code compliant. The Board does NOT need permission of the membership to accomplish these tasks.
5. The Board should consider other viable options before making its decision on restoring the spa: Before making a decision to restore the spa, the Board wants to review all viable options. Once the Board has reviewed all the viable options it can make a completely informed decision to restore the spa, or ask the membership to consider an alternative plan. Some of the other alternatives are heating the pool as well as the spa, and a complete remodeling of the pool/spa area.
6. Hiring a project manager for the spa/pool heating project: The committee will find three viable candidates for the job of pool project manager. This person will be tasked with: securing three quotes for the restoring the spa, making recommendations on heating the pool as well as the spa, making recommendations on a complete remolding of the pool/spa area, and managing the project to completion.
b. Pool fence: This project was approved by the Board two months ago. However, the city won’t approve the design that we specified to the contractor. The City won’t allow us to have a fence higher than 4’; we specified a 5’ fence. Also, the City won’t allow us to have wing walls (the extensions that go out beyond the sea wall). Without the wing wall someone can just walk around the fence at the seawall. The Fire Marshall wants the fence changed, but the City won’t let us do it. The two departments seem in direct conflict. Kahanu will schedule a meeting with Rick Johnson to discuss waiver possibilities. Gandolfo asked about fencing around the property as an alternative. Kahanu stated that a fence around the property will be discussed later under owners’ concerns. Kahanu stated that regardless of whether we have a perimeter fence, we are still required to have a fence around the pool.
c. Building drainage. Kahanu had put the project on hold two meetings ago because of concerns about drainage problems resulting from the side walk project (the other project Nichols had done for us). Kahanu had asked that this project be put on hold until Nichols addressed the problems created by the side walk installation. Kahanu’s contention was that Nichols should have recognized the potential for drainage problems and raised them during the design specification process. Kahanu expressed the concern that if Nichols couldn’t recognize potential drainage risk on the side walk, how could Nichols be trusted to handle a much bigger drainage issue like the south side of the West Tower. Last week, Nichols, Kahanu, and Carpenter met and Nichols reviewed/explained the problems and the solutions regarding the side walk installation. Both Kahanu and Carpenter were satisfied with his explanation. The conclusions of the meeting were: first, the side walk drainage problems weren’t that obvious and were compounded by the raised grass that was subsequently installed; and second, Nichols was very knowledgeable on drainage. The owner is a practicing civil engineer and most of Nichols’ business comes from solving customer’s drainage problems. Based on these conclusions, Kahanu withdrew his HOLD request on this project. Nichols quoted $12,400 on this project to drain rain and runoff water from the south side of the West Tower. Steve isn’t sure that the Board previously approved this project. Kahanu & Beck thought the project was approved three meetings ago. Steve will review the minutes of the previous meetings before proceeding further. Nichols also recommended that we change the mulch in that area to an aggregate that isn’t susceptible to floatation. The floating mulch would clog any drains installed. Bixler asked if we could get a guarantee. Kahanu said that would be unlikely. Richardson questioned why Nichols didn’t raise concerns about drainage during discussions on the side walk. Kahanu stated that the drainage risk wasn’t as obvious as previously thought and was compounded by other factors not under Nichols’ control. Kahanu reiterated that Nichols had addressed all concerns at the meeting held last week.
d. Kitchen renovations Nothing new report. Carpenter is trying to come up with a way to reinstall the stove and met the Fire Marshall’s requirements without having to install a commercial hooded stove exhaust system and venting it through the roof. Steve is talking to a kitchen company that may have a solution that meets all code requirements, is much less expensive, and eliminates the need to vent through the roof. It would require moving the stove and venting it out through the north outside wall. Carpenter is waiting on the final quote for these modifications. Klamo asked why we can’t get rid of the stove and install a convection oven or something similar. Kahanu stated that replacing the stove with a convection oven had been the original plan. However, the Board had not considered the fact that the stove was a common element and therefore must be maintained by the Board. The Board does NOT have the authority to eliminate the stove. The stove can only be eliminated by a 75% approval vote of the membership. Before the issue presented to the membership, the Board must examine all possible options and then present the issue and options to the membership for a vote. Bixler asked why we have to restore the stove if the bylaws state that there is no cooking allowed on a stove. Kahanu stated that parts of law are often in conflict and this is one of them. However, even if the bylaws say no cooking is allowed, it still doesn’t give the Board the authority to eliminate a common element. Only a 75% vote of the membership can do that. In order to present the question to the membership, the Board has to research all the options and make a considered and well thought out recommendation to the membership. Kahanu stated that this may be a perfect example of where the Board should recommend the elimination of a common element. There appears to be three very good reasons for eliminating the stove as a common element: first, the cost of $10,000-15,000 to bring it to code; second, superior reheating technology exits in the form of microwaves and convection ovens that are cheap and modular; and third, to vent the stove, we’d have to punch a hole through the roof and jeopardize our roof warranty. If anything goes wrong now or later, it’ll cost over $250,000 to replace the roof. Kahanu reiterated that this looks like a perfect example of where it makes sense to eliminate a common element.
