AVILA SOUTH CONDOMINIUM ASSOCIATION, INC.
Special Board Meeting Minutes
Date: Wednesday, January 28, 2026
Location: Onsite (Avila South) + Phone (as noted)
Time: The meeting was called to order at 7:12 p.m.
1. Call to Order
The meeting was called to order by the President, Nélida Rodriguez, on Wednesday, January 28, 2026.
2. Roll Call / Establishment of Quorum
Board members present:
- Nélida Rodriguez — President (in person)
- Patrick Saleaz — Vice President (in person)
- Manuel Jane — Director (in person)
- Alex "Arkady" Teplitsky — Director (in person)
- Isandra León — Treasurer (in person)
- Rosendo E. Prieto — Director (by phone)
A quorum was confirmed (6 board members present).
Also present:
- Raphael — G. Batista Engineering & Construction
- John — G. Batista Engineering & Construction
- Cedric Rose — Property Manager, Management 305 (facilitating)
3. Proof of Notice of Meeting
Notice was posted on the Association website/owner portal and in the building hallway. Management stated the posting complied with the Association’s 5-day notice requirement. Management noted communication/posting procedures will continue to be improved going forward.
4. Approval of Prior Minutes (Waive Reading)
A motion was made to waive the reading of the prior meeting minutes. The motion was seconded and approved unanimously
5. Agenda Item: Concrete Restoration Progress – G. Batista (Engineering & Construction)
Summary:
Representatives from G. Batista Engineering & Construction provided an update on the existing concrete restoration project and conditions discovered after mobilization and chipping/tapping in the permitted areas.
Key points discussed:
- The original agreement (referenced as approximately $168,460.00) was based on visual survey and repair of specific areas (balconies, façade, delamination/spalling, and leak-related items), not a recertification scope.
- After mobilization, additional concealed deterioration was discovered (including significant deterioration in a stairwell area), resulting in increased quantities and depletion of the original contract quantities.
- A remaining payment was discussed as the amount needed to complete the original contract total (per the contractor’s statement).
- The contractor described a forecast/projection for a broader, building-wide restoration approach aligned with the upcoming recertification requirements due in 2026. A projected figure around $2.0M–$2.1M was referenced as an estimate/forecast, not a guaranteed total.
- A timeline estimate of approximately 14 months was discussed to complete broader work, depending on access, staging, and conditions.
Recertification timing discussion:
The Board/Management discussed the building recertification timeline and referenced a City notice. There was discussion that the recertification is expected in 2026,
Unit access coordination:
The need for advance coordination with unit owners for potential access during active “drops” (vertical work lines) was discussed to reduce delays.
Board Action:
No formal vote/approval of a new agreement was recorded. This meeting was informational and discussion-based.
Action Items:
- Management/Board to coordinate with the accountant and explore funding/financing options for future large-scale restoration planning, if pursued.
- Contractor/Management to improve advance notice to unit owners for potential unit access when working specific drops.
6. Agenda Item: Parking Drainage / Stormwater Flooding
Summary:
Management provided an overview of the long-standing parking lot flooding and the existing drainage “well” system.
Key points discussed:
- Flooding is longstanding; current conditions appear worsened by:
- Increased stormwater volumes (including roof drainage changes since roof work and code requirements),
- Possible stormwater migration from adjacent property (Porto Bellagio) and surrounding conditions,
- Aging infrastructure and lack of maintenance over decades,
- Likely well/casing deterioration and sediment/sand accumulation.
- Management described preliminary depth checks indicating one well measured approximately 36–37 feet and another around 96–97 feet, compared to a prior report referencing greater depth (management referenced ~72 feet in 2022 for one well).
- Management recommended a Phase 1 assessment to determine condition and best solution:
- Pump out the system,
- Jetting/cleaning,
- Camera inspection of lines and wells,
- Evaluate valves/components (including potential backflow/flapper valve issues).
- Management stated a couple of qualified companies are being contacted to provide pricing to complete the Phase 1.
Board Action:
No formal vote/approval recorded in the transcript provided.
Action Items:
- Management to confirm the status/details of any City violation related to parking flooding (deadline, requirements, and consequences) and report to the Board.
7. Agenda Item: Landscaping Violation (City of Sunny Isles Beach)
Summary:
Management reported a City landscaping violation related to visible dirt/insufficient ground cover, requiring corrective work (mulch/grass/landscaping improvements). Management:
- Met onsite with the inspector and recorded a detailed video of areas needing correction,
- Reported an extension was obtained, stated as February 14, 2026
- Contacted multiple landscaping vendors and is working to obtain at least proposals,
- Rosendo E. Prieto — Director, offered to involve an arborist for practical recommendations.
Board Action:
No formal vote/approval recorded.
Action Items:
- Management to circulate the scope video and collect vendor proposals for Board review.
8. Open Discussion
General discussion occurred consistent with agenda items. No additional agenda items were formally added.
9. Adjournment
A motion to adjourn the meeting was made and seconded.
The motion passed unanimously.
The meeting was adjourned at 7:30 p.m.