As you know, each individual residential unit at The Grande North has fire sprinklers and fire alarms. It is a state and city requirement (per National Fire Protection Association Code 72 adopted by the City of San Diego) that all alarms and sprinkler systems be inspected and tested on an annual basis.
The Homeowners Association will need access to your unit for approximately 10-15 minutes or less on Tuesday, December 6th, Wednesday, December 7th, and Thursday, December 8th. The work will start at about 8:00 am each day and will begin on the higher floors (39th floor down to the 2nd floor, then all townhomes) and work down from there. To facilitate this process, we appreciate your cooperation and consent.
Fire testing of the common areas is scheduled for Monday, December 5th, and Friday, December 9th. During this week of testing, you will hear intermittent alarms sounding throughout the building which are a part of the annual testing. Thank you for understanding as we work to maintain your beautiful community.
Did you know that Fats, Oils, Grease, Coffee Grinds, Rice, Pasta & other starches should not go down the drain? Moreover, you should use the trash for the disposal of these items. One of the biggest problems a building like The Grande North faces is water damage and one of the most common causes of water damage is kitchen sink backups. The Association is taking proactive steps to ensure the mitigation of as many water losses as possible. These steps include but are not limited to proactive cleaning of the building’s vertical and horizontal plumbing lines and maintenance updates to residents. In addition, please feel free to pass by the front desk to pick up a complimentary kitchen sink strainer to help prevent the sludge build-up in the plumbing drain lines throughout the building. Attached to this information is the building’s water intrusion protocol and information about drain maintenance. We hope you find this information to be beneficial, which will ultimately mitigate building floods.
On November 7th, 8th and 9th, the engineering team will be installing the new system in each of the two bike rooms. During the transition to the new bike system, the Board of Directors has approved some allowances for residents to store their bikes in certain areas of the common area, which isn’t normally permitted. For example, the old rack will be placed in the common areas of P1-P3, and residents can temporarily attach bikes to their storage room cages, just until the rooms are ready to have bikes moved back in. This means we will need all bikes out of the bike room before 8 am on Monday, November 7th. If there are any bikes remaining in the room, the bike locks will be cut and the bikes will be held for 90 days before being donated to charity. Once the new system is installed, we will ask residents to re-register their bicycles as there is now an annual bike storage fee of $50.00 per bike, per year. In addition to this, we are facilitating a bicycle donation event for unwanted bikes shortly after the project is completed and will be sending out correspondence once this has been set up with the charitable organization. Please feel free to email Kyndra at firstname.lastname@example.org if you have any questions regarding this project.
Recently SDGE came out to the building to complete an audit of the common area power usage in order to provide some recommendations on how the Association can reduce the electric bill and power used on a daily basis. Through this audit, we found out that the garage lights are roughly 40% of the power used in the building every minute, 24 hours each day. Currently, some of the garage lights are on motion sensors, but the other 90% of the garage lights in all three garage levels are on 24/7.
This is a huge portion of the building’s electric usage and an area where the Association can find huge savings if we can reduce the power used to light the garage when no one is down there. As a test and effort to reduce the building power demand, the engineering team will be disconnecting some of the lights and will be putting a majority of the garage lighting on motion sensors. Because of this, you will notice the garage is a lot darker as you enter it, but as you walk through the garage, the pathways will be lit up by the motion sensor lights on the way to your vehicle.
If after this project is completed and the residents feel the garage is too dark, some of the lights can be re-connected and taken off motion sensors. This reduction in power could lower the building’s electric demand by 30-40%, thus lowering the monthly utility bills which have gone up 38%+ over the last year. After the project is completed in each of the garage levels, please reach out to the Management team if you have any feedback regarding the garage lighting being too dark in any particular area.
Over the next two weeks, you will begin receiving the IRS Ballot Sheet which is normally voted on along with the Board candidate secret ballot election. Your vote is necessary to determine the allocation of excess funds for the 2022 fiscal year. In order for the vote for the election of directors to be valid, ballots must be returned by at least a quorum of the Members. The governing documents require at least twenty-five percent (25%) of the Members (55 owners) constitutes a quorum of the Membership. Owners must vote for or against the measure and will need to sign and print their name on this ballot and return it back to management by December 1st, 2022. For convenience, you can cast your vote, place into the enclosed envelope and turn into the front desk. Please look out for this mailer in the next 10-14 days.
In the spirit of pursuing continuous improvement and believing there is a better way, Action is completing some upgrades to the Management App/Homeowner Portal to make the system more user-friendly and a one-stop shop for all things HOA. Because of this, the Resident Portal may have limited availability from October 1-3. Homeowners’ balances will initially only reflect the October assessments and any prior balance. Activity will be visible as soon as the November Statements are generated. The November Statements may be slightly delayed, but residents should receive statements during the week of October 31 – which will allow enough time to submit assessment payments within the grace period, and without any late charges. Thank you for your patience and understanding as we upgrade the Association’s systems.
Countywide Mechanical will be coming out to the building on Monday, October 17th to begin the common area vertical kitchen drain cleaning project. Each vertical stack will take around two (2) days to complete and the entire project is expected to take a little over two weeks. To complete this service, Countywide will attempt to go through the kitchen clean-out access panels where possible, but will also have to go through the kitchen sink drain in several units in between clean-out locations to ensure the vertical line is thoroughly cleaned.
This process will also require the plumbing vendor and building staff to go through each stack in the tower and flush hot water in every unit above/below the cabling in order to ensure any obstructions in the line are clear and didn’t get pushed into an adjacent unit drain. This service, which takes place every two-three years, will help proactively eliminate larger backups and floods and maintain the integrity of the cast iron pipe. Once the vendor confirms the timing of the service, Management will reach out again with a firm schedule and confirm unit access in order to complete this service. Once the information is released, please reach out to confirm your unit’s availability
Did you know that the Flex Alert for California was extended for a third straight day? Please conserve energy on September 9, 2022, from 4:00 p.m. – 9:00 p.m. in an effort to reduce strain on the state’s electric grid.
Ways to Save:
- Pre-cool your home before 4:00 PM and adjust your thermostat to 78 degrees between 4:00 PM and 8:59 PM.
- Shift high energy-consuming chores such as running the dishwasher, laundry, or EV charging to before 4:00 PM or after 8:59 PM.
- Turn off unnecessary lights.
Come join us on Saturday, September 10th at 6:45 PM Poolside for a special viewing of Jurassic World, Fallen Kingdom. This event is open to adults 18 and over. Sign up for the Poolside Movie Night at the front desk by September 10th. The cost is $12 per person.
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Do you have outdated electronics and unwanted clothing that you would like to dispose of? Well, I have great news! You can donate these items on Saturday, September 17, 2022. The truck will be located near the Grande South trash gate just beyond the lobby. Electronic waste items are limited to TVs, computers, monitors, laptops, tablets, and cell phones. Unwanted clothing: Gently used clothes and shoes will be donated to our charitable partner It’s All About the Kids.