7. New Business:
a. Auditor firm change to be considered. The current auditor has become non-responsive. He doesn’t return phone calls or emails. Steve has been directed to find three candidates for the Board to review and vote on as a replacement. The current aditor will finish the 2009 audit. Kahanu stated that we are late on the audit and ultimately it is his fault for not getting the auditor to stay on schedule.
b. Unit owner delinquency. Covered under the financial report.
c. Building waterproofing. North side of the west building. Two water collection/intrusion problems were discovered outside 102W & 105W (Note: the two long walls). Nichols installed a drain in front of 105W that drains to the seawall, and it seems to be working. Last week, Nichols, Kahanu & Carpenter met to formulate a more encompassing solution. The following corrective action formulated: first, install a trench drain in front of both units that connects into deck drains (cut through the side walk) and drains to the top of the seawall (not through it). Secondly, while the trench is open, in front of 105W & 102W, Nichols will waterproof the base of the outer wall of each unit, by applying a waterproof seal to the joint between the wall and the floor. This should prevent further water intrusion. Nichols quoted $3,600 (included in the BOD Pkg). Carpenter was unable to get any other quotes before this meeting. The Board voted unanimously to award Nichols the contract.
d. Fire stand pipe water leaks. When Piper repaired the system, they discovered a loss in pressure that implied a leak in the pipe system. Carpenter was asked to check if we are being charged for the loss water. There is a meter but it doesn’t seem to be turning much implying a minimal loss. Piper can’t identify the exact location of the leak. Carpenter will have to find a leak detection company to locate the leak.
e. Seawall Inspection: Richardson stated we got the inspection report. Mr. Clarson, who conducted the inspection, thought that overall the seawall was in pretty good shape. However, there are some minor maintenance issues that need to be addressed. There are some spider vain cracks that have occurred as a result of settling. These need to be sealed. There are also some light spalding areas that need to be ground out and epoxied. Richardson would like some time to review the report and make a complete presentation at the next meeting. Richardson volunteered to handle this project and the Board accepted his offer.
8. Unit owner letters and concerns.
a. Gandolfo (701E)-Unauthorized vehicles parked at IT & new towing contract: Unauthorized vehicle parked in the entry way to IT. While calling to have the RV towed we discovered that our current towing company, Bradford Towing, was no longer in business. We quickly signed a new towing contract with Caladesi Mobile Inc. Only three people will be authorized to call for a tow: Steve Carpenter-Property Manager, Drago Kahanu-President, and Bob Beck-Secretary. There are very specific rules governing tow that the three designated individuals will have to learn. One of those unique rules governs limited common elements known as reserve parking spaces. The Association can NOT tow an unauthorized vehicle from a reserved parking spot without the written consent of the owner of the space. Normally it is recommended that the owner of space call the towing company and the Association NOT be involved.
b. Lind (505E)- Trespassers: A group of people who don’t live at IT had a boat pick them up at our seawall. They were told that this was private property but hopped the boat anyway. Kahanu stated complaints about trespassers were up over last year. From Jan-May, he received about 2-3/month; however, there have been 5 complaints in June so far. Kahanu believes that the increase is partly due to the side walk that allows for a scenic stroll along the St Joseph Sound. Kahanu predicted that the number of trespassers will increase as more people learn about our scenic promenade. These trespasser ignore signs, so a fence around the property is the only solution. Kahanu stated that we have a quote of $17,900, to fence the property north of the parking lots. This proposal is for a 6’ aluminum fence similar to the one we want to install around the pool, and would include using the buildings as part of the fence. Additionally, even though adding this fence would be an alteration, it does NOT require membership vote, because it’s a security issue. In matters pertaining to code complaints and security, the Board has the right to make alterations on its own and does NOT have obtain the permission of the Membership. Kahanu stated that this is a project that the Board will definitely vote on once some key points are cleared up. These points are financing and code requirements.
c. Gandolfo (701E) – Dog on the grounds: A women was seen walking a small dog on the grounds one night and the following day. Kahanu located the women while she was walking her dog, and told her that the dog wasn’t allowed on the grounds. She was leaving today. Kahanu asked what unit she was visiting she stated 804W. However, it turned out that she was lied about who she was visiting. Supposedly, she got off on the 6th floor and turned left, implying that she was visiting someone 603W, 604W or 605W. When Kahanu knock on each of the doors, no one answered. A description of the women is top of the shoulder length blond hair, medium to light built, about 5’6” tall, walking a small long bodied short legged dog with long brown (with black shaded spots) haired.
d. Kendler (803W)-Security Code: Raised concerns about who should get the security access code. Based on those concerns, the Board voted unanimously to eliminate use of access codes, go back to restricting access to key holder only. The Board also voted unanimously to forbid leaving the security door open during the day for contractors. The Board also voted unanimously to allow the following individual to have security keys to : Steve Carpenter/CA (he controls all security keys, maintains the key log, and orders new keys), the Fire Marshal, the Postman, Jose-2, the St Petersburg Times distributor, the UPS driver, the Fed-Ex driver, and the Fed-Ex Overnight driver. (NOTE: We missed including Jose 1.) The access code will be eliminated immediately tomorrow. Joan will notify each representative to contact Steve, and sign for a key.
e. Walsh (705W) – missing window screens: Kahanu summarized the situation as follows: PGT maintained that properly cut & installed screens were more than adequate for this wind environment; however, Kahanu maintained that the screen design was NOT adequate for this environment. Both parties had agreed on the following plan. Two units were identified, 501W (Kahanu) & 701E (Metelski), to be test units. PGT would check all screens and make sure that they were cut to the proper size. Any screen found to be improperly cut would be replaced. Both parties would evaluate how the properly cut and installed windows performed during the upcoming rainy season. If everything worked properly, PGT would set up a program to check for, and replace, all improper cut screen in all the buildings.
9. Adjournment. The Board voted unanimously to adjourn.
1. Establish a Quorum/Roll Call. Present: Kahanu, Muny (by phone), Beck, Bradlow (showed up later in meeting), Kelly, and Klamo. Absent: Metelski. Five of seven were present and a quorum was established.
2. Call to Order. President Kahanu call the meeting order at 6:06 PM.
3. Approval of the May 25, 2010 meeting minutes. The Board voted unanimously to waive reading of the May 25, 10 minutes. The Board then voted unanimously to approve the May 25, 10 minutes.
