Minutes of Kontiki Phase I Board of Directors Meeting
August 4, 2012 - Kontiki
1. Board meeting called to order by Ray Luna at 10:00am.
Board members in attendance:
Ray Luna
Steve Bernhard
Jeannine Vater
Pete Velasquez
Larry Biggers
Others present:
Keith Burr, property manager
Gerald Weiss #303, 403, 405
Alan Koemel #108, 208
Brett Bohn #708
Paul & Linda Selinkoff #106
Wally and Bunnie Montgomery #406
Dennis Hamann, Hamann Insurance Group
2. Ray made a motion to accept minutes from previous board meeting; Steve seconded and the motion was passed.
3. Insurance information – Gerald Weiss gave an overview on our currently policy, which expires 8/24, and the research and gathering of information he’s been doing to present options for renewal. Ray recognized Gerald for all the hard work he’s put into this, which is appreciated by all the board members. Dennis Hamann of Hamann Insurance (our current insurance agent) gave a presentation on our coverage and costs for next year. Wally Goodman of Borden Insurance could not attend the meeting, so Gerald gave information on his proposal. Gerald recommended that we look into bringing our declarations and by-laws up to state standards for insurance coverage, and noted that this would not require the lien holders’ approval such as is required for other by-law changes. He also recommended we get an estimate for current dollar per square foot replacement coverage to make sure our coverage is adequate. Ray had talked to John McNabb (referred to us by Wally Goodman of Borden Insurance) about this and was waiting to hear back; Dennis knows of somebody that offers this service as well. Ray will follow up. Gerald will compare the policies in more detail and report back.
4. Foundation repair – Buildings 100-600 are complete; 700 building to start Monday August 6th. There were a few more bad piers found than on the original estimate, and those were repaired as well (this was not unexpected). Will need to go back to repair a span and a couple of floor joists that showed rot, which will be done after the pier repairs.
5. Brett Bohn submitted info to the board on complaints to the rental office due to the foundation repairs, and questioned the decision to perform the work over the summer. No action was requested; he just wanted it on record.
6. Termite/insect treatment – we will get complete treatment once the foundation work is complete; for now spot treatments are being done in-house. Alan Koemel questioned if permits were required to perform this work in-house. Larry Biggers has looked into this in the past and does not believe that permits are required for the type of chemicals that we’re using, but he will look into this again to be sure.
7. Dryer vents – many are full of lint, which could be a fire hazard. There was discussion on sending a notice to owners to check their respective dryer vents and clean as necessary or contact Keith Burr to perform the work for them at a minimal charge. There was also discussion on whether this should be HOA responsibility for the protection and safety of the complex.
8. Tennis court re-surfacing – the materials are here and Keith and Larry S will begin as soon as higher priority jobs are done.
9. Lift station pump and sewer lines – there have been 2 recent breaks in the lines at the fittings. Keith replaced a 90 degree turn with 2- 45 degree turns to relieve pressure on the turn; also put sand under those turns instead of them being up against shell. Keith built a strainer to catch the bigger items (such as the towel that froze up the pump motor recently). Costs – to repair pump was $3,000. To repair the breaks in the lines and bringing a pump truck out during the repairs was $1,000. It will cost $2,000 to rebuild the older pump (optional) to keep as a backup.
10. Security and call-outs – security is currently in transition. Mingo is still here, works every other weekend. Keith has a new security person that is working on a trial basis; if he doesn’t work out, we’ll run an ad for a second security person. Keith also discussed call-outs; he gets called out to the property at all hours for issues that should be handled by whatever rental office the guest is using. He has tried to contact the emergency numbers listed for the rental office at the Phase II building and has not been able to get any response, on several occasions. Brett Bohn offered to check into that with the rental office.
11. Lawn Care – our current contract has been terminated and Keith and Larry S will be performing this work in-house. The budgeted money for the lawn care service could be used to purchase the lawn tractor and other equipment – currently Keith is using a lawn tractor that he purchased personally, however if all goes well with the lawn care being done in house the owners will be asked at the November owner’s meeting to vote on purchasing the equipment from Keith.
