Meeting Location

2nd Floor Party Room

Call to Order

7:41pm

Members Present

Michael Parrie, Monique Fouant, Sheldon Atovsky, Lloyd Allison, Sheridan Hodges

Management

Timothy Patricio, General Manager; Danny Bravman, Community Manager; Scott Turton, Community Manager

Open Session

Board President Michael Parrie called the meeting to order at 7:41pm and confirmed a quorum of Board Members were present.

Commission Reports

Social Commission Acting Chair Sheldon Atovsky reported on the recent Holiday Cheer event, Friday December 5th in the lobby, and thanked volunteers and the staff for their efforts. The next meeting will be held Monday December 9th at 7:30pm via ZOOM. Join the Social Commission e-mail group for more, to be included on news and announcements for coming events, just send a request to: ptcasocial@rcn.com.

ASCO Liaison Sheridan Hodges reported on business discussed at their most recent meeting, where they discussed the proposed lifting of a liquor moratorium for the Hollywood Tower location and a proposed rooftop bar location at a Bryn Mawr building.

On behalf of the Home Improvement Commission, Board President Michael Parrie reported the commission’ next meeting date is scheduled for Monday December 15th at 6pm in the Party Room.

Board Report

On behalf of the Board, Michael Parrie gave a friendly reminder that we have a garage power wash this week.  Not moving one’s car by 9 am on their designated days results in a fee of $150, and this fee will double for each subsequent event, up to a maximum fee of $1,000 per event. Fees cannot be waived and self-parkers will lose their permanent spot after three events on top of fees. To sum it up, please move your car, or have someone move it for you.

He thanked the social commission for the Park Tower Holiday Cheer event last Friday, December 5th.

He said the Board would like to recognize the following employees who are celebrating 10 years of service at Park Tower: Leo Jimenez, Louie Mezzano and Maria Silva. Thanks to their loyalty and dedicated service to our building!

He said the Board also thanks everyone who has donated to the Park Tower Employee Holiday Fund so far. The last day to contribute to our 35 employees is Friday, December 19th.

On behalf of the Board, he wished everyone a happy holiday season and new year!

Closed Session Business

After a motion by Michael Parrie, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine 6 unit owners $100 for not having proof of insurance, and may double thereafter for each subsequent month, up to the maximum fine of $1,000, until adequate proof of insurance is provided.

After a motion by Michael Parrie, seconded by Sheldon Atovsky, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine 2 unit owners $50 for not attending the new residents meeting, and may double thereafter for each subsequent month, up to a maximum fine of $200, until attendance to the meeting is satisfied.

After a motion by Michael Parrie, seconded by Monique Fouant, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine an owner $1600 for repeated noise disturbances, which may double for future events.

After a motion by Michael Parrie, seconded by Sheridan Hodges, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine an owner $800 for repeated noise disturbances; this fine may be waived once a move out is scheduled, the unit is confirmed vacant and there are no further disturbances.

After a motion by Michael Parrie, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine an owner $1000 for a confirmed smoking disturbance, and that this fine may continue to double for future subsequent events.

After a motion by Michael Parrie, seconded by Monique Fouant, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to fine an owner $100 for an unauthorized dog and a noise disturbance.

After a motion by Michael Parrie, seconded by Sheldon Atovsky, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to deny an Owner’s request for a hardship exception to the leasing policy.

Minutes – Board Meeting November 22, 2025

After a motion by Sheldon Atovsky, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the minutes from the Board Meeting held on Saturday November 22, 2025.

Updated 22.1 Disclosure

After a motion by Monique Fouant, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the 22.1 disclosure as drafted with the best available information through October 2025.

Mailing Of Proposed 2026/2027 Operating Budget

After a motion by Lloyd Allison, seconded by Sheridan Hodges, and discussion, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to accept the draft of the proposed Park Tower Condominium Association Budget for the 2026/2027 fiscal year, and hereby directs Management to mail the document in its entirety to all Park Tower Condominium Association Unit Owners for the required review period and for their consideration, as well as a notice for a Special Meeting of the Unit Owners scheduled to be held January 12th, 2026, at 7:30pm, prior to the monthly Board of Directors Meeting, for the purpose of Unit Owner discussion of the proposed budget, as required prior to the Board of Directors considering formal adoption.

2026 Office Holiday Schedule

After a motion by Sheridan Hodges, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to formally accept the holiday schedule for the management office as presented by the Habitat Company for the 2026 calendar year, with the office scheduled to be closed for the following holidays:  New Year’s Day, Martin Luther King Day, Memorial Day, Independence Day, Labor Day, Thanksgiving and the day after Thanksgiving, Christmas Day, and early closings at 12pm the business day before each holiday with the exception of Martin Luther King Day.

Market Space Recommendations Taskforce

After a motion by Monique Fouant, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to hereby establish the Ad-hoc Commission to make recommendations for use of Suite 114 in the mall (formerly the ‘market space’), to be called the Market Space Recommendations Taskforce, to meet as necessary to consider potential recommendations to present to the Board for use of Suite 114, and hereby formally appoints as members of the Commission, Sharon Walker Unit 1102, Kevin DePhillips Unit 1503, Phoebe Helm Unit 1510/11, Joe Guzzardo 1801/03, Nicolaas Vermeulen Unit 2312, Alison Pollack Unit 2607, Monty Rowell 3004, Cairn Hutter Unit 3707, and Vince DiFruscio Unit 4015, and as liaison to the Commission Monique Fouant, with a deadline of 6 months to present a recommendation.

Fee Schedule Updates

This action item was tabled for the next meeting.

BAS System Contract

After a motion by Lloyd Allison, seconded by Sheldon Atovsky, and discussion, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the proposal presented by Intelli-Building Control and Solutions, as recommended by Elara Engineering, including the base bid for upgrading the Building Automation System, and Options 1, 4 and 5, as proposed with a 10% contingency recommended by Elara at an expense $226,050, and an additional 10% provision for project management and unforeseen conditions, for an estimated project total of $248,655, to be funded by the Reserve Fund.

2026/2027 Riser Projects

After a motion by Sheldon Atovsky, seconded by Sheridan Hodges, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve a budget of $575,000 for the planned 2026 domestic riser replacement projects, and $435,000 for the planned 2027 domestic riser replacement projects, including in 2026 the High Zone ’11 master bath/’12 kitchens, the Low Zone ’08 and ‘09 kitchens, and the Hight Zone ’09 and ’10 bathrooms, and 2027, the Low Zone ’12 and ’14 bathrooms, the Low Zone ’07 and ’08 bathrooms and the High Zone ’01 and ’02 bathrooms, the funding of which includes a provision for the ancillary materials of $15,000 per year and a contingency of 10% over the base bids for plumbing as proposed by Fettes, Love & Sieben, for carpentry as proposed by Green Tech Decorating, and insulation and fire-stopping as proposed by Dettmann Industries, Inc., to be funded by the Reserve Fund.

Main Kitchen Waste Lines

After a motion by Sheridan Hodges, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the repair to the main 8 inch and 15 inch kitchen drain lines, located in the boiler room,  at an expense not to exceed $56,051, to be funded by the Reserve Fund.

Construction Request

After a motion by Michael Parrie, seconded by Sheldon Atovsky, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the remodeling plans for units 1908, 2106, 2207, 4312 and 4815, as submitted by the unit owners, following the recommendations of the chief engineer as outlined in their written specifications and in accordance with the Rules and Regulations and remodeling guidelines of the Park Tower Condo Association.

Treasurer’s Report

Board Treasurer Lloyd Allison reviewed highlights from the most recent financial reports, for the period October 2025, as submitted by the Habitat Company.

At the end of October 2025, Operating assets totaled $1,915,806, and the Reserve cash and investments were $5,358,137, for a total of cash and investments of $7,273,943.

October 2025 Revenue and Expenses included Total Operating Revenue of $694,377, Total Operating Expenses of $482,964, Income from Garage of $35,281, and a Contribution to Reserve of $176,058, resulting in a surplus for the month of $70,636.

Action On Investments

After a motion by Lloyd Allison, seconded by Sheldon Atovsky, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve the reinvestment of a reserve fund CD with BMW Bank, totaling $245,000, to a CD with Toyota Financial Savings with an interest rate of 3.7% for a period of 24 months, and the purchase of a new CD with Merrick Bank, totaling $240,000, for a period of 18 months with an interest rate of 3.65%, and affirms that management continue consulting with the Board Treasurer and President between Board Meetings when making any new investments or future adjustments to such investments.

Management Report

Property Manager Tim Patricio reviewed current and recent business and activities of interest and the most recent unit sales.

Adjournment

There being no further business, after a motion by Sheridan Hodges, seconded by Lloyd Allison, the Board of Directors of the Park Tower Condo Association voted unanimously in favor of a resolution to approve adjourning the December 8, 2025, Board Meeting at 8:16PM.

Signed (as seen on pdf of official minutes for this meeting, upper right corner of these minutes).

Michael Parrie, Board President

Sheldon Atovsky, Board Secretary