ANNUAL BOARD MEETING
The Regency Tower Annual Members’ Meeting was called to order at 7:00 p.m. on March 12, 2009 in the Rendezvous Room by the Vice President.
MINUTES OF 2008 MEMBERS MEETING -The minutes of the March 13, 2008 Regency Tower Annual Members’ Meeting were read. Dee Lanzillo made a motion to approve the minutes; seconded by Eric Berkowitz; unanimously approved.
OPEN DISCUSSION -Iris Anastasi announced that this meeting is for unit owners. If you are not a unit owner, as a courtesy you may stay but not speak or disrupt the meeting in any manner. Owners will have 2 minutes to talk on one subject. If an owner has more than one subject to discuss, they are asked to hold it until everyone has had an opportunity to speak. Suggestions are always welcome, but any minor complaints pertaining to the maintenance, housekeeping, landscaping or beautification of the building should be addressed with the chairperson of that committee or a written letter needs to be sent to the office. This is not the forum for bringing up those types of issues.
The floor was opened to Association Members. Several members spoke on various subjects, such as: exercise room cleaning, vending machines location, security staff issues, concerns regarding effect of economy on unit values, unit 1401, swimming pool drain compliance, etc. and building painting.
The meeting was recessed at 7:30 p.m. until the completion of the election results.
he official results of the elections held for the four positions on the Board of Directors on March 12, 2009 are as follows:
These results were approved, signed and dated by all members of the election committee: Ofelia Alleguez, Chairperson, Cathy Lenz, John McKeever and Jim Rigney. The official document was delivered to the Secretary of the Board.
The committee was thanked for the excellent job they performed as members of the Election Committee. The unusually large number of disregarded/invalid ballots was due to several owners not following the legal procedure of placing their ballots in the small “ballot” envelope, which must be sealed and placed in the large envelope that is signed by the designated voting owner.
The Members’ Meeting was closed at 8:00 p.m.
REGULAR BOARD MEETING
Roll Call -The roll call showed the following Board Members present: Iris Anastasi, Eric Berkowitz, Dee Lanzillo, Fern McBride, Bob Nagle and Dott Nicholson-Brown and Bill Tennenbaum (via speakerphone).
The minutes of a special meeting regarding staggered terms of the Regency Tower Board of Directors held on December 9, 2008 were read. Iris Anastasi made a motion to approve the minutes as read, seconded by Eric Berkowitz; unanimously approved.
The minutes of a special meeting regarding paint assessment of the Regency Tower Board of Directors held on February 19, 2009 were read. Dee Lanzillo made a motion to approve the minutes as read, seconded by Bob Nagle; unanimously approved.
Financial Report -Treasurer Robert Nagle gave a report reflecting the Association’s financial position as of February 28, 2009. (Reported financial details are available to Regency Tower owners in our newsletter, the “Regency Tower Times”. - editor)
A motion was made by Iris Anastasi to accept the Treasurer’s Report; seconded by Dee Lanzillo, unanimously approved.
Committee Reports -President Nicholson-Brown then called for Committee Reports. Click Here to read the Committee Reports.
New Business -President Nicholson-Brown then called for New Business (Election of Officers, New Screening Alternative). Click Here to read New Business.
Adjournment -A motion was made by Dee Lanzillo and seconded by Bob Nagle to adjourn the meeting at 8:25 p.m.; unanimously approved.
State of The Association
“Be the change you wish to see in the world”
.: ♥ Aloha ♥ :.,
As information, when a condo owner stops paying fees, the law requires the rest of us to make up the difference to keep the Association solvent. In a February news column Becker Poliakoff stated, “Most community associations today are forced to budget for ‘bad debt’, which translates into unit owners who are paying their maintenance while having to cover the obligation of the non-paying unit owners and their lenders, who refuse to take title in order to avoid having to pay assessments.”