12. Sidewalk trip hazards have been repaired.
13. Breakwater wall repairs – GLO confirmed that we can maintain and repair this wall, including filling with concrete, fill, etc., as long as we only touch the land inside the walls. Help from some owners with boats will be needed to get the concrete bags out to the wall.
14. Keith gave an update on Larry Rabe leaving – he left on good terms; Larry Skelton has stepped up and is a hard worker and willing to do whatever is asked of him. Steve made a motion to raise Larry Skelton’s pay to $12.50 per hour (what Rabe was making); Ray seconded the motion. Larry made a motion to amend the motion to also increase Mingo’s salary to $15 per hour. Ray seconded the motion to amend and the motion passed. The main motion as amended was then voted on and passed. Alan questioned the sprinklers not turning on when expected. Rabe maintained the sprinkler system and Keith is not up to speed on the layout, the construction, etc. Larry Biggers and Alan Koemel will assist Keith with this and help to see if some of the batteries in the timed sprinkler heads need replacing.
15. Steve presented the financial report. Alan questioned budget overages and wanted to know where the expenses were. Steve went through the extra expenses over the last couple of months. Overall the financials are looking good, especially with some of the money savings that Keith has enabled by performing work in-house (pool repair, tennis court fence, etc). Alan noted that the “Repair & Maintenance-Landscaping” budget was intended for the purchase of new plants. All landscaping and grounds maintenance expenses, including tree trimming, should be classified as “Repair & Maintenance – Grounds”.
16. Ray gave an update on the channel dredging study. We will have the info needed to dredge and permits in hand when the study is complete. We’ve paid the engineering company half their fee for the study. This expense is shared with Phase II and Sea Shell Shores.
17. Pier Property – Larry gave an overview on the history of ownership of the land that the pier is attached to. This land is currently privately owned, not by Kontiki HOA. The GLO does not want to renew our lease for the pier since both the pier and the land are not in our name. The land is for sale but only as part of a package with some other property nearby, which has been approved for development of 200 units. The current owner of the property is asking the Kontiki HOA to grant access along our road in exchange for a 45% ownership granted to Phase I, 45% granted to Phase II and with the current owners retaining 10% ownership in the property that attaches to our pier. There was some general discussion on what our options were. After much discussion, Ray asked if there was a motion to accept the 45% ownership offer; no such motion was made so the offer was rejected.
18. Owner’s meeting is scheduled for November 10th (second Saturday in November). We need to discuss the pier, the dredging, and pool options. We will send out the dredging study to the owners when it’s available. Action items: contact Rockport Yacht Club to reserve space; get estimates on any upcoming big projects; look into getting a projector and equipment if possible.
19. Condo-tel designation – this can affect financing and lender rates. Ray read a resolution regarding the adoption of a declaration which will classify Kontiki Phase I as not meeting the requirements of a condo-tel. Ray made a motion to accept the resolution; Jeannine seconded and the resolution passed (resolution is attached to these minutes).
20. Status of audit – this is in progress. The auditor has been working with Johnson & Cate and collecting information. Ray will contact them to get an update on the status and an estimated completion date.
21. Signs in windows – it was noted that the volume of these is taking away from the aesthetic appeal of the complex. But it would have to be written into the by-laws to prohibit these.
22. Larry made a motion to adjourn the meeting, Ray seconded and the meeting was adjourned at 1:21pm.
Resolution to declare that Kontiki Beach Condominiums Phase I does not meet the requirements to be classified as a “CONDOTEL”
WHERE AS, Kontiki Beach Condominiums Phase I does not now operate a rental operation or have a registration desk and
WHERE AS, Kontiki Beach Condominiums Phase I allows owners to lease their units through any management company they wish, if at all, and
WHERE AS, Kontiki Beach Condominiums Phase I offers no switchboard phone service or cleaning services and
WHERE AS, Kontiki Beach Condominiums Phase I has not contracted with any commercial management operation,
BE IT RESOLVED, that the Board of Directors of the Kontiki Beach Condominiums Phase I Council of Co-Owners, Inc. declare it to be known by all persons that Kontiki Beach Condominiums Phase I does not meet the established criteria to be classified as a “CONDOTEL”.