4. Financial Report.
a. May Financial Report: is available from Condominium Associates (CA), call Client Services at, 727.573.9300; or download from CA’s web site, www.condominiumassociates.com, or read at the blog site, www.islandtowersdunedin.blogspot.com. We were under budget in all three operational accounts. The Master (7) was under Budget MTD/YTD by 13.9%/6/5%; the East (15) was under by 11.8%/8.1%; and the West (22) was under by 11.5%/7.3%.
b. Foreclosures Updates: ITC’s foreclosure rate is 3.4%. The average association foreclosure rate is 10-15% with a lot of associations sustaining rates over 40%. Listed below are updates on the three units that are either in, or going through, the foreclosure process.
1. 402W: Almost through foreclosure. There is nothing else to do but wait until the lender gets the property. Once that is completed, the lender will pay us either 1% or 12 months of maintenance fees. Once that is completed we’ll know exactly how much is still owed us. If there is any chance of collecting all or some part of the balance, we’ll probably have a collection agent attempt to collect it. In this case, both owners are deceased, and there probably won’t be any opportunity to collect anything.
2. 705E: We are currently in litigation with this owner and can’t discuss the matter until the litigation is complete.
3. 403E: The lender started the foreclosure process in Dec 09 in circuit court. The average time required to complete foreclosure is about 18-24 months in circuit court. The lender is 6 months into the process. This would imply that the process will take an average of 12-18 more months to complete. We can foreclose in county court, and the process would take about 4-6 months and cost $2,500-3,000. Once we foreclose, we could fix the unit up and rent it for around $1,200/month. During the last two meetings, comments were made that we should do more to collect our money. Katz might be a good foreclosure test case to see if we can do better than waiting around for the lender to finish the foreclosure process. Richardson brought up some important questions that need to be resolved with the attorney before a decision can be made. First, if we foreclose do we lose our right to 1% or 12 months in maintenance fees when the lender completes the foreclosure. Second, if the mortgage is small enough there may be an incentive for the lender to go faster because the property can be sold for a profit or breakeven. Third, the laws have recently changed. Do these changes have any implications on our decision to foreclose in county court? He also suggested an alternative to foreclosure. He proposed that we contact the lender and negotiate to get the right to rent the property without taking it into foreclosure. He volunteered to investigate and advise the Board. Kahanu will get the attorney to give further clarifications of the questions Richardson raised. The Board voted unanimously to investigate the options to foreclose in county court, or to negotiate with the lender to rent the unit.
c. Writing off delinquencies: The delinquencies should be written off only when the following process is complete: Once the foreclosure is completed, the lender will then pay ITC either 1%, or 12 months of maintenance fee. Once this is done we’ll know exactly how much money is still owed to us by the delinquent ex-owner. We then refer the matter to a collection agency to see if we can collect anything. If this fails, we write off the final amount of delinquency.
d. 2009 Audited Financial Report: We are waiting on the final report. The auditor had questions regarding outstanding delinquencies, and whether they should be written off in 2009. Based on guidance from our attorney, the auditor was told, on Jun 18, 10, not to write off the delinquencies in 2009. The debt shouldn’t be written off until the foreclosure process is completed and the lender has made the final payment to us (1% or 12 months of maintenance fees). At that point we’ll have an accurate final number to write off.
5. Property Management's Report.
a. Maintenance: Maintenance Issues: 9 New maintenance requests, completed 4, outstanding 7. Warranty issue outstanding =6. Most of them are painting issues. They’ll probably have Jose 2 do the work on their time.
b. Project Updates:
1. West tower fire pump controller was complete.
2. Wheel chair ramp, & damaged curb was repaired. We didn’t pay for the damaged curb.
3. 30 door closures were installed.
4. Legislative changes effective Jul 10, 10: Carpenter gave the Board copies of the key changes that effect Florida condominium associations. Some changes to 718 make it easier for associations to collect maintenance fees.
5. Should we write off the current delinquencies now?: The legal answer is no. We should wait until the foreclosure process is complete and the lender pays the association off.
6. Letter to accountant: The accountant had raised questions on writing off delinquencies in 2009. We notified him on Jun 18, 10, not to write the delinquencies off. Kahanu stated that based on guidance from the attorney we should wait to write off the debt until the foreclosure process is finalized, we’ve been paid by the lender, and we’ve attempted to collect the final delinquencies.
7. New towing contract: We had an occasion last week to tow a vehicle and discovered that our current towing company, Bradford Towing, is no longer in business. We then signed a new contract with Caladesi Mobile, Inc. They tow 24/7 and have in house towing capacity to handle a 35 foot RV. They can subcontract for anything bigger and respond on short notice.
8. Carpenter on vacation first week of July.
9. Landscaping: Beck updated the Board on landscaping issues. He talks with Summit on a weekly basis. They are considering crepe myrtles along the southern border of the parking lot between the hedge and the street. Summit will move some crepe myrtles to perform better. Summit noticed that some there were some irregularities in the irrigation process. The East building area was not getting the proper amount of irrigation. They corrected the problem. Klamo asked about the status of hedges for wind brake by the parking lots. Beck said nothing has been finalized yet, but it’ll probably be the next thing done.
6. Unfinished Business:
a. Heating the spa/pool. Because of the time required to review and discuss this issue the Board has decided to separate the spa/pool issue into its own monthly special meeting. This monthly special meeting will be held the third Tuesday of each month until further notice otherwise. This will give the Board two opportunities per month, to review, resolve and vote on any questions. Kahanu summarized the important points of the first Special Board Meeting held the prior Tuesday, Jun 15, 10.
1. ITC has never had a heated pool: All documents have been reviewed, and it is clear that ITC has never had a heated pool, only a heated spa.
2. The spa heater is obsolete/inoperable: The committee has advised the Board that the heating equipment is no longer functional and even if repaired no one will guarantee if or how long it will work. It is obsolete.