In view of the current state of the economy that affects us all, and in view of the fact there is no way for the Board to know of unforeseen foreclosures; on January 26th, I sent a memorandum entitled “Survival Strategies” to all Board Members. My cautious plan of action included:
The Regency Tower has been blessed with wise treasurers over the years such as Ron Forment, Henry Kaplan, and the two excellent gentlemen I have worked with; Bill Tennenbaum and Bob Nagle. Under their leadership we have expanded our commitment to operate only in the black at whatever the cost. We are committed to a sense of honesty and accountability to our budget. Every Board member is cognizant of his/her fiduciary responsibility.
In closing, some of you may not agree with every project we have undertaken, and there will probably be others in the future where there may be disagreement. However, the one thing we can agree on is that we all want the best for the Regency Tower and want it to remain second to none on the Galt Mile. That is the aim of this Board.
Architectural Review & Construction Committee
Many factors impact the timing for this project. The job must be completed prior to June 1st, the onset of Hurricane Season. Given our crippled economy, many of our members have expressed concern about funding the special assessment required to finance the project. To help alleviate the fiscal strain (especially for those on fixed incomes or carrying toxic mortgages), instead of unilaterally collecting the entire assessment, the Board thought it less egregious to structure payment of the assessment over several months. All funds must be fully collected by May, before the weather-mandated completion deadline.
While researching the initial “scope of work”, we contacted neighboring associations to discover their experiences with various contractors, engineers, manufacturers and distributors. Their methodologies ranged from random selection in the yellow pages to a well organized vetting process. The best strategies entailed recruiting authoritative guidance from an engineer, a paint manufacturer’s local representative and/or a paint products distributor.
After examining the advantages and disadvantages of the available options, we decided to create a hybrid that took advantage of each alternative’s strengths while offsetting its liabilities. First, we spent several weeks meeting with representatives of paint manufacturers (Sherwin-Williams, Benjamin Moore, Behr - Home Depot’s proprietary house brand) and paint product distributors (Beach Hardware (Ace), Reliance Paints & Coatings, True Value, etc). Based on their extensive positive references, we elected to work with manufacturer Benjamin Moore and Reliance Paint, a local Benjamin Moore distributor.
Widely credited by neighboring associations for successfully managing their paint projects, Reliance proprietor Jack Findlan was charged with developing project specifications at no cost to the association. To deter any prospective impropriety or conflict, we met with SPEC Engineering’s John Evans, the engineer that supervised our deck waterproofing & resurfacing, garage concrete rehabilitation and the lower driveway well that cured 30 years of garage flooding - projects that all came in on time and budget.
Several years after the 1999 paint project, we suffered water infiltration through large areas on the east side of the building and the rooftop mechanical room. Despite contractor Aqua-Shield’s post-project acquisition, its corporate heir honored our warranty against water intrusion and repainted those sections of the building at no cost to the association. Although assorted coating materials with a variety of warranties were considered, only an elasteromeric paint product carries a warranty against water intrusion. Unfortunately, since no paint manufacturer makes an elasteromeric product to coat the balcony floors, no free manufacturer’s specifications were available for that aspect of the project.
Jack Findlan suggested that Evans draw up the waterproofing specs for untiled balcony floors and add them to his customized Benjamin Moore specs to adequately protect all exposed exterior surfaces. Evans recommended coating the balcony floors with a stained waterproof product while applying an acrylic paint to the balcony ceilings. This strategy would allow any water that penetrated the waterproof barrier to be expunged through the ceiling below, thereby avoiding potential vapor blisters.
An initial list of 13 paint contractors was almost doubled last December when recommendations were solicited from neighboring associations and our consultants. The contractors had to pass muster with consultant Jack Findlan, Engineer John Evans, all of Evans’ peers in SPEC engineering, managers and/or building officials in seven area associations that recently completed similar projects and finally, our Board members. By late January, seven surviving contractors were sent bid packages and invited to participate in a strict sealed bidding process. Of the four eligible bids date-stamped by the submission deadline, the Board selected H&H Painting.
