A signed copy of these and all minutes going back to the 1980’s are available from the Management Office upon request.

In Attendance

Bob Pierce, President; Phoebe Helm, 1st Vice President; Sandra Goldberg, 2ndVice President; Herbert Hellauer, Treasurer; Mary McQuillan, Property Supervisor; Christina Epple, Property Manager; Mavis Mather, Assistant Manager

Prior to the Board Meeting Otis Elevator gave a presentation on the status of the elevator modernization project.

Time meeting started (7:18 pm.)

Unit Owner Comments Regarding Agenda

Carlos Vargas – The construction guideline section does not state the proposed change.  Is this to state that the building will help owners meet the code on plumbing? This item is for the clarification of the Boards decision to change out the branch lines and replace them with copper whenever unit’s walls are open. Will this change specify what is and is not a limited common element in the unit? This change is specifically for the branch lines and does not address any other construction issue.

Vince DiFruscio – The proposed January meeting date is on the same day as a Budget and Finance meeting, are both meetings going to take place? Yes the Board Meeting will be held before the Budget and Finance Committee Meeting and will approve the distribution of the proposed budget.

Sandra Goldberg – The previous agenda distributed to the Board had landscaping bids on it, why is this not included on the current agenda? This item was on the preliminary agenda but was removed as we are still waiting on another bid.

Betty Terry-Lundy – On the proposed pet rule it only mentions cats, what about grandfathering the birds in the building as well? The Board thanked Mrs. Terry-Lundy for her comment and will take it into consideration later in the meeting.

Don Yurkovic – What about other animals, boa constrictors etc., why are we not grandfathering in all pets that live in the building. The Board thanked Mr. Yurkovic for his comment and will take it into consideration later in the meeting.

Minutes November 27, 2006 

Upon due motion by Phoebe Helm and seconded by Sandra Goldberg, the Board voted to approve the minutes of the November 27, 2006 Board Meeting with the following corrections; remove the word “excused” under the word absent, and under Result/Action Item insert “Management was asked to leave the room for a few minutes so the Board could honor a homeowner’s request to discuss their complaint in private.”.  Bob Pierce, Phoebe Helm, and Herbert Hellauer voted in favor; Sandra Goldberg opposed as she would like to be given a corrected copy of the minutes before approving.  The motion passed.

HCM Mirror Bid

Upon due motion by Sandra Goldberg and seconded by Phoebe Helm, the Board motioned to approve Industrial Glass & Mirror to provide and install a 42x78x1/4” mirror in the 2nd floor weight room.  Phoebe Helm withdrew the motion so that the details could be discussed with the Health Club Committee.

Distribution of Proposed Pet Rule Change

Upon due motion by Sandra Goldberg and seconded by Phoebe Helm, the Board voted unanimously to approve the distribution of the rule change to the Park Tower Condominium Association Rules and Regulations regarding the pet policy.  Phoebe Helm asked management to send a letter to the realtors in the commercial spaces of our building informing them of the new pet policy.

Construction Guideline Changes – Branch lines

Upon due motion by Sandra Goldberg and seconded by Phoebe Helm, the Board voted unanimously to approve the proposed remodeling change to the Park Tower Condominium Association Remodeling/Construction Guidelines.

Owner Requests to Remodel – units 802, 2107, 2408, and 4106

Upon due motion by Sandra Goldberg and seconded by Phoebe Helm, the Board voted unanimously to approve the remodeling of units 802, 2107, 2408, and 4106 as submitted by the owners, following the recommendations of the Assistant and Chief Engineers as outlined in their written specifications and in accordance with the Rules and Regulations and remodeling guidelines of the Park Tower Condo Association.

2007 Holiday Schedule

Upon due motion by Herbert Hellauer and seconded by Phoebe Helm, the Board voted to approve the 2007 Draper and Kramer holiday schedule.  Bob Pierce, Phoebe Helm, and Herbert Hellauer voted in favor; Sandra Goldberg opposed, stating her preference for a schedule that observed Federal Holidays only.  The motion passed.

January and February Meeting Dates

Upon due motion by Phoebe Helm and seconded by Sandra Goldberg, the Board voted unanimously to hold a Special Board Meeting on January 8 for the purpose of approving the distribution of the annual budget to the homeowner, and to hold the regular February Board Meeting on February 12, 2007 as well as a Special Board meeting to approve the annual budget.  This meeting will provide time for loading the data and getting the February assessments out on time.

Treasurers Report (Herbert Hellauer)

According to the November 30, 2006 Financial Statements the total operating funds were $222,242.70.   The total of the Max Safe account at Barrington Bank was $269,389.49.  The total replacement reserve funds were $1,610,759.38.   The total of all cash and investments was $1,833,002.08.  Sandra Goldberg asked if there were any outstanding monies owed for the garage project and the elevator project. Christina Epple stated that no monies were owed for the garage project but the association still owed monies for the elevator project.  Sandra Goldberg wanted the homeowners to be aware that the reserve account will be diminished by the end pf the budget year due to the outstanding balance on the elevator project.

