Minutes of the Board of Trustees Meeting

Tuesday, November 8, 2011

5:00 P.M.

Mike Gravitz called the meeting, convened in the Community Room, to order at 5:00 p.m.

Residential Trustees present and participating: Mike Gravitz, Steve Campbell, Bret Marshall and Ted Roper.

Commercial Trustees present and participating: Larry Shelton, Heather Bowen and Donna Boes.

Approval of Previous Minutes

The Minutes of the September 27, 2011 Board Meeting upon motion duly made and seconded were approved.

Finance Committee

The Financial Statements from September 30, 2011 were reviewed. The Association reported an unaudited operating surplus/(deficit) of $35,506 Year-to-Date as of September 30, 2011. The Common Reserve Fund has an unaudited balance of $142,668 and the Residential Reserve Fund has an unaudited balance of $392,401 as of September 30, 2011. The Board also reviewed the delinquency report.

Building Improvement Committee

The committee reported that they have received a complaint that the trash pickup in the alley is extremely noisy and is also taking place too early in the morning. Apparently the city ordinances prohibit residential trash pickup prior to 7:00 am. The Board asked that the city ordinance be verified and the pickup time delayed until after 7:00 am.

The Board reviewed several reports relating to the rooftop hot tubs and the rooftop area roofing membrane. Because the south roof is presently leaking into several condos on the south 26th floor, we had our roofing consultant who supervised the installation of the commercial roof, give us an evaluation of the condition and life of the rooftop membranes.

The Plaza Deck Roof Survey indicates that most of roof plaza deck membranes are original, sections of it have been replaced over the years, that they have deteriorated beyond the point of repair and are due for replacement. In the course of this survey, enough rust and deterioration of the hot tub structures was observed sufficient to request an analysis of a structural engineer.

The Structural Investigation Report recommended immediate closure of the hot tubs and complete replacement of the steel structures.

The Board reviewed a third report relating to the north tower shingle roof. Replacement of this roof has been delayed for quite some time due to city codes that do not permit replacing the roof with the same materials that exist there, specifically the plywood that underlays the shingles. The Board decided to meet again with our consultant to review alternatives discussed in that report.

The Board also reviewed a photo log report prepared by our roofing consultant of the parapet walls around both the north and south tower elevator penthouse roofs that show severe concrete deterioration. He suggests that the Board also consider installing metal caps on the walls similar to those installed on the parapet walls surrounding the rooftop plaza areas.

Given the vital importance of having functioning rooftop coverings, the Board decided to move to the next step to solicit bids in order to be able to evaluate the actual costs of replacement. The costs in the reports are only estimates. The Board also expressed grave concern that our reserve studies missed by wide margins, both the timing of, and the estimated costs of the roof replacements. Furthermore, the reserve study did not include any estimated costs for replacement or refurbishment of the rooftop hot tubs. In view of the fact that the estimated costs, if borne out by a bidding process, will require a reserve increase if not a special assessment, it was suggested that we seek alternate costs and sources for new and updated reserve studies.

Declaration and Rules & Regulations

The Board requested that language for new Rules and Procedures be prepared to address procedures relating to the new amendments to the Utah Condominium Act relating to insurance and damages.

American Plaza Parking Board Meeting Minutes

The Board reviewed the minutes of the September 29, 2011 Board Meeting of American Plaza Parking.

Next Meeting Schedule

The Board requested that future meetings be held on the last Tuesday of each month.


The meeting adjourned at 6:00 p.m.

Respectfully Submitted,

Steve Campbell