Board Meeting Monday April 12th
April 9, 2021
BOARD OF DIRECTORS MEETING
Management Report
Monday April 12, 2021 7:30pm
Via “ZOOM” Meetings Online
6:00PM – CLOSED SESSION (Via ZOOM With PT Board)
The Board is scheduled to meet to discuss rule violations, Unit Owner account issues and personnel matters.
7:30PM – OWNER FORUM – Via Zoom Chat
ZOOM Meeting ID #844-3440-6863
ZOOM Meeting Link https://us02web.zoom.us/j/84434406863
ZOOM Conference #1-312-626-6799
OWNER FORUM – Via Zoom Chat
The meeting chair, expected to be Board President Michael Parrie, will confirm a quorum of Board Members is present via ZOOM. Board Members and representatives from Management will be introduced.
Commission Reports
Commission chairs or members so designated will be invited to update the Board and Owners on business and activities.
Attached to the report for Board Member review is the Home Improvement Commission Report from their meeting on Wednesday April 7th.
Board Report
The Board President may give a report on current Association business and activities of interest.
Action Items
- Closed Session Business
This agenda item is provided for any resolutions proposed resulting from Closed Session discussion.
- Minutes – Board Meeting March 8, 2021
Attached to the meeting report for Board Member review, are the proposed minutes from the Board of Directors Meeting held on Monday March 8, 2021, as submitted by Timothy Patricio, Property Manager.
A sample motion: “I move the Park Tower Condo Board of Directors of the Park Tower Condo Association hereby approves the minutes from the Board Meeting held on Monday March 8, 2021.”
- Commission Charters and Memberships
It is fairly typical for Association’s with active Committee’s or Commissions to routinely ‘refresh’ and/or accept their charters and mission statements semi-regularly. This has not been done since 2014, so management reached out to our Commission Chairs and requested they review them, make any changes if necessary, and also present their current membership roster for formal acceptance.
Attached to the report for Board Member review are the recommended Commission charters and below are lists of their current reported members. A couple notes:
- There are no substantial changes to previous charters, and Management believes they are solid and reasonable for the purpose they serve.
- The Rules & Regs charter is a bit different, due to past legal counsel guidance and relative to their function of enforcing the Rules and Declaration.
- The Social Committee chair highlighted the only change made.
Current Membership Rosters as presented by the Commission Chairs:
Health Club Commission
Mehra Baldev Unit 1011, Erik Butka Unit 5408, Monique Fouant Unit 4701 (acting Chair), David Kazarian Unit 515, Rob Laskov Unit 3906, Rikke Vognsen Unit 5103
Home Improvement Commission
Kent Brave Unit 3908, Charles O’Bringer Unit 1603, Erik Butka Unit 5408 (current Chair), Rebecca Rossof Unit 3006
Rules and Regulations
Laura Cossa Unit 1610/11, Vince DiFruscio Unit 4015, Charles O’Bringer Unit 1603 (current Chair), Carlos Vargas Unit 4914
Social Commission
Sheldon Atovsky Unit 3306 (acting Chair), Monique Fouant Unit 4701, Gregory Nigosian (Renter) Unit 2805, Bob Shamo Unit 4606, Stephen Weiss Unit 4614
These can be approved as is, or approved “with changes…”.
A sample motion: “I move the Park Tower Condo Board of Directors hereby approves as presented the ______________ Commission Charter, and the current membership roster _________________, the ______________ Commission Charter, and the current membership roster _________________,…..”
If there are no changes, the Board could approve the charters in one motion. If there are changes, edits, additions, you could approve that particular charter and roster individually, and the others together.
- 22.1 Disclosure
Attached to the report for Board Member review is the updated 22.1 disclosure for formal Board approval.
The 22.1 Disclosure, is a standard document we provide upon request in the event of any sale and make available for inspection to the prospective purchaser. This incorporates:
(1) A copy of the Declaration, by-laws, other condominium instruments and any rules and regulations.
