The Seascape Scene from President, Linda Schneider
1/8/2016 - Seascape's Insurance Commitee meets each fall to review the Association's insurance coverage. The following overview of our insurance coverage is being presented as the topic of this month's posting to provide owners with information as to which policies the Association carries, the area of coverage, the deductibles and premiums. Tom Hopkinson and the Insurance Committee are providing you with the following overview of Seascape's coverage:
GOOD NEWS FROM SEASCAPE'S INSURANCE COMMITTEE
The majority of Seascape's insurance policies have been cancelled and rewritten for calendar year terms, effective January 1, 2016. This eliminated the remote possibility of a Hurricane coverage gap between two policies and facilitates premium budgeting of what is Seascape's largest expense item. Flood insurances will be renewed effective February 22, 2016, since the Association's limited cash flow precluded also moving these policies to a January 1st calendar year period. The premiums displayed on the following chart are confirmed annual costs.
TYPE INSURERVALUES DEDUCTIBLE PREMIUM
Main Am Coastal $22,926,342 $5,000 $124,769
for Am Coastal Included 3% TIV Included
Hurricane Underwriters at $687,790 $500,000 $14,907
Deductible Lloyd's, London
Property General Star $350,750 $5,000 $2,386
Boiler & Hartford
Machinery Steam $21,578,301 $2,500 $1,632
Flood Hartford/ $27,459,800 $2,000 $175,590
Liability Philadelphia $1,000,000 Nil $10,208
Liab. Travelers $1,000,000 $5,000 $1,764
Liability Great Am $50,000,000 Nil $3,868
Bond Hartford $250,000 $5,000 $706
9 Policies Various Per Policies Various $335,830
2015 Property/Wind, Flood and Boiler & Machinery replacement cost insurance renewal values, per Dreux Isaac & Associates appraisal dated September 2014, increased by 1.5% for 2016 Renewals to recognize inflation. Miscellaneous Property actual cash value insuramce amounts decreased by 1.5% to reflect depreciation.
*Building Ordinance and Law coverage increased from 2.5% to 5.0% of Sums Insured.
Seascape's overall Property & Casualty premiums will total approximately $1,000 less than budgeted for 2016.
CAUTIONARY COMMENTS FROM SEASCAPE'S INSURANCE COMMITTEE
Estimating how much Seascape ownres would suffer if a hurricane hit Bonita Beach is very difficult. However, the Insurance Committee believes that for insurance deductibles in a probable worse case scenario, the numbers could look something along the following lines:
$500,000 Hurricane Building D $5,304,000 3% $159,120 Am Coast
included Hurricane Building E 12,075,000 3% $362,250 Am VCoast
included Hurricane Building F $5,304,000 3% $159,120 Am Coast
included Hurricane Other $242,324 3% $73,000 Am Coast
$5,000 Fire, etc. Building D $5,225,782 N/A Am Coast
$5,000 Fire, etc. Building E 11,908,598 N/A Am Coast
$5,000 Fire, etc. Other $226,430 N/A Am Coast
$5,000 Fire, etc Various $481,342 N/A General
$2,000 Flood Building D $6.472,800 N/A Hartford
$2,000 Flood Building E $14,466,800 N/A Hartford
$2,000 Flood Building F $6.472,800 N/A Hartford
$2,000 Flood Other 46,600 N/A Hartford
$2,500 B&M Various $21,259,410 N/A Hartford
+164,500 - Uninsured items, very rough estimate
The foregoing numbers do not take into consideration the strong probability that the maximum limites (5% of TIV) now provided for Building Law and Ordinance component of our Property insurance policy will be insufficient to pay the uninsured cost of mjandatory compliance with current construction/reconstruction standards. Furthermore, the numbers immediately above do not take into consideration post-event loss amplification, aka demand surge, essentially the laws of supply and demand, whereby the cost of labor and material skyrockets after a catastrophe, as greed and avarice occur. We can attach a totally arbitrary $600,000 number to these two factors, but emphasize that this is just a guess and the real number could be much higher. Nevertheless, let's work with it, moving the probable worst case scenario to $700,000 + $600,000 = $1,300,000.
Using the $1,300,000 figure immediately above (and it may be very light), here's how the Insurance Committee sees individuals' Special Assessment exposures:
(-110,000) Emergency Reserve
X .735294% (1/136th)
$8,750 per individual unit
You will note that these calculations do not factor in "borrowing" from other reserves, simply because those other reserves may not exist at the time of a loss. For example, if we used all the Roofing Reserve to repair the top surfae of F Building and a week later a hurricane/flood event hit Seascape, there would be no Roofing Reserve left available to help the situation.
Special Assessment coverage under the individual's own personal insurance may ease their pain, but not everybody buys Condo-owners protection and this particular coverage is usually limited to a maximum of $2,000.
The Insurance Committee hopes that Seascape owners appreciate having these estimates of the potential financial impact of a major hurricane hitting the association's property. Florida has now gone more than a decade since hurricanes Charley and Wilma struck the state in 2004 and 2005 respectively. That's the longest period of hurricane-free time in recorded history, going back to the mid-1800s. We're overdue!
Respectfully submitted by:
Tom Hopkinson & John Marangola & Rick Smith
Seascape Insurance Committee
12/12/2015 - Weather at Seascape has been interesting. While the heat and humidity has abated some, the weather continues to be very changeable. There have been some perfect days, but the weather has certainly been unusual for this time of the year. The Seascape Team continues to work to keep Seascape at its best. Among those accomplished activities is repainting the furniture in the breezeway, really improving its appearance.
For added excitement in the Community, this past week we had breaks in the water lines in the parking lot. The break was located under the drive in front of E Building. A photo of the mess is located on the Welcome page of our website. Janet and Roger both put in an exceptionally long day to ensure all those in residence had water. A ‘boil water’ recommendation was posted until the lines were cleared. As a result of the break an area of the parking lot encompassing about three quarters of the length of E Building, from under the walkway edge to the center island will be re-asphalted. After a curing period the area will need to be sealed. Funds for the asphalting and sealing will come from the Reserve Line Item titled as Paving. The funds for the repair of the water lines will come from the Reserve Line Item titled as Building Systems and Components.
Thanks to several members of the Community the Christmas Decorations are up. While the ladies decorated the Christmas tree in the library, the men helped put up the lights around the pool house eaves.(See pictures on 1st page of website.) Roger and Dave not only helped with hanging the lights in the pool area, but finished up the decorating by hanging wreaths in various locations and putting the bows on the Royal Palms along the street in front of Seascape. You can also see a number of Christmas trees on the lanais throughout the Community. There is no doubt Christmas Season has arrived at Seascape.
From Seascape to you, we wish everyone a very Happy Holiday and Happy New Year.
11/25/2015 - The Annual Meeting of Members and the Board Meeting are now over. They were held on November 7th, so you may anticipate the minutes will be out to you shortly.
We have a new first at Seascape as the Board now consists of six members. Our Documents permit the Board of Directors to have from 5 to 7 members. We welcome Dave DeGraff to the Board of Directors.
Linda Schneider wanted to thank Diane Corcelli for her many years of dedication and service to Seascape, as a Board Member, and for planning the many social events that she has hosted throughout the years. Diane has certainly earned her retirement. She leaves open two positions for others to fill. We wish Diane all good things in the years to come and again want to THANK HER for her gracious years of service!!
Linda thanked Al Eckloff for his service of 4 years on the Board. Al also has decided not to run for the Board this year. Al served as vice president this past year. During his years on the Board he was always available and willing to help, do research or offer support where needed. His assistance throughout these years for the numerous projects and activities was sincerely appreciated. We know Al will enjoy the extra free time.
