Skybridge Condominium Association Board Minutes
August 9, 2007
The thirteenth meeting of the Board of Directors of the
Skybridge Condominium Association was convened on August 9, 2007 as 7:30 PM in
the
Management was represented by Andreas Holder, Draper and Kramer Supervisor and Steven P. Hanna, Skybridge Property Manager.
Jeffrey Hoosin began the meeting by establishing a quorum. Joseph Bardusk was not present at the start of the meeting, but arrived at approximately 8:00PM.
Approval of July 12,
2007 Skybridge Board Meeting Minutes
Jeffrey Hoosin called for approval of the July 12, 2007 Skybridge Board Meeting Minutes. Joseph Bardusk moved for approval of the July 12, 2007 Skybridge Board Meeting Minutes. The motion was seconded by Joseph Kerbleski and approved unanimously by the Board.
RESOLVED: Approval of July 12, 2007 Skybridge Board Meeting Minutes.
The next item on
the agenda was the discussion on chiller repairs.
Steve Hanna opened this discussion by giving a brief account of the problems the building encountered with the main chiller which services the building with air conditioning. Steve indicated that in the beginning of July, Advance Mechanical noticed a minor problem with the chiller due to what they believed (based on reports from the building engineers) was a power issue. Near the middle of the month the main chiller’s circuit board went out. Advance performed tests and determined that both the main circuit board and SCR components went bad. Management decided to present the Board with two options to repair the chiller. The first is simply to replace what existing equipment with similar parts. The work would be done by Advance Mechanical (the buildings HVAC maintenance contractor) at a cost of approximately $23K. The second option would be to upgrade the system adding VSD (variable speed drives) equipment at a cost of approximately $70K. This equipment would improve the efficiency of the chiller thus saving money in utility costs.
Management and the engineering committee met with Bill
Paszek to walk the property and discuss the issues. It was then determined that
the building should have a technician from
Steve then introduced Bill Paszek from Advance Mechanical as well as Susan Peters and Dan Rivkin from Johnston Controls who would be discussing the various options provided to the Board. Although the cost of option two was very expensive, Steve indicated to the Board that this was an option brought to the attention of Management back in January 2007. Steve decided to hold the proposal based on the fact that the Reserve account could not afford this type of expense at the time. Steve felt that this was the appropriate time to present this to the Board for consideration. This at least would give the Board options when deciding how to approach this repair.
Bill then took over further explaining the system itself
and what each part does. While the circuit board directs the machine depending
on the needs of the building, the SCRs distribute the power to the motors within
the machine. Based on Advance’s tests (based on the
Daniel Rivkin then informed the Board that the technician who was on-site during the start-up of the machine back in 2003 performed a test of the equipment and felt that only the circuit board was faulty and needed replacement. His suggestion was to replace the board before investing in the SCRs.
Susan Peters of Johnson Controls then briefly explained the VFD system to the Board. This upgrade would replace the circuit board and SCR’s and make the machine more efficient by controlling the amount of time the motors work thus saving electricity for the building. Although it would cost approximately $70K for the equipment and installation, they estimated the building would save approximately $12K per year in electricity costs. The Board then asked Johnson Controls what the cost would be to replace only the circuit Board. Johnson stated it would be approximately $6500. Both Advance and Johnson Controls asked if there were any other questions and then were dismissed from the meeting. Further discussion and a decision would be held during the action items section of the meeting.
Steve indicated that the building’s insurance carrier was contacted and a claim was started. If in the event the claim fell under the $10K deductible, the claim would be suspended. Should the Board decide to only replace the circuit board as was the recommendation from Johnson Controls, and the SCRs prove to be faulty, the claim would be reopened and the entire cost submitted as one claim.
The Board discussed the various options, financial cost to the Association and determined that the repair of the circuit board was the only option at this time. It was determined that further exploration on upgrades should be conducted and discussed at a later time. Due to the amount of reserve money the Association currently holds for repairs, maintenance, and/or upgrades, the large cost associated with the chiller modification is not appropriate at this time. The Board will approve the repairs during the action items section of the meeting.
The next item on
the agenda was the President’s report.
No report at this time
The next item on
the agenda was the management report, provided by Steve Hanna.
