Minutes of a Special Meeting of the Board of Directors
Waterside I at Bay Beach Condominium Association, Inc.
April 3, 2013 1:30p.m. W1 Social Room
A quorum was declared and the meeting called to order by President AJ Greenshields at 1:37 p.m. In attendance were AJ Greenshields, Joe Miller, John Haack,Keith Kinerand Property Manager,Dan Halloran.Dan Tis was on teleconference. Several owners were also in attendance. Notification for this meeting was posted at 12:30 p.m. on Monday, April 1.
The purpose of the meeting was to provide an opportunity for the board to discuss and reach consensus on repairs for the lanai railings/screen enclosures that have recently been found to be unsafe in some units.
The first item of discussion was whether to try to just repair the existing problems or to proceed with a complete replacement of all lanai enclosures. Unanimous agreement was reached to plan for a complete replacement. No motion was made to do so at this meeting. Also discussed was whether we need or want any additional estimates besides the one we have in hand from Complete Aluminum. Building #4 experienced a different problem with faulty aluminum railings a year ago and did considerable research before beginning their replacement program. They have graciously shared with us the results of their findings. Information obtained from them indicated that in addition to competitive pricing, no other contractor doing business in south Florida has access to anodized aluminum.Anodizing allows them to offer a ten year warranty vs. one year for other vendors using painted or powder coated material. Consensus was quickly reached that we not burden another company for an estimate we are confident we wouldn’t accept.
The next issue to discuss was whether we should allow owners with shutters to upgrade their enclosures to provide for easy screen replacement without removing the shutters, as an option. At question was how significantly the visual uniformity of the building would be impacted by such an option. We agreed that we should allow the option with the additional cost to be borne by the homeowner making this election.
Questions of how to fund the replacement were addressed. Options available are to handle it through the building’s reserve budget process or to enact an owner assessment. It was concluded that AJ and Dan Tis would work with Kevin Mutz from Myers & Brettholz to come up with a workable solution to funding, possibly utilizing some combination of both approaches.
We have the opportunity to change the color of the railings, butsuch a change would require a 75% (corrected to read 51% at the next board meeting) vote in favor by homeowners. Owners present were polled about color preference with mixed results. More information will be obtained by Keith from the vendor about how the installation schedule may be impacted by spending additional time to poll owners on a change of color.
The board also discussed the building painting option offered by the contractor. The timing isn’t favorable to paint the building at this time. We will however, request a bid for painting of the ledges where the enclosures are attached, after removal of the old ones.
Building #4 provided a copy of their contract with Complete Aluminum from last year, on which they spent two months’ time and considerable attorney expense. Peter Zubert and Keith will look at their contract to see if it may make sense for us to utilize their contract language in an effort to save both time and money.
Meeting recessed at 3:08 p.m.
Respectfully submitted;
Keith Kiner, Secretary of the Association