Agenda & Report
6:30PM – CLOSED SESSION
The Board is scheduled to meet to discuss rule violations, pending litigation, Unit Owner account issues and personnel matters.
7:30PM – Owner Forum
The Board of Directors and management will welcome and address feedback and questions from Unit Owners.
OPEN SESSION CALL TO ORDER – Confirm Quorum
The meeting chair, expected to be Board President Michael Parrie, will call the meeting to order and confirm a quorum of Board Members is present. Board Members and representatives from Management will be introduced.
Commission Reports
The meeting chair will invite commission representatives for any news, updates and reports. Attached to the report for Board review are the most recent reports from the Home Improvement Commission and Social Commission.
Board Report
The meeting chair may give a report on current Association business and activities of interest.
Action Items
This agenda item is provided for any resolutions proposed resulting from Closed Session discussion.
Attached to the meeting report for Board Member review are the proposed minutes for the Board of Directors Meeting held on Saturday November 22, 2025, as submitted by Community Manager Tim Patricio, for Board consideration.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association hereby approves the minutes from the Board Meeting held on Saturday November 22, 2025.”
Attached to the report for Board Member review is the updated 22.1 disclosure through October 2025 for formal Board approval. The 22.1 Disclosure, is a standard document we provide upon request in the event of any sale and make available for inspection to the prospective purchaser. This incorporates:
As a matter of routine, we continue to update this regularly and will present it periodically for Board review and formal approval.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association approves the 22.1 disclosure as drafted with the best available information through October 2025.”
Attached to the meeting report for Board review is the final draft of the proposed budget as edited following the Board Meetings held to discuss the budget November 8th, 15th, & 22nd. Proposed is a 4.4% assessment increase and a total reserve contribution of $2,259,100, as discussed with the Budget & Finance Commission at the meeting on the 22nd. We propose the required mailing of the proposed budget to the Unit Owners, for their review period and consideration, be done by the week ending December 12th.
In addition, the Board will find the preliminary proposed cover letter and Special Meeting Notice to include with the budget, drafted by Board President Michael Parrie and edited with the help of Management, for the purpose of highlighting the key adjustments and changes, expected significant projects and emphasizing the challenges the Association faces.
A sample motion: “I move the Board of Directors accepts 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.”
As we prepare for the upcoming calendar year, the Habitat Company released their holiday schedule for corporate employees, which includes the management office staff. Following is our proposed schedule for the Park Tower office:
Thursday, 1/1/26 New Year’s Day
Monday, 1/19/26 Martin Luther King Day
Monday, 5/25/26 Memorial Day Office closing @ 12:00 Friday-5/22/26
Friday, 7/3/26 Independence Day Office closing @ 12:00 Thursday-7/2/26
Monday, 9/7/26 Labor Day Office closing @ 1:00 Friday-9/4/26
Thursday, 11/26/26 Thanksgiving Day Office closing @ 12:00 Wed-11/25/26
Friday, 11/27/26 Thanksgiving Holiday
Friday, 12/25/26 Christmas Day Office closing @ 12:00 Thursday-12/24/26
Friday, 1/1/27 New Year’s Day Holiday Office closing @ 12:00 Thursday-12/31/26
In addition, Habitat corporate employees get two floating holidays for their birthday and Habitat Founder’s Day.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association formally accepts 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.”
As directed at the November 10th Board Meeting, management put out a request for volunteers to help brainstorm possible uses for the mall market space, Suite 114, in the event it ultimately is not rented out to a business. We suggest that formally this would be an Ad-hoc Commission, known as the ‘Market Space Recommendations Taskforce.
The following Unit Owners volunteered to participate on this 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
Vince DiFruscio Unit 4015
Pursuant to past policy, an Owner who volunteered and has been found responsible for multiple rule violations within the last 12 months, was disqualified from participation and is not listed here.
We suggest that the Board pass a motion to create and name the commission, establish what the parameters and expectations are as to the recommendations being sought (if there are specific limitations you want to set*), set a timeline for the recommendations to be presented, and formally appoint the volunteers. You could of course just leave it that they are to meet to consider recommendations to present to the Board. We suggest consideration be given as to any restrictions or limitation for use of the space so that is included and the members are not spending time and resources on uses the Board might never consider.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association hereby establishes 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, *[with the following specific expectations/limitations________], to be presented to the Board by ____________, and hereby formally appoints the following Owners to the Commission__________[listed above].”
The purpose of this action item is for potential consideration of fees for:
Motions can be proposed at the meeting as may be necessary.