(2) A statement of any liens, including a statement of the account of the unit setting forth the amounts of unpaid assessments and other charges due and owing as authorized and limited by the provisions of Section 9 of this Act or the condominium instruments.
(3) A statement of any capital expenditures anticipated by the unit owner’s association within the current or succeeding two fiscal years.
(4) A statement of the status and amount of any reserve for replacement fund and any portion of such fund earmarked for any specified project by the Board of Managers.
(5) A copy of the statement of financial condition of the unit owner’s association for the last fiscal year for which such statement is available.
(6) A statement of the status of any pending suits or judgments in which the unit owner’s association is a party.
(7) A statement setting forth what insurance coverage is provided for all unit owners by the unit owner’s association.
(8) A statement that any improvements or alterations made to the unit, or the limited common elements assigned thereto, by the prior unit owner are in good faith believed to be in compliance with the condominium instruments.
(9) The identity and mailing address of the principal officer of the unit owner’s association or of the other officer or agent as is specifically designated to receive notices.
As a matter of routine, we update this regularly, and will present it for Board review and approval.
A sample motion: “I move the Park Tower Condo Board of Directors of the Park Tower Condo Association approves the 22.1 disclosure as drafted for March 2020.”
- Health Club Maintenance Contract
Attached to the report for Board Member review, is a renewal proposal with The Fitness Connection to perform quarterly maintenance visits to help with the care, maintenance and oversight of our strength and cardio equipment. Consistent with the Budget for 2021/2022, management preliminarily negotiated no increase for the Health Club Equipment Maintenance program for this year. Presently this is at a rate of $350 per visit. They’ve proposed to renew the contract, honoring no increase for this year, and an increase of $50 per visit for the next 4 years; $400/quarter. That is a 3.125% increase annually. Considering no increase this year, it is a 2.5% increase.
We see no productive reason to put this contract out to bid. This company installed the present equipment, and we believe they’ve done a fantastic job partnering in its care and maintenance. Also, they specialize in Matrix, which is obviously very important for our facility. Considering the renewal rate works out to 2.5%, we believe it is reasonable to accept this proposal.
A sample motion follows: “I move the Board of Directors of the Park Tower Condo Association approves renewal of the 5 year contract for Health Club Cardio and Strength Equipment quarterly maintenance with The Fitness Connection, as proposed at a cost of $350 per visit for year 1, and $400 per visit for years 2, 3, 4 and 5.”
- Roof Deck BBQ Stations
Considering the report and recommendations from the Home Improvement Commission, attached to the report for Board Member review are the proposals for the installation of the 2nd Floor Roof Deck BBQ Stations. The estimates are as follows:
All Seasons $25,500 (per island)
Chicago Grill Co. $17,000
JLJ Contractors $29,950 (per island)
While with some projects, the disparity in pricing would be shocking, Chicago Grill specializes in making these stations, and reps for most the products being used. Therefore, particularly with materials they can quote much lower. Even the Grills themselves are priced much lower than we could find them through ANY other supplier. All Seasons and JLJ Contracting being general contractors purchase the materials from other suppliers and with most things upcharge them by 15-20% or more. Management believes the Commission identified the perfect vendor to work with in this regard, as the Association will benefit from the advantages a contractor specializing in this work brings.
The Commission is presently still working on recommendations for materials, particularly the color of the stone for the exterior of the islands. Most other details will be as presented in their report.
Also, we would like to point out, $15,500 had been budgeted for this project in the past as an Operations activity for 2019. In theory, that was never spent, but surplus funds were moved to the Reserve after the end of the fiscal year. Therefore, we suggest this be designated as a Reserve Project.
A sample motion follows: “I move the Board of Directors approves the installation of permanent grilling stations on the 2nd Floor Deck, as proposed by the Home Improvement Commission with estimates by the Chicago Grill Company for a budget of $17,000, to be financed by the Reserve Fund.”
- Boiler Refractory Replacement
Attached to the report for Board Member review are proposals for the reconstruction of the rear boiler refractories, for boilers 1 and 2. This project is budgeted as a Reserve Fund activity for $54,000.
