Buildings and Grounds Reports, from Dean Berlon

BUILDING & GROUNDS REPORT

 May 13, 2016 

HYBRID WATER HEATERS 

The Vote to amend the AOBO Declaration to make water heaters Common Elements successfully passed. Approval was needed from 67% (208) of the Units. In favor of the Hybrids = 218, Opposed to the Hybrids = 9, Units that didn’t vote = 81. The Vote to approve a loan (in case we needed financing) also passed. Approval was needed from 50% (156) of the Units to borrow money. In favor of the Loan = 213, Opposed to the Loan = 14. The Board accepted the results of the Vote and will obtain Fee Holder Consent and amend the AOBO Declaration. 

Dennis Bonilla has started working on bulk pricing for the new hybrid water heaters and will look at building rental schedules to start blocking out dates for work to start. Work is estimated to take 3-7 days per building depending on the building size. The units will need to be unoccupied, so work will need to be scheduled in advance to avoid impacting existing reservations. We are estimating that work would begin in 9-12 months, although we’ll strive to start as soon as possible. As soon as dates are planned out, the AOBO will notify Owners when to expect their Units to be out of service.

 IRRIGATION SYSTEM 

In November we decided to take a look at Kiahuna’s irrigation system to see if we could make it more efficient. We spend over $300K on water every year (which includes the buildings and the irrigation system) so were hoping there would be an opportunity to save on water if we can use the irrigation system in a smarter way and with newer technology. Richard Arruda, our Grounds Manager, has been systematically going through the existing irrigation system to repair leaks and replace sprinklers with more efficient sprayers. He’s been able to get through four building areas so far (around buildings 40, 41, 42 and 15) and the results have been pretty dramatic. So far we have seen a decrease in the amount of water we are using by up to 50%. Richard and his crew will continue to work through the rest of the property this year. He is also looking into electronic timers that would be tied into the local weather station to avoid watering when it has recently rained.

 BEACH SHOWER/PATHWAY AND BEACH HUT PAVING

 Given future beach erosion, the committee decided to relocate the beach shower because a large swell could eventually undermine it. We had a landscape architect study possible locations and his recommendation was to move it back approximately 20’ and incorporate it into landscaping on the west side of the walkway. By moving the shower we can also opening up more of the view of the ocean from the lawn. At the same time we are also going to improve the area around beach hut. We want to get rid of the pavers and deteriorated concrete to make that area look better. We will also re-grade the pathway to the beach, so it slopes more gently to the ocean. Dennis is working on estimates so we can figure out when we can fit it into the budget.

 SAFETY RAILING AT BUILDINGS 41/42 

There is a drainage culvert between buildings 41 and 42. A recent insurance audit identified that area as a falling hazard for guests and employees. The mauka side (mountain side) of the drain posed a more serious problem and was attended to last year with a railing. The makai side (ocean side) is still exposed and the Committee recommended that a similar railing be installed. The rail will have a green finish to blend it in with the surrounding landscape.

 GUIDELINES FOR RENOVATION 

Chris Gampon and Dennis have been working on a consolidated checklist for renovations. Currently the guidelines are scattered throughout our House Rules so this should help make it easier for Owners when they renovate their units. The list will include the process for notifying Management about a project, how and when you need a permit, hours that construction is allowed and rules for contractors while they are working on property. We should have that ready by the end of May and it will be sent to Owners and posted on the AOBO website as well as the blog.. 

TREES AT KIAHUNA

 In November, Management hired a new Arborist to maintain the trees on property. That company has been going through the grounds and systematically pruning trees for safety concerns and aesthetic appeal. We are already beginning to see great results. The Arborist recommended removal of a few trees for safety concerns so that will be happening over the next couple months. They have also been compiling information on the major trees so we’ll have a comprehensive history of maintenance going forward. A copy of the report will be posted on the AOBO website.