Contact the Board: BTHAboard@balboaterrace.org
2026 BTHA Monthly
Board Meeting Schedule
In 2026 the BTHA Board of Directors will continue its practice of holding most Board meetings on the first Monday of the month at 7:30 p.m. The exceptions to the foregoing are the months of January, July and September when the BTHA Board will meet on the second Monday of the month on account of the New Year’s, Fourth of July, and Labor Day holiday weekends. Those dates are January 12, July 13, and September 14. BTHA Board meetings will continue to be via Zoom until further notice.
Reconvened Meeting for
BTHA 2026 Election of Directors
Monday April 6, 2026 / 7:00 - 7:30 PM
Next Monthly BTHA Board Meeting
Monday, April 6, 2026 / 7:30 - 9:00 PM
Zoom Video Link: https://us06web.zoom.us/j/83528775189
Meeting ID: 835 2877 5189
Phone: +1 (669) 444-9171
Notice of Reconvened Meeting for Balboa Terrace Homes Association
2026 Election of Directors
To: Members of Balboa Terrace Homes Association
The Annual Meeting & Election of Directors scheduled at 7:30 PM on Tuesday, March 10, 2026 could not be convened due to a lack of quorum. In accordance with the association governing documents, a quorum is described as majority or 145 members. As of the call to order at the date and time listed above, a total of 120 members or 41.67 % were represented by ballot.
Pursuant to California Civil Code § 5115 (d) (2) and Corporations Code § 7512 (e), the Association may call a subsequent meeting at least 20 days after a scheduled election if the required quorum is not reached, at which time the quorum of the membership to elect directors will be 20% of the association’s members voting in accordance with Civil Code Section 5115.
The subsequent meeting has been scheduled for 7:00 PM on April 6, 2026 virtually. Join the meeting from your Computer, Tablet or Smartphone: https://us06web.zoom.us/j/83528775189 or Dial In: (699) 444-9171 – Meeting ID: 835 2844 5189
Members that have yet to cast their ballot are encouraged to participate in this election. All members were emailed login information by vote online or mailed an election package at least 30 days prior to the original meeting date. If you cannot locate your election information, you may request a replacement election package from The Inspectors of Election, LLC by contacting BalboaTerrace@tieivote.com or call 888-211-5332.
There are (11) open positions in this year’s election to serve a one-year term. The candidates listed below placed their name in nomination for this election and are included on the ballot:
Sophie Breall, Gregangelo Herrera, Richard Hill, Karin Hu, Adam Kunicki, Robert Mann, Nathan Ng, Mary Rotunno, Honoria Sarmento, Mark Schneider, William Thomen and William Tucker
Thank you for your time and participation in helping choose the governance of the Association.
Sincerely,
Balboa Terrace Homes Association
Board of Directors
BOARD OF DIRECTORS ELECTION
Board of Directors Election
All HOA members have received ballots for the Board of Directors election which is in progress. There are two extended deadlines depending on your choice of ballots.
Printed Ballots:
Individuals who opted to receive printed ballots vs. electronic ballots have until 5 p.m. on Monday, April 6, 2026. Paper Ballots must be received by The Inspectors of Election, P.O. Box 131778, Carlsbad, CA 92013 via USPS by that date. Please allow ample time for your ballot to reach its destination.
Online/Electronic Voting
If you are voting electronically, online polls are now open and will close at 7:00 p.m. on Monday, April 6, 2026.
All members are urged to vote immediately; don’t wait until the last minute!
If a member has not received a ballot, needs a replacement or has questions, they may speak to any team member of The Inspectors of Election by calling 888-211-5332 or by visiting https://inspectorsofelection.com/voter-resources/.
Please add BalboaTerrace@tieivote.com as a safe sender in your email account. If you do not do this, important election information may end up in your SPAM folder.
Also, remember that each election (Board of Directors and CC&Rs/Bylaws) has a unique password; please save any emails and letters associated with the election process from The Inspectors of Election or BalboaTerrace@tieivote.com for reference.
BALLOTING EXTENDED FOR VOTING ON CC&RS AND BYLAWS
A quorum was not achieved at the ballot tabulation meeting on Jan. 13, 2026 for voting on the new CC&Rs and Bylaws. The voting period has been extended until after the April 6, 2026 Board of Directors meeting. HOA members who have not voted will continue to receive reminders and instructions on voting or members may contact The Inspectors of Election (TIE) directly for assistance.
CC&Rs/Bylaws Revisions
The Balboa Terrace Homes Association must update its Governing documents. The deadline for an association-wide vote to approve the revised Governing Documents has been extended until after the April 6, 2026 Board of Directors meeting.
Why Must BTHA Adopt Revised Governing Documents?
Our governing documents have remained largely unchanged since their inception in 1920, making them outdated and noncompliant with both state and federal laws.
The information below, “Member Perspective on Proposed CC&Rs”, is being posted pursuant to Civil Code section 5105(a)(1). Please note that the content of the statement is the responsibility of the member who submitted it, and the Association is not responsible for the content.
A comprehensive summary of governing document changes prepared by the Balboa Terrace Board of Directors and the rationale behind many of the updates is available in the summary below.
Frequently Asked
Questions and Answers
Answers to questions raised at the Town Hall and House Meetings.
Copies of the existing CC&Rs and Bylaws can be requested from BAPS Management or viewed on the Homeowner Info page here.
Member Perspective on Proposed CC&Rs
“Member Perspective on Proposed CC&Rs”, is being posted pursuant to Civil Code section 5105(a)(1). Please note that the content of the statement is the responsibility of the member who submitted it, and the Association is not responsible for the content.
Fatigue Is Not Consensus
The board is asking members to approve a complete replacement of our CC&Rs and Bylaws in a single vote.
The engagement with Adams Stirling began in 2021. Since then, audited legal expenses have fluctuated significantly, and the 2026 budget allocates $30,000 across three legal-related line items — roughly 28% of projected non-reserve operating expenses. Operating costs have grown roughly 80% since 2019, outpacing inflation by a wide margin.
In 2022, the Association's attorney prepared a detailed comparison table explaining proposed changes. When a similar plain-language breakdown of the current voting drafts was recently requested, the board responded that it did not have the resources to provide one.
This review provides a structured, cited analysis of what is being proposed — using the governing document drafts, recorded deed restrictions, and California statute.
Read the proposal and this review before you decide.
Balboa Terrace Homes Association Member Response to
"What Are You Actually Voting On?”
Restated CC&Rs and Bylaws Updates
The CC&Rs have gone through numerous revisions since first shared with HOA members in 2022; here is the redline showing changes between the September 2022 draft and the current draft.
IMPORTANT NOTICE
FAMILY ZONING PLAN UPDATE
On Tuesday, Dec. 2, 2025 the San Francisco Board of Supervisors voted to adopt the new Family Zoning Plan with a 7-4 vote. On Dec. 12 Mayor Lurie officially signed the Family Zoning Plan into law. It takes effect on Jan. 12, 2026. According to SPUR (San Francisco Bay Area Planning and Urban Research Association), this new policy rezones more than 60 percent of San Francisco and “represents the largest transformation to citywide land use” in 50 years.
More information is available on the San Francisco Planning Department website.
Balboa Terrace in the News
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