Adopted this 4th day of August 2012
August 4, 2012 - Kontiki
1. Board meeting called to order by Ray Luna at 10:00am.
Board members in attendance:
Ray Luna
Steve Bernhard
Jeannine Vater
Pete Velasquez
Larry Biggers
Others present:
Keith Burr, property manager
Gerald Weiss #303, 403, 405
Alan Koemel #108, 208
Brett Bohn #708
Paul & Linda Selinkoff #106
Wally and Bunnie Montgomery #406
Dennis Hamann, Hamann Insurance Group
2. Ray made a motion to accept minutes from previous board meeting; Steve seconded and the motion was passed.
3. Insurance information – Gerald Weiss gave an overview on our currently policy, which expires 8/24, and the research and gathering of information he’s been doing to present options for renewal. Ray recognized Gerald for all the hard work he’s put into this, which is appreciated by all the board members. Dennis Hamann of Hamann Insurance (our current insurance agent) gave a presentation on our coverage and costs for next year. Wally Goodman of Borden Insurance could not attend the meeting, so Gerald gave information on his proposal. Gerald recommended that we look into bringing our declarations and by-laws up to state standards for insurance coverage, and noted that this would not require the lien holders’ approval such as is required for other by-law changes. He also recommended we get an estimate for current dollar per square foot replacement coverage to make sure our coverage is adequate. Ray had talked to John McNabb (referred to us by Wally Goodman of Borden Insurance) about this and was waiting to hear back; Dennis knows of somebody that offers this service as well. Ray will follow up. Gerald will compare the policies in more detail and report back.
4. Foundation repair – Buildings 100-600 are complete; 700 building to start Monday August 6th. There were a few more bad piers found than on the original estimate, and those were repaired as well (this was not unexpected). Will need to go back to repair a span and a couple of floor joists that showed rot, which will be done after the pier repairs.
5. Brett Bohn submitted info to the board on complaints to the rental office due to the foundation repairs, and questioned the decision to perform the work over the summer. No action was requested; he just wanted it on record.
6. Termite/insect treatment – we will get complete treatment once the foundation work is complete; for now spot treatments are being done in-house. Alan Koemel questioned if permits were required to perform this work in-house. Larry Biggers has looked into this in the past and does not believe that permits are required for the type of chemicals that we’re using, but he will look into this again to be sure.
7. Dryer vents – many are full of lint, which could be a fire hazard. There was discussion on sending a notice to owners to check their respective dryer vents and clean as necessary or contact Keith Burr to perform the work for them at a minimal charge. There was also discussion on whether this should be HOA responsibility for the protection and safety of the complex.
8. Tennis court re-surfacing – the materials are here and Keith and Larry S will begin as soon as higher priority jobs are done.
9. Lift station pump and sewer lines – there have been 2 recent breaks in the lines at the fittings. Keith replaced a 90 degree turn with 2- 45 degree turns to relieve pressure on the turn; also put sand under those turns instead of them being up against shell. Keith built a strainer to catch the bigger items (such as the towel that froze up the pump motor recently). Costs – to repair pump was $3,000. To repair the breaks in the lines and bringing a pump truck out during the repairs was $1,000. It will cost $2,000 to rebuild the older pump (optional) to keep as a backup.
10. Security and call-outs – security is currently in transition. Mingo is still here, works every other weekend. Keith has a new security person that is working on a trial basis; if he doesn’t work out, we’ll run an ad for a second security person. Keith also discussed call-outs; he gets called out to the property at all hours for issues that should be handled by whatever rental office the guest is using. He has tried to contact the emergency numbers listed for the rental office at the Phase II building and has not been able to get any response, on several occasions. Brett Bohn offered to check into that with the rental office.
11. Lawn Care – our current contract has been terminated and Keith and Larry S will be performing this work in-house. The budgeted money for the lawn care service could be used to purchase the lawn tractor and other equipment – currently Keith is using a lawn tractor that he purchased personally, however if all goes well with the lawn care being done in house the owners will be asked at the November owner’s meeting to vote on purchasing the equipment from Keith.
