West Campus Point Homeowners Association

Minutes of the Board of Directors Meeting

January 22, 2004

1. Call to Order at 7:00 p.m. at Bruce Kendall’s Home, #946. Present were:
• Board members: Betsy Brenner, Bruce Kendall
• Homeowners: Eric Dahl, Gail Humphreys
• Property Manager: Connie Burns.
2. Election of Officers, Appointment of Board Members and Committees
2.1. Appointment of New Board Member. The board members Betsy Brenner
Bruce Kendall unanimously elected Eric Dahl to the Board.
2.2. Election of Officers. The Board unanimously elected appointed the following
officers:
President: Bruce Kendall
Vice President: Betsy Brenner
Secretary/Treasurer: Eric Dahl
2.3. Homeowners Committees. The Board reviewed the following committee
assignments.
• Landscape. Cristina Covato, Jon Cruz, Jane Rudolph, James Speck
• CC&Rs. Tess Cruz, Fiona Goodchild, Gail Humphreys, Ken Pasternak
• Leak Mitigation. Sarah Cline, Thomas Sideris
• Long-term Strategic Planning. Osnat Ben-Sharar, Tess Cruz, Fiona
Goodchild, Anita Guerrini, Gail Humphreys, Ken Pasternak
• Roof. Osnat Ben-Sharar, Fiona Goodchild
• Cluster Coordinators. Connie Burns recommended appointing a
coordinator for each cluster. Primary responsibilities will be communicating
with cluster residents primarily about cluster-related issues and maintenance
needs. She offered to call selected residents and ask them to volunteer. The
Board unanimously accepted her recommendation.
3. Minutes and Agenda
3.1. Prior Meeting Minutes. The minutes of the Board meeting on November 17,
2003, were reviewed and approved.
3.2. Changes to the Agenda. None
4. Members Forum
4.1. Expenses. Gail Humphreys urged the Board to keep expenses down whenever
possible. She commented that they have been increasing rapidly and could

Page 1 of 5
WCP HOA Board Meeting Minutes January 22, 2004

eventually exceed the limit of affordability for many residents unless they are
contained.
4.2. Insurance. Gail Humphreys reported on an extended conversation she had with
Paul Schifen of Allstate subsequent to his presentation at the Annual Meeting of
Members on December 7, 2003. (See the minutes of that meeting for a summary
of his presentation.) Gail said that Paul felt our current coverage is adequate to
meet our needs.
5. Reports
5.1. Financial Report – 2003. The Board reviewed and accepted the following
reports presented by Connie Burns: Balance Sheet, Budget Comparison Cash
Flow, 12 Month Cash Flow, Expense Register, and Aged Receivables. The
Board also reviewed and accepted the Financial Compliance Checklist and end-
of-year statements for our five Reserve Accounts. Highlights of the Budget
Comparison Cash Flow Report Highlights included:
• Operating Income and Expenses
• Total income minus reimbursements (“Gross Margin”) was
$265,378.55, which is $1,130.41 less than budgeted.
• Total Expenses were 165,771.38, which is $5,676.40 more than
budgeted.
• The result was a Net Operating Income for 2003 of $99,667.17, which
is $6,806.71 less than budgeted (a budget variance of -6.39%).
• Reserve Expenditures (for major repairs and maintenance, such as
roofing and painting). Total Reserve Expenses were $96,200.07, which is
$37,893.07 more than budgeted (a budget variance of -64.99%).
• Net Income After Reserve Expenditures. Subtracting the Reserve
Expenditures from the Net Operating Income yielded $3,467.10, which is
$44,699.78 less than budgeted (a budget variance of –92.80%).
• Net Income. Taking into account Other Income and Payments, including
transfers of $96,864.00 from the Checking Account to Reserve Accounts, the
WCP HOA had a Net Income of -$91.108.07, which is $32.800.99 less than
budgeted (a budget variance of –56.26%)
5.2. Budget – 2004. The Board reviewed and accepted the Budget for 2004
presented by Connie Burns. Highlights include:
• Assessments. Per unit per month assessments are budgeted at $365.00, an
increase of 14.06% over 2003.
• Special Assessments. Two special assessments due 2/1/2004 and
3/1/2004 are budgeted at $52.24 per owner. The 2003 budget shortfall was
lower than expected, so the total special assessment will be only 52.24% of
the $200.00 that was announced at the annual meeting in December.

