Thanks to all of you who attended the Town Hall meeting for studio owners. For those of you unable to attend, we want you to know that the meeting was held on Tuesday, October 14, 2008 as planned. The following is a summary of what was discussed:

The meeting was called by Sharon Dodge, Venetia, Board President to discuss the long-standing problems of the studio owners and to find solutions to all that are possible to resolve.

Among the problems or issues was the moisture problem produced by damaged or poor insulation in the hallways of the studio floors, the continuing AC problems, lack of quick, reliable access to hot water, possible new solutions for the hot water problems, and the ongoing concern for the Studio’s inequitable share of maintenance, now paid in accordance with our condo docs.

Ariel Fernandez, Venetia Chief Engineer presented his finding that the building’s boiler (that provides hot water to the studios alone) is being used at only 25% of its full capacity and that it costs over $8000 per year to maintain. He said that it makes sense for us to replace it with a superior solution for studio hot water. Ariel has been investigating the possible use of individual “tank-less” water heaters that could be installed in all the studio units, as well as another solution, replacing of the “old” boiler with two small gas boilers, similar it our pool heaters that are more contemporary in engineering, very efficient, cost effective and reliable. Sharon told the group that the Board has now hired a mechanical engineer to make final recommendations and a plan for one or the other, which ever turns out to be most effective. The Board will request the redistribution of SA funds previously allocated to a chiller renovation (now found to be “not needed”) in order to fund the new solution for the studio hot water.

The AC problems were also discussed at length, and the group explored together how their AC units were different than individual units found in the larger units upstairs, and the need for maintenance of the coils overhead behind their units ceiling panels. Ariel noted that the failure to regularly replace filters in some units he has inspected and the failure to provide regular cleaning in the past, which has contributed to performance issues in addition to the mechanical failures of some parts. A resident who specializes in this work, Nigel Dickson stated that he found that his unit at least did not have proper insulation of the pipes any longer and had a corroded “pan” that is needed to collect condensation and prevent leaking. The Board is committed Sharon said, to helping to find AC solutions for the studios, and this is now underway. The group will reconvene for another meeting on October 28th at 7 PM in the small meeting room on the second floor mezzanine to discuss this and other matters further.

The final topic discussed was the old issue of the imbalance of maintenance cost per square foot paid by the studio owners. Sharon has been exploring the possibility of a “change in status” from residential to commercial for studio owners that would allow them to pay less maintenance as commercial units, by creating a “residence – hotel” possibly, like the one at the Grand. She was interested in a show of interest from studio owners before going forward in a study of the feasibility costs and benefits of that as well studying how to go about it. Studio owners who were present were mostly interested, but need to know more about it of course. Several suggested their spaces could be converted to office spaces as well. The group discussed that a resident hotel could cost the Venetia more for security and create some access problems. Also that it would possibly cause unit owner’s homestead status to be lost, and would likely increase taxes.

Sharon has agreed to look into the matter further and to have more information for the group at the next meeting.

Rep. Rick Glorioso was in attendance at the Town Meeting that night as it happened and spoke up after the discussion of illegality or unfairness, regarding the Venetia’s “One price for all” (Residential units) policy. He stated that he has talked to condo associations all over the state and that there are “many ways condo docs figure who pays what maintenance”, and that they are all legal. He spoke positively of the efforts and accomplishments of the present Board, and encouraged studio unit owners to work with them to find fair solutions to their problems.

Following the adjournment of the meeting Nigel Dickson made a DVD presentation about what looked like a very effective method for cleaning of the studio’s overhead air conditioning coils, to those who wanted to stay.

Please try to attend the upcoming meeting on October 28th if you can.