Dave DeGraff submitted his official paperwork to run for the Board and is now the Board’s newest member. During the Board meeting Dave was nominated to take the Secretarial position from which Diane retired. He graciously accepted the position. A hard position to fill, particularly as a new Board Member and steeping into Diane’s shoes. We wish Dave well and know he will enjoy the new position.
The following are your Board Members:
Linda Schneider President
Ken Drenth Vice President
Gary Swanson Treasurer
Dave DeGraff Secretary
Susan Pouch Director
Gary Borrell Director
The 2016 budget previously sent to all owners was approved by the Board. The maintenance fees will remain the same at $1,678 a quarter.
Those who pay the annual amount or complete year in January will receive a 2% discount off the total/yearly fee. The amount due for the year is: $6,578, due in January. Thank you to all those who choose to pay this way. Janet and Gary, our treasurer, are happy to report that everyone at Seascape is current with their maintenance fees.
At the Board Meeting Janet offered helpful direction should anyone become ‘stuck’ in the elevator. Should you become ‘stuck’, push the button that says “Push to talk”. The address of the building is on a recorder. After that address is stated, a ‘live’ person will come on the line. The ‘live’ person/answering service for Oracle Elevators, will communicate with you and then dispatch the fire department and the Oracle Maintenance personal for assistance. This is a 24-hour answering service. This would be valuable information to have available in you unit for all owners, family and guests.
Another useful informational item that you should have available is the phone number of Florida Power and Light 239-262-1322. Should the power go out, all effected should call the Florida Power and Light number. A short while ago we had a power outage and only one person, plus Janet, called FPL. The response time was delayed due to FPL not realizing so many people were out of power. They did respond quickly once Janet arrived for work that morning and saw that the power was still off. When the technician arrived for the repair he said they did not have many calls so they did not feel there was a large outage. Any time there is an electrically outage, all effected need to call FPL.
Janet also provided information should a fire occur. Should you have a fire in your condo, of course first call 911. In addition, on each floor of the buildings is a pull station. These pull stations are painted red with a white pull. After you call 911, go outside your unit and pull the lever on one of these pull stations. The alarms will go off in all the individual condos.
In Building E these pull stations are in a glass box, which should be broken with the small hammer tied to them. Then pull the lever in the middle of the box. In D and F Buildings the pull stations are not in a glass box. Please review the pictures to become familiar with the pull stations.
The fire alarm system is also a monitored system. Simplex Grinnell will also call the fire department and dispatch management when these pull stations are activated. Note and review the pictures to familiarize yourself with the pull stations.
At the Board Meetings owners were asked to volunteer for committees for 2016. Committees for Seascape serve at the pleasure of the Board as advisory committees. The following is a list of current committees:
Boat Dock Committee, which is comprised of three boat dock owners and one community member (non-boat dock owner)
Anyone interested in assisting on a committee please e-mail Janet.
Last month we shared information on the condo door locks. The Board approved locks are currently on special for a reduced price of $126.00. We cannot guarantee how long this price will be reduced as the locks are made available to owners for the same price as the Association pays.
The cost would be for the Baldwin deadbolt lock and lever handle set that match. If you want to replace the locks on your condo door, the lock set can be purchased at the Seascape office. Janet orders and keeps several on hand to be available as needed.
Work continues with Roger and Dave replacing the rope on the sand walking paths off the walk-overs to the beach and sea wall beachside. They’d found when one of the pieces of rope needed to be re-tied, it just fell apart with age.
This might be a good time to note that sea oats and beach vegetation are protected species. Please use only the designated crossover areas to access the beach. Both the tiki hut picnic tables by the tennis courts and the grill area have been stained with a waterproof stain. Both grills have been painted.
The tennis courts have been pressure washed.
BroadStar, our cable and internet company, will be replacing any RCA modems that remain in any of your units. They will contact Janet, and she will in turn let you know when this will be scheduled. She will also post information in the elevators to let your guests know once she becomes aware of the scheduled days.
New Bromeliads have been planted at the north Seascape sign and the Beach Sun Flowers located at the north parking lot/beach area have been replaced.
Wishing you and yours a Happy Thanksgiving with family and friends.
10/08/2015 - Can you believe it’s down to a month until the date for the Annual Owners’ Meeting and the Organizational Meeting of the Board of Directors? It’s been busy at Seascape and the time has really flown for everyone. Janet was able to take a few days of vacation time and has now returned and is again working toward completing the many responsibilities she has at Seascape and continuing to prepare for the meetings. The budget has been finalized and is being reviewed. You will soon be receiving additional information for the upcoming meetings. Summer is always a time when Florida receives most of its rain. Over the last 30 years the average yearly rainfall in Bonita Springs has been reported to be 53.23 inches. The record for a single day of rainfall is 10.70 on October 2, 1951. In 2015 from January to June, Bonita Springs had already reported over 21 inches of rain and the wettest time of the year was yet to come. This summer was no exception in the amount of summer rainfall. There was an exceptional amount of rain, some of it in the form of a heavy driving rain. New gutters have been installed on the small roof towers at the end of the building on the north and south towers (stairways) of E Building. The purpose of the gutters is to help with drainage when rains are heavy and help divert water from getting into the stairwells. Other work occurring at Seascape includes the painting of all of the curbing around the palm tree/plant beds outside the elevator/breezeway lobbies in all three building entrances. Other landscape work that has been accomplished is new sod having being planted in the lawn by the tennis courts. This work was done by Personal Touch, our landscape company. There has been some work on the tennis courts as well. Some sections of fencing on the tennis courts have been replaced. New door closures have been installed on the tennis gates facing Hickory Blvd. Here is an important notation for all owners who mail their quarterly maintenance checks to Seascape. Upon occasion it has been found that should a new mail sorter be sorting the mail, they do not realize there is an office in Building E. The sorters feel each piece of mail should have a unit number on the envelopes and will send back the mail as being undeliverable. To avoid a problem be sure to address your envelopes in the following manner: Seascape of Little Hickory Island (Attention: Office) 25810 Hickory Blvd. Bonita Springs, FL 34134 Please make it a practice to include ‘Attention Office’ on all correspondence on mailing going to the office.
Should you wish to update the appearance of your condo door locks or want to change the locks for any reason, Janet has the Board approved lock set required in the office. The cost is: $132.36. Checks are to be made payable to the Association.
Don’t forget to mark your calendars for the November 7th Annual Owners’ Meeting and the Organization Meeting of the Board of Directors.
09/12/2015 - Preparations for the November Annual Meeting of Members and the Re-organization Meeting of the Board of Directors has already started. When the month of August arrives, it’s time to look at the budget in preparation for the next year, prepare notices for the upcoming Members’ Meeting and to send correspondence asking if any owners wish to run for the Board of Directors (Notice of Intent to be a Candidate). Included with this mailing are two forms: a Candidate Information Sheet and a Condominium Association Candidate Certification Form.
Janet is currently involved in the preparation of the budget for 2016. This will be mailed to owners in October with other information concerning the upcoming meetings. Please review all information carefully and respond as directed. If you have questions on voting or any other aspect of the required information, please email Janet. The Election Committee can only count those votes which are correctly completed. If information is missing or anything left unsigned (where indicated) your vote cannot be included in the count.
Members of the Board of Directors at Seascape serve for a two year term. Florida Statute requires that to be eligible to be considered to be a candidate for the board, an owner must give written notice of their ‘intent to be a candidate’ at least 40 days before the election date. They may provide an information sheet, no larger than 8 ½ by 11 inches. This must be returned at least 35 days before the election.
Within 90 days after being elected, each newly elected director must certify in writing to the secretary of the association that he or she has either completed the educational curriculum administered by a division approved condominium education provider, or state on the specified form that they have read the association’s declaration of condominium, articles of incorporation, bylaws, and current written policies. He or she must certify that he/she will work to uphold such documents and policies to the best of his/her ability; and that he/she will faithfully discharge his/her fiduciary responsibility to the association’s members. According to Statute, failure to timely file the written certification or provide an educational certificate will result in suspension from service.