Management Report (Christina Epple)

The month of November had 67 chargeable work orders creating revenue in the amount of $2371.  142 non chargeable work orders were also preformed.  Year to date there have been 478 chargeable work orders totaling $23,060, and 1,285 non chargeable work orders.   The average sale price for November was $167,500.  Year to date 12 studios were sold for an average price of $137,992; 17 1-bedrooms were sold for an average price of $193,553; 7 2-bedrooms were sold for an average price of $321,700.  There was an additional 4 days of work added to the pool project based on the structural inspection that was completed by WJE.  In addition to this extra time, when the epoxy was added last week we had unusually humid weather which increased the drying time by 42 hours.  The pool will begin to be filled on Wednesday and should be open for use by the Christmas holiday.  In addition to the work on the pool surface there has been extensive plumbing work preformed to bring the pool into compliance with the current health code.  The Jacuzzi has been 90% tiled and all grouting will be done by late tomorrow.

Board Report (Bob Pierce)

In October the Board of Directors had asked for interested unit owners to submit an application to fill the vacant position on the Board of Directors from Nessim Hanna’s resignation.  Five residents responded to this request, Laura Cossa, Vince DiFruscio, Paul Groeninger, David Shaw, and Rosalie Sutcher.  The Board held a meeting on December 5th to interview the candidates.  Rosalie Sutcher withdrew her candidacy based on the number of interested applicants.  The Board found all the candidates to be highly qualified; however, the Board was not able to come to a unanimous decision and have decided to leave the position vacant until the June elections.  The Board would like to thank all of the candidates for their willingness to serve.  The January statements will include a survey for the Park Tower Market.  Please return these surveys so that the Market has a better idea how to serve the needs of the building.

ASCO Update (Lorraine Meyers)

There is no ASCO update.

Garage Committee (Gregor Hamilton)

The Garage Committee met with the new interim garage manager this morning.  Farhan Jafri will be the garage manager for a three month trial period.

Sandra Goldberg inquired if this was an official garage committee meeting as she is the liaison to the committee and had not been informed. Gregor stated that he alone met with the Garage Manager and then relayed this information to the other member of the garage committee.

Don Yurkovic – As the management office is too small to be open with a skeleton crew on the holidays would it be possible to utilize the Doorman more by leaving notes for the management office? Certainly the Door station should be able to assist residents and to communicate messages to the Management Office.

Mr. and Mrs. Moss had suggested in the Budget and Finance Committee meeting that instead of holding a holiday party for the staff the money be divided amongst the employees can the Board consider this for the future? The Board will take this into consideration in the future.

Tom Byrd – How is the pet registration policy going to proceed, who will be notified? A mailing will be sent out and notices posted on when registration will begin and when it will end. After the registration process will we be told how many cats are registered in the building? We will have the information available to any owner who requests it.

Beverly Stormont – Has the employee holiday party already been held? The employee holiday party will be held on Wednesday.

Betty Terry-Lundy – The garage parking space that is assigned still has a puddle in it and the ceiling is leaking, has this been addressed? WJE was on site last Tuesday to perform a flood test and to investigate numerous problems with the garage.  This project is still under warranty and we will have these problems addressed.

Susan Pestine – While they are repairing other issues in the garage the wheel stops are too far back in the spaces can this also be addressed? Management will have the wheel stops looked at as well.

Vince DiFruscio – Are we asking for all pets to be registered or just cats?  The other day when knocking on another door there was the sound of a dog barking. Dogs have not been allowed in the building since 1979, if you hear dog barking please report it.

Gregor Hamilton – Along with the pool project is a shower going to be installed? The Board will direct management to investigate the costs associated with installing a shower in the pool. Why was the garage car wash discontinued? The car wash was discontinued to prevent damage to the membrane and to reduce liability. The mall roof is still leaking, the cause was supposed to be the snow melting but we haven’t had snow recently and it is still leaking. We will have maintenance look into this issue.

Marian Shaw – Two weeks ago around 6am the power flickered and came back on without tripping the reset on electrical clocks and I had informed management, is there an update?ComEd was contacted but reported no power surges at that time.  Please schedule a time for maintenance to come and look at your breaker as surges can be an indicator that the breaker is wearing out.

Carlos Vargas – Who is responsible for responding to the Park Tower Board email address and when should we expect responses? All Board members were provided with the password to check this account but Bob Pierce is responsible for responding if necessary.

Sandra Goldberg – Fluorescent bulbs, which last 8 to 10 times longer than incandescent bulbs, will reduce your electric bill by 33%.  Buy warm white for interior use.  Home Depot has fluorescent bulbs on sale through the end of the year.  Vince DiFruscio stated that fluorescent bulbs could not be used with dimmers.

State Farm Insurance is extending a 10% discount on homeowners insurance due to the upgraded security system.  Homeowners need to provide their insurance carrier with the name and address of the security monitoring company as well as a monthly statement.  Please contact your insurance carrier to see what discounts may apply.

Approval Closed Session

Upon due motion by Phoebe Helm and seconded by Sandra Goldberg the Board voted unanimously to suspend the December Board meeting to allow for an executive session of the Board of Directors to discuss personnel, litigation, and/or rule violations.

Results Closed Session

Upon due motion by Phoebe Helm and seconded by Sandra Goldberg the Board voted unanimously to approve the following: sustain the recommendation of the rules and regulations committee in regards to a fine, to defer to management to obtain a second legal opinion in regards to a unit, to table a fine contingent upon getting a letter from the unit owner stating that the lease will not be renewed, to waive up to $200.00 in late fees contingent upon receiving documentation of service, to accept the settlement agreement regarding the hydrant, and to waive a late fee.

Adjournment

Upon due motion by Phoebe Helm and seconded by Sandra Goldberg the meeting adjourned at 9:28pm.

Bob Pierce, President

Phoebe Helm, 1st Vice President