Page 2 of 5
WCP HOA Board Meeting Minutes January 22, 2004

• Expenditures
• Total Operating Expenditures are budgeted at $195,440, an
increase of 15.21% over 2003.
• Total Reserves Expenditures are budgeted at $63,490, a decrease
of 34% over 2003.
• Transfers to Reserves are budgeted at $110,760, an increase of
14.34% over 2003. Scheduled Transfers to Reserves are larger than
budgeted Reserves Expenditures because the Reserves are
substantially below the amount recommended for a complex of our
size and age.
6. Old Business
6.1. Insurance. The Board agreed to meet with Paul Schifen of Allstate at his office
in the near future in order to evaluate our options.
6.2. Covenants, Conditions and Restrictions (CC&Rs). Gail Humphreys
reported that the CC&R Committee hopes to present a draft of their proposed
revisions to the CC&Rs at the next Board meeting. The committee’s goal is to
present the revised CC&Rs at a homeowners meeting in March. After one or two
revision cycles based on input from homeowners, the Board, and legal counsel,
Connie Burns explained that the completed revisions will be sent to all
homeowners and mortgagees (lenders); 67% of the homeowners and 51% of the
mortgagees will have to approve the revisions for them to go into effect.
6.3. Garage Deck Leaks and Trellises
• Garage Deck Leaks. the Board discussed and approved plans to remedy
deck leaks in two units.
• Carport Trellises. Connie Burns reported that three units have carport
lattices that need repair. The Board members agreed to personally inspect the
lattices and authorize repair if warranted.
7. New Business
7.1. Bank Account Signers. Bruce Kendall proposed, Eric Dahl seconded, and the
Board unanimously voted to appoint the following signers on the Association’s
bank accounts: Operating Account – Connie Burns and all three Board
members; our five Reserve Accounts – All three Board members. Two
signatures are required to disburse funds from each of these accounts.
7.2. Accounting Services – 2004. Connie Burns presented quotes from three
accountants to prepare our financial reports and taxes in 2004 ranging in cost
from $1375 to $1500. Connie Burns explained that one of the accountants,
Michael Garsky is very knowledgeable about our finances because he has
prepared them in years past. His quote was $1400.00. Although this was not the
lowest bid, he can use the files directly at Town ‘n’ Country, which will save
management costs associated with putting together the files for a new

Page 3 of 5
WCP HOA Board Meeting Minutes January 22, 2004

accountant. Eric Dahl proposed and Bruce Kendall seconded that the Board
retain Mr. Garsky. The Board voted unanimously to accept the proposal.
7.3. Additional Recycled Water Signage. Connie Burns presented a letter from
the Goleta Water District informing the WCP HOA of the results of the Recycled
Water Cross-Connection test performed on our site on October 15, 2003.
• The letter claims five items are not in compliance with the Recycled Water
User agreement between the WCP HOA and the District. Four of the five
items are mechanical problems and the Board informally agreed to cooperate
with the District’s demand that they be corrected by the February 13, 2004.
• All three Board members and resident Gail Humphreys objected to one item
on the list: “Need adequate Signage going into Courtyard.” Connie Burns
explained that the District is demanding a prominent white-on-purple sign
next to each pathway entering our central green space. Objections included
the size, number, placement, and cost of the signs.
• The Board asked Connie Burns to speak with Jon Cruz and instruct the
Landscape Committee to investigate the ordinance(s) behind the demand
from the District and determine whether we are legally required to comply
with the signage demand or could post fewer, smaller, and less prominently
displayed signs.

7.4. Proposed Maintenance Schedule. The Board reviewed and accepted a

Proposed Maintenance Schedule presented by Connie Burns. The three largest
items are:
• Resurface garage decks: $35,000
• Resurface pool: $14,900
• Reseal roads and drives: $10,490
Connie Burns explained that these items are recommended based on industry
averages and the history of the complex. It may be possible to delay some of
these expenses until next year. However, maintenance can become significantly
more expensive if it is deferred too long.
7.5. Maintenance Items. The following maintenance issues were discussed and
approved by the Board.
• Separator Posts – Emergency Key Lockbox. There is a set of steel post
separating our access road from Isla Vista that are held in place by a chain
and padlock. The key to the padlock is in a lockbox affixed to the mail kiosk
for the 960s. The Board asked Connie Burns to send all homeowners a letter
containing the access code to the lockbox for use in case of an emergency.
• Barrier Rock. A large barrier rock filling in a gap in the line of trees
separating our access road from Isla Vista has been moved, creating a space
large enough for cars to drive through. The Board asked Connie Burns to
direct the landscape crew to move the rock back into the center of the gap to
prevent vehicular traffic.

Page 4 of 5
WCP HOA Board Meeting Minutes January 22, 2004

• Owner Maintenance. Gail Humphreys shared a concern expressed by

some homeowners that some units are not being kept in good condition and
repair as specified in Article VII, Paragraph 4 of the CC&Rs: “[E]ach owner
shall maintain in good, workable, attractive condition and repair, at Owner’s
cost and expense, the structure comprising his or her Residence….” The
Board asked Connie Burns to create a checklist of the most common items
that need to be maintained and mail it to all the homeowners.
7.6. Repair Charges. The Board discussed concerns about UCSB’s frequent
practice, when an owner sells a unit, of assesses the departing owner a fee to
cover the cost of repairs the University deems necessary in order to bring the
unit up to good, marketable condition. Some owners have believed that they
have had no way of contesting the assessment even though they felt it was not
equitable. (For example, a homeowner purchased a unit with old, marginally
acceptable carpeting; sold the unit after two years; and was assessed a fee for the
full replacement cost of the carpeting.) The Board agreed to ask the CC&R
committee to investigate the issue and make recommendations.
8. Meeting Schedule
• The Board agreed to meet the first Wednesday of every month.
• The next meeting will be Wednesday, February 4 at the home of Betsy Brenner,
Unit 926.
9. Adjournment. The meeting adjourned at approximately 10:30 p.m.

Page 5 of 5