BOARD OF DIRECTORS MEETING

Monday August 9, 2021

Management Report & Agenda 

6:00PM – CLOSED SESSION

The Board is scheduled to meet to discuss rule violations, pending litigation, Unit Owner account issues and personnel matters. 

7:30PM – OWNER FORUM

The Board of Directors and Management will welcome and address feedback and questions from Unit Owners. 

CALL TO ORDER – Board Meeting Open Session

The meeting chair, expected to be Board President Michael Parrie, will call the meeting to order. 

Confirm Quorum

The meeting chair will confirm a quorum of Board Members is present. 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 Review, are the most recent ASCO and Home Improvement Commission Reports.

Board Report

The meeting chair may give a report on current Association business and activities of interest.

Action Items

1. Closed Session Business

This agenda item is provided for any resolutions proposed resulting from Closed Session discussion.

2. Minutes – Board Meeting July 12, 2021

Attached to the meeting report for Board Member review, are the proposed minutes from the Board of Directors Meeting held on Monday July 12, 2021, as submitted by Timothy Patricio, Property Manager for Board consideration.

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 July 12, 2021.”

3. COVID-19 Policies

The purpose of this Action Item is for discussion of the ongoing pandemic issues and any potential changes in building policy relative to the present surge in cases locally, and concern over new COVID variants.

4. Garage Spray Washing

The purpose of this Action Item is for discussion of the upcoming cleaning, now that the work is wrapped up in the garage.

Monson and Nichols have offered to do it for free, if we do it all in one day. Meaning, 1p and 2p would need to be cleared out, and about 400+ parkers would need to find temporary parking for the day. The said they would do the work over a number of days, but would have to charge for the labor. We’ve asked them for a quote and hope to have that in time for discussion.

We’ve also reached out to our regular team at Skyline Services. We forwarded them the care instructions for the new membrane, so they can review it and avoid doing or using anything that may disrupt the warranty. Also, their schedule is presently very flexible and over the next couple months we’d pretty much have our choice of which week to choose. We’ve asked them for an updated proposal so it can be compared to Monson’s bid.

5. Riser Project – New Carpentry Proposal

As previously reported to the Board and Unit Owners, MPD failed to be able to provide a fully vaccinated work force, so the first two Riser Projects have been rescheduled. Thanks to Dave Barnhart at Habitat, we were able to quickly identify a vendor Green Tech Decoration, with employees meeting that requirement. A proposal is attached for Board review, for $82,500 for the 07/08 Riser. They’ve bid a per unit cost of $1650, so we may actually spend less since there are typically a handful of units on every tier we don’t need to do any work in.

I did a quick, but deep, dive into the numbers for each of the upcoming risers, and if you apply 5% annual inflation to the previous competitive quotes, this would be on par with the prior quote by Delta City, and less than the bid by DK Construction. This is how the numbers would fall:

MPD Construction          $169,520

Delta City                         $206,400

DK Construction              $215,000

Green Tech                      $207,900

(Here we used Green Techs $1650 for the Kitchen risers, but it is likely this will be less so the above assumption is likely very conservative; there are no vanities or counters being moved and reinstalled on that riser, as we are going through the Guest Bedroom wall.)

Our plumber is busy coordinating more formal quotes for the ’06 kitchens and the ‘09/’10 to come, however we would like to move forward as proposed by Green Tech for the ‘07/’08 Riser. As I’ve extrapolated, this would bring the total project cost for this year’s risers to $480,870. Still under the $525,000 budgeted.

A sample motion follows: “I move the Board of Directors approves to replace MPD Construction Group with Green Tech Decoration, Inc. as the contractor to complete carpentry on the 07/08 high zone bathrooms riser, as proposed for $82,500 (or $1650 per unit).”

6. 1P Storage Lockers

The purpose of this Action Item is for the Board to discuss pricing and policy related to the new Storage Lockers on 1P. As far as policy the present rules can be referenced, though in the future an amendment should incorporate these specifically.

