June 14, 2023
Meeting conducted via videoconference
Board Members Present: Peter Levy, Pres.; Katharine Flanders Mukherji, V.P.; Andrew Kurland, Sec.; Matthew Pilkington, Treasurer; Hannah Berkin-Harper; Terra Chalberg; Cameron Martin; Michael Tedesco; Rose Firestein
Also in Attendance: Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.; Mark Levitch, CPA
Preliminary Matters:
- The meeting commenced after a quorum was achieved.
- In total 72.4% of the ownership was in attendance or appeared by proxy.
- Notice of the Annual Meeting was presented, and reading of last year’s meeting minutes was waived on a duly made motion.
- All Board Members introduced themselves.
Financials:
- The Annual Financial Statement was circulated and presented by our accountant, Mark Levitch. The Condo financials are in good order.
- While expenses were up this year resulting in an overall decrease of cash compared to last year, spending was in line with budgeted amounts
- Reserves are adequate. The Treasurer and Mark Levitch discussed the line of credit we have available for any emergencies, and also the potential to impose a temporary assessment if necessary if reserves are a concern. At this time no assessment or use of the line of credit is anticipated.
Management/Superintendent’s Report:
- Major projects include:
- Lobby renovation for 122 Boerum, 134 Boerum, and 15 Bergen (almost complete).
- New heating circulating pumps were installed, which are more energy efficient.
- Engineering firm retained and continuing to investigate water backup issues.
- Exhaust vents were cleaned in majority of units, with remaining buildings/units to be scheduled.
- Contractor conducted pointing and waterproofing work.
- Garage roof fan was replaced, and garage roof will be replaced (in coming weeks)
- E-Waste collections have been organized and will continue to take place in the future.
- Garbage storage areas have been rodent-proofed.
- Local Law 126 will require an inspection of the garage in 2024, which we can begin no earlier than the end of this year. In the interim, an engineer has been retained to assess the structural condition of the garage and fortunately found that there are no emergency conditions. Repairs in the garage are necessary and will be made, however, including re-roofing, which will begin soon.
President’s/Board Members’ Reports:
- The Board and the Condo thank Val and Rose for their gardening efforts.
- We again have filed a protest with respect to property tax increases.
- The water backup committee reported on the ongoing investigative work by the engineering firm, and noted that fortunately no backups have been experienced since the City repaired the sewer in the street; we hope there is a correlation and the problem is lessened
- Board member Andrew Kurland reported on Local Law 97, the new City-wide environmental requirements which Skytrack will have to take steps to comply with in the coming years to avoid fines which begin in 2030.
- Andrew also reported on the study which was conducted to determine whether solar panels would be feasible and sensible, and unfortunately it was determined that we may not have sufficient roof area to make it worthwhile, though potentially could install panels on the garage roof to offset Common Area usage at 134 Boerum Pl.
- Andrew also reported that the Board has authorized the installation of EV charging equipment in the garage at the expense of the garage owners who want to proceed with the project, whereby the equipment would become and remain the responsibility of those garage owners, including in accordance with NYC Real Property Condo Law 339-LL.
- Departing Board member Hannah Berkin-Harper reported on the lobby renovations, which are almost complete.
Board Elections:
- Three board seats were up this year, Peter Levy, Terra Chalberg, and Hannah Berkin-Harper.
- Hannah has decided not to run again. The Board thanked Hannah for her years of service and tremendous efforts with respect to the leading the lobby renovation project.
- In addition to Peter Levy and Terra Chalberg, two other owners ran for the Board – Long Vu and Audrey Weinberger.
- A vote was held and Peter (68.35% of ownership), Terra (54% of ownership), and Audrey (64.25% of ownership) were elected to the Board for three year terms, to expire in June 2026 (Long Vu received voters of 14.8% of the ownership).
New Business:
- Unit and Garage space owner Miranda Maganini noted a complaint about garage common charges being used to subsidize expenses for the Residential Units, in her view unfairly, as well as other issues with the garage in her view which have not been addressed. Certain other garage owners expressed their agreement with Ms. Maganini. Ms. Maganini also requested that electricity be provided to each garage space, and the address for the garage be posted on the exterior of the building. Ms. Maganini also noted that she was trying to avoid legal action against the Condo and the Board. Multiple Board members acknowledged the concerns that were raised, and reiterated that the Condo is now addressing the things that need to be addressed in the garage, and fortunately the engineer we retained has already confirmed that no structural issues or emergency conditions exist. The Board further explained that we have to prioritize various projects and, to take an example, lobby renovations had to be completed first. With respect to the Common Charge issue, the Board confirmed that there has never been any change in Common Charge calculation or methodology since the inception of the Condominium, and that these matters were established in the Offering Plan and Declaration.
- A resident of 134 Boerum noted a complaint about the condition of the common hallway areas apart from the newly renovated lobby. Departing Board member Hannah Berkin-Harper noted that options were being explored to address these items, however the quotes that have been obtained were very expensive and in their current form would require approval by a majority of the entire Condo ownership to proceed.
Reminders:
- Composting pickup is Saturday. Composting will become mandatory soon and the City will begin imposing fines on buildings who do not comply with composting requirements. Make sure to deposit your compostable items in the compost bins on Fridays.
Adjournment:
- With no further business, the meeting was adjourned following a duly made motion.