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The Lauren Condominium Association |
Minutes of the Board of Directors - August 27, 2002
Call to Order
President Dwight Clark called the meeting to order at 7:05 PM. Present were Board members Joseph Morris, Elizabeth VanderPutten, and Rebecca Kane plus Property Manager Walter Krolman. Also present for part of the meeting were Roger Hirschland, Carolyn Mano, Bryan Barr, Don Benedict, Mokhless Al-Hariri and Bruce Branson.
Treasurer's Report
Net cash available at the end of July was $766,596.92. For year to date operations, through the end of July: total income was $472,663 which is under budget by $2,897; total operating expenses were $341,058, which is under budget by $60,745; capital expenditures were 294,600.62.
The Board discussed possible reasons for the operating surplus to date. It is likely that as the electric bills for the summer and the new building insurance bills are paid, the surplus will diminish. However the Board will pay careful attention to the projected surplus when the new budget for 2003 is developed.
Action Items
ADA Access to the building
Prior to the meeting the Board had discussed the possibility of switching the Condominium owned unit, 212 with unit 106. This would allow access to the building without disrupting the lobby. However, at the meeting, the Board learned that the owner of 106 would only consider renting the unit to the Lauren and not selling it. The Lauren would be able to renovate the unit to allow access, including putting in an exterior door. The Board felt that this was not an optimal situation and would put the building in a difficult situation at the end of the lease.
The Board is aware that it has taken a long time to implement the changes that will allow access to the building. Part of the reason has been the difficulty in getting a contractor who is capable of doing the work at a reasonable price. Another reason is that the Board recognizes that changes in the lobby may have negative impact on the aesthetics of the lobby and therefore had hoped to be able to devise different strategies. These have been discussed at all Board meetings for a year, at the annual meeting and in letters to owners.
The Board placed the highest priority for the manager on getting the ramp fixed in the basement so that it can support wheelchair access. During renovation, the Board authorized payment to persons with disabilities to stay in a hotel.
The second priority is to obtain bids for the installation of the already purchased lift.
Heating and Ventilation
The Board reviewed the report from G&L about the differences in cooling capacity in various parts of the building. The Board accepted the recommendation that they conduct a water balancing of the Lauren for an estimated $11,000. This is the same recommendation made by the previous building engineer. At the end of the balancing, the Board asked G&L to conduct a similar test of water temperature variance.
Roof
The Board commented favorably on the new cushions for the furniture on the roof. Two issues were discussed.
1. Roof plantings: The Board is concerned about the probable loss of several of the trees and the apparent ill-health and size of current plantings. The Board asked dead and dying plants in the new planters on the roof deck must be replaced and asked the manager to remind the landscape architect of the Board's instruction that plants should be in scale with the containers they are in (i.e., planters should not hold plants that could just as well be grown in smaller planters).
2. Potential for leaks in new roof: The Board noted that if any mistakes were made in the installation of the new roof they will appear with the first heavy rain and asked the manager to consult with the roofing engineer about the need for inspections to spot problems as soon as they are evident.
Management - maintenance issues
- Elevator sign: The manager informed the Board that the missing elevator interior sign had been ordered and would be installed in a few days.
- Trash in stair well: The Board decided that flammable trash or other flammable materials should never be placed in the stair wells and that staff should remove such material immediately if any is found. The Board decided that nonflammable items for disposal or temporary storage should not be placed in the stairwells without approval of the manager, that all such items should be removed as promptly as possible (for example, within 48 hours), and that refrigerators with doors on should not be stored in common areas.
- Basement elevator lobby floor: the Board decided that the floor outside the elevators in the basement should be cleaned regularly.
- Trash in basement elevator hall: the Board asked the manager to hang a sign in the hall outside the elevators in the basement specifying rules regarding placing trash in that area and to dispose promptly of any trash placed in the area.
- Wall damage near elevators on first floor. The Board noted that at some time the corner edges of walls outside the first floor elevator and the nearby wall surfaces will have to be repaired and repainted, and the edges fitted with guards of matching color. It asked the manager to propose a schedule for this work.
- Hallway ventilation: the Board asked the manager to adjust the hallway ventilation system to increase ventilation and cooling.
- Laundry room fan: The Board noted that the laundry room exhaust fan is in need of repair, and that the laundry room air conditioning units seem to have restricted capacity and may be in need of inspection and repair.
- Letter to unit owner regarding housing of dog: The Board asked the manager to draft a letter to the owner of a unit in which tenants wish to house a dog for medical reasons informing the owner of Board policies in this regard. The letter should be reviewed by the condominium's attorney.
- Elevator outages: The Board asked the manager to ask the elevator repair company whether it sees the need for improved ventilation in the elevator machine room.
- Basement hall painting: The Board noted that the hall outside the elevators in the basement and the basement elevator door frames need painting and asked the manager to propose a plan for this work.
- Water shut-offs: The Board noted the increasing incidence of water shut-offs for plumbing repairs and remodeling and asked the manager to take any steps possible to minimize their frequency and duration. The Board decided that whenever water is shut off, the desk should be informed at the time of the shut-off and should be informed as soon as service is restored, so that residents can get timely information about water service from the desk.
- Manager reports: The Board asked the manager to continue with the monthly manager's report that is distributed to the Board several days before each meeting.
Security
The Board scheduled the security walk through of the building with the Security Committee for 7:00 PM, September 26.
Committee Reports
There were no committee reports .
Manager's Report
The Manager responded to questions from Board members.
Meeting Adjournment
The meeting adjourned at 9:55 pm.
Next Meeting
The next meeting will be abbreviated and will be held September 26, 2002 upon completion of the security walk through.
Respectfully Submitted
Elizabeth VanderPutten Secretary
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Property Manager Walter Krolman at manager@lauren.org