Minutes of Annual Meeting of Skytrack Condominium Owners’ Association, held on June 17, 2025, via Zoom.
Board Members Present: Terra Chalberg, Interim President; Michael Tedesco, Vice-President; Matthew Pilkington, Treasurer; Rose Firestein, Secretary; Katharine Flanders Mukherji; Peter Levy; Anne Ashby Gilbert.
Also in Attendance: Kathleen Malara, EM Holding Corp., Managing Agent; Valdet Boleviq, Superintendent; Mark Levitch, CPA, Accountant and External Auditor of Skytrack Condominium.
Preliminary Matters
The meeting was called to order at 8:05 pm by Terra Chalberg while Kathleen Malara continued to tally the percentage of ownership present. Prior to a quorum being present, the members of the Board introduced themselves, identifying the building in which their Unit is located. Terra Chalberg stated that the requisite notice was sent to all Owners, welcomed the Owners and explained that the Board agreed to allow individuals who were scheduled to close on their purchase of Unit 1M the following day to attend the meeting only as observers. The Owners then present voted to waive the reading of the minutes of the 2024 Annual Owners Meeting.
As part of her introductory statement, Terra noted that the annual meeting is not the forum for raising Unit-specific issues and that such matters should be raised individually with Kathleen Malara or Val Boleviq. The Owners were requested to save their questions about a presentation until it was completed.
Financial Report
Matthew Pilkington provided preliminary financial remarks. He described the Board’s consideration of the need for additional funds as focusing on costs that are recurring or relate to necessary capital projects, noting: the near doubling of the cost of insurance in the last three years, significant increases in the cost of other necessary goods and services and the serious cracks in the garage’s façade. Due to the nature of these increased expenses, the Board considers an increase in common charges to be more appropriate than a special assessment,
which was imposed in 2024. In light of the condominium’s current operating deficit, the Board is considering an increase of 10 percent in the common charges.
Continued on page 2
Mark Levitch presented the Financial Statements for 2024. Referring to page 2 of this document, he highlighted, among other items, that Skytrack had a fairly small cash position of $29,000, which is a slight decrease from 2023; an increase of $12,000 in accounts payable due to capital expenditures; and a special assessment of $100,000 in 2024 to replenish the condominium’s reserves. The only category of expenses that decreased in 2024 was repair and maintenance. Overall, before depreciation, the condominium has a slight operating surplus of $23,000, which is considered to be a tight operating budget.
During Mark Levitch’s presentation, a quorum of 51 percent was achieved at 8:16 pm.
A total of 56 percent of ownership was ultimately achieved.
Matthew Pilkington added that the proposed assessment is needed to cover capital expenditures. He also explained that the Board opts for a tight operating budget to avoid taxes on surplus assets. In 2024, Skytrack paid no taxes over the minimum amount required.
Owner Anna Swando, Unit 2K, stated that the document containing the 2024 Financial Statements was not accessible. The Board agreed to post it on Skytrack’s website.
Management and Superintendent’s Report
Kathleen Malara presented the combined report of management and the Superintendent:
- The façade of the Dean Street side of 120 Boerum Place was repointed;
- The replacement of the roof at 15 Bergen Street was completed;
- Verizon installed the first phase of the infrastructure needed for Owners to have access to FIOS;
- All fluorescent bulbs in common areas were replaced with LED bulbs;
- The doors of all of the buildings were painted;
- The condominium continues to prepare to meet the 2030 greenhouse gas emission standards imposed by Local Law 97;
- The garage passed inspection, although some items were noted as needing attention, and these are being addressed; and
- The sprinkler system passed inspection.
Kathleen also noted that the city now requires owners of rental units to have a gas alarm and lead paint testing done and that composting is now required by the city;
Katharine Flanders Mukherji added that the city planted six trees on the Dean Street side of 120 Boerum Place/18 Dean Street.
Voting for Board Members
With the resignation of Audrey Weinberger, three Board seats were open, one for one year to finish Audrey’s term and two for three years. Rose Firestein of 134 Boerum Place stated that she would run for the one-year seat. Katharine Flanders Mukherji of 120 Boerum Place and Nick Jonas of 15 Bergen Street stated they would each run for one of the three-year seats. As no one else ran, the Owners agreed by a show of hands to these Owners’ election.
Minutes, Annual Owners Meeting, Page 2 of 3
President’s Report
Terra Chalberg thanked Val Boleviq and Rose Firestein for their efforts in maintaining the plants around Skytrack. She also asked any members who had not yet created an account on www.skytrackcondo.com to do so.
Proxies were submitted for Units 4 at 134 Boerum Place and Units 2F, 3F, 2B, 2M, 3K and 3N at 120 Boerum Place.
Old Business
There was no old business.
New Business
Rose Firestein reported on the condominium’s activities related to Local Law 97. She explained that Skytrack is subject to Local Law 97’s greenhouse gas emission standards. These standards will become increasingly more stringent beginning in 2030 and that failure to meet them will result in penalties. Although the estimates of Skytrack’s likely penalties beginning in 2030 have varied, the current one is $19,000 each year from 2030 until 2034, when they will increase. It is possible that either the standards or the penalty calculation will be revoked or made significantly less burdensome, but it is more likely that some type of governmental initiative will remain in place and will retain penalties for failure to meet the standards. Given the various factors that affect Skytrack’s emissions, the condominium may not be able to eliminate all penalties