3. Effective Jul 1, 10, the spa’s water circulation system will be shut down indefinitely: On Jul 1, 10, new safety code requires that the all spas use a top gravity drained circulation system. Our system uses bottom suction to circulate the water. Consequently, we’ll have to turn off the water circulation system to the spa until it can be made code compliant.
4. The Board is required to restore the heated spa and make it code compliant: The estimated basic cost of items #2 & 3 is $20,000-25,000, but Kahanu believes that it is more like $30,000-35,000. Whatever the cost, the Board is required by law to restore the spa, and make is code compliant. The Board does NOT need permission of the membership to accomplish these tasks.
5. The Board should consider other viable options before making its decision on restoring the spa: Before making a decision to restore the spa, the Board wants to review all viable options. Once the Board has reviewed all the viable options it can make a completely informed decision to restore the spa, or ask the membership to consider an alternative plan. Some of the other alternatives are heating the pool as well as the spa, and a complete remodeling of the pool/spa area.
6. Hiring a project manager for the spa/pool heating project: The committee will find three viable candidates for the job of pool project manager. This person will be tasked with: securing three quotes for the restoring the spa, making recommendations on heating the pool as well as the spa, making recommendations on a complete remolding of the pool/spa area, and managing the project to completion.
b. Pool fence: This project was approved by the Board two months ago. However, the city won’t approve the design that we specified to the contractor. The City won’t allow us to have a fence higher than 4’; we specified a 5’ fence. Also, the City won’t allow us to have wing walls (the extensions that go out beyond the sea wall). Without the wing wall someone can just walk around the fence at the seawall. The Fire Marshall wants the fence changed, but the City won’t let us do it. The two departments seem in direct conflict. Kahanu will schedule a meeting with Rick Johnson to discuss waiver possibilities. Gandolfo asked about fencing around the property as an alternative. Kahanu stated that a fence around the property will be discussed later under owners’ concerns. Kahanu stated that regardless of whether we have a perimeter fence, we are still required to have a fence around the pool.
c. Building drainage. Kahanu had put the project on hold two meetings ago because of concerns about drainage problems resulting from the side walk project (the other project Nichols had done for us). Kahanu had asked that this project be put on hold until Nichols addressed the problems created by the side walk installation. Kahanu’s contention was that Nichols should have recognized the potential for drainage problems and raised them during the design specification process. Kahanu expressed the concern that if Nichols couldn’t recognize potential drainage risk on the side walk, how could Nichols be trusted to handle a much bigger drainage issue like the south side of the West Tower. Last week, Nichols, Kahanu, and Carpenter met and Nichols reviewed/explained the problems and the solutions regarding the side walk installation. Both Kahanu and Carpenter were satisfied with his explanation. The conclusions of the meeting were: first, the side walk drainage problems weren’t that obvious and were compounded by the raised grass that was subsequently installed; and second, Nichols was very knowledgeable on drainage. The owner is a practicing civil engineer and most of Nichols’ business comes from solving customer’s drainage problems. Based on these conclusions, Kahanu withdrew his HOLD request on this project. Nichols quoted $12,400 on this project to drain rain and runoff water from the south side of the West Tower. Steve isn’t sure that the Board previously approved this project. Kahanu & Beck thought the project was approved three meetings ago. Steve will review the minutes of the previous meetings before proceeding further. Nichols also recommended that we change the mulch in that area to an aggregate that isn’t susceptible to floatation. The floating mulch would clog any drains installed. Bixler asked if we could get a guarantee. Kahanu said that would be unlikely. Richardson questioned why Nichols didn’t raise concerns about drainage during discussions on the side walk. Kahanu stated that the drainage risk wasn’t as obvious as previously thought and was compounded by other factors not under Nichols’ control. Kahanu reiterated that Nichols had addressed all concerns at the meeting held last week.
d. Kitchen renovations Nothing new report. Carpenter is trying to come up with a way to reinstall the stove and met the Fire Marshall’s requirements without having to install a commercial hooded stove exhaust system and venting it through the roof. Steve is talking to a kitchen company that may have a solution that meets all code requirements, is much less expensive, and eliminates the need to vent through the roof. It would require moving the stove and venting it out through the north outside wall. Carpenter is waiting on the final quote for these modifications. Klamo asked why we can’t get rid of the stove and install a convection oven or something similar. Kahanu stated that replacing the stove with a convection oven had been the original plan. However, the Board had not considered the fact that the stove was a common element and therefore must be maintained by the Board. The Board does NOT have the authority to eliminate the stove. The stove can only be eliminated by a 75% approval vote of the membership. Before the issue presented to the membership, the Board must examine all possible options and then present the issue and options to the membership for a vote. Bixler asked why we have to restore the stove if the bylaws state that there is no cooking allowed on a stove. Kahanu stated that parts of law are often in conflict and this is one of them. However, even if the bylaws say no cooking is allowed, it still doesn’t give the Board the authority to eliminate a common element. Only a 75% vote of the membership can do that. In order to present the question to the membership, the Board has to research all the options and make a considered and well thought out recommendation to the membership. Kahanu stated that this may be a perfect example of where the Board should recommend the elimination of a common element. There appears to be three very good reasons for eliminating the stove as a common element: first, the cost of $10,000-15,000 to bring it to code; second, superior reheating technology exits in the form of microwaves and convection ovens that are cheap and modular; and third, to vent the stove, we’d have to punch a hole through the roof and jeopardize our roof warranty. If anything goes wrong now or later, it’ll cost over $250,000 to replace the roof. Kahanu reiterated that this looks like a perfect example of where it makes sense to eliminate a common element.
