December 2025 Newsletter
Pacific Point HOA Meeting | December 9, 2025
For those of you who were unable to attend the Zoom Board of Directors Meeting last Tuesday, here are the main topics that were discussed.
Cynthia Clark Parker joined the Board as Secretary. She has a background in property management and accounting, bringing additional professional expertise to the Board. Billy Trichon (aka Philadelphia) continues as President, and Clif Lawrence, Treasurer. Janet Laurain will serve one more year as Vice-President, and Karen Johnson will do the same as Director-at-Large.
Homeowners have 30 minutes at the beginning of the meeting to ask questions and share any comments they wish. Each homeowner may speak for five minutes.
One area of particular concern was the confusion caused by gaps in the historical documents regarding monthly dues and Special Assessments based on the owners’ size of their condos, versus all owners paying the same amount, no matter the size of their condo. The Board has hired an attorney who specializes in HOA law to review this matter. We believe we have a strong case to continue with proportional dues and Special Assessments rather than change to the same for all units. The Board will send out another Newsletter when we have the findings of this attorney.
Committee Reports included the exploration of EV Charging Installations. Currently, all owners pay for the electricity used in our garages and grounds, although each owner pays for their own electricity within their unit. Some owners have been charging EV vehicles in their garages, raising the cost for all homeowners. This is not permitted in the current CC&Rs. The Board is reviewing this situation and exploring the installation of EV charging stations that allow payment by the owner of each unit rather than all the homeowners.
The next report regarded landscaping. The cost of maintaining our property and landscaping has increased with inflation. The Board is investigating how we might create landscaping more congruent with our coastal location and, therefore, an easier and less expensive way to maintain with a low-water design. According to Sunset Western Garden Book, we live in Climate Zone 17. This zone is characterized by mild, wet, almost frostless winters and cool summers (typical highs for 60-75 degrees F) with frequent fog or wind. Heat-loving plants may not flower or fruit reliably, but mild winters support many plants that cannot tolerate cold, and many plants are in bloom year-round. Lows range from 36 to 23 degrees F., with record lows to 30 to 20 degrees F. Highest summer temperatures average 97 degrees F., while adjacent areas are 104 to 116 degrees F.
Gachina, our current landscapers, offered to make recommendations for replacing plants that require regular water with those that are drought-tolerant. Cynthia Clark Parker volunteered to do a walk-around with them and will report back to us.
Even though we live in a low wildfire risk area, we still need to follow California law regarding wildfire prevention. While local laws do not guarantee a clear view of the ocean from any unit, even if you had one when you moved in, we are legally required to follow wildfire prevention laws. At the same time, we must maintain adequate low fire risk foliage to prevent the destabilization of the soil on our hill facing the ocean. The proposal from A Plus Tree to trim the hillside brush that poses a fire risk to the clubhouse has been tabled for now, as has been the annual tree maintenance.
The mulch to the left of the entrance was completely cleared from one parking space. The remaining mulch was reported to have mold. However, one homeowner said that the mold disappears once it is laid out in the open air. Individual owners may spread some of the remaining mulch where there is no vegetation. However, a California law under consideration could mean that flammable products like wood mulch cannot be within 5 feet of a building. Hardscape, such as gravel or stones, is allowed within that 5-foot space.
Mark confirmed that all the previously contracted construction projects have been completed. Once we have the final decision about whether we can continue our proportional fee structure or not, the Board will arrange for a vote regarding the Special Assessment and the 2026 monthly dues. Owners will have 30 days after the ballot is released to vote. The vote will be vetted by an independent person hired by Manor Keystone. If the vote is approved by a majority of the voters, our chosen contractor, Job Masters, will begin the work. Their work will be supervised by the Construction Manager, Group 7 Consultants. This process cannot proceed until we receive the legal opinion of the HOA attorney we hired for a second opinion.
Recent repairs: The original boiler at 5017 began leaking, causing an emergency replacement. Larratt Bros Plumbing installed two small high-quality electric boiler units along with a stainless-steel shield to reduce the impact of salt-air erosion. Group 7 provided the recommendation of Larratt. The residents in 5017 reported that the workers were thoughtful and maintained regular communication throughout the process, even on weekends. They also charged far less than the other vendors. So far, this appears to be a successful replacement. If this continues, it is likely that all the existing boilers will be replaced with the current small units that do not require installation on the roof. They are firmly attached to one of the exterior walls surrounding the roof, also providing less exposure to the wind and ocean air.
Because the boiler at Building 5003 failed this week, a Bay City Boiler tech was called. Kirk Kloeper had inventory replacements for some of the parts, and the tech installed them. However, it was only as the tech was driving away that he told Kirk that another part, the return pump, also needed replacement. Kirk also has this in our inventory and will replace the old one. Kirk recommends that we replace the parts taken from inventory because we still have four of the old Intellihot Boilers on other buildings.
Engineer’s balcony drawings need an update: Our condos were designed so that every unit has a view of the ocean, even if it is only a small slice, and no one on their balcony is in sight of others on their balconies. Due to this innovative and unique architectural design, these drawings are necessary to comply with SB 326.
Mark Borson, our Community Manager with Manor Keystone, retires at the end of this year. He introduced Nicole Fisher at the meeting. She becomes our new Community Manager in January 2026. Community Managers attend monthly Board of Directors Meetings, as well as provide regular email blasts to keep owners up to date about PPC. If they do not have your email, please make sure you send it to them, so you do not miss any important information.
Manor joined Keystone earlier this year, a larger HOA Management company, and the Board is now invited to periodic educational webinars that help us stay informed of important issues. These have been informative and have included the financial risks associated without having enough reserves to cover the cost of maintenance and repairs, the old and new California laws with which we must comply, and the changes in the insurance industry that are causing much higher premiums across California to cover our property and structures.
Our CC&Rs/Bylaws Revision is in process with Angius & Terry Law firm. Everyone who buys a unit in PPC receives a copy of these when they purchase their condo. Please make sure you are familiar with these and are following them. When the new ones are finished, you will receive an update from Manor Keystone.
We anticipate these will be sent electronically. If you do not use email, please notify Manor Keystone and the Board so we can make sure you receive a printed copy. The new CC&Rs/Bylaws are currently in the hands of the attorney who attended the in-person meeting regarding the need for a Special Assessment.
Karen Johnson
Director-at-Large
dancingpenquin@duck.com