“Flammable materials, explosives and other materials deemed by management or the board to be unsafe or not suitable may not be stored in lockers. Such materials include non-latex or non-water based paint, paint thinner, aerosol cans, cleaning fluids, gasoline, packing materials (i.e. Styrofoam peanuts), ammunition and liquor. 

All personal belongings must be stored entirely within the storage locker, with no portion extending beyond its perimeter. Belongings are not to be stored in the passageways of the storage rooms. Any belongings stored outside the locker will be removed and disposed of without recourse by the owner. The association is not responsible for belongings left in storage rooms; all belongings are stored at the owner’s risk.”

What remains for the Board to decide upon, is pricing. 

7. Electric Car Charging

Attached to the report for Board review, you will find a proposal from Dunning Electrical to install 10 custom metered car charging stations. All the owner would need to provide is the equipment for their charger and pay to have it installed.

The bid for this work is $44,965.

This process started when an owner requested pricing to pull a line to their spot. However, the existing panel could not handle anymore outputs of this nature. Patrik went to Dunning and they proposed a panel upgrade that would allow for up to 14 electric cars, which was around $23,000, and just under $3000 to run the line to the owner’s spot. To allow anymore electric vehicles as of right now, this is the minimum we would need to pay. Our existing panels cannot handle any additional cars at this time.

The Home Improvement Commission has considered this and would like the Board to either consider moving forward with the plan consistent with the new proposal from Dunning, for the 10 spots to be electric car capable, or at least budgeting it for the next fiscal year. However we move forward, the staff could seek additional bids consistent with Dunning’s proposal.

A motion can be proposed if necessary, based on how the Board would like to proceed. 

8. Racquetball Court Exterior

One project our team was planning to propose for budgeting with the 2022/2023 fiscal year budget, is painting of discoloring panels on the East facing exposure of the racquetball court/weight room enclosure:

As the bids started coming in, attached for Board review, we felt the cost of the project was reasonable enough to consider completing this year:

DK Construction              $15,150

JK Carpentry                    $15,000

MPD Painting                  $11,720

General operations are running relatively favorably, so financing this under the current operating budget would be reasonable, and we can get this eyesore addressed sooner rather than later. This would result in a variance under the Building Repairs category, however, savings accumulating elsewhere should compensate for the cost.

A sample motion follows: “I move the Board of Directors approves painting of the discolored east facing exposure of the racquetball court/weight room and nearby deteriorating iron near the pool and hallway windows, as proposed by MPD Painting as proposed at an expense of $11,720.” 

9. Construction Requests

Attached to the report for Board Member review are remodeling packets for the following Unit Owner construction projects:

1501 – Hard Flooring

2304 – Kitchen Remodel

A sample motion follows: “I move the Board of Directors approves the remodeling plans of units 1501 and 2304 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 

1. Treasurer’s Report

Attached to the Report for Board Review is the June 2021 Balance Sheet and Statement of Income & Expenses as reported by the Habitat Company.

Fund Balances End of June 2021

Operating assets totaled $1,299,675, and the Reserve cash and investments were $2,937,443 for a total of cash and investments of $4,237,118.

June 2021 Revenue and Expenses

Total Operating Revenue: $537,469

Total Operating Expenses: $413,329

Income (Loss) From Garage: $28,678

Contribution To Reserve: $254,298

Total Deficit: $101,481*

*Important to note, surplus contribution to reserve was made, causing this variance. This is expected to be adjusted by accounting so it does not reflect as an expense. It was surplus income from prior year operations which the Board approved to be transferred to the reserve fund.

2. Management Report

Business and Activities – Property Manager Tim Patricio will review current business and activities of interest.

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 August 9, 2021 Board Meeting at ____PM.” 

OWNER FORUM

The Board of Directors and Management will welcome and address feedback and questions from Unit Owners. 

The next Board Meetings are scheduled for Monday August 23rd and September 13th at 7:30pm, in the 2nd Floor Party Room.