Minutes of the Board of Trustees Meeting

Thursday, June 1, 2006

5:00 P.M.

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

Residential Trustees present and participating: Norman Salisbury, John Patton, Mike Gravitz and Sandra Lee Sterns

Commercial Trustees present and participating: Donna Boes and Taymour Semnani.

Trustees excused: Larry Shelton

Approval of Previous Minutes

The Minutes of the April 26, 2006 Board of Trustees Meeting, upon motion duly made and seconded were unanimously approved.

Finance Committee

The Financial Statements from April 30, 2006 were reviewed by the Manager. The Association reported an unaudited operating surplus of $1,178 Year-to-Date as of April 30, 2006. The Common Reserve Fund has an unaudited balance of $220,091 and the Residential Reserve Fund has an unaudited balance of $202,553 as of April 30, 2006. The Board also reviewed the delinquency report.

The Finance Committee reported that the annual audit will begin in June and the audit reports should be available to all owners for the Annual Meeting to be held on August 12, 2006. Bids for our insurance policies have been solicited and the committee anticipates reviewing the results and making recommendations to the Board prior to the next meeting.

The Committee also reviewed a proposal that the Board implement a policy that owners are responsible for personal property inside of their condos including, carpets, flooring, interior walls and paint and wall coverings and should be encouraged to obtain insurance policies for their personal property, condo contents and personal liability. The Board deferred action on the policy and requested further information from our attorney regarding the extent, scope and language for such a rule or policy.

Building Improvement Committee

Mike Gravitz reported that the the building committee has reviewed a recent and difficult problem regarding a hot and cold water crossover in a number of Units in the South Tower. After several weeks of correcting and replacing the usual suspects when this occurs, the shower powers valves, our building engineer began cutting into walls to trace out the plumbing. We discovered another original plumbing defect that has been in existence since construction but had been prevented from being a problem (until recently) with the installation of some check valves on our hot water risers preventing back flow. In replacing the check valves, it was readily apparent that they had clearly failed. This problem now appears to have been resolved. However, of particular concern is that there are dozens of these check valves in our plumbing systems which are likely to also fail at some point. It also appears that unless there are additional original plumbing mistakes that would exacerbate the problem, we may not be able to discover the failed valves. The committee will continue to monitor and evaluate this potential problem.

The committee has also been working to resolve an issue with water seeping into the elevator pits. Two contractors have given us bids on procedures and compounds that allegedly can seal the pits. The committee has requested one of the contractors to at least demonstrate the effectiveness of the procedure in an area currently leaking. If the test procedure is effective, the committee may recommend the procedure for the remainder of the pits. Otis Elevator has been encouraging us for some time to be more proactive is resolving this troublesome issue.

Another problem has arisen in which the seals of some double pane windows may begin to fail requiring replacement of the window. When this seal between the panes fails, moisture penetrates and over time, the window can become quite foggy. In the past we have been able to replace these from the inside, however, we now have one large fixed window in which two contractors have now informed us must be replaced with a swing stage on the outside of the building. Inasmuch as the Association is responsible for the maintenance of all windows, we believe we must proceed with this replacement despite the high cost.

The committee is also looking at options and alternatives in preparation for negotiations to renew or replace our cable TV contract which expires on January 1, 2008. The committee also plans to work with AP Parking in order to resolve some additional problems and water issues inside of the private Residential garage related to leaking water and deteriorating catch pans that should be removed or replaced together with other corrective efforts in additional areas of the garage.

Change in Maintenance Policies related to Owners and Residents

After discussing the following change in the Rules and Regulations for several months, upon motion duly made and seconded, the Residential Trustees unanimously voted to strike and repeal the following rule:

T. Maintenance Policy
If owners or residents desire work or repairs to be performed inside of their condominiums, such requests for work must be directed through the Association and owners and residents will be billed at a rate of $20 per hour for such work with a minimum charge of $20. Burned out lighting will be replaced for a charge of $5.

The Residential Trustees, upon motion duly made and seconded, also unanimously voted to approve the following rule to replace the above repealed:

T. Maintenance Policy
Our maintenance staff and security are available to owners and residents only to respond to emergency requests for assistance or to help prevent further damage or injury to persons or property. The maintenance staff is responsible to maintain our facilities, common areas and equipment and is not permitted to perform work or incidental repairs on behalf of individual owners or residents inside of individual Units or for personal property. Some common pipes and drains may be located inside of Units and may require access to your Unit, as provided for in the Declaration, for maintenance staff, contractors or vendors to perform repairs or maintenance on these common facilities.

American Plaza Parking Meeting Minutes

The Board reviewed the minutes of the May 10, 2006 American Plaza Parking Board meeting.


The meeting adjourned at 6:00 p.m.

Respectfully submitted,

Mike Gravitz