1. Amendments to the Declarations: David will be drafting these amendments in the next few weeks.
2. Lobby Renovations: The new protective walls were delivered and were being installed this morning however the material used was not correct. Scandinavian has been contacted and will reorder the correct pieces. The project has been stopped until all of the correct material is delivered.
3. HVAC Chiller Repairs/Modifications: This was discussed in detail prior to this report. The Board will decide what repairs and/or modifications will be done to the chiller during the action items section of the meeting. It should be noted that with only one chiller operational, the building is at risk of having no air conditioning should the other chiller malfunction. Management strongly recommends that the Board choose one of the two options and have the Manager proceed immediately. Although there are no extremely hot days projected in the next few weeks, this issue should be addressed as soon as possible.
4. Door in Garage Elevator Lobby: Several issues have come up with this project. Management is currently waiting for a revised bid to include a window in the door. This will allow people to see what they are walking into before opening the door. The bid is also being changed to read the correct fire rating and labeling for the door. As soon as the proposal is delivered, it will be sent to the Board for review.
5. Driveway Canopy Lights: This project should be scheduled this week.
6. Developer Reconciliation Update: The engineering committee and I are still discussing the numbers and will present the final draft to the Board as soon as possible.
7. East Bed Flower Issue: Management has begun obtaining proposals to have the east bed replanted (the dead ground cover). We have also asked that the landscaper provide a solution to the amount of sun in that area. They proposed that putting mulch would help to keep the area wet. This will be completed as soon as possible.
8. Units Sold by Developer: Below is an update on how many units the developer has sold from November– August 7, 2007.
November: 9 Units and 10 Parking Spaces
December: 2 Units and 2 Parking Spaces
January: 4 Units and 5 Parking Spaces
February: 2 Units and 2 Parking Spaces
March: 4 Units and 4 Parking Spaces
April: 5 Units and 6 Parking Spaces
May: 4 Units and 5 Parking Spaces
June: 1 Unit and 1 Parking Space
August: 1 Unit and 1 Parking Space
As of August 7, 2007 the developer still owns:
11 Units or approximately 4.97%
39 Parking Spaces or approximately 14.49%
The
next items on the Agenda were the Committee Reports
Financial:
Provided by: Garry Zimmerman, Chair
Garry reported that
the finance committee would be meeting next week to review the current
financials and audit draft. Management has also been working on the draft budget
for 2008.
House and Grounds: Provided by: Joseph
Kerbleski, Chair
Joseph reported
that a committee meeting will be held next week to follow up on all of the
pending issues.
Rules and Regulations: Provided by: Nina Landen, Chair
Nina reported that
the pet and Skydeck rules have been completed and the given to the Board for
their review and approval of distribution.
Engineering:
Provided by: Larry Standlee, Chair
Larry reported that
he continues to work on the engineering study and will then call a meeting to
review it with the committee.
Social:
Provided by: Vanessa Alcocer – Chair
No report at this time.
MOTIONS
Joe Kerbleski motioned for the ratification of the lease with Business Only Broadband. The motion was seconded by Nina Landen and approved unanimously by the Board.
“Be it resolved
that the Board of Directors of the Skybridge Condominium Association ratify the
lease agreement with Business Only Broad Band for a initial period of five (5)
years.”
Garry Zimmerman motioned for the approval of the distribution of the pet rules. The motion was seconded by Joe Kerbleski and approved unanimously by the Board.
“Be it resolved
that the Board of Directors of the Skybridge Condominium Association approve the
distribution of the Proposed Pet and Rules and Regulations.”
Joe Kerbleski motioned for the approval of the repairs to the chiller. The motion was seconded by Garry Zimmerman and approved unanimously by the Board.
“Be it resolved that the Board of Directors approve the proposal from Johnson Controls to repair the main chiller in the amount not to exceed $7000.00.”
Garry Zimmerman motioned for the approval of the extension of the Draper and Kramer Inc. Management Contract. The motion was seconded by Nina Landen and approved unanimously by the Board.
“Be it resolved
that the Board of Directors approve the contract extension for management
services with Draper and Kramer Inc. for a period of four (4) years.”
RESOLVED: That the meeting be adjourned at 8:55 PM.
Respectfully Submitted,
___________________________
Joseph Kerbleski, October 11, 2007
Secretary