Heritage Engineering planThe townhouse association board is attempting to rough out costs of replacing the Guadalajara bridge to 15 and 17 Reddina Lane. This has been a major dance for everyone involved. The project cannot be bid out at this time because financing has not been thoroughly investigated and approved.
On August 12 the THA board met to discuss its obligation in the replacement of the Guadalajara bridge and other needed improvements in Guadalajara Courts. At that time the board voted Guadalajara Courts is responsible for paying for the bridge replacement due to tiered assessments.
There is a cap on all expenditures, anything over $50,000 must go to the general THA membership for approval. The cost of the bridge replacement is expected to exceed the cap. The board voted to let the Guadalajara Courts members vote to pay or not pay, then depending on the results the THA membership then gets to vote to approve the expenditure or not.
The board has voted to investigate obtaining a loan for Guadalajara Courts to pay for the construction. The THA general membership would be ultimately responsible for the loan repayment. If Guadalajara Courts defaults on payments then the THA would have to make the payments.
Currently, there is a major liability issue with the bridge. It has been deemed a safety hazzard and yet it is still in use. It is the only means of ingress and egress to 15 and 17 Reddina Lane.
On August 21 the THA board met with interested members of Guadalajara Courts. Ten households were represented in a good sized audience. The general consensus of the ten households was that the bridge must be replaced and they must pay for it. No one was sure a vote would pass in Guadalajara Courts. THA president Brent Gray said the ramifications of the court voting no may be that the THA will go to court for a declaratory judgment against the court to make them pay because the liability issue is too great to let the situation go on as it has.
Many in the audience pointed out that the problems with the bridge pre-date tiered assessments and the THA board should take some responsibility. The cost per household would be greatly reduced if the cost was spread over the 900 plus townhouses instead of just the 63. The board stuck to its guns and diverted any talk of the general membership paying for the bridge by citing tiered assessments.
The bridge isn’t the only issue to be addressed in Guadalajara Courts, the retaining wall at 43 Reddina Lane and the retaining wall at 1 through 9 Galiosa Lane need replacement. In October of 2009 THA general manager Glenn Zarpaylic and members of the architectural review committee and Landmark Engineering roughed out costs of the replacements for the board and the members of Guadalajara Courts. His memo follows:
"The bridge that connects the parking pads with the townhouses at 15 and 17 Reddina Lane has deteriorated to the point of needing significant repairs or replacement. The same is true for the retaining wall at 43 Reddina Lane and the retaining wall at 1 through 9 Galiosa Lane.
The estimated cost for each of these projects is:
Bridge: 15 and 17 Reddina Lane / $85,000 to $100,000
Retaining Wall: 43 Reddina Lane / $18,000 to $22,000
Retaining Wall: 1 through 9 Galiosa Lane / $30,000 to $35,000
Total Cost: $133,000 to $157,000
There are 63 townhouses in Guadalajara Courts. The cost for correcting the above issues rests with the 63 townhouse owners. Therefore the estimated cost for each townhouse is:
Bridge: 15 and 17 Reddina Lane / $1,350 to $1,588
Retaining Wall: 43 Reddina Lane / $286 to $350
Retaining Wall: 1 through 9 Galiosa Lane / $477 to $556
Total Cost per household: $2,113 to $2,494."
Heritage Engineering provided Zarpaylic with a budgetary cost estimate on the bridge on July 8, 2010. "This is transmitted as a summary of our estimate of budgetary cost related to the construction of a new retaining wall; parking area; retaining wall and deck.
Retaining wall and new area paving: $32,500 to $42,500
Access bridge: $28,000 to $37,500
Deck: $16,500 to $25,000."
Plus, there are cost that have already been expended on behalf of Guadalajara Courts regarding the bridge replacement. They include the following:
Landmark Engineering consultation: $570
Heritage Engineering consultation: $453.15
Structural plans: $6,313.50
Cost estimate: $500
Nabholz Shoring plan: $2,345
James Anderson labor and material of rotten deck planks: $270.87
Totaling: $10,452.52.
One wise woman in the audience at the Guadalajara Courts meeting put things in perspective. "The past is the past, let’s get on with it." She had accepted that her court was going to have to pay for the bridge replacement and she is tired of the amount of time it is taking to get this project completed.
Within the next two weeks a ballot will go out to Guadalajara Courts to vote on supporting much needed improvements to the court.
Pending the results a ballot will go out to the general membership to approve spending over $50,000.
