Skybridge Condominium Association Board Minutes
October 17, 2006
Jeffrey Hoosin began the meeting by calling for approval of
the September 13, 2006 Skybridge Board meeting minutes. David March moved for
approval of the September 13, 2006 Skybridge Board Meeting Minutes.
The motion was seconded by Garry Zimmerman
and approved unanimously by the board.
The next item on the agenda was the President’s report.
PRESIDENT’S REPORT SKYBRIDGE BOARD MEETING 10/17/06
TONIGHT THE BOARD WILL BE VOTING ON THE SELECTION OF THE ASSOCIATION’S TAX APPEAL ATTORNEY FOR THE 2006 TRIANNIAL REASSESSMENT. THE DEVELOPER HAS CHOSEN TO USE THEIR OWN TAX ATTORNEY.
ONE OF OUR OWNERS, DAVID CONRARDY, ANALYZED ALL THREE TAX ATTORNEYS PROPOSALS, AND MET WITH EACH FIRM AND REPORTED HIS FINDINGS BACK TO THE BOARD. THE BOARD WANTS TO THANK DAVID FOR HIS TIME, EFFORT AND CONCERN. DAVID WILL GIVE A SHORT REPORT DURING THE OPEN SESSION.
ALL THE COMMITTEES THAT WE HAVE FORMED HAVE MET AT LEAST ONE TIME SO FAR. I WANT TO THANK ALL THE OWNERS WHO HAVE VOLUNTEERED FOR THE COMMITTEES. THE BOARD APPRECIATES THE TIME AND EFFORT YOU ALL HAVE TAKEN FOR THE BETTERMENT OF SKYBRIDGE. COMMITTEE REPORTS WILL BE PART OF TONIGHT’S MEETING.
OUR MANAGER, GREG ATHAS, HAS BEEN WORKING DILIGENTLY ON THE 2007 BUDGET AND HAS DISTRIBUTED HIS FIRST DRAFT TO THE BOARD. I WANT TO THANK GREG FOR ALL HIS HARD WORK.
IN THE NEXT MONTH THE FINANCE COMMITTEE, MANAGEMENT AND THE BOARD WILL BE WORKING ON FINALIZING THE 2007 BUDGET. WE HAVE A COUPLE OF LARGE ITEMS THAT WILL HAVE A LARGE IMPACT THE BUDGET. THEY ARE ELECTRICITY COSTS AND AN ADDITIONAL $50,000 CHARGE BACK FROM THE COMMERCIAL OWNER OF THE PUBLIC SIDE OF THE GARAGE.
AS YOU ALL MUST HAVE HEARD BY NOW COM ED IS BEING DEREGULATED AS OF JANUARY 1ST 2007. WHAT THAT MEANS FOR US IS THAT WE ARE LOOKING AT ANY WHERE FROM A 30% TO 45% INCREASE IN ELECTRIC RATES FOR THE COMMON AREAS OF THE BUILDING. MANAGEMENT IS OBTAINING QUOTES FROM ENERGY RESELLERS TO LOCK IN THE BEST RATES POSSIBLE.
THE OTHER ISSUE IS THE FACT THAT THE COMMERCIAL GARAGE OWNER CLAIMS THAT THE ASSOCIATION IS RESPONSIBLE FOR A PORTION OF THE DRIVE LANES AND RAMPS ON THE PUBLIC SIDE OF THE GARAGE. THEY HAVE BILLED US $50,000 FOR 2006 WHICH WAS NOT AN ANTICIPATED EXPENSE, AND HAS PROJECTED ANOTHER $50,000 FOR 2007. WE HAVE OUR ATTORNEYS LOOKING INTO THE VALIDITY OF THIS CLAIM.
I KNOW THAT MANY RESIDENTS HAVE ISSUES WITH THE HEAT VS. AIR CONDITIONING THE PAST FEW WEEKS. OUR CHIEF ENGINEER IS WITH US TONIGHT TO EXPLAIN HOW OUR HVAC SYSTEM WORKS AND ANSWER ANY QUESTIONS YOU MAY HAVE DURING THE OPEN SESSION.
