May 9, 2016
Roll Call -Board Members present: Eileen Bendis, Eric Berkowitz, Steven Faigin, Fern McBride, Richard Robins
Board Members on conference call: Abe Ben Aviv, Gene Sicoli
President's Report - Eileen R. Bendis- President Eileen R. Bendis read her President's Report. Click Here to read the President's Report.
President Bendis then asked Manager Kande Lewandowski to read the Financial Report.
Financial Report -Manager Kande Lewandowski read the Financial Report.
(For a copy of the association's confidential financial audit, association members should please inquire at the office. - editor)
*Association financial records are available in the Regency Tower office to all association members via official request. - editor*
Manager’s Maintenance Report - Kande Lewandowski- Manager Kande Lewandowski read her Maintenance Report. Click Here to read the Manager’s Maintenance Report. Click Here to read the Committee Reports. Click Here to read the New Business.
Adjournment -No further business. Meeting adjourned at 12:50 p.m.
NEW BUSINESS May 9 2016 New Business - 5/9/2016 Meeting May 9, 2016 - President Eileen R. Bendis called for the adoption of New Rules & Regulations. The Condominium Act gives the Board of Directors the authority to adopt reasonable rules and regulations concerning the use of the common elements, common areas, and recreational facilities. Therefore, a motion to adopt each of the following was made and passed: 1. Emotional Support Animals (ESA)
As many of you are aware, we have been sued concerning an “emotional support animal”, ESA. All communities must comply with the Fair Housing Act. In settling the suit, and saving the association money by keeping attorney fees to a minimum, we have been required to let all residents know that even though we are a no pet building, animals that are prescribed as necessary by a doctor must be allowed. They must be on a leash no longer than 6 feet and may use the common elements without restrictions. We cannot force pet owners to use the service elevator or side doors even though we would prefer they do so. 2. No Smoking at Pool
The pool area is for the enjoyment of all residents and their guests. Therefore, no smoking will be allowed in the immediate pool area. Smoking is permitted on the upper deck of the pool area and in the area around the grill. 3. SECURITY
A new policy requiring all guests show a picture ID to the security guard at the front desk will be implemented by the middle of June 2016. 4. CABANAS
May 9 2016
New Business - 5/9/2016 Meeting
May 9, 2016 - President Eileen R. Bendis called for the adoption of New Rules & Regulations. The Condominium Act gives the Board of Directors the authority to adopt reasonable rules and regulations concerning the use of the common elements, common areas, and recreational facilities.
Therefore, a motion to adopt each of the following was made and passed:
1. Emotional Support Animals (ESA)
As many of you are aware, we have been sued concerning an “emotional support animal”, ESA. All communities must comply with the Fair Housing Act. In settling the suit, and saving the association money by keeping attorney fees to a minimum, we have been required to let all residents know that even though we are a no pet building, animals that are prescribed as necessary by a doctor must be allowed. They must be on a leash no longer than 6 feet and may use the common elements without restrictions. We cannot force pet owners to use the service elevator or side doors even though we would prefer they do so.
2. No Smoking at Pool
The pool area is for the enjoyment of all residents and their guests. Therefore, no smoking will be allowed in the immediate pool area. Smoking is permitted on the upper deck of the pool area and in the area around the grill.
A new policy requiring all guests show a picture ID to the security guard at the front desk will be implemented by the middle of June 2016.
Fern McBride, Secretary
MAY 9, 2016
Board President Eileen Bendis’
Our social committee stepped up its efforts this year to have social events for all residents. I believe we actually met neighbors we never knew. The committee is already working on a full schedule of events for next year and I hope you all try to participate. The price is minimal and the fun is priceless.
Our generator project is complete and went off pretty much without a hitch. On the other hand, we are still waiting for permits to be approved for the cooling tower; I’ll leave the technicalities to Eric in his report. Sorry for the delay. I had hoped it would be almost complete by now.
I feel we are stuck in an era and it’s time to move ahead into a new era. When I attend meetings at other buildings on the Galt Mile, I feel that the Regency Tower doesn’t look as “smart” or as up- to- date as many of our neighboring condos. I know that many of our residents don’t like change, but I feel it is necessary. I cannot believe the discord among a few residents about the proposed lobby update. Actually, after reviewing our Governing Documents again, I discovered that I was wrong about material alterations. Article XIX, allows the Board of Directors to make material alterations without a unit owner vote. However, since I value my life and those of my fellow board members, the flooring will be put to a vote of unit owners. After we decide how to proceed, all of you will be informed.
We also have to update our computer and security systems. We still have many manual procedures in a digital world. As an example, we have a binder that has to be 6 inches thick with forms indicating the names of authorized guests to units. Hand written, and who knows when it was last updated? Automation will result in cost savings and will certainly be more secure than stacks of paper! Our new security chief, Eddie Rodgers, is working on this. In the near future, expect to receive a form to be filled out with your updated information on family, friends, cars, etc. This data will then be computerized. I know, I know, you’ve done this before, please just do it one more time. Also, on the subject of forms, a resident has requested unit owner e-mails, cell phone numbers, and alternate addresses. The owner’s approval to use this additional information, however, must be in writing, and oral consent by an owner cannot be relied upon to include the additional information in a community directory. Please note, however, the association is not responsible for how this information will be used.