I would strongly recommend the education classes for all member of the board of directors. These classes keep members up to date on changing Statutes and nuances of Condominium Law. Knowledge is also gained from professionals speaking on many facets of overseeing a condominium community.
This year there are three seats on the board of directors open for election. Our Board is a seven member Board where the terms are staggered with three seats being elected one year and four the next.
As part of the Members’ Meeting, we are working on having a guest from the Lee County Sheriff’s Department. Tentative arrangements are being made to have Chad Edwards, the deputy who patrols our specific area, at the meeting to speak about trespassers and our complaints on the trespass issue.
Since it is hurricane season we’d like to reminder everyone not to try to reach Janet if you have concerns about a potential event. The Seascape Team will be busy preparing and securing the Community in case a storm does come our way. Updates about the storm will be promptly added to the website (SeascapeBonita.com) and if there are concerns about possible damage to any unit, Janet will personally contact that owner.
In fact, with the recent forecast concerning Hurricane Erika the Seascape staff set to work immediately and had secured all of the outdoor furniture and checked all of the hurricane shutters to be sure they were down. There is a procedure for preparing the community in the event of a storm and you can count on the Seascape Team to do their best to be sure the community is secured and ready to face the storm. Since Erika decided to not come our way, the Staff took the opportunity to scrub all the tables, chaises and chairs that were being stored.
As in every summer and throughout the year work continues non-stop at Seascape. The palm trees, which were trimmed in February, were full of coconuts and needed to have dead fronds removed again. Johnson’s Tree Service recently completed this task.
Dave has repainted the D and E Building ground floor trash rooms.
The wood has been replaced on the west side of the north pool house. Now that this work has been completed, the pool houses will be painted.
After painting the pool deck, the furniture in the pool area will be scrubbed, as will the furniture previously stored for the ‘off-season’.
The walks between the Buildings D and F and the patios have been sealed with a clear sealer.
Due to Seascape using the heating/cooling system to maintain the pool at a constant temperature all year we have an increased amount of maintenance with the pumps. A loop pump and contactor were recently replaced in the system, along with a bladder tank.
Combs Oil Company was called to refill the gas in the generator under E Building. This tank holds 200 gallons but it only needed 94 to ‘top off’ the tank. If you are not aware, we are required to run the generator on a schedule each week. The generator runs automatically every Tuesday.
Fencing between both of the tennis courts was replaced by Gatekeepers and different door closures were installed on the gates facing Hickory Blvd. on the tennis/pickleball courts. A new closure was also installed on the gate to the south leading to the boat dock/grilling area behind the tennis courts.
Bain Sealcoating repaired a pot hole near the car wash and a new sign has been attached onto the hose box.
You should have received your new gate code which becomes effective October 1, 2015.
An important reminder from last month about the gate codes below:
Due to the installation of our new telephone gate entry system, you may find your ‘clicker’ may not work when you first arrive at Seascape. If this occurs take your ‘clicker’ in to Janet. She will need it for a few hours so she can re-program it into the new telephone entry system.
The new system DOES allow for cell phone numbers to be programmed into the telephone gate entry system. This means that when a guest arrives you can let them through the gate using your cell phone by pushing 9, just as you can with a ‘landline’ telephone. Janet will need to know which number you want her to program into the system.
NEVER GIVE OUT THE OWNER’S CODE. THIS CODE IS FOR YOUR PERSONAL USE ONLY.
A VENDOR IS TO CALL THE OFFICE FROM THE GATE USING #001 TO GAIN ACCESS TO THE COMMUNITY. THIS APPLIES WHETHER JANET IS IN THE OFFICE OR NOT.
The Board is looking forward to a report from the Landscape Committee at the Board Meeting in November concerning new gates for Seascape. They will then be working to make a determination on the type and style of gates, and plans to be presented to owners on fencing and pedestrian gates.
8/10/2015 - It must be Florida if you see temperatures in the 80’s but it feels like 100 or more. Of course you need to add in a chance of rain every day and a great deal of humidity. If you check the weather forecast this is what you will see as this weather pattern is persisting.
In spite of the weather Roger continues to install new ground storage doors. He has 10 doors that he is currently working to get installed. While Roger is working on the door replacement, Dave, our part time staff member, has been putting a fresh coat of paint on the ground storage lockers to keep them looking fresh.
Roger has also installed new aluminum grates on exhaust areas on all three buildings. Being aluminum these will not rust like the ones previously purchased and installed from Home Depot. This is a great improvement because the previous grates would rust within a short period of time and we had to continuously repaint them.
All of the small balconies on the bay side of F Building have been pressured washed by Roger.
He has also built new PVC frames around the trash containers in the areas of the chaise lounges near the beach. The old frames were made of wood slats and were rotting and falling apart. The new ones have a much cleaner and fresher look that the previous wooden frames.
Due to remodeling projects in owners’ condos occurring in all three buildings, and the number of vendors coming and going this summer, we have delayed pressure washing the buildings until all the major work has been completed.
We ask that everyone having work done in their units let their workers know that if they do not clean up after themselves, charges will be levied since our staff now has to take time away from their work to clean up the vendors’ messes.
Janet is reporting outside workers/vendors are not respecting the Community or Seascape property. It is more difficult for the staff to enforce the rules and keep Seascape clean and well cared for if owners do not inform the contractors/subcontractors of the rules at the start of a project, and the importance of keeping all areas clean and undamaged.
Here are some summer projects completed by professional painters for owners. This work has all been for owners as a result of a review of the Community.
Work has been completed for those owners wanting their windows/sliding glass doors painted.
New screens for the walkway sliding glass doors on E Building are currently being ordered for owners.
The painting has been completed for those owners with hurricane shutters on the walkways who wished to have the rusting/flaking end covers on the shutter header repainted.
One evening in July the fire alarm went off in D Building. It was frightening since all the alarms were sounding in the interior of each unit. One of the owners called the Fire Department, who responded quickly. Janet was informed and immediately came to the Community. She and Dave awaited Simplex Grinnell arrival to fix the problem. They remained on the property until the problem was repaired that night by Simplex Grinnell, which was until 3:00 a.m. The
‘culprit’ was a wire which had shorted out.
As anticipated the pipes under all three buildings have started to rust. These have been touched up with paint. All floor storage closets doors (metal) have a new coat of paint, as do the trash room doors (metal).
Due to the installation of our new telephone gate entry system, you may find your ‘clicker’ may not work when you arrive at Seascape. If this occurs take your ‘clicker’ in to Janet once you arrive. She will need it for a few hours so she can program it into the new telephone entry system.
As another reminder, the new system DOES allow for cell phone numbers to be programmed into the telephone gate entry system. This means that when a guest arrives you can let them through the gate using your cell phone by pushing 9, just as you can with a ‘landline’ telephone. Janet will need to know which number you want her to program into the system if you use both a ‘landline’ telephone and a cell phone.
NEVER GIVE OUT YOUR OWNER’S CODE WHICH YOU RECEIVE ON YOUR QUARTERLY STATEMENTS. THIS CODE IS FOR YOUR PERSONAL USE ONLY.
THIS ALSO APPLIES TO ALL VENDORS WHO MAY BE COMING TO YOUR UNIT. A VENDOR IS TO CALL THE OFFICE FROM THE GATE. THIS APPLIES WHETHER JANET IS IN THE OFFICE OR NOT. SHE WILL COMPLETE THE ENTRANCE PROCESS FROM HER CELL PHONE.
A lot of effort and work goes into seeing the code does not become general knowledge. It only takes one owner giving the code to a vendor, friend, renter or anyone else for the work and effort to be in vain.