THANK YOU.
JEFF HOOSIN
The next item on the agenda was the management report.
SKYBRIDGE MANAGEMENT REPORT
OCTOBER 2006 BOARD MEETING
Oct 17, 2006
1.
OWNER OCCUPANCY – 178 Units Closed
As of 10/17/06. 80% of the units are owned.
Resident Owners -
147 units (83% of
closed)
Rentals
-
31 units (17% of
closed)
2.
DEVELOPER UNITS NOT CLOSED – 45
Units
As of 10/17/06, 20.2% of the units were not closed
3. MOVE
IN/OUT FOR THE MONTH OF SEPTEMBER
Move-in: 3
Move-outs: 2
. 4 LATE FEES AND DELINQUENCES FOR SEPTEMBER
Late fees
Number of late fees for September = 14
Total amount charged = $700
Delinquency Data Base:
30days 60days 90days 120days
No. of delinquent owners 5 3 3 4
Subtotals $3,648 $3,606 $3,076 $16,200
Total Delinquent Accounts $18,123
Delinquent Funds Received
$
Of the 4 residents with charges over 120 days, 1 is in foreclosure, 1 has arranged for payments. Two have been sent to our attorney for collection.
5. COMMUNICATION
DISTRIBUTION
There
were no building updates in September
There were
8 notices distributed this past month
6. WORK COMPLETED
6.1 Water leakage problems for 5 units were investigated and repaired this past month.
6.2 We have contracted with a new paint contractor on a trial basis. In the past two weeks 8 units had drywall repair and paint touch up. We are evaluating his work. After completing the first unit, it was pointed out that they had not done a sufficient clean up. Once pointing this out and providing access to a vacuum cleaner, subsequent cleanup work has been good. The actual patching and painting appears very good. One resident believed that a chair had been marked up. Rather than debate the issue, the owner of the business has arranged with our resident to replace the chair.
6.3 During one of the weekly emergency generator tests, a low oil pressure condition was detected. It was determined that the sensor was defective. The Emergency generator has been repaired.
6.4 The three main sewer basins for the building were rodded out this week. The last time we did this job (4 months ago), it was a huge job since it hadn’t been done in the last three years. This time the job was normal.
6.5 Routine tests of the fire pump, sprinkler dry system, and CO2/Gas detectors were performed and passed.
6.6 Filters for the fall seasonal change have been delivered.
6.7 The Repaired and recalibrated central units of the Emergency Call Back System were installed and a total system test performed. All units are working correctly except the unit by the 1st floor garage elevator corridor. This unit can be heard at front desk but “all units call” is required to respond. This unit will be repaired.
6.8 The new maintenance staff schedule has been put into effect that includes the overnight janitor. This provides 24X7 maintenance coverage with an off premise engineer on call.
6.9 Both boilers for supplying the building heat required significant repair work.
6.10 The Annual fire alarm and sprinkler test was completed and passed. For this annual test, the Dominick store will be tested and billed separately.
6.11 The 1st draft of the 2007 budget was delivered to the board and finance committee last week.
6. 12 We have clarification of the future handling of HDTV by Tunnel Vision and DIRECTV. Tunnel Vision will continue to provide HDTV capability to our building by “stacking” the 3 satellite signals physically in the resident unit. This is the $275 “conversion”. This “stacked” signal is then distributed to all TV’s in the unit. The new “NAS” system would require a new type of satellite dish. No “conversion” would be required but each TV would require a device called “customer premise device” costing $100 to $150 in addition to the HDTV receiver. Cross-over point is from 2 to 3 TV’s. Tunnel Vision has no plans to move to the “NAS” protocol.
6.13 We now have 3 quotes for the freight elevator to garage elevator corridor security proposal.
7. WORK IN PROGRESS
7.1 We have one quote for Refurbishing of Lobby Wood and front desk extension. We are in the process of obtaining 2 more quotes.