You’ve probably noticed that the negotiated project costs are extremely reasonable, given the original painting budget projection of $250,000. This is due to a variety of factors. The economic downturn created an extremely favorable paint industry market window that intensified competitive bidding. We prevailed on the paint manufacturer to provide customized project specifications at no cost to the association, thereby limiting engineering costs to those required for protecting the balcony floors and general oversight. Savings were realized by vesting distributor Jack Findlan and a Benjamin Moore representative with onsite oversight responsibilities ordinarily performed by the engineer. We also eliminated assessment costs for incremental elective work benefitting specific unit owners, including the pre-construction removal of items that are private property.
We initially considered requiring that every unit owner remove any tiles covering their balconies prior to universally applying a waterproof coating. We considered a similar requirement for the removal of all non-compliant storm shutters. However, since the expense of removing and then reinstalling the tiles would intensify the financial burden during this difficult fiscal environment, we opted to leave that decision to each unit owner. For the same reason, the decision about if and which shutters should be removed will also reside with each unit owner. The financial responsibility for removing and reinstalling tiles and/or hurricane shutters falls outside the scope of this project. However, provisions were made that enable unit owners to make independent financial arrangements with the contractor for this incremental work.
Although these incremental services fall outside the scope of the project, association members seeking to take advantage of the negotiated tile and/or shutter removal discount prices must notify the office as soon as possible since they must be performed prior to the application of any coatings. Since the discounts derive from efficient utilization of labor and eliminating set-up costs, if the contractor isn’t notified of any unit owner’s interest in performing these services during the preconstruction preparation period, the cost will skyrocket.
To summarize the incremental elective services - unit owners desirous of the contractor removing their tiles must notify the office as soon as possible. Unit owners seeking removal of hurricane shutters must additionally indicate the number and location of those shutters - also as soon as possible. As a convenience, the information will be forwarded to the contractor who will elicit payment directly from the unit owner.
The project itself will approximate the dynamic used to recoat the balcony railings, moving about the building until completed. The first, and by far most important step of the project, will be preparation of the building’s exterior surface. After power washing the walls, cracks will be plugged with an elasteromeric patching material. Areas exhibiting rust and surface defects will be treated prior to patching. The exterior surfaces will then receive a primer followed by a final coat of elasteromeric paint. Since elasteromeric coatings aren’t available in very dark colors, if one of the selected colors is dark, an acrylic substitute will be applied. Application of a dark color will also require a second final coat at an additional charge, albeit small enough for coverage by the contingency cushion.
As the swing stage circumvents the building, the contractor will remove balcony tiles and non-compliant hurricane shutters only for those sites wherein the owners have contracted with H&H Painting for their removal. Exposed balcony floors will be coated with a stained waterproof material while balcony ceilings receive an acrylic coating as described earlier. Absent any damage threat from water infiltration, walls that do not protect an interior area, such as the perimeter walls, will receive a less expensive acrylic product.
The deck area below the swing stage will be coned off as a safety precaution. The construction committee will attend regular progress meetings throughout the project, generating comprehensive reports for the membership. Since working from the swing stage will be prohibited during moderate to high winds, the project is estimated to take about three months to complete. I would like to thank Ron Forment and Bob Nagle for their assistance with compiling and analyzing the accumulated data prior to its presentation.
During the past two months, four requests for architectural plan review were submitted to the office. With one exception, they were reviewed and returned within 48 hours. One unit owner asked assistance with investigating the compliance status of a commercial product currently precluded by our documents, hoping to expand the eligible product base available to unit owners. Following an investigation of the product specs, data sheets and input from the City code compliance department, a report will be made to the Board, which will subsequently determine the product’s eligibility. This format has proven useful for making available new products and technologies as they come to market. Thank you for your kind attention.
The four canopies on the pool deck that were in bad tattered shape - having been sewn together by Iris Anastasi and Margie Nagle - have been replaced with brand new fresh canopies. New umbrellas for our tables have been ordered and will be arriving very soon.
