Coral Tree Plaza Weekly Update

Happy Friday Everyone.

Hello Coral Tree Plaza Community. 

Board Meeting Update

On Wednesday, July 27th the Board of Directors met in both Executive and Open sessions to review association business. Part of the meeting included a brief report on various projects around the community. For the update this week I will go over the report. For any additional questions about the upcoming projects in the community, please feel free to email me at Tboelts@actionlife.com. 

Parking Structure Repairs and Promenade Resurfacing:

After approximately five months, the City of San Diego permitting department has authorized the permits for the association to complete the structural repairs down in the parking garage. As a reminder, the locations that need immediate repairs are the four spots that currently have temporary 4×4 wood shoring posts. The slow but steady water intrusion from the promenade has crept into the parking garage over time, and the concrete joints have become saturated, causing the rebar to rust, expand, and pop out concrete. This means that if left untreated, eventually, the association could be at risk for more serious structural damage. Though there is no immediate threat, it should and is being taken very seriously by the Board. 

Southern Cross Property Consultants have been spearheading this work as the project managers. They have now acquired two of the three necessary bids for the work. Our hired structural engineer has also been greatly involved in this process and is ensuring that the proposed work meets the necessary load-bearing requirements to permanently shore up the four locations in the parking garage. 

As we get closer to the date of work in the parking garage, more information and details will be sent out to the association. But as of right now there is no large interruption expected in the garage. Meaning that the only areas of the garage that are going to be blocked off are the spaces that presently have temporary shoring installed in them. Those homeowners who park in front of or near those spaces will be reassigned new parking for the duration of the project. 

Once the structural repairs in the parking garage are completed, the Board will turn their attention to the promenade for re-surfacing and waterproofing. Waterproofing the promenade is phase two of the whole project, to prevent water intrusion in the future and keep the structure of the parking garage intact. 

You may notice that much of the irrigation on the promenade, and around the clubhouse has been turned off to stop further deterioration down below. While this is not ideal for the vegetation on the promenade, it is a necessity to slow down the erosion of the concrete below down in the parking garage. All landscaping on the promenade and the overall promenade design will be evaluated at the time of the resurfacing. 

Balcony Picketing:

The balcony railings have been identified as the second large-scale project that the association wants to address. The balconies and the spacing between the pickets are farther apart than what the City requires. The idea behind the requirement from the City is that there shouldn’t be an opportunity or ability for a small child to fit through the pickets. Coral Tree Plaza is right now exempt from this because the balconies are grandfathered into the law. But that also means that when the association begins taking on this project, they will have to retrofit the balconies to meet the code requirements. 

As previously mentioned, the promenade and parking structure are the top priority of the association right now. Once that project is underway or wrapping up, full attention can be turned to the balcony railings. For the time being, Southern Cross Property Consultants will be gathering information and possible options for retrofit solutions that meet code requirements. 

Remote Monitoring Services:

Back in the Spring of 2022, the Board approved a remote overnight monitoring service the company Stealth Monitoring. Stealth Monitoring will provide overnight monitoring services for Coral Tree Plaza, specifically at the pool and down in the parking garage. They are trained to spot intruders and will follow an escalating protocol to have the intruder removed from the property. Part of the protocol is to call out over a loudspeaker and demand that the intruder leave the property. 

Stealth Monitoring ordered parts for the speakers and the remote monitoring capabilities. The delivery time on this equipment was expected to take multiple months, thankfully the equipment finally arrived this week. 

Starting next week, Stealth Monitoring will be down in the parking garage working on the installation of the equipment in the garage, there will be speakers on all three levels of the parking garage and at the pool. When the full installation is complete, Stealth will begin monitoring immediately. 

Window Washing:

CalOSHA has been cracking down on associations throughout San Diego. Some of you may recall in a previous update to the community that Harbor Club downtown next to the convention center, has not washed its windows in over five years. The safety requirements for window washing have increased greatly over the years. OSHA works to protect employees from dangerous work situations, including washing windows without proper fall protection. 

In the past, the window washing company at Coral Tree Plaza has done a great job of washing the windows, but with OSHA tightening up on fall protection for window washers, and specifically tightening up in San Diego, the association cannot hire out Javier and his crew to come out and wash windows like they normally do. If OSHA were to find out that the association hired window washers without necessary fall protection, both the hired window washers and the association would be subject to fines up to $500,000. 

There are two main ways to install fall protection at the association, the first is to install a davit crane on each roof, that would attach to a swing stage and lower the crew down to wash the windows while suspended on the outside of the building. The other option is to install U bolts into the concrete of every unit, and next to every window (one bolt per windowed area). The window washers would be required to wear harnesses and tie themselves into the bolts before removing the windows for window washing. 

A key bit of importance, whichever type of fall protection is ultimately installed at the association, has to be inspected annually before any type of window washing, by a certified company that can correctly inspect the equipment. If there were multiple anchor points/U bolts in each unit, all of them would be load tested and inspected every year before window washing. It is for this very reason that the association is going to pursue the davit crane option up on the roof. By installing the davit crane on the roof, the opportunities for maintenance at the building will grow significantly, including the option to waterproof and paint the exterior of the buildings. 

Thank you all for your continued patience and understanding as the Board and management work diligently to create a safe community at Coral Tree Plaza. Should you have any questions or further inquiries, please do not hesitate to reach out. 

“Every great inspiration is but an experiment – though every experiment we know, is not a great inspiration.”

Charles Ives

Be Well. 

Tyler Boelts

General Manager – Coral Tree Plaza

Action Property Management (800) 400-2284

Please visit the Coral Tree Plaza Resident Portal by going to www.resident.actionlife.com