Certifying of Quorum & Call to Order
President, Sharon Dowling called the meeting to order at 5:02 PM, quorum present.

Roll Call
Sharon Dowling – present
Peter Tedone – present
Joe Dembek – present
Mike Bisaha – present
Rik Shafer – absent

Management Present

Bonita Vandall, LCAM, CMCA, AMS, CBA, PCAM from The Wright Community Management, LLC. was present as well as other unit owners in the zoom meeting.

Proof of Notice of Meeting

The Notice and Agenda was confirmed by email to all owners and placed on the bulletin board.

By proper motion by Mike Bisaha, seconded by Joe Dembek the meeting minutes of 10/20/25 were unanimously approved as presented.

Mike Dowdell Presentation on Sea Wall Maintenance Needs

Mike Dowdell did the recent repair on the sea wall for the issue that caused the hole in the back lawn. Mike was scheduled to join us at the meeting to explain future maintenance needs for the sea wall. Unfortunately, Mike was detained so Sharon Dowling proceeded to give an overview of what is needed. Mike explained that due to the traffic on the waterway, he recommends the following repairs to reinforce the sea wall and prevent further cracks. 1. Reinforce every other T-piles/batter piles with hydraulic cement and rebar. 2. Repair 60 cracked T-piles with hydraulic cement. 3. The sea wall would be pressure washed and cracks filled. The estimate for this project is approximately $20K.

Management Report

Bonita Vandall covered several property maintenance updates, including on 10/13/25 Genset reset the fire alarm, possibility due to TK Elevator work; a purchase application for unit PH5 was submitted to the board for review and interview; an executive meeting was held with the associations attorney to discuss elevator company issues; Pompano Beach Fire Department submitted a notice of deficiency concerning required signs on the control valves on 10/23, 10/28 and 11/6 Genset was notified all three times; Premier Association Manager contacts have been made to set up the Aloha meeting hopefully by zoom; The sprinkler system is scheduled for inspection before 12/9/25 by Bass United; on 12/2 at 11 am there will be a two hour annual fire sprinkler inspection by Genset.

Financial Report

Sharon Dowling discussed a $20K maintenance project for the sea wall, with the project not being urgent but potentially funded from the operating account depending on year-end financials.
The meeting also addressed ongoing issues with check processing at Juda Eskew, where Sharon encountered difficulties getting invoices processed and accurate financial data, particularly regarding reserve categorizations. The last financial received from Juda was from July and nothing recent. This action has caused a delay in completing the 2026 budget. Financial challenges were highlighted due to the accounting firm’s Vantaca merger difficulties, with further discussion stating insurance costs are decreasing. Sharon then presented the financial status, noting that we are in the black year-to-date, but warned that fourth quarter expenses could change this. She also mentioned ongoing issues with accounting errors and the need to fix them for a clearer picture.

Old Business

Elevator

The group noted that TK had not responded to their termination letter yet. The board, with the assistance of a consultant, are investigating other elevator maintenance companies in negotiating a better deal for elevator service. Consultant Dan Carey will follow up on RFP responses from other elevator companies and provide a recommendation. All Services South Florida Elevator got the elevator back up and running and has been contracted to repair the elevator door clanging noise.

Hole in Back Lawn

This was addressed previously concerning the sea wall and the king tides and a crack in the sea wall. Kyle, Emerald Landscaping, will install sod on the corner area near the grill when extra pieces are available. He will also plant the Japanese blueberry bush sample when available from the nursery.

2026 Budget

The board tentatively scheduled a budget meeting for December 1st at 5 PM, pending the receipt of financial reports from Juda Eskew.

Storage Room Doors Replacement

The board discussed the need to assess and potentially upgrade the building’s impact-rated doors and windows, with Sharon Dowling emphasizing the importance of understanding the costs involved, especially for the lobby glass. Peter Tedone shared that their insurance agent advised against sealing off the front lobby with impact doors alone due to the glass area ratio, and they agreed to explore having a company evaluate the windows and doors to determine compliance and potential discounts. Barbara Ellis suggested removing the glass lobby entirely, but Sharon and Peter noted the potential cost and aesthetic impact, deciding instead to gather more information before considering alternatives.

Aloha Side Discussion

The board discussed the need for a fence to meet code requirements, particularly around the pool area, with Sharon suggesting a partial solution that would maintain some visibility while addressing safety concerns. The board will need to evaluate the current plantings with code requirements.

New Business

Pool Heater Issue

The board also addressed issues with the pool heater but added the heater is now working. A part under warranty was replaced.

Water Pump Leak

Sharon Dowling reported there is one pump that is leaking and a RWK Pumps will investigate the following day.

Building Shutters for Common Areas

The board considered alternatives to impact doors for the storage area, such as regular doors with shutters or an impact door installed at the hallway entry on floor 2, and agreed to investigate costs and options. Shutters will be investigated for other exterior building doors also.

The group acknowledged the need for impact-resistant windows and doors throughout the building to reduce insurance costs, though they did not have an accurate count of units that still need upgrades.

Trash Chute Etiquette

The board discussed the need to establish clearer rules regarding the use of the trash chutes, particularly during move-in/move-out periods, to prevent damage to common areas. They discussed issues with residents improperly disposing of items during moves, including inappropriate use of the dumpster and ignoring rules about bagging trash. They agreed to create a move-in and move-out checklist to be handed to residents, with Sharon Dowling taking the lead drafting it.

Open Forum

The floor was open for owners’ questions and further discussion. Sharon Dowling will create a cleaning task list and schedule for the new cleaner and send to management for Spanish translation.

Adjournment

There being no further business to be brought before the Board, by proper motion by Sharon Dowling, seconded by Mike Bisaha the meeting was adjourned at 6:20PM.

Zoom Link

Zoom Call Video 11.17.2025