It has been my pleasure to see this project fulfilled and hope many of you will enjoy it. My special thanks goes to Carl Conte, our maintenance personnel, for the unique dumbbell rack, Pamela Dilawri for the stepper and DVD and to the Chelo brothers for the barbell.
Many of you have asked for a Bosu Ball and perhaps if we have $130.00 left in the budget at the end of the year we can purchase one. In the meantime, enjoy what we have and stay healthy.
Overall, our landscaping contract with Owens Landscaping is working out well. Bo Owens has met with us several times and is responsive to our needs and objectives. Last Friday, Ron Forment and I met with their foreman (Steve) and walked the property. Several items were discussed primarily the havoc caused by the heavy and incessant winds and the lack of rain. Of specific concern were the damage to the Impatiens, the stunted condition of the Roebelenii on the upper south side and the need for trimming, the remaining Bougainvillea. The Crotons on the upper patio running diagonally along the fence have been badly damaged due to the wind. Steve and his men were planning that day to trim most of the shrubbery, etc.
I would suggest that the landscaping committee plan to meet in early spring to discuss further changes in our landscaping activities. Any such changes would be contingent on the time line for the building’s painting project.
Maintenance & Housekeeping Committee
We are very fortunate that quite a few projects have been completed over the past few months. Our maintenance personnel has been busy repairing, replacing generator & water valves, and other large priced repairs. Eliminating contractors and doing the work in-house has saved the association quite a bit of money.
Many thanks to Johnny & Carl for jobs well done.
Mark & Rocky are doing a good job in cleaning all floors, from the basement to the 20th floor, as well as exercise room, laundry room, and outdoor areas. Nesley keeps the garage area, as well as the pool & beach areas, in excellent condition. Many thanks to the three of you.
Carpeting on all floors, 2 through 20, has been cleaned professionally by DRX. We received quotes from other cleaning companies at a price of $3,330. We were able to have the work done for $1,260, a savings to all of us of $2,070.
Manager Search Committee
The first determination in finding a replacement for Dott is whether we are going to engage a property management company or employ an individual property manager. I contacted several property management companies and arranged for two of these companies to come here for presentations to the five of us on February 9th.
I then contacted Lisa Pinder of CondoJobs Recruiting Service to inquire about potential candidates. Lisa send me resumes of 25 individuals, all of whose salary expectations were in line with the $60,000.00 we had budgeted for the position. I e-mailed the resumes to my colleagues for their review. Based on their responses, of the 25, there are 9 who were “of interest” to at least 3 of us. Ms. Pinder is now in the process of arranging for us to interview as many of these as we can next Wednesday, March 18, 2009.
The grass could be greener on the other side of the fence, but believe me when I say, it has a much better taste here, and from the reaction I feel, the grass here has seasonings of love and care as the right ingredients. I cannot put into words how much your welcome back reception touched my and my family’s hearts.
I would like to express my gratitude to this Association for the opportunity to return to serve and protect this building. Thank you to all residents for your great support and open arm philosophy that assure me that I’ve made the right decision. As icing on the cake, Mr. Per and Mrs. Esther (unit #211) had a beautiful idea that matched everyone’s feelings. They gave me a lovely Thank You Book. I was really deeply touched and grateful to return to this great association.
Well, I am working on the Regency Tower Training Manual. I’ve noticed that, as Mrs. Nicholson-Brown has always told me; with a training manual, all guards will be taught in the same way, unifying policies and procedures. She was right, AGAIN. Thank you.
I will do my best to keep a stable Security/Safety Department with guards following the Association Rules and Regulations to better treat all residents and their guests. As always, we are accepting any criticisms and suggestions that anyone may have. Please forward them to the Board of Directors and they, if approved, will give to us for immediate implementation.
Our aim, as Security and Safety officers, is to make The Regency Tower the most secure building on the Galt.
Again, I would like to express my gratitude to the Board of Directors as well as all of the residents for the wonderful welcome reception.
Thank you and God bless you all.