The Board will continue to work toward installation of new gates for the Community. They are working toward having further information available once the Landscape Committee meets and the Board and committee members are able to physically review and evaluate both the sliding telescoping gate system, which is now installed and functioning at another complex, and a sliding gate system. Due to code we are unable to have a ‘swing’ gate such as Bonita Beach Club installed.
Since we have had several problems with trespassers in the pool, discussion has been held on installing locks on the pool gates. A survey of the Community will be forthcoming. Janet is currently organizing prices for a lock system. By employing a system that could tie into the new telephone entry/gate software we would be able to run reports showing unauthorized entrance into the pool area.
Janet is also getting prices for cameras for the entrance gates. The new phone entry gate box has been scratched and the shrubs at the main entrance continue to be driven over. With a camera system we would be able to see who is doing this damage. Further discussion will be held at a future Board meeting.
With all of the shark bites and sightings in the news lately, the Bonita Springs City Council has taken up the subject at the recent August 5, 2015 meeting. They had on their agenda a request for the Council to approve and authorize Mayor Ben Nelson to send a letter to the Fish and Wildlife Commission to petition them to further regulate ‘chumming’ because it creates a nuisance on Little Hickory Island where there is predominantly human activity.
Work also continues by one of our neighbors from Bayscape, along with a group from Bonita Beach Club. There have been pictures of the sharks from both our beach area and the bay, and interviews by NBC-2.com.
Once again there are no units currently for sale at Seascape.
07-06-2015 - Weather at Seascape has been in the 90's almost every day for the month of June. So, if you are a lover of hot weather, this is the place to be. Throw in a daily shower or two and high humidity levels and you will have no doubt that you are in Florida.
In spite of the weather, work continues at Seascape. The beautiful large Yucca tree that has been a main stay on the road side lawn of the property has been trimmed and thinned out. There was a time we were somewhat concerned that we might lose this landmark due to its height and the electric lines running across the property. Thanks to the installation of even taller poles for the electric lines and 'sprucing up' of the tree, we can now enjoy many more years of its beauty.
Roger has been particularly busy this past month. He has pressured washed the wall between Bonita Beach Club and F Building in preparation for it to be painted.
Replacement of the ground storage locker doors began in the spring. Roger is continuing to replace the doors with exterior fiberglass doors. Some of the old doors are warped, won't open easily, or are split at the bottom. Some have even had the bottom of the door's interior frame fall out. It is the goal to replace all the ground storage locker doors with exterior fiberglass doors over time. Those doors in the worst condition are being replaced first.
At one of our recent fire inspections, the Bonita Springs Fire Inspector asked that we replace some of the exit signs. Roger has replaced 15 of the exit signs with new signs.
You will see Roger out checking the pool and keeping it in A+ condition for swimming year round. To show what a great job he is doing, I am happy to report that we once again passed the yearly pool inspection by the Lee County Health Department with 'flying colors".
Our part-time worker, Dave, has painted the wall between BBC and F Building.
He is also repairing small holes in the doors of those ground storage lockers we will be replacing in the future. He is working to get all of the ground storage lockers wiped down and painted as needed.
As many will remember, we had a main line water break in front of E Building 'in season'. Following the repairs, the area was re-asphalted and sealcoated. When the work was completed some imperfections in the sealcoating were noticed. Janet call Bain Sealcoating, who did the work, and they came out and re-sealcoated the area the last week of June.
I am happy to report that due to Janet's diligence in calling Bonita Springs Water Utility and reporting the break in the main water line in front of E Building, we did receive a credit of over $5000 for the water loss from that leak.
The telephone entry gate system has finally failed. Janet has been trying to work through some intermittent static problems in the gate telephone system for some time. These problems were exacerbated by the age of the system and lack of available repair parts.
Janet arrived at work to find the entry gate phone box did not have a display screen, nor would the system open the gate. This left our only option was to replace the entry gate system with a new one prior to installing one at the time we replace the current gates.
GateKeepers has ordered a new telephone entry system which should be up and running during the first week of July. We have been assured that the new system will be compatible with whichever gate system we choose going forward. This will be either a telescoping gate system or a sliding gate system. The lack of space to pull off the street and open onto the property will not permit the installation of a swing gate, such as was recently installed at Bonita Beach Club. Nor would we be able to get a waiver from the City of Bonita Spring to allow for permitting for installation of a swing gate.
Janet will now have to program all of the owners' names and numbers into the new telephone entry system's computer software. The new system does allow long distance phone numbers, so if you have discontinued using a land line and using a cell phone, you may want to use your cell phone to open the gate. To do this you will need to let Janet know what phone number you want programmed into the gate system. This will permit a guest to call your unit from the gate. You will then be able to open the gate from your unit.
We do want to make you aware that if your cell phone number is used, should someone push your name on the directory, the call will ring through even when you are away from Seascape. The phone number that will come up on your cell phone will be 239-992-2647.
Janet suggests that should you wish to use your cell phone number in the gate system you add the above number to your contact list in your phone directory, naming it 'SEASCAPE GATE'. This will assure you that the incoming call is from the entry gate system.
If you have any questions please contact Janet.
Janet has made two visits to the complex where the telescoping sliding gate has been installed and is now functional. She has also talked to the manager of the complex. She has found the community is very pleased with the gate system. The only complaint was that the out gate has been hit and damaged due to lack of patience in allowing the gate to open enough to permit an exit. In other words, the parties damaging the gate tried to exit the gate before it was sufficiently open. The community has installed a camera system which has recorded the incidents.
In regards to required replacement of hot water heaters every ten years, all owners with tanks that are ten years old have been notified. All of the units have responded to whether they had an a/c float switches and the switches are now installed in all units.
The following are other projects owners are financially responsible for. Janet will be seeking group prices where applicable and scheduling the work for owners who have requested the work.
Painting of walkway windows and sliding glass door frames.
Re-screening for window screens and sliding doors along walkways.
Replace metal entry doors with less maintenance fiberglass doors.
Don't forget to let Janet know if you want to replace your walkway windows or sliding glass doors. There are several along the walkways that are in poor condition.
Lanai screening is also owner responsibility, so if you have screen problems Janet can add you to a list for replacement.
The inspection of the lanais for spalling and the lanai railings has been completed by Janet and Larry West with Elias Brothers. We anticipate having a report from Elias Brothers on the results of the inspection available at the November meeting.
Several owners have replaced hot water heaters while hot water tanks that will fit into our utility closets are still available. If you are interested please contact Janet.
6/5/2015 - Another month has quickly flown by and the Florida summer weather pattern with a daily chance of showers has begun. Temperatures in the area are predicted to be in the 90’s during the day and 70’s at night. Throw in a little humidity and you know you are in south Florida.
Its obvious Seascape is the place to be as we are experiencing a situation we haven’t for several years. There were many years when very few units were available for sale in our community. Recently years found that several have been on the market. As of now, all those units that were on the market have been sold. Currently there are no units for sale at Seascape.
In response to the wishes expressed in three polls to owners concerning smoking, Seascape now has a ‘smoke-free’ policy for the community. “Smoking”, which is defined as carrying, burning, or otherwise handling or controlling any lit or smoldering product containing tobacco, cloves or similar products, including but not limited to cigarettes, cigars, pipes, e-cigarettes or vaporing is prohibited on all Seascape property, including lanais (i.e. all Common and Limited Common Elements, including lanais).
The smoking ban is all-inclusive; it includes owners, residents, tenants, guests, employees, contractors, vendors or anyone performing a service for an owner or the community. The Florida Indoor Air Act currently contains language covering employees and those providing a service or where work is being performed. In support of the new policy all ashtrays have been removed from every floor of all three buildings. The holes have been filled and the areas repainted.
We appreciate all owners being compliant with the smoking ban and ask you to make sure your guests are informed and aware of the new policy as well.