7. New Business:
a. Auditor firm change to be considered. The current auditor has become non-responsive. He doesn’t return phone calls or emails. Steve has been directed to find three candidates for the Board to review and vote on as a replacement. The current aditor will finish the 2009 audit. Kahanu stated that we are late on the audit and ultimately it is his fault for not getting the auditor to stay on schedule.
b. Unit owner delinquency. Covered under the financial report.
c. Building waterproofing. North side of the west building. Two water collection/intrusion problems were discovered outside 102W & 105W (Note: the two long walls). Nichols installed a drain in front of 105W that drains to the seawall, and it seems to be working. Last week, Nichols, Kahanu & Carpenter met to formulate a more encompassing solution. The following corrective action formulated: first, install a trench drain in front of both units that connects into deck drains (cut through the side walk) and drains to the top of the seawall (not through it). Secondly, while the trench is open, in front of 105W & 102W, Nichols will waterproof the base of the outer wall of each unit, by applying a waterproof seal to the joint between the wall and the floor. This should prevent further water intrusion. Nichols quoted $3,600 (included in the BOD Pkg). Carpenter was unable to get any other quotes before this meeting. The Board voted unanimously to award Nichols the contract.
d. Fire stand pipe water leaks. When Piper repaired the system, they discovered a loss in pressure that implied a leak in the pipe system. Carpenter was asked to check if we are being charged for the loss water. There is a meter but it doesn’t seem to be turning much implying a minimal loss. Piper can’t identify the exact location of the leak. Carpenter will have to find a leak detection company to locate the leak.
e. Seawall Inspection: Richardson stated we got the inspection report. Mr. Clarson, who conducted the inspection, thought that overall the seawall was in pretty good shape. However, there are some minor maintenance issues that need to be addressed. There are some spider vain cracks that have occurred as a result of settling. These need to be sealed. There are also some light spalding areas that need to be ground out and epoxied. Richardson would like some time to review the report and make a complete presentation at the next meeting. Richardson volunteered to handle this project and the Board accepted his offer.
8. Unit owner letters and concerns.
a. Gandolfo (701E)-Unauthorized vehicles parked at IT & new towing contract: Unauthorized vehicle parked in the entry way to IT. While calling to have the RV towed we discovered that our current towing company, Bradford Towing, was no longer in business. We quickly signed a new towing contract with Caladesi Mobile Inc. Only three people will be authorized to call for a tow: Steve Carpenter-Property Manager, Drago Kahanu-President, and Bob Beck-Secretary. There are very specific rules governing tow that the three designated individuals will have to learn. One of those unique rules governs limited common elements known as reserve parking spaces. The Association can NOT tow an unauthorized vehicle from a reserved parking spot without the written consent of the owner of the space. Normally it is recommended that the owner of space call the towing company and the Association NOT be involved.
b. Lind (505E)- Trespassers: A group of people who don’t live at IT had a boat pick them up at our seawall. They were told that this was private property but hopped the boat anyway. Kahanu stated complaints about trespassers were up over last year. From Jan-May, he received about 2-3/month; however, there have been 5 complaints in June so far. Kahanu believes that the increase is partly due to the side walk that allows for a scenic stroll along the St Joseph Sound. Kahanu predicted that the number of trespassers will increase as more people learn about our scenic promenade. These trespasser ignore signs, so a fence around the property is the only solution. Kahanu stated that we have a quote of $17,900, to fence the property north of the parking lots. This proposal is for a 6’ aluminum fence similar to the one we want to install around the pool, and would include using the buildings as part of the fence. Additionally, even though adding this fence would be an alteration, it does NOT require membership vote, because it’s a security issue. In matters pertaining to code complaints and security, the Board has the right to make alterations on its own and does NOT have obtain the permission of the Membership. Kahanu stated that this is a project that the Board will definitely vote on once some key points are cleared up. These points are financing and code requirements.
c. Gandolfo (701E) – Dog on the grounds: A women was seen walking a small dog on the grounds one night and the following day. Kahanu located the women while she was walking her dog, and told her that the dog wasn’t allowed on the grounds. She was leaving today. Kahanu asked what unit she was visiting she stated 804W. However, it turned out that she was lied about who she was visiting. Supposedly, she got off on the 6th floor and turned left, implying that she was visiting someone 603W, 604W or 605W. When Kahanu knock on each of the doors, no one answered. A description of the women is top of the shoulder length blond hair, medium to light built, about 5’6” tall, walking a small long bodied short legged dog with long brown (with black shaded spots) haired.
d. Kendler (803W)-Security Code: Raised concerns about who should get the security access code. Based on those concerns, the Board voted unanimously to eliminate use of access codes, go back to restricting access to key holder only. The Board also voted unanimously to forbid leaving the security door open during the day for contractors. The Board also voted unanimously to allow the following individual to have security keys to : Steve Carpenter/CA (he controls all security keys, maintains the key log, and orders new keys), the Fire Marshal, the Postman, Jose-2, the St Petersburg Times distributor, the UPS driver, the Fed-Ex driver, and the Fed-Ex Overnight driver. (NOTE: We missed including Jose 1.) The access code will be eliminated immediately tomorrow. Joan will notify each representative to contact Steve, and sign for a key.
e. Walsh (705W) – missing window screens: Kahanu summarized the situation as follows: PGT maintained that properly cut & installed screens were more than adequate for this wind environment; however, Kahanu maintained that the screen design was NOT adequate for this environment. Both parties had agreed on the following plan. Two units were identified, 501W (Kahanu) & 701E (Metelski), to be test units. PGT would check all screens and make sure that they were cut to the proper size. Any screen found to be improperly cut would be replaced. Both parties would evaluate how the properly cut and installed windows performed during the upcoming rainy season. If everything worked properly, PGT would set up a program to check for, and replace, all improper cut screen in all the buildings.
9. Adjournment. The Board voted unanimously to adjourn.
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.
#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
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.
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
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
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.