Safety Tip: If you leave for more than 2 days, make sure to bring in all balcony plants and furniture.
We Care Committee
Ofelia Alleguez’s report read by the Secretary:
Web Site Committee
Shortly after the 3 PM December 9th Board Meeting, the meeting minutes were posted on the web site. As usual, following the Financial Report, committee chairs or alternates read comprehensive reviews reflecting their committees’ activities. Reports were given updating the efforts of Construction & Architectural Review, Beautification, Insurance, Landscaping, Maintenance & Housekeeping, Security, We Care and Web Site. Dott Nicholson-Brown’s President’s Report enumerated the historical progress experienced at the Regency Tower since 2001.
The New Business Page considered the possibility of hiring a Manager. Acknowledging the great debt of gratitude owed to Dott for all her efforts, we must respect her intention to set aside her management responsibilities. We thank her for getting the building into its current excellent condition and unrelentingly ramroding committees. To insure that our building continues to operate in the professional manner that we are all used to, we’ve decided to pursue professional management. A reminder for the Holiday Fund is in the Events section.
The “AroundTown” section is still eliciting 35% of the web site’s hits. The March section offers details about the Sunday Jazz Brunch, the Annual Las Olas Wine & Food Festival, the 21st Anniversary Las Olas Art Fair - Part II, the Mayor's State of the City Address, the 5th Annual Coral Springs Festival of the Arts, the 17th Annual Florida Renaissance Festival, Noon Tunes, the Friday Night “Jazz On The Square” event at Commercial and A1A, the Lyrid Meteor Shower, the 12th Annual Downtown Delray Beach Craft Festival, the 13th Annual Lauderdale-by-the-Sea Craft Fair, the Vernal (Spring) Equinox Sun Celebration (Ostara), info about the Winter Art Shows at St. Lawrence Gallery and Commissioner Teel’s pre-agenda meetings
As you have probably heard, at the Governor's February 18th Town Hall Meeting at the Beach Community Center, Charlie Crist administered a healthy dose of relief and pride to the residents of the Galt Mile neighborhood. After familiarizing himself with the issues surrounding the planned "Calypso Project", he rose to the challenge and announced that "Its Gone," eliciting a 10 minute standing ovation from the audience of 300 local residents and their public officials. To learn what happened that afternoon, surfers had but to click to a full summary. Thank you for your kind attention.
Election of Officers
March 12, 2009 - A motion was made by Fern McBride that the Board of Directors retain the same officers as last year. The motion was seconded by Bill Tennenbaum. The motion passed with six yeas and one nay.
The Officers are:
NOTICES & REMINDERS
Quarterly & Special Assessments
If an emergency should occur to prevent payment of your assessment within 15 days after due date, please contact the Board with the specific date of payment. If you wait until after it is sent to the attorney, the amount is multiplied many times by attorney fees, association fees and other costs, and your ability to work out a payment plan is severely jeopardized.
It is necessary to bring your own quarters to use the laundry machine!
Emergency Lock Outs
Kindly keep your keys with you at all times. A spare should be left with a neighbor, kept in your car, or in a hidden area outside your unit. In emergencies only:
Monday – Friday
Saturday, Sunday & Holidays
Apartment Entrance Decoration
XIII of Rules & Regulations states; “Personal rugs, mats, decorator items or packages are not permitted to be placed in any hallway, corridor or lobby. Such violations constitute a nuisance and potential hazard. Seasonal door decorations are permitted, but may not protrude beyond the main apartment recess.”
Food & Garbage
Should be placed in plastic bags, tied securely and placed down the chute. It should NEVER be placed on the floor of the trash room, in recycle pail, or flushed down the toilet.
We Offer Two Services
I. Surveillance Available To Residents - $12.00 Per Visit - weekly/bi-weekly/monthly
II. Air Conditioning Maintenance Available To Residents - $6.67 PER MONTH or $20.00 EACH QUARTER
No charge to you if the hose bursts and you are on A/C Maintenance.