The estimates are as follows:
JT Thorpe $49,354
Chicago Grill Co. $71,804
WJ O’Neil $51,400
JT Thorpe actually specializes in the type of boilers we have, and boilers in general for that matter. They have worked on our boilers in the past and are familiar with our mechanical plant, having actually been hired as a subcontractor to complete work for other general contractors from time to time. That may also explain why they are the low bidder.
To answer a likely question, the refractory is the rear of the boilers interior. Think of the boiler as a long tube, and on one end you have a burner shooting a flame. The other end is kind of a brick and mortar wall to shield the end of the boiler and help keep the heat contained. We are doing this project, because almost every heating season for about 4 years now, the refractories have required a copious amount of work not covered by our regular maintenance contract. It is time them be fully rebuilt.
A sample motion follows: “I move the Board of Directors approves the budgeted replacement of the boiler refractories on the main heating boilers #1 and #2 as proposed by JT Thorpe for a cost of $49,354.”
- Domestic Water Pump #3
Attached to the report for Board Member review are proposals for the replacement of the #3 domestic water booster pump and motor. This project is budgeted as a Reseve Fund activity for $35,000.
The estimates are as follows:
Fluid Technologies $22,565
Tramco Pump Co. $33,157
Quality Mechanical $34,765
We suggest approving Fluid Technologies, since they are the low bidder, but we have had plenty of work done by them in the past which we are happy with.
A sample motion follows: “I move the Board of Directors approves the budgeted replacement of domestic water booster pump and motor #3 as proposed by Fluid Technologies for a cost of $22,565.”
- Construction Requests
Attached to the report for Board Member review are remodeling packets for the following Unit Owner construction projects:
404 – Some remodeling and hard flooring
5304 – Washer & Dryer Install
A sample motion follows: “I move the Board of Directors approves the remodeling plans of units 404 and 5304 as submitted by the unit owner, following the recommendations of the chief engineer as outlined in their written specifications and in accordance with the Rules and Regulations and remodeling guidelines of the Park Tower Condo Association.”
Business Reports
- Treasurer’s Report
Attached to the Report for Board Review is the February 2021 Balance Sheet and Statement of Income & Expenses as reported by the Habitat Company.
Fund Balances End of February 2021
Operating assets totaled $1,291,661, and the Reserve cash and investments were $2,716,349 for a total of cash and investments of $4,008,010.
February 2021 Revenue and Expenses
Total Operating Revenue: $520,168
Total Operating Expenses: $392,749
Income (Loss) From Garage: $25,703
Contribution To Reserve: $149,262
Total Surplus: $3860
- Management Report
Business and Activities – Property Manager Tim Patricio will review current business and activities of interest. The Monthly Activity Report is attached to the meeting report for Board review.
Engineer’s Report – Property Manager Tim Patricio will review items of interest from Maintenance.
Recent Sales Activity – Property Manager Tim Patricio will review the most recent Sales. The current Sales & Lease reports are attached to the meeting report for Board review.
ADJOURNMENT
There being no further business, the Board will consider adjourning the meeting.
A sample motion: “I move the Board of Directors adjourns the April 12, 2021 Board Meeting at ____PM.”
OWNER FORUM – Via ZOOM Chat
The Board of Directors and Management will welcome and address feedback and questions from Unit Owners via ZOOM chat.
The next Board Meetings are scheduled for Monday April 26th and May 10th. A Resident Forum is also scheduled for Monday April 19th at 7pm. All meetings will continue to be held online via ZOOM. Instructions to join the meeting will be posted in advance on our bulletin boards, and the website at www.ptcondo.com.
ZOOM Instructions For April 19th Resident Forum
ZOOM Meeting ID #898-5439-1347
ZOOM Meeting Link https://us02web.zoom.us/j/89854391347
ZOOM Conference #1-312-626-6799
About the Author: Tim Patricio
Park Tower Horizons
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