Summer work is underway in the community. With the decrease in population at Seascape, Roger has cleaned all the lounges and chairs. Those extras we don’t need during the summer have been stored.
Every year the buildings are pressure washed to remove the salt residue to help maintain the paint and sealant of the buildings. Building F pressure washing has been completed.
Roger has planted new plants at each entrance sign. The seasonal replacement cost of the new plants and the labor to install them is not included in the work covered under the landscape maintenance contract.
Dave, in his part-time capacity, continues to consult with Janet and Roger on projects that need to be completed. He is currently repainting the numbers on the car stops in the parking lot.
Superior Fire Protection has completed a fire pump test on all three buildings. This is required on a regular basis.
The light globes on Building E have all been removed and cleaned. Those lights which are required to be shielded for ‘Turtle Time’ have been covered with the required shields. Due to this you will find that there is little exterior lighting available at night and we encourage you to be extra cautious when moving around the community.
On this note, if you do not have the ‘turtle gray’ tinted glass in your slider or windows visible from the beach, the drapes should be drawn at night or steps taken to ensure light cannot be seen on the beach coming from your unit. This lighting ban will be in force until October 31st.
All units have now been inspected for the required A/C float switches and Janet will be contacting those owners who do not currently have float switches. She will organize a ‘group’ price for those needing the switches. The requirement to have float switches has been in place for many years at Seascape and it is now also code.
Janet will next be walking the community to review and inform owners who need to have their sliding glass door frames (on the walkways), screen frames or bedroom window frames repainted. The expense will be up to each owner. A group price was offered for this last year when the building was repainted. Several owners did take advantage of this opportunity.
If you would prefer to have your sliders or windows replaced please let Janet know. If there are enough, group pricing might be arranged for the owners who wish to have their sliders or windows replaced.
Likewise, on replacing the screening on the lanais, Janet does keep a list of requests for lanai screen replacements. Group pricing also helps in sharing the cost to cover the lift to replace the screening.
Hot water tanks continue to be installed for all owners requesting this installation. Please re-read last month’s info on the hot water tanks. Note the changes in the tank’s physical size which will impact us in the future on installing a hot water tank of the current gallons.
Janet’s next project is putting together prices for owners who wish to have their metal unit door replaced with a fiberglass door. These doors are hurricane rated and instead of having to paint them annually, if not more often, the maintenance is negligible.
We will continue to monitor and seek information on installing gates at Seascape. We want to be sure the type of gate selected will be the most suitable for the location and best meet the needs and purpose for installing new gates for many years.
5/7/2015 - The activity at Seascape has definitely slowed. It is time to wind up the this past season’s busy schedule, begin to focus on summer tasks and undertake the list of repair projects and activities.
We have been informed the new sliding/telescoping gate installed by Gatekeepers at Fountain Lakes is up and functioning. Janet has received the name of the manager of the complex and we will be monitoring how the gate is functioning and the community’s opinion and satisfaction with the gate. We are also searching out opinions on the other two sliding gates we have received quotes on.
In preparation for possible installation of the walk gate on the north end of the property, we have made arrangements with an owner to exchange the location of a parking space. This will give us access to a convenient location for the creation of a walkway through a gate to the street once a gate system is installed.
Two landscape companies have suggested alternate plantings to replace the Sea Grapes on the south side of Seascape between our complex and Dolphin Way. These plants would create a shrub wall to act as a natural barrier between the two communities and should be a deterrent to trespassers. This is only the start of the many steps under consideration and planning for new entrance gates and walk gates for the community.
May 1 is the start of ‘Turtle Time’. In preparation for ‘Turtle Time’, which runs until October 31 the turtle lights have been installed throughout the community. We will be transitioning the community to all amber lights over time. Currently we have enough of the costly amber lights to do the parking level and F Building. The red bulbs, which are also considered within the spectrum acceptable for ‘turtle time’ lighting, are being used on D Building. An inspection is to be done by Michael Kirby, Environmental Specialist, City of Bonita Springs Community Development, to ascertain if the community meets the City’s specific requirements.
If you do not have windows and sliders with the turtle gray glass tint you are required to close your drapes or be sure there is no light visible from your unit which can be seen from the beach. The City of Bonita Springs will do periodic inspections throughout ‘turtle season’. If unacceptable light is visible from your unit you may find a ‘ticket’ on your door reminding you of the ‘turtle season’ requirements. Please make every effort to comply with the rules in force from May 1 through October 31.
Janet is in the process of verifying that each of our units has ‘float switches’ installed on our air conditioners. ‘Float switches have been required at Seascape for many years. In 2003 the following was included as a revision to the Florida Building Code 307.2.3: As an alternative to a separate drain line, an approved water level detector or float switch device shall be used to control overflow by automatically shutting down the equipment or appliance that produces the condensate.
Having a float switch will protect both you and your neighbors unit should you’re a/c unit not drain properly. Instead of the water overflowing into your and your neighbors units, the a/c will shut off. If you have a float switch and notice a significant drop in you electric bill it may signify your a/c is not draining properly and has shut-off. Once Janet is aware of how many units don't have a float switch, she will organize a project to have an air conditioning company install the switches for all those that need them.
A project currently underway is replacement of the hot water tanks. Information was provided last month on the reasons why you might consider replacing your hot water tank if it is close to 10 years old.
Call Janet immediately if you would like your hot water tank replaced. The price is $600.80 for a 30-gallon, low boy, Rheem brand unit. Performance Plumbing is the company replacing the tanks. They will replace tanks until their supply is no longer available.
Surge protectors have been installed on all of the buildings fire alarm systems. This was approved at the last Board meeting when the Board voted to sign an up-graded maintenance contract on these systems. On the renewal contract it clearly stated that electric surges would no longer be covered.
The new floor scrubber we purchased to clean our membrane flooring has been sent out for a yearly maintenance check. Alpha Chemical and Janitorial Supply will be replacing the brushes and both the front and back squeegees as part of the maintenance care.
During June the dryer vents will be cleaned on F Building. Janet will send out information prior to doing the work being accomplished. Extra services will be offered if you need or would like to have the work done.
Personal Touch is the landscaping company who has been doing the landscape work at Seascape for the past two months. They will be starting the summer pruning. They have already done a complete check of our irrigation system and have changed some of the sprinkler heads. In the monthly contract with them they are to weed, trim all the shrubs, and fertilize the lawn and shrubs. Roger will continue to do the edging and mow the grass.
We would like to welcome David Evans aboard as a part-time staff member. David is retired from General Motors and is formerly from Indiana, but now resides in Naples. David will be helping Roger with the list of summer projects and work on a part-time basis as determined by Janet.
4/4/2015 - You can tell Easter is here as our families are beginning to arrive and more and more children are enjoying the pool and playing on the beach. The weather is definitely ‘beach weather’ and the water in the gulf is warming up.
Work on researching options for new security gates is continuing. At the March Board of Directors meeting an overview was given on information provided by the first vendor we contacted. This was on sliding telescoping gates and the vendor was the same vendor we use for our current gates. The upside of this type of gate is the amount of space needed for installation and the speed at which the gates open and close. As noted at the meeting, research would continue since we want to get at least three different quotes before review by the Landscape Committee and a recommendation from them to the Board of Directors is made.
Since the March 7th meeting we have met with two other vendors who are providing us with information on sliding gates which do not telescope. This type of gate would be slower than the sliding telescoping gate. We are being told a sliding gate should be less maintenance because it is on a wheel, while the sliding telescoping gate has to have a track. It does take more space to install a sliding gate.
All the vendors are providing examples of where they have installed gates like those they are quoting so we can review any problems those communities have experienced, and learn their level of satisfaction with the gates. We are also looking into any permitting issues we might encounter.
