Proposal: Project Management Committee

Create a Project Management Committee and formally delegate all maintenance responsibilities from Management Committee to this committee.

The current structure of the Management Committee presents two challenges:

Management must be legal Unit Owners, so the list of eligible members is small compared to the total adult population in the community.
Management has a broad set of responsibilities and is overburdened with too much to do and not enough people to do it.

Per the Declaration and Bylaws, Management has the legal authority to delegate a project manager to carry out most of its functions:

Per Bylaws section 2.14: "The Management Committee may carry out through a Project Manager any of its functions which are properly the subject to delegation" 
Per Article X section d) of the Declaration: "The Management Committee, after obtaining consent and approval from at least sixty-seven percent (67%) of the undivided interests in the Common Areas and Facilities present, in person or by proxy, at a meeting duly called and established for such purpose, may delegate to a manager or managing company all of its foregoing powers, duties and responsibilities referred to in this Article X, Section c) above except: the final determination of Common Expenses, budgets and assessments based thereon; the promulgation of Rules and Regulations; the power to enter into any contract or debt instrument involving more than $5,000 in any one fiscal year; the opening of bank accounts; the power to purchase, hold, sell, convey, mortgage, or lease any Units in the name of the Association or to bring, prosecute and settle litigation. All such reserved actions will need the advice and affirmative consent and approval of at least a sixty-seven percent (67%) of the undivided interests in the Common Areas and Facilities present, in person or by proxy, at a meeting duly called and established for such purpose."

Must be made up of Unit Owners per county records, as defined in the CC&Rs
Meeting times can be reduced to either once/month or one hour twice/month
Delegate maintenance to Project Management Committee (PMC)
- Assign projects to PMC
Handle all legal matters
- President shall sign all contracts on behalf of the Association
Handle all financial matters:
- Handle operating and reserve fund bank accounts
- Prepare annual budget
- Sign checks
- Provide final review and approval on all large spend amounts (> $500)
- Late fees, pay or work exceptions, etc.

Any community member can participate
Take on maintenance tasks assigned by Management
Follow standard procedures for all large spend projects and get Management signoff on vendor selection, project scope, and budget
Meets twice/month at regular times, similar to ACM and Management meetings (exact times TBD)
Publish regular minutes
Has consistent members in roles elected by the committee:
- Note Taker (takes meeting notes, sends notes to community, and publishes them to the wiki)
- Agenda Setter (publishes regular agenda before each meeting)
- Documentation Manager (ensures documentation is updated and stored properly for each project)
- other roles TBD?
Can consist of project managers, as well as a list of "doers" in the community with specific skills (electrical, demolition, painting, sewing, etc.) who are willing to be called on for various tasks as needed
Creates, tracks, and manages a running list of routine maintenance tasks as well as maintenance requests from community members

Encourage broader participation in tasks that are critical to the functioning of the community
Reduce burnout of management members
Management becomes a less burdensome role, though still important to the functioning of the community