7.2 We have one quote for constructing a dry cleaner/receiving room. We are in the process of obtaining 2 more quotes.
7.3 The review, evaluation and refinement of the 2007 budget continues with a goal of a final version for the November board meeting.
7.4 The fall plantings for the outside beds will begin within the next two weeks.
7.5 The third exterior window washing will begin Oct 24th. This window washing will include cleaning of the outside glass of the balcony and sliding glass door. Assuming appropriate weather conditions, it is expected that it will take 3 weeks to complete the process. With this window washing, we will initiate the process of removing and re-installing the sliding window screens. We have worked out a procedure with Service One such that the screen process and window washing are properly synchronized. If this works as anticipated, this process will be repeated for all future window washings.
7.6 We are researching ways to determine if there is any equipment which could provide auxiliary heat to the main hallway air handlers without turning on the boilers. If this is possible, it could be a way to more gradually make the heat vs. cooling transitions in the spring and fall. Since the normal air movement in the building is from the hallways into the units, it might be possible to supply warm air to the units without turning up the boilers. This would supplement the unit’s auxiliary heaters and reduce cold air drafts During this period, we could probably keep both the boilers and chillers off resulting in a significant savings.
8. FOR BOARD APPROVAL
There are no items for Board Approvals.
9.
RESERVE FUND
As of 10/17/06, the replacement reserve fund is $151,494
Respectfully Submitted,
Gregory Athas, Property Manager
The next items on
the Agenda were the Committee Reports
Operations:
Jeff Hoosin, Chair
The Operations
Committee met once. The committee
took an operational tour with the Chief Engineer.
They will discuss issues as brought to them by the committees and the
Board.
Financial:
Garry Zimmerman, Chair
The Financial
Committee met once. All were
supplied with the first draft of the budget.
The committee scheduled to meet the following week to further analyze the
contents.
House and Grounds: Joe Kerbleski, Chair
The House and
Grounds committee met three times. They
gathered issues from the Board, Management, and residents.
They prioritized issues by committee vote, delegated as follows:
Rules and Regulations: David March, Chair
Met two times.
Informed the Board that the previous board never formally adopted a Rules
and Regulations package, and that the only official rule for the building was
the late fee. The committee is
reviewing the original rules, as well as rules from other buildings.
Pet issues are a priority, and the committee hopes to have pet rules
adoption by the following monthly Board meeting.
Engineering:
Joe Bardusk, Chair
Met once.
Discussed elevator controls, Acoustical issues and garage deficiencies.
Joe Bardusk is in receipt of the engineering surveys and is beginning a
spreadsheet to tabulate input.
Social:
Vanessa Alcocer
Discussed possible
holiday functions, and would like to get an idea of what the social committee
budget is.
ANNOUNCEMENT
It was announced that at the following meeting, Wednesday, November 8, 2006, that the board would be voting on the approval of the mailing of the budget, followed by budget approval on December 13, 2006.
MOTIONS
The next item was
the selection of a Real Estate Tax Attorney for the Triennial tax appeal.
SELECTION OF A
REAL ESTATE TAX ATTORNEY
The managing of real estate tax issues for the Skybridge owners taken collectively is a service that the association can provide. In most cases the owners as a collective group working through the association can obtain more results than as individual owners. It is in this spirit, that the Skybridge Board of Directors is seeking the services of a specialized real estate tax attorney. Three law firms have been evaluated and compared based on their product content as well as their fee structure. After reviewing the results, the firm of Field and Goldberg is being recommended to represent our association. Thus the following resolution:
Garry Zimmerman motioned for approval of the selection of Field and Goldberg to manage the real estate tax interest.. The motion was seconded by Joe Bardusk and approved unanimously by the board.
RESOLVED: The Board of Directors for Skybridge Condominium Association approves the selection of Field and Goldberg to manage the real estate tax interests of the Skybridge condominium association and its owners taken collectively. This is a one year agreement.”
The motion to adjourn was made by Joe Bardusk and approved unanimously.
RESOLVED: That the meeting be adjourned at 9:00 PM.
Respectfully Submitted,
___________________________
Joseph Kerbleski, October 17, 2006
Secretary