We do not anticipate installing the gates this summer as once all the preliminary work, including engineering and drawings are completed, it could take an additional 90 days for the permitting process. In addition, the gates would be custom-made for our community, and that will take some time.
Separate quotes are being provided for two walk gates and fencing of the open areas at the front of the property. We are anticipating the possibility of ‘phasing’ the project due to the cost. Owners must vote to approve the installation of the walk gates and fencing as this would be a change to the Common Elements; while the security gates would be considered a replacement.
We met with BroadStar, our cable and internet provider, in January. We strongly advised them that we felt our internet and cable services were subpar and the internet speed extremely slow. We are now being provided with an increase in internet speed at no additional charge until November, 2015. At that time a decision will have to be made as to whether we wish to continue to receive the new bulk speed. If so, the cost of the internet would be increased.
For anyone wishing to try digital upgrades, BroadStar is offering a special promotion at Seascape for new orders for digital cable. The offer starts now and will continue through November 1st, 2015. A special promo code will be provided to new digital customers and the cost of the upgrade will be $10 per month. This includes one set top box needed for receiving digital cable. The activation fee of $50 is being waived and residents can put the box on vacation during the summer for $5 per month.
On November 1, 2015 BroadStar is proposing that if the Board accepts an extension of 5 years to the contract, the bulk payment would increase $10 per unit per month. The bulk cable would include a ‘Top 200+ digital channels and 1 HD set top box per unit. The price would not be increased again until January 1, 2017, at which time the cost would go up $5 per month per unit.
Anyone interested in trying the digital cable offer should contact BroadStar directly, as the upgrades will be billed directly to the unit owner. Be sure and tell them you are a Seascape owner.
It’s hard to believe it is time to prepare for ‘turtle season’. Turtle Time lighting will go into effect on May 1st. It takes quite some time to change out all the bulbs to turtle light approved bulbs and to install the required shields on each of the walkway and under building fixtures.
Remember that if you are in residence from May 1st through October 31st you must close your drapes or have sliders and windows in a turtle gray tint that blocks 40% or more of the light emission from inside the unit to the beach.
Since the last posting we had a major water leak occur in front of Building E. The repair required the parking lot be excavated to reach the broken pipe. This work was done by Season Paving. The pipes were replaced/repaired by Performance Plumbing. Unfortunately, or maybe fortunately, when Seaton Paving was filling the hole and compacting the sand, they noticed that an area was ‘soft’. They excavated the area again and found that another pipe, ‘teeing’ off the original pipe, was now leaking. The original leak was from a 3” line and the pipe had a split on the underneath side. The second leak was from a 2” water pipe that pulled apart. We are happy to report that all the leaks were repaired, the hole has been refilled, the area asphalted, and as of this week, resealing of all damaged areas accomplished.
Janet and Roger are both to be praised for their quick and organized response to the situation. They both put in many extra hours to see the repair project through to the end. Thanks to both of them for their commitment to Seascape. The two vendors Janet called also responded promptly. We do not often see projects so large being done during season and it was good to see everyone in action and doing such an efficient and professional job.
There are new federal energy rules taking effect in April that will mean changes for anyone buying or installing a new hot water heater.
On April 16, 2015, the Department of Energy’s new energy efficiency mandates (as part of the National Appliance and Energy Conservation Act (NAECA) will go into effect. The update will affect household appliances manufactured in the U.S. This affects us due to the resizing of the hot water heaters to meet the new standards. Hot water tanks manufactured after April 16th are anticipated to be wider and taller, an obvious problem with the limited space for installation in our community. Janet has been communicating with Performance Plumbing on the problem and they have reserved some tanks that can be installed in the current area we have available. Let Janet know if you are interested in installing a new hot water tank.
Be aware that tankless water heaters have been prohibited at Seascape due to the lack of electric power available to service them coming into the community. We were told by multiple electricians and FPL that the tankless units could cause problems in the breaker boxes in the individual units and ‘brown outs’ in the community.
It also seems to be the season for our pool pumps to start giving us problems. In March the pool heating pumps had to be replaced. Symbiont Systems, who service our pool heaters, did the replacement. In addition to this our chlorine pump quit functioning. It had already been re-built once so a new one was purchased.
Not only have we been dealing with leaks in the parking lot, but due a couple of reports of moisture in owners’ electric breaker boxes, we had Elite AC inspect the roofs on all three buildings. They sealed the roof flanges on the roofs of D and E Building. F Building was in good shape and no work was needed. Our last leak was water leaking down a trash chute of E Building on the ground level. The leak was found on the 1st floor and Superior Fire had to cut through concrete to replace a fire sprinkler head. Let’s hope this is the end of our leaks. We have certainly had more than our share this past month.
After 17 years of overseeing the social activities we have enjoyed at Seascape, we regret to report Diane Corcelli is retiring. Her creativity and enthusiasm has been unequaled as each year we were offered a variety of themes, games and even some athletic challenges. I hope you will all join me in thanking Diane for her outstanding commitment to providing enjoyable activities and events for the community, and for all the time and effort she has given throughout the years.
On the upside, Diane will still be writing and hosting the February skit enjoyed by so many. No one knows what the play will be for this next February, but you can be guaranteed that it will be every bit as creative and hilarious as were the characters in “Passing the Wind”, “Golden Girls Come to Seascape”, “Gold Diggers and Sugar Daddies”, and this years’ rendition of “All in the Family”.
Thank you, Diane, for all the pleasure you have brought to the Community throughout the years.
We are looking for volunteers and ideas for parties/social events for the upcoming year. Please contact Janet if you have any interest. This would be for hosting a single event of your choice, with a group of other volunteers of owners (and renters) helping, much as we did with the highly successful ‘States parties’ some years ago. The first event would be in November around the time of the fall Owners’ and Board of Directors Meetings.
We already have an offer from an owner who would be willing to continue provide equipment and run the highly popular Las Vegas night for a party as he has done in the past. This evening could be expanded with other similar activities. An owner has also volunteered to help oversee the New Year’s Bunch. Let us know what other activities you would enjoy and help plan.
3/10/2015 -Now that February is behind us, we’ve said ‘Goodbye’ to our friends who left at the end of the month, and are welcoming those arriving for March. We know spring is on the way because the weather is improving and the birds are loudly singing ‘happy tunes’ each and every day.
At the March 7th Special Meeting of the Board of Directors Meeting (followed by the regular Board of Directors Meeting) the Board will be discussing a rule for a smoking ban in our Community. First I would like to thank everyone for their responses to the polls, and your patience for participating in a second poll. The number of responses to the poll was among the best I can remember in Seascape’s history. This subject is obviously one of the greatest importance to each and every owner who responded. The Board appreciates you taking the time and effort to express your opinion on the subject.
As mentioned in last month’s posting, we have been having some maintenance issues with the north gate and the south gate was damaged by a delivery truck. The north gate has been repaired and we have replaced the south gate with a temporary gate like the one that was there originally.
The gate situation is another item on the Agenda for Saturday’s meeting. The impact of Bonita Beach Club’s new swing gate system has already been noticed. Trespassing through our community is becoming an even bigger problem. Janet and I met with Gatekeepers for possible alternatives to the current system. The current phone system used to open the gate when anyone pushes #001 has a static problem and at times Janet is unable to hear who wishes to come into the community due to this static. The phone system repair parts are no longer available to correct the static issue. A new phone system repair will be priced with the gate system discussed on Saturday.
To better keep all owners better informed on the Association’s Insurance, Tom Hopkinson and Rick Smith are offering the following report from the Insurance Committee concerning the Committee’s recommended action to purchase ‘buy-down’ insurance. This information will also be presented at the Board meeting.
The majority of Seascape’s insurance policies expired on February 20th and all have been successfully renewed. In doing so, we have taken advantage of market opportunities to reduce deductibles wherever practicable, at the same time developing premium levels with pricing totaling well less than budgeted for 2015.