Monday, May 17, 2010
For Sale at ITC, May 17, 2010
Address Water Bed Bath Parking Age SqFt Price
300 Woodette Dr #404 Yes 2 F2 1 Crpt 37 1,180 $239,900
300 Woodette Dr #703 Yes 2 F2 1 Crpt 37 1,370 $249,900
200 Woodette Dr #601 No 2 F2 1 Crpt 36 1,370 $259,900
300 Woodette Dr #802 No 2 F2 1 Crpt 37 1,180 $279,900
300 Woodette Dr #805 Yes 2 F2 1 Crpt 37 1,370 $370,000
The accuracy of the above information can not be guaranteed. Please check with the provider, Susan Gaddis, Realtor, (727) 403-9070, or susan@susangaddis.com.
300 Woodette Dr #404 Yes 2 F2 1 Crpt 37 1,180 $239,900
300 Woodette Dr #703 Yes 2 F2 1 Crpt 37 1,370 $249,900
200 Woodette Dr #601 No 2 F2 1 Crpt 36 1,370 $259,900
300 Woodette Dr #802 No 2 F2 1 Crpt 37 1,180 $279,900
300 Woodette Dr #805 Yes 2 F2 1 Crpt 37 1,370 $370,000
The accuracy of the above information can not be guaranteed. Please check with the provider, Susan Gaddis, Realtor, (727) 403-9070, or susan@susangaddis.com.
Tuesday, May 11, 2010
How to file a maintenance request.
You have the following options if you want to get maintenance work done:
1. Go to www.condominiumassociates.com: It takes a little while to register, but once completed this is the fastest way to file a maintenance request. Make sure you get the maintenance request number so you can use it as a reference to track any request you made.
2. Call Client Services, 727-573-9300: and ask them to file the request for you. This is the second fastest way, but you have to ask to get the maintenance request number and it probably won't be available until later.
3. Call Steve Carpenter, 727-573-9300: verbally give the request to him and he’ll have Client Services file the request. However, Steve has 6-8 Associations he is managing, and can be hard to reach.
4. Fill out a maintenance request form: They are located on the office door. Fill out the form and slip it under the door. Someone will find it and send it to Client Services or Steve, to file a maintenance request. This probably takes the longest time to get into the system. You have to wait for someone to be in the office, and then call Client Services to file the request.
5. Ask someone else to with a computer to file the request for you: This has mix results as far as speed is concerned because it relies on someone else to file the request in a timely fashion.
Of the five options, #1 is the fastest and you can get the maintenance request number at the same time. Also, when you file a request you have the option to have any or all the board members copied in on the request. (NOTE: All the Board is supposed to get a copy of all maintenance requests, but this makes sure that it happens.). Once a maintenance request is filed and in the system, you can track it by use of the maintenance request number.
1. Go to www.condominiumassociates.com: It takes a little while to register, but once completed this is the fastest way to file a maintenance request. Make sure you get the maintenance request number so you can use it as a reference to track any request you made.
2. Call Client Services, 727-573-9300: and ask them to file the request for you. This is the second fastest way, but you have to ask to get the maintenance request number and it probably won't be available until later.
3. Call Steve Carpenter, 727-573-9300: verbally give the request to him and he’ll have Client Services file the request. However, Steve has 6-8 Associations he is managing, and can be hard to reach.
4. Fill out a maintenance request form: They are located on the office door. Fill out the form and slip it under the door. Someone will find it and send it to Client Services or Steve, to file a maintenance request. This probably takes the longest time to get into the system. You have to wait for someone to be in the office, and then call Client Services to file the request.
5. Ask someone else to with a computer to file the request for you: This has mix results as far as speed is concerned because it relies on someone else to file the request in a timely fashion.
Of the five options, #1 is the fastest and you can get the maintenance request number at the same time. Also, when you file a request you have the option to have any or all the board members copied in on the request. (NOTE: All the Board is supposed to get a copy of all maintenance requests, but this makes sure that it happens.). Once a maintenance request is filed and in the system, you can track it by use of the maintenance request number.
Thursday, May 6, 2010
Minutes Board Meeting, Apr 27, 10, 6:00 PM
To: Island Towers Association Board of Directors
From: Robert W. Beck, Association Secretary
Date: April 29, 2010
Re: Minutes of Tuesday, April 27, 2010, Board Meeting
Establish a Quorum/Roll Call--Quorum established by President Kahanu. Roll Call--Present: D. Kahanu, R. Klamo, R. Beck, L. Bradlow, R. Muny (by phone) Absent: J. Metelski, M. Kelley
Call to Order--President Kahanu at 6:00 PM
Waive reading minutes of March 23, 2010--Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried.
Approve minutes of March 23, 2010--Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried.
Financial Report--With the absence of Treasurer J. Metelski, President Kahanu presented the monthly financials. East and West Building and Association are all below budget. The high cost of water last month was determined to be a pool leak which was fixed. We are now below budget in that area too.
Property Management's Report--Steve Carpenter: (1) Pool fiber glass delamination project completed, (2) Sidewalk project completed, (3) The new clubhouse bar will be installed by Monday, (4) Lighting system behind buildings (waterside) and irrigation system have been repaired. (5) New pool fence installation is scheduled for May 10th subject to Dunedin approval. (6) G.A. Nichols Co. took out extra concrete from East Bldg. lobby ac room freeing up extra space and creating better accessibility. (7) Sewer pipe and dry wall repairs were done in 105W. (8) Contract has been signed with Pyramid Aluminum for the new handrail on the clubhouse stairs. (9) Repair of several heat detectors and pull stations--Fire Marshall (10) Repaired an electrical outlet which the East Building irrigation system plugs into. (11) Completed and painted the roof downspout enclosures at both buildings.(12) Pipe breakage caused by the installation of the new sidewalks has been repaired. (13) New sod was installed along the sides of the new sidewalks. (14) New plants have been placed in front of the East and West Buildings. (14) A number of calls have been received about the laundry equipment in both buildings. This might be something we want to deal with in the near future. (15) Comments on the handout summarizing maintenance requests since Nov. 2009. There were more maintenance issues than could be handled with Jose 2 having to use his time dealing mainly with issues related to the Fire Marshall's report(s). Hopefully Jose 2 will be able to now handle more of the maintenance issues. (16) Steve is dealing with the window screen replacement issue. They (PGT) will be replacing all screens with new ones which are measured to fit and suitable for this environment. From the meeting with PGT, CPS and Crowe Industries, Drago elaborated on the screen replacement issue. (17) On inspecting the property, Steve feels that mulching the beds will help the outside appearance. (18) There is an on-going problem with improper storage under the stairwells with units 101W and 106W. There seems to be conflicting information as to what type of materials (if any) can be stored under the stairwells. Steve has been instructed to get in writing from the Fire Marshall what kinds of material can be stored under the stairs. (19) Steve has received quite a few calls this past winter concerning the laundry equipment problems in both buildings; this is something we will probably need to address soon.