The THA board will meet again on August 31 at 8:30 a.m. Board member Larry Siler has requested every meeting until this issue is settled be a voting meeting.
On August 12 the THA board met to discuss its obligation in the replacement of the Guadalajara bridge and other needed improvements in Guadalajara Courts. At that time the board voted Guadalajara Courts is responsible for paying for the bridge replacement due to tiered assessments.
There is a cap on all expenditures, anything over $50,000 must go to the general THA membership for approval. The cost of the bridge replacement is expected to exceed the cap. The board voted to let the Guadalajara Courts members vote to pay or not pay, then depending on the results the THA membership then gets to vote to approve the expenditure or not.
The board has voted to investigate obtaining a loan for Guadalajara Courts to pay for the construction. The THA general membership would be ultimately responsible for the loan repayment. If Guadalajara Courts defaults on payments then the THA would have to make the payments.
Currently, there is a major liability issue with the bridge. It has been deemed a safety hazzard and yet it is still in use. It is the only means of ingress and egress to 15 and 17 Reddina Lane.
On August 21 the THA board met with interested members of Guadalajara Courts. Ten households were represented in a good sized audience. The general consensus of the ten households was that the bridge must be replaced and they must pay for it. No one was sure a vote would pass in Guadalajara Courts. THA president Brent Gray said the ramifications of the court voting no may be that the THA will go to court for a declaratory judgment against the court to make them pay because the liability issue is too great to let the situation go on as it has.
Many in the audience pointed out that the problems with the bridge pre-date tiered assessments and the THA board should take some responsibility. The cost per household would be greatly reduced if the cost was spread over the 900 plus townhouses instead of just the 63. The board stuck to its guns and diverted any talk of the general membership paying for the bridge by citing tiered assessments.
The bridge isn’t the only issue to be addressed in Guadalajara Courts, the retaining wall at 43 Reddina Lane and the retaining wall at 1 through 9 Galiosa Lane need replacement. In October of 2009 THA general manager Glenn Zarpaylic and members of the architectural review committee and Landmark Engineering roughed out costs of the replacements for the board and the members of Guadalajara Courts. His memo follows:
"The bridge that connects the parking pads with the townhouses at 15 and 17 Reddina Lane has deteriorated to the point of needing significant repairs or replacement. The same is true for the retaining wall at 43 Reddina Lane and the retaining wall at 1 through 9 Galiosa Lane.
The estimated cost for each of these projects is:
Bridge: 15 and 17 Reddina Lane / $85,000 to $100,000
Retaining Wall: 43 Reddina Lane / $18,000 to $22,000
Retaining Wall: 1 through 9 Galiosa Lane / $30,000 to $35,000
Total Cost: $133,000 to $157,000
There are 63 townhouses in Guadalajara Courts. The cost for correcting the above issues rests with the 63 townhouse owners. Therefore the estimated cost for each townhouse is:
Bridge: 15 and 17 Reddina Lane / $1,350 to $1,588
Retaining Wall: 43 Reddina Lane / $286 to $350
Retaining Wall: 1 through 9 Galiosa Lane / $477 to $556
Total Cost per household: $2,113 to $2,494."
Heritage Engineering provided Zarpaylic with a budgetary cost estimate on the bridge on July 8, 2010. "This is transmitted as a summary of our estimate of budgetary cost related to the construction of a new retaining wall; parking area; retaining wall and deck.
Retaining wall and new area paving: $32,500 to $42,500
Access bridge: $28,000 to $37,500
Deck: $16,500 to $25,000."
Plus, there are cost that have already been expended on behalf of Guadalajara Courts regarding the bridge replacement. They include the following:
Landmark Engineering consultation: $570
Heritage Engineering consultation: $453.15
Structural plans: $6,313.50
Cost estimate: $500
Nabholz Shoring plan: $2,345
James Anderson labor and material of rotten deck planks: $270.87
Totaling: $10,452.52.
One wise woman in the audience at the Guadalajara Courts meeting put things in perspective. "The past is the past, let’s get on with it." She had accepted that her court was going to have to pay for the bridge replacement and she is tired of the amount of time it is taking to get this project completed.
Within the next two weeks a ballot will go out to Guadalajara Courts to vote on supporting much needed improvements to the court.
Pending the results a ballot will go out to the general membership to approve spending over $50,000.
The THA board will meet again on August 31 at 8:30 a.m. Board member Larry Siler has requested every meeting until this issue is settled be a voting meeting.
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