All this being said and done, I had an idea. I intend to appoint a committee to come up with a 3 year plan for the Regency Tower. There is much to be done, but it has to be organized. I have spoken to a few owners whom I would like to approach for this committee and see if they are available to put this together. I would like them to start as soon as possible. This way we can plan for the future of our building. The Regency Tower is 47 years old and is need of updating the infrastructure as well as the exterior. Problems will not go away by themselves.
Thank you for your support this year and I hope we can maintain a cohesive atmosphere for the future.
This is Your Office
COMMITTEE REPORTS MAY 9, 2016 Architectural Review & Construction Committee Regency Tower Construction Update
MAY 9, 2016
Architectural Review & Construction Committee
Regency Tower Construction Update
Emergency Power System
As the 17-hour ordeal concluded, a few residents reported problems with their water pressure or air conditioning. While the pump was off, water had unexpectedly drained from the cooling tower. Refilling the Tower restored the A/C and water pressure was recovered when a wiring glitch was discovered and corrected the next morning.
After removing the decaying pipe and heavily rusted ceiling hangers, Fischer’s subcontractor replaced piping from the generator to the old muffler – and from the muffler to the point of exhaust (under the balcony adjacent to the South Parking Deck lobby exit). The new stainless steel pipe spanning the garage ceiling from the Maintenance Room to the south wall was wrapped with insulation. Finally, a protective aluminum cage was refitted around the exterior 3 feet of pipe that vents exhaust to the South Parking Deck. On December 29, the project passed a “Rough-1” inspection by Fort Lauderdale Electrical Inspector Dan Sobolewski.
Fischer still had to connect the new fire pump controller to a transformer in the FP&L vault. The vault is a locked room in the garage packed with FP&L-owned equipment that interfaces the utility’s grid with our electrical service. Specifically, after punching a small hole through the wall, conduit connected to our fire pump controller is passed through the hole and connected to their transformer - not exactly rocket science.
Any modifications in the vault must be approved, observed and managed by FP&L technicians. Unfortunately, the FP&L engineers who specialize in performing this service are paid by the visit, and unabashedly milk these opportunities like dairy cows.
Fischer first solicited FP&L’s assistance on December 11. When they finally granted Fischer permission to open the wall in early January, FP&L Associate Engineer Karol Chorack declined his request to simultaneously connect the conduit. Fischer would have to return on Friday, January 22 to access the FP&L transformer for that final connection.
On January 26, a Generac technician orchestrated a comprehensive (4-hour) load bank test, a prerequisite for certifying the installation and activating the manufacturer’s warranty. When Fischer subsequently received the official test results from Generac, accompanying the approved certification was a suggestion to contact the natural gas provider, given their technician’s observation that the gas pressure was low.
Once the suggestion was forwarded to our engineer on February 9, we notified Morabito Gas. The problem was corrected when they upgraded the gas meter. Although Fischer was contractually entitled to a substantial amount of the project balance, he agreed with our intention to withhold the payment until the entire system worked perfectly.
When electrical engineer Carlos Estenoz discovered the underlying cause for the pump’s erratic performance on Friday morning, he postponed the test and guided the electricians in rewiring the fire pump controller to compensate for the flawed install, thereby eliminating its impact. The test was rescheduled and performed on March 9. Although the system worked, we learned that the fire pump controller wasn’t wired according to the engineer’s specifications.
On April 14, we met with the contractor to discuss his alternative wiring of the fire pump controller. The meeting was brief. Since it wasn’t what our engineer – or our contract – specified, we refused to approve his jury-rigged “workaround” solution, despite that the system is fully functional. Although delivery could take roughly four weeks, Fischer agreed to order and connect the new components at his expense. Once installed, we will run another full system test before approving a large payment that we froze in January. The final payment won’t be released until Fischer elicits final approval by the City inspector, and we negotiate how to best address several outstanding issues, like the damaged wall in the garage elevator lobby. Our guys will then touch up any “project mementos” on the hallway floor or the maintenance room wall, putting this project to bed - on budget.
Domestic Water Pump
When the domestic water pump began emitting an ominous grinding noise in late January, an inspection revealed that once again replacing the motor was not a reliable option. We requested proposals to replace the deteriorating pump, and if the old pump could be rebuilt, use it as a back-up. On March 2, the antique pump finally cashed out.
While a $4,594 replacement proposal from Smart Air Systems was slightly less expensive than a $4,880 bid from Coastal Plumbing, the Smart Air proposal carried an 8 - 10 week lead time to order the pump from the manufacturer. Coastal had the pump in stock. To avoid the risk of relying on the smaller jockey pump for two months, the board voted to pay the $286 difference for an immediate installation.
For decades, the two weaker pumps working in tandem had balanced the pressure to upper and lower floors, so the valves were never used - and had become frozen. In fact, no one in maintenance even knew they existed. Our engineer confirmed that the valves were too frozen to rehabilitate, and would have to be replaced. We quickly selected one of two solicited proposals, and scheduled the installation for later this week. Afterwards, our engineer will verify that the pressure balance was restored.