Unfinished Business: (1) Curbing Installation at carports. Change in bid (G.A. Nichols Co.) The new bid is $7,300 and includes steel posts. Motion to accept bid made by D. Kahanu, seconded by B. Beck. Motion carried. (2) Pool heater. Attorney Rabin determined that first the Board is legally obligated to heat the spa with a repaired or new gas heater even though spa configuration codes are due to change in 2012, possibly rendering our present design as not meeting code. After receiving the cost information from the Board, residents can vote yes/no to heating the spa (75%). Also, after receiving information from the Board on gas versus geothermal heating, residents can then vote on whether or not to heat the pool (75%) and if "yes" by what method. (3) West Building Drainage. Motion was made by D. Kahanu to accept bid from G.A. Nichols for West Building Drainage system at $12,000, seconded by L. Bradlow, motion carried.
New Business: (1) Fire Alarm Repairs--already completed at $528.58. (2) Fire Pump Repairs. West Bldg. fire pump panels must either be repaired or replaced. This will have to be determined in the near future. (3) Reserve Study. It is now required by condominium law. Drago will check and see if it is budgeted for this year and if not it will be an item in the 2011 budget. (4) The handicapped ramp in front of the clubhouse is included in an upcoming concrete project. (5) Elevator Maintenance Service. Our routine service person with General Elevator is retiring and we had a new person. General Elevator hasn't been able to determine particular reasons for our many service calls to both buildings. We will have to "face up" to the inevitable which will be replacing two 35 year old elevators. (6) Mailbox Names. Do not serve their original purpose with the U.S. Mail. They use another system. Name plates are hard to maintain. Do we really need them? Many apartment buildings do not have name displays in their lobbies as a security measure. Motion to remove name plates made by D. Kahanu, seconded by L. Bradlow. Motion carried. (7) Clubhouse Stove. Attorney Rabin determined that taking it out is an "alteration" and cannot be done. We have to replace the one which we had removed and make it code compliant. We will have Steve get us a price on a code-compliant range hood. We can go to the residents for a yes/no vote if we feel that making the stove code-compliant is too costly.
Unit Owner Letters and Concerns: (1) Trespassers and what to do about them--gating the condominium, etc. (2) Location of the on/off valve for the car washing hose (3) Warning letter about a problem renter. Drago has sent a warning letter to the unit owner, the sheriff, the attorney, the renter and the leasing agent. (3) Carmen Walsh stated a problem with our not having enough bike spaces for all the people who want one. Many unit owners signed up for two spaces and don't have a bike yet. There are 23 empty spaces at present. We will figure out a method where people are notified they have so many days to have a bike in their space(s). If they do not have a bike in the specified time, they forfeit their space(s). Motion made by Drago to send a letter to all residents who have a bike space(s) and no bike that they have 60 days to have a bike in their space or indicate their intention to do so on their return to Island Towers. Motion seconded by B. Beck. Motion carried. (4) Doreen Carson asked that reflectors be installed on the posts being installed in the curbing project as well as on the support poles of the carports. Suggestion was taken under advisement. (5) Leon Bradlow brought up the problem of UPS and FedEx not being able to have access to the lobbies. Rather than giving out a code to unlock the lobby doors, it was suggested that we issue UPS and FedEx door keys which cannot be duplicated. Suggestion was taken under advisement. (6) John Richardson asked about contacting Reuben Clarson, marine engineer, for a five-year inspection of the sea wall at $1200. Drago and Steve clarified that the inspection and cost had been approved. John will make the contact. (7) John Richardson also inquired about requiring the bank who has the foreclosure for 402W to have insurance. Drago responded that everything that can be done legally is being done. There just isn't a lot that a condominium association can do in a foreclosure as we are so far down the list of creditors.
Adjournment: Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried. Meeting adjourned at 8:00 PM.
Respectfully submitted,
Robert W. Beck, IT Association Secretary
From: Robert W. Beck, Association Secretary
Date: April 29, 2010
Re: Minutes of Tuesday, April 27, 2010, Board Meeting
Establish a Quorum/Roll Call--Quorum established by President Kahanu. Roll Call--Present: D. Kahanu, R. Klamo, R. Beck, L. Bradlow, R. Muny (by phone) Absent: J. Metelski, M. Kelley
Call to Order--President Kahanu at 6:00 PM
Waive reading minutes of March 23, 2010--Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried.
Approve minutes of March 23, 2010--Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried.
Financial Report--With the absence of Treasurer J. Metelski, President Kahanu presented the monthly financials. East and West Building and Association are all below budget. The high cost of water last month was determined to be a pool leak which was fixed. We are now below budget in that area too.