Our most serious exposure is Hurricane, which up until now has been subject to an insurance deductible of 3% of total insured values (TIV) per building. Based on the latest appraisal of our structures, that TIV is $22,586,600, so 3% of that figure equals just under $677,600 as Seascape’s Hurricane deductible. By purchasing Deductible Buy-Down coverage for year 2015, we have successfully reduced the Association’s insurance deductible against the peril of Hurricane to only $500,000 per Occurrence, per Calendar Year.
Our second most serious natural perils exposure is Flood, which for years has carried a $25,000 insurance deductible on Buildings D and E and F and a $2,000 deductible on our two smaller structures. We have reduced each of our three main building’s deductible from $25,000 to $2,000, so that lower figure now applies to all structures.
Seascape’s insurance deductible for Boiler & Machinery losses has been reduced from $25,000 to $2,500, each and every Occurrence.
Seascape’s insurance deductible for Property policy losses, other than Hurricane, has been reduced from $10,000 to $5,000 per event.
These very important insurance deductible decreases have been accomplished with no increase in costs over budget. In fact, the $1,100 savings from budgeted renewal premiums and a pro-rata refund of over $14,300 from cancelling and re-writing our then existing principle Property insurance policy results in Seascape’s 2015 Property & Casualty premiums coming in at roughly $15,400 less than budgeted for this year.
CAUTIONARY COMMENTS FROM SEASCAPE’S INSURANCE COMMITTEE
A January 29th e-mail detailed the Insurance Committee’s recommendation to reduce insurance deductibles, wherever practical to do so and this action was confirmed at a February 16th Special Board Meeting.
While estimating how much Seascape could suffer if a Hurricane hit Bonita Beach is very difficult, the Insurance Committee believes that for insurance deductibles in a probable worst case scenario the numbers could look like something along the following lines:
$500,000 Hurricane Bldg D $5,225,782 3% $156,773 American Coastal
Included Hurricane Bldg E $11,908,598 3% $357.258 American Coastal
Included Hurricane Bldg F $5,225,782 3% $156,773 American Coastal
Included Hurricane Other $226,430 3% $6,793 American Coastal
$5,000 Fire, etc. Bldg D $5,225,782 N/A America Coastal
$5,000 Fire, etc Bldg E $11,908,598 N/A American Coastal
$5,000 Fire, etc Bldg F $5,225,782 N/A American Coastal
$5,000 Fire, etc. Other $226,430 N/A American Coastal
$5,000 Fire, etc Various $481,342 N/A General Star
$2,000 Flood Bldg D $6,472,800 N/A Hartford - NFIP
$2,000 Flood Bldg E $14,466,800 N/A Hartford - NFIP
$2,000 Flood Bldg F $6,472,800 N/A Hartford - NFIP
$2,000 Flood Other $46,600 N/A Hartford – NFIP
$2,500 B & M Various $21,259,410 N/A Hartford Steam
+ 164,500 – Uninsured items
The foregoing numbers do not take into consideration the strong probability that the maximum limits now provided for Building Law and Ordinance component of our Property insurance policy will be insufficient to pay the uninsured cost of mandatory compliance with current construction/reconstruction standards. Furthermore, the numbers immediately above do not take into consideration post-event loss amplification aka demand surge, essentially the laws of supply and demand, whereby the cost of labor and material sky-rockets after a catastrophe, as greed and avarice occur. We can attach a totally arbitrary $600,000 number to these two factors but emphasize that this is just a guess and the real number could be much higher. Nevertheless, let’s work with it, moving the probable worst case scenario to $700,000 + $600,000 = $1,300,000
Using the $1,300,000 figure immediately above (and it may be very light) here’s how the Insurance Committee sees individuals’ Special Assessment exposures:
(100,000)- Emergency Reserve
X .735294 (1/136th)
$8,824 per individual unit
You will note that these calculations do not factor in “borrowing” from other reserves, simply because those other reserves may not exist at the time of a loss. For example, if we used all of the Roofing Reserve to repair the top surface of F Building and a week later a Hurricane/Flood event hit Seascape, there would be no Roofing Reserve left available to help the situation.
Special Assessment coverage under individual’s own personal insurances may ease their pain but not everybody buys Condo-owners protection and this particular coverage is usually limited to a maximum of $2,000.
The Insurance Committee hopes that Seascape owners appreciate having these estimates of the potential financial impact of a major Hurricane hitting Seascape. Florida has now gone about a decade since Hurricanes Charley and Wilma struck the state, in 2004 and 2005 respectively. That’s the longest period of hurricane-free time in recorded history, going back to the mid-1800s. We’re overdue!
Respectively submitted by:
Tom Hopkinson & Rick Smith
Seascape Insurance Committee
2/5/2015 -It’s hard to believe that February has arrived and the New Year is already well under way. January was such a busy month. It seemed it was over even before it began.
An item we had been working on was obtaining a new ‘mitigation’ report. Due to our insurance company requesting an updated ‘mitigation report’ on the new form, (since the old form had been replaced with an updated one) a new mitigation verification inspection has been done. You should have received an emailed copy of that report from Janet. Should your homeowners insurance request a copy of the ‘mitigation report’ on the new form, a copy of this form should meet their request. Some insurance companies will give you a credit on your homeowners insurance if you have had the inspection, meet certain criteria and supply them with the ‘mitigation report’.
If you are in residence at Seascape you may have noticed that FPL has been doing work at night along Hickory Blvd. replacing electrical poles. Although there has been some discussion on suspending the work until later in the year, we are currently being told that work in the Seascape area will be performed sometime in mid-March. While this work is being accomplished we may experience some power outages.
There is a Board of Directors Meeting scheduled for Monday, February 16th for the purpose of discussing the recommendations of the Insurance Committee. The Committee is offering suggestions for reducing the deductibles on certain of our current policies and providing the cost impact for doing so.
A number of responses have already been returned on the ‘smoking poll’. This will be an agenda item at the March 7th Board of Directors Meeting. The Board appreciates the time you have taken to respond to this and the previous inquiry.
If you have not returned a response for the ‘smoking poll’, please do so ASAP as the Board will be sending out a copy of the proposed rule, taking into consideration your responses, 14 days prior to the March 7th Board of Directors meeting. This is required by Florida Statute Sections 718.112(2)(c) and 720.303(2)(c): Both Condominium and HOA Boards are to deliver notice of the Board meeting to the members at least fourteen (14) days in advance if the Board intends to adopt, change or otherwise consider rules regarding the use of the unit or the individual parcel. We appear to be among the last of the communities along the strip who have not gone to a stricter smoking rule, most including banning smoking on lanais.
Our neighbors at Bonita Beach Club have completed the installation of a new gate system which closes off their entrance entirely and provides an additional gate for all foot traffic. Both the entrance and exit now have full gates instead of the type of gate with only arms.
This past week the control box on our south gate was hit by a delivery truck. It also damaged our sprinkling system. There was additional damage to Dolphin Way’s sprinkling system. The concrete base had to be broken up and removed so that Dolphin Way could repair their leak from the damage.
Our north gate was recently repaired as it was not always responding to a signal from the ‘home link’ or the ‘clicker’. Due to the age of the gates and the potential cost to repair the damage done to the south gate, there is some discussion as to whether the current gates should be repaired/replaced with the installation of a new type of gate entry system. With the change to the entry to BBC, a gate similar to theirs that would further enhance security has been suggested. The greatest complaint being aired from the new system at BBC is that the gate system is slower on the entry side and currently a short back-up in traffic on the circle has been occurring.
Seascape’s north gate has been repaired and is now functioning normally. A temporary solution for the south gate is under consideration until a further discussion and a decision can be made.