12. Sidewalk trip hazards have been repaired.
13. Breakwater wall repairs – GLO confirmed that we can maintain and repair this wall, including filling with concrete, fill, etc., as long as we only touch the land inside the walls. Help from some owners with boats will be needed to get the concrete bags out to the wall.
14. Keith gave an update on Larry Rabe leaving – he left on good terms; Larry Skelton has stepped up and is a hard worker and willing to do whatever is asked of him. Steve made a motion to raise Larry Skelton’s pay to $12.50 per hour (what Rabe was making); Ray seconded the motion. Larry made a motion to amend the motion to also increase Mingo’s salary to $15 per hour. Ray seconded the motion to amend and the motion passed. The main motion as amended was then voted on and passed. Alan questioned the sprinklers not turning on when expected. Rabe maintained the sprinkler system and Keith is not up to speed on the layout, the construction, etc. Larry Biggers and Alan Koemel will assist Keith with this and help to see if some of the batteries in the timed sprinkler heads need replacing.
15. Steve presented the financial report. Alan questioned budget overages and wanted to know where the expenses were. Steve went through the extra expenses over the last couple of months. Overall the financials are looking good, especially with some of the money savings that Keith has enabled by performing work in-house (pool repair, tennis court fence, etc). Alan noted that the “Repair & Maintenance-Landscaping” budget was intended for the purchase of new plants. All landscaping and grounds maintenance expenses, including tree trimming, should be classified as “Repair & Maintenance – Grounds”.
16. Ray gave an update on the channel dredging study. We will have the info needed to dredge and permits in hand when the study is complete. We’ve paid the engineering company half their fee for the study. This expense is shared with Phase II and Sea Shell Shores.
17. Pier Property – Larry gave an overview on the history of ownership of the land that the pier is attached to. This land is currently privately owned, not by Kontiki HOA. The GLO does not want to renew our lease for the pier since both the pier and the land are not in our name. The land is for sale but only as part of a package with some other property nearby, which has been approved for development of 200 units. The current owner of the property is asking the Kontiki HOA to grant access along our road in exchange for a 45% ownership granted to Phase I, 45% granted to Phase II and with the current owners retaining 10% ownership in the property that attaches to our pier. There was some general discussion on what our options were. After much discussion, Ray asked if there was a motion to accept the 45% ownership offer; no such motion was made so the offer was rejected.
18. Owner’s meeting is scheduled for November 10th (second Saturday in November). We need to discuss the pier, the dredging, and pool options. We will send out the dredging study to the owners when it’s available. Action items: contact Rockport Yacht Club to reserve space; get estimates on any upcoming big projects; look into getting a projector and equipment if possible.
19. Condo-tel designation – this can affect financing and lender rates. Ray read a resolution regarding the adoption of a declaration which will classify Kontiki Phase I as not meeting the requirements of a condo-tel. Ray made a motion to accept the resolution; Jeannine seconded and the resolution passed (resolution is attached to these minutes).
20. Status of audit – this is in progress. The auditor has been working with Johnson & Cate and collecting information. Ray will contact them to get an update on the status and an estimated completion date.
21. Signs in windows – it was noted that the volume of these is taking away from the aesthetic appeal of the complex. But it would have to be written into the by-laws to prohibit these.
22. Larry made a motion to adjourn the meeting, Ray seconded and the meeting was adjourned at 1:21pm.
Resolution to declare that Kontiki Beach Condominiums Phase I does not meet the requirements to be classified as a “CONDOTEL”
WHERE AS, Kontiki Beach Condominiums Phase I does not now operate a rental operation or have a registration desk and
WHERE AS, Kontiki Beach Condominiums Phase I allows owners to lease their units through any management company they wish, if at all, and
WHERE AS, Kontiki Beach Condominiums Phase I offers no switchboard phone service or cleaning services and
WHERE AS, Kontiki Beach Condominiums Phase I has not contracted with any commercial management operation,
BE IT RESOLVED, that the Board of Directors of the Kontiki Beach Condominiums Phase I Council of Co-Owners, Inc. declare it to be known by all persons that Kontiki Beach Condominiums Phase I does not meet the established criteria to be classified as a “CONDOTEL”.
Adopted this 4th day of August 2012
posted by Kontiki at 12:28 PM
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