Property Management's Report--Steve Carpenter: (1) Pool fiber glass delamination project completed, (2) Sidewalk project completed, (3) The new clubhouse bar will be installed by Monday, (4) Lighting system behind buildings (waterside) and irrigation system have been repaired. (5) New pool fence installation is scheduled for May 10th subject to Dunedin approval. (6) G.A. Nichols Co. took out extra concrete from East Bldg. lobby ac room freeing up extra space and creating better accessibility. (7) Sewer pipe and dry wall repairs were done in 105W. (8) Contract has been signed with Pyramid Aluminum for the new handrail on the clubhouse stairs. (9) Repair of several heat detectors and pull stations--Fire Marshall (10) Repaired an electrical outlet which the East Building irrigation system plugs into. (11) Completed and painted the roof downspout enclosures at both buildings.(12) Pipe breakage caused by the installation of the new sidewalks has been repaired. (13) New sod was installed along the sides of the new sidewalks. (14) New plants have been placed in front of the East and West Buildings. (14) A number of calls have been received about the laundry equipment in both buildings. This might be something we want to deal with in the near future. (15) Comments on the handout summarizing maintenance requests since Nov. 2009. There were more maintenance issues than could be handled with Jose 2 having to use his time dealing mainly with issues related to the Fire Marshall's report(s). Hopefully Jose 2 will be able to now handle more of the maintenance issues. (16) Steve is dealing with the window screen replacement issue. They (PGT) will be replacing all screens with new ones which are measured to fit and suitable for this environment. From the meeting with PGT, CPS and Crowe Industries, Drago elaborated on the screen replacement issue. (17) On inspecting the property, Steve feels that mulching the beds will help the outside appearance. (18) There is an on-going problem with improper storage under the stairwells with units 101W and 106W. There seems to be conflicting information as to what type of materials (if any) can be stored under the stairwells. Steve has been instructed to get in writing from the Fire Marshall what kinds of material can be stored under the stairs. (19) Steve has received quite a few calls this past winter concerning the laundry equipment problems in both buildings; this is something we will probably need to address soon.
Unfinished Business: (1) Curbing Installation at carports. Change in bid (G.A. Nichols Co.) The new bid is $7,300 and includes steel posts. Motion to accept bid made by D. Kahanu, seconded by B. Beck. Motion carried. (2) Pool heater. Attorney Rabin determined that first the Board is legally obligated to heat the spa with a repaired or new gas heater even though spa configuration codes are due to change in 2012, possibly rendering our present design as not meeting code. After receiving the cost information from the Board, residents can vote yes/no to heating the spa (75%). Also, after receiving information from the Board on gas versus geothermal heating, residents can then vote on whether or not to heat the pool (75%) and if "yes" by what method. (3) West Building Drainage. Motion was made by D. Kahanu to accept bid from G.A. Nichols for West Building Drainage system at $12,000, seconded by L. Bradlow, motion carried.
New Business: (1) Fire Alarm Repairs--already completed at $528.58. (2) Fire Pump Repairs. West Bldg. fire pump panels must either be repaired or replaced. This will have to be determined in the near future. (3) Reserve Study. It is now required by condominium law. Drago will check and see if it is budgeted for this year and if not it will be an item in the 2011 budget. (4) The handicapped ramp in front of the clubhouse is included in an upcoming concrete project. (5) Elevator Maintenance Service. Our routine service person with General Elevator is retiring and we had a new person. General Elevator hasn't been able to determine particular reasons for our many service calls to both buildings. We will have to "face up" to the inevitable which will be replacing two 35 year old elevators. (6) Mailbox Names. Do not serve their original purpose with the U.S. Mail. They use another system. Name plates are hard to maintain. Do we really need them? Many apartment buildings do not have name displays in their lobbies as a security measure. Motion to remove name plates made by D. Kahanu, seconded by L. Bradlow. Motion carried. (7) Clubhouse Stove. Attorney Rabin determined that taking it out is an "alteration" and cannot be done. We have to replace the one which we had removed and make it code compliant. We will have Steve get us a price on a code-compliant range hood. We can go to the residents for a yes/no vote if we feel that making the stove code-compliant is too costly.
Unit Owner Letters and Concerns: (1) Trespassers and what to do about them--gating the condominium, etc. (2) Location of the on/off valve for the car washing hose (3) Warning letter about a problem renter. Drago has sent a warning letter to the unit owner, the sheriff, the attorney, the renter and the leasing agent. (3) Carmen Walsh stated a problem with our not having enough bike spaces for all the people who want one. Many unit owners signed up for two spaces and don't have a bike yet. There are 23 empty spaces at present. We will figure out a method where people are notified they have so many days to have a bike in their space(s). If they do not have a bike in the specified time, they forfeit their space(s). Motion made by Drago to send a letter to all residents who have a bike space(s) and no bike that they have 60 days to have a bike in their space or indicate their intention to do so on their return to Island Towers. Motion seconded by B. Beck. Motion carried. (4) Doreen Carson asked that reflectors be installed on the posts being installed in the curbing project as well as on the support poles of the carports. Suggestion was taken under advisement. (5) Leon Bradlow brought up the problem of UPS and FedEx not being able to have access to the lobbies. Rather than giving out a code to unlock the lobby doors, it was suggested that we issue UPS and FedEx door keys which cannot be duplicated. Suggestion was taken under advisement. (6) John Richardson asked about contacting Reuben Clarson, marine engineer, for a five-year inspection of the sea wall at $1200. Drago and Steve clarified that the inspection and cost had been approved. John will make the contact. (7) John Richardson also inquired about requiring the bank who has the foreclosure for 402W to have insurance. Drago responded that everything that can be done legally is being done. There just isn't a lot that a condominium association can do in a foreclosure as we are so far down the list of creditors.
Adjournment: Motion made by D. Kahanu, seconded by L. Bradlow. Motion carried. Meeting adjourned at 8:00 PM.
Respectfully submitted,
Robert W. Beck, IT Association Secretary
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