Attached to the report for Board review is the recommendation letter from Elara Engineering for the Building Automation System Upgrade project. Sent separately were the individual proposals, contractor questionnaires and interview worksheets.
Members will notice there are five additional “Options” that were considered with the base specifications, and that Elara is only recommending to proceed with three of the Options. This includes an extended warranty for a 2nd year, expanding controls to the Health Club, Commercial cooling tower and other locations not presently served by the BAS, and 12 additional CO detectors in the garage. These were all things our team asked be considered as alternates. Options 1, 4 and 5 respectively.
The proposals including these options are as follows:
Everest Energy & Controls $353,540
Intelli-Building Control & Solutions $226,050
Kroeschell Engineering $395,173.90
Elara recommends the low bidder, Intelli-Building. After meeting the contractor reps, walking the work locations with them, analyzing the bids and attending the contractor interviews, we are in agreement. Of course one of our questions for Elara was – WOW, why such a disparity? They explained that they’ve done work with each of these contractors and each of them are thorough and reliable. Intelli-Building has tended to be more competitive, but most importantly, the bases are all covered here by their proposal and they have no concern recommending them.
We would add that very recently, Kroeschell has been turning down bidding on projects – inexplicably. The expected air handler projects proposed in the budget for 2026, and the recent diffuser issue with the boilers. Patrik spoke to the regular technicians who do work here on site now, managing the BAS system and they said there has been a lot of turnover.
The numbers as presented by Elara all include a 10% contingency for any surprises and unknown conditions that may be found. We would suggest an additional 10% ($22,600), which will allow us funding for Elara to do their work monitoring the progressing and ultimately signing off on the work. Also because of how sprawling this project is – from the roof to the basement levels. There are controls and wiring between the engineer’s office and multiple locations inside and outside the building. It is unlikely we will spend all this, but having the flexibility will provide some insurance.
This project was budgeted for $260,000.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association approves the proposal presented by Intelli-Building Control and Solutions, as recommended by Elara Engineering, to 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 condition, for an estimated project total of $248,655, to be funded by the Reserve Fund.”
Earlier this year the Board approved funding for the primary bulk plumbing materials for the final 6 Domestic Water Riser Projects, tentatively scheduled for the years 2026 and 2027. Our team confirms we have most of what we need in stock. As previously reported for 2026, we are planning for replacement of the risers in the High Zone ’11 master bath/’12 kitchens, the Low Zone ’08 and ‘09 kitchens, and the Hight Zone ’09 and ’10 bathrooms. For 2027, we are planning the Low Zone ’12 and ’14 bathrooms, the Low Zone ’07 and ’08 bathrooms and the High Zone ’01 and ’02 bathrooms.
Attached to the report for Board review and consideration are proposals from our veteran contractors – next to their most recent pricing for comparison; Green Tech being for carpentry, Fettes for plumbing and Dettman for insulation and fire protection:
2026
’11 Mst Baths/’12 Kitchens
Green Tech Decorating $81,900 (In 2025 $68,250) [Green Tech is cost not to exceed]
Fettes Love & Sieben $58,550 (In 2025 $57,250)
Dettman Industries $41,900 (In 2025 $39,950)
’08 and ‘09 Kitchens
Green Tech Decorating $93,600 (In 2022 $73,500) [Green Tech is cost not to exceed]
Fettes Love & Sieben $46,540 (In 2022 $42,475 est.)
Dettman Industries $39,975 (In 2025 $39,590)
’09 and ’10 Bathrooms
Green Tech Decorating $37,050 (In 2022 $32,825 est.) [Green Tech is cost not to exceed]
Fettes Love & Sieben $62,750 (In 2022 $54,067 est.)
Dettman Industries $46,260 (No Change)
SUBTOTAL $508,800 (rounded up)
We would recommend a $15,000 provision for ancillary parts and a 10% contingency, $50,880 for any surprises or unknown conditions.
TOTAL FOR 2026 $575,000
The preliminary anticipated budget for this was $609,000.
2027
’12 and ’14 Bathrooms
Green Tech Decorating $41,600 (In 2026 $37,050) [Green Tech is cost not to exceed]
Fettes Love & Sieben $62,750 (No Change)
Dettman Industries $33,070 (In 2022 $28,270 est.)
’07 and ‘08 Bathrooms
Green Tech Decorating $41,600 (In 2022 $37,050) [Green Tech is cost not to exceed]
Fettes Love & Sieben $62,750 (No Change)
Dettman Industries $34,160 (In 2022 $28,270 est.)
’01 and ’02 Bathrooms
Green Tech Decorating $45,110 (In 2025 $37,050) [Green Tech is cost not to exceed]
Fettes Love & Sieben $62,750 (In 2022 $54,067 est.)
Dettman Industries $47,345 (In 2026 $46,260)
SUBTOTAL $435,000 (rounded up)
We would recommend a $15,000 provision for ancillary parts and a 10% contingency, $43,500 for any surprises or unknown conditions.
TOTAL FOR 2027 $493,500
The preliminary anticipated budget for this was $498,300.
Fettes and Dettman have kept their prices more than competitive considering actual inflation over the last several years. Green Tech reported they’ve had to make significant adjustments to their workers salaries, otherwise face very challenging turnover. Thus the significant increase year over year. They have maintained most of the same workers who have been working here for the past 5 years, which is to our advantage. They also pointed out that prior to this, their numbers have stayed relatively flat considering inflation.
However, if the Board would like to bid this work out, there is time to bid this out prior to beginning this effort in the Spring.
To proceed, a sample motion: “I move the Board of Directors of the Park Tower Condo Association approves 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.”
Within the last few weeks, while performing routine inspections in the boiler room, our staff found cracking along the top of our main 8” and 15” kitchen drain lines. These collect drain water from all the kitchens and empty out to the city sewer lines. They’ve performed a temporary repair, essentially casting each line to contain any seepage.
They are planning to do the work overnight, on two separate occasions, during which water to the tower will need to be shut down. The 8” inch line is more serious and materials are available, so that will be planned and completed first. Then the 15” will follow some point after that. Some of the material may take a bit longer to secure.
This work was not budgeted, though these lines are original to construction of the building. Typically we would expect these to last 60+ years at least. The Reserve Study does not address these and similar lines until towards the end of the 2030’s. In talking to the plumber, his thought is it could just be the material the developer used. He has seen similar cracking on the same type of pipes in the garage. We don’t believe there is a huge cause for concern that this will be systemic, it is just something we may see randomly as the building continues to age.
There are 2 bidders at present and we are awaiting a 3rd. Incidentally, two contractors declined to bid. The proposals total as follows:
Althoff Industries $56,051
Fettes, Love & Sieben $59,300
We have not worked with Althoff before, but it is a firm our building plumber has had experience with in the past, so we are not opposed to give them the work. Given that we’ve recently had a number of regular contractors turn down jobs, it would be good to foster other relationships.
We are awaiting a 3rd bid from Ashland Plumbing, we are hoping to receive in time for the meeting.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association approves the repair to the main 8” and 15” kitchen drain lines, located in the boiler room, as proposed by ________, at an expense of $________.”
Attached for Board Member review are the remodeling packets for the following Unit Owner projects:
1908 – Full Remodel with Washer & Dryer Install
2106 – Hard Surface Flooring
2207 – Shower Valve Replacement
4312 – Shower Valve Replacement
4815 – Bathroom Vanity Replacement
A sample motion follows: “I move the Board of Directors approves 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.”
Business Reports
Treasurer’s Report
The most recent financial reports, for the period October 2025, are attached to the report for Board review.
Fund Balances 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
Total Operating Revenue: $694,377
Total Operating Expenses: $482,964
Income (Loss) From Garage: $35,281
Contribution To Reserve: $176,058
Total Surplus/(Deficit): $70,636
Action On Investments
After consultation with the Board President and Treasurer an expiring CD with BMW Bank was reinvested with Toyota Financial Savings, $245,000 for a period of 24 months at 3.7%. Also, after considering cash on hand, the current laddering of investments, and cash flow needs anticipated over the next several years, a new CD was purchased with Merrick Bank, $240,000 for a period of 18 months at 3.65%. Investment details are attached to the report for Board review. It would be appropriate for the Board to ratify this action, and reaffirm the policy for Management to consult with the Treasurer and Board President for ongoing investment considerations.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association approves 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
Attached to the report for Board review are the updated Monthly Activity Report and Sales and Lease Reports.
ADJOURNMENT
There being no further business, the Board will consider adjourning the meeting.
A sample motion: “I move the Board of Directors adjourns the December 8, 2025, Board Meeting at ____PM.”
OWNER FORUM
The Board of Directors and Management will welcome and address feedback and questions from Unit Owners.
The next regular Board Meetings are expected for Monday December 22nd, and following a Special Meeting of the Unit Owners to Review the Proposed 2026/2027 Budget on Monday January 12th at 7:30pm. All such meetings are held in the 2nd Floor Party Room unless otherwise posted.
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