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.
Sunday, June 20, 2010
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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