After two months of negotiations, Smart Air Systems President Steve Charney finally signed an agreement on October 26, 2015. On November 24, Charney submitted a permit application with the project plans to Property Records Coordinator Robin McIntosh in Building Services, where it is still undergoing design review. In contrast with the 3 or 4 stops prescribed for most projects, the construction desks assigned to review and approve the package included Structural, Electrical, Fire Safety, Mechanical (A/C), Plumbing and Zoning. On the bright side, they omitted a pit stop in Landscaping.
When the old cooling tower is evacuated, design review required its discharge into a sanitary drain – as if we might later become overwhelmed by an eerie desire to drink the expunged water. Like most high-rise structures built 40 years ago, we have a rooftop storm drain and a sanitary drain in the garage (where our domestic water enters and leaves the property). Building a sanitary drain on the roof that extended to grade (street-level) could cost several hundred thousand dollars. Fortunately, Evans was able to negotiate an acceptable work-around. Effluent descending through the storm drain can be intercepted in the garage and piped to the sanitary drain. He estimated the cost at roughly $12,000.
Inspectors retorted that the code allows them to demand an aesthetic screen that completely surrounds the tower, whether or not it can be seen by any human being. Since the installation cost of screens deemed acceptable in neighboring associations varies by as much as $50,000 - $100,000, contingent on the materials and structure demanded by the examiner, we intend to continue negotiating until they agree to a reasonable solution.
Recently, when former Chief Mechanical Inspector Alex Hernandez left Fort Lauderdale to run Building Services in Coral Springs, Interim Chief Mechanical Inspector Tony Sadoff stepped in with new views on the project. Following a 2nd Mechanical review on March 12, 2016, Sadoff added new approval requirements, including an anchor / tie down detail specifying the anchor method, quantity, diameter, spacing, etc. He also requested a separate equipment wind load certification for the cooling tower – along with signed and sealed assurances “that the tower itself will not blow apart in high winds.” Our application is still pending a second pass at the Structural, Plumbing and Zoning Desks.
At the project outset, when the board detailed how the project would be professionally managed, it expressed an intention to control project costs wherever possible. While regulatory delays are an unfortunate inconvenience, they are preferable to exploding the project budget to grease unjustifiable bureaucratic demands. When similar obstacles impaired earlier projects, they were also cured by negotiating cost-effective solutions.
Charney and John Evans will either incorporate additional changes they deem reasonable – or convincingly refute their necessity. While delivering the additional documentation requested by Sadoff, Evans included an alternative screening protocol which they may find agreeable. This dilatory ping pong match will continue until each of the remaining examiners exhaust their respective concerns, and finally approve the project. Until then, we will work to keep the project moving forward – on budget.
Thank you for your kind attention.
The mission statement of the committee is: “To develop and implement a comprehensive design plan which includes updates to the building, grounds and amenities that will leverage funds and create a renovated, contemporary environment that owners will be proud of and neighbors will envy.”
Holding true to our mission statement, the committee is making recommendations to the common areas of the building that they believe will be the first phase in a comprehensive design plan that will eventually extend to the exterior of the building and increase the overall value of our homes. The committee feels strongly that all of these recommendations should be approved in order to fulfill their mission to, “create a renovated, contemporary environment that owners will be proud of.” Additionally, they believe that these improvements will increase the value of our Regency Tower units.
Currently the highest per square foot price that has been received in Regency Tower in the past 12 months is $234 per square foot. In both Regency South and Riviera, sister buildings with the same floor plans but not as ideally located as Regency Tower, the highest price per square foot in the past 12 months was $279.
At $43 per square foot higher, Regency South and Riviera units command almost a 20% premium over the unit values in Regency Tower.
Regency Tower Design and Decorating Committee
Please Note - the Decorating Committee Report - in its entirety - goes on to identify those features that adversely impact the value of our homes and offers recommendations to remedy those valuation impediments. Since aesthetic preferences differ, the Committee has blended 3 professionally designed options (for a variety of features) with certain targeted enhancements. The Report reviews a comprehensive list of optional improvements to common areas - along with their estimated cost. While everyone has different opinions about how our home should look (some more "passionately" than others), the vast majority of owners agree that our common areas are long overdue for a makeover.
The improvements addressed in the report are only recommendations. After developing a format for eliciting unit owner input, the Board will implement the most popular options, limiting consideration to those improvements that most effectively meet the project's objective - to enhance the value of our home. To view the entire Decorating Committee Report, please request a copy from the office (sorry - but access to the Committee Report is restricted to association members)
Come join us - live a little!!
♥ We Care Committee ♥
♥ We Care Committee ♥
Members of the “We Care” Committee are: Naomi Griner (2020), Margie Nagle (911) and Joyce Woodward (307). January 2016
Members of the “We Care” Committee are: Naomi Griner (2020), Margie Nagle (911) and Joyce Woodward (307).
Went to visit and brought a plant.
Note on bulletin board, card sent, trees planted in her memory.
Note on bulletin board, card sent and perpetual masses were sent in his name.
Roses were sent upon her return home.