Those preparing for bed late on the 4th were surprised to see a John Deere tractor going up and down the beach. The beach was first lightly plowed and then dragged to smooth the beach and work on breaking down the drop-off that has yet to improve. The work went on into the ‘wee’ hours of the morning.
4/3/2014 - Spring may have arrived, but the weather at Seascape still hasn’t let go of the ‘blasts’ of cooler temperatures from the north. There continue to be many overcast days, threats of showers, higher humidity levels than normal for the season and very windy conditions. Frequently those stronger winds have a cool edge, most unlike the warmer winds normally experienced in the spring. We have had some perfect days but overall the weather has been unusually unpredictable.
The March Meeting of the Board of Directors was held on March 8th under E building. As part of the meeting, a report was given on our current Association Insurance Coverage. If you want additional information on that coverage, refer to last month’s website posting where Tom has given a great overview of our insurance coverage.
We have also changed carriers on the health insurance for our employees. This will result in a monthly savings of approximately $670 per month for the Association.
Included in the meeting was the last information received from Lee County on the upcoming beach re-nourishment...
The latest schedule anticipated that the bids for an engineering firm were to have been opened March 4th, at which time a review and ranking process was to have occurred. On April 1st the Lee County Commissioners are to approve a final contract for the engineering firm to oversee the project. This firm is to provide expertise for the selection and supervision of the beach construction contractor. A pre-bid meeting with potential bidders has an April 11th date and the sealed bids are scheduled to be opened on April 22nd. In May the winning bid will be incorporated into a contract to be approved by the County Commission. Once that is signed, the anticipated 5 month construction period will begin as soon as the contractor can move his equipment into position with a hopeful ‘wrap-up’ date at the end of October. Keep in mind that this schedule is subject to change due to unanticipated delays.
Watch the website for updates.
One of the frequent questions raised concerning the beach re-nourishment is: “What about the turtle nests?” We have been told that Eve Haverfield of the ‘Turtle Time’ organization has been involved and turtle nests endangered by the beach re-nourishment will be re-located.
Janet presented a list of some of the major summer projects. Included in those projects will be resealing of the parking lot and changing the beach sun daisies in the beds at the edge of the pool/yard area on the side nearest E Building to salt tolerate bromeliads. There will still be beach sun daisies on the beach side of the beds.
The schedule for seal coating the parking areas has yet to be established. There will some inconvenience with the project as certain areas will be closed for parking at times. We anticipate the work will be accomplished in early fall. Watch the website for further information.
Prior to the restoration/painting project anything attached to the walls of the buildings were to have been removed and the holes filled. This included door bells, decorations, and plaques, etc. Janet has noticed there are some items that have been returned to the common element walls on the walkways. As a summer project these items will be removed and the holes filled. Please do not attach anything to the common elements walls.
For those who have door bells attached to the wall of the building, these will also be removed. Door bells may be attached to the door frame, but not the common element walls.
Another summer project Janet is planning is encouraging owners to replace the door entry set. The cost of the set is $132.36. Installation cost is $20.
Elias has completed their check list of the property and we are nearing the final pay out on the projects. Our engineer will inspect the community and all work completed prior to signing off for the final payment. An accounting of the projects costs as of the end of February is available from Janet.
This has been an arduous year with all of the work being accomplished. Many owners, guests and visitors have commented on what a great improvement the new floor surface is over the carpet and how attractive it is. Kirk has found cleaning of the walkways to be easier and less time consuming than he anticipated. With the help of the scrubbing machine, cleaning of the walkways is not as labor intense and is more efficient than the vacuuming required with carpeting. And this is during the height of the Season. Once there is less traffic the surface will require even less work. We still ask that owners and guests observe the care and maintenance guidelines.
Even if you are only changing out furniture or appliances, when coordinating deliveries and removal of the old furnishings or appliances, make arrangements for floor protection. This is extremely important. It is far better to be prepared than to have damage occur because a worker or delivery person drags something across the flooring or damages the flooring. Janet has floor protection available from the office.
We all have a major investment in the membrane surface; working together to protect and maintain it will give us the many years of service for which it is designed.
Now that the work on the “newly-improved” Seascape is nearing completion several owners have embarked on or are looking at remodeling their units. We ask that as work is considered you communicate with Janet on obtaining approvals where required.
Going forward, as of April 1st, the Registration Fee will be $50. This is the first increase in the fee since its inception in June of 2007. Few people are aware of the time and effort Janet spends ‘servicing’ the needs of guests for owners who rent or share their units.
On Thursday, March 27th, the Board of Directors held a board meeting for the purpose of approving a line of credit for the Association. The item was raised by Al at the March 8th Board of Directors meeting. Establishing a line of credit for use in emergency situations is recommended as good budgetary planning.
The board motioned that use of the funds will require a majority vote of the Board of Directors and two of the three signatures registered with the bank. Use of the line of credit is limited to unanticipated expenses necessitating an emergency special assessment and will be immediately repaid upon full collection of said special assessment.
The board was emphatic the motion be clearly stated so Seascape boards, now and in the future, have use and accessibility guidelines for utilizing the line of credit.
The following information from your Board of Directors on the care and guidelines for the new floors will be posted on the bulletin boards. We want to make all owners and their guests aware of the guidelines established to maintain our floors. We ask that EVERYONE make a conscious effort to protect our investment.
The letter reads as follows:
We have recently installed a special new flooring surface at Seascape. In an effort to maintain the life and beauty of this surface the following care is required. We ask that all owners and their guests help us in our endeavor to maintain the floors by adhering to the following.
1) No door mats, outdoor carpeting or mats of any kind are to be used outside unit doors or elsewhere on the new flooring surface.
2) No shoes, flip-flops, or other footwear are to be left on the walkways.
3) No baskets, decorative items, planters, planter or flower boxes or pots are to be placed on the walkways.
4) No fishing equipment, beach chairs, beach or sand toys, etc. are to be left on the walkways or outside unit doors.
5) All spills are to be cleaned up ASAP. Water and a mild detergent are to be used. Any problem area or stain that doesn’t clean up should be immediately reported to the office.
6) NEVER ATTEMPT TO CLEAN ANY OF THE FLOOR SURFACES WITH A SOLVENT. This includes alcohol, lighter fluid, acetone, lacquer thinner and/or other similar liquids. Contact the office for assistance with any areas of concern.
7)Never drag anything across the surface. This includes beach chairs, moving and/or delivery of furniture and appliances of any kind. Cardboard should be placed on the walkways when moving any appliances, furniture or equipment.
Should you or your vendor not have protection available please check with the office prior to moving any furniture or appliances in or out of your units.
Check with the office for proper protection of the floors during any construction or renovation work.
8) Absolutely no skateboards on the walkways. Skateboarding is prohibited on ALL Seascape property.
9) Do not apply sun tan lotions, oils or sprays when on the walkways. These will stain the floor surface.
We thank you for your cooperation and assistance in maintaining our new walkway flooring surfaces.
Seascape Board of Directors
As reported in a previous posting, we have purchased carts and luggage racks with special wheels to be used on the walkways. While vendors may have their own carts for transporting items to units, we do not know what type of wheels are on the carts or what might be tracked from those wheels. So please make arrangements for use of the cardboard protection available in the office and do not rely on vendors. The extra effort will pay-off for a longer life for the walkways.
A liability form must be signed by any vendor doing remodeling or similar work for an owner. Janet has the necessary form and no work is to be undertaken until the form is properly completed.
The new pool furniture (chairs and chaises) has arrived. All of the old chairs and chaises are being reviewed and any that are broken or damaged will be exchanged for credit from Florida Patio. The remainder of the furniture is being power washed and placed along the beach for use.
A recent article in the Naples Daily News reports that work on the beach renourishment is to begin in March. Janet has a copy of the article which she will be emailing to owners for their information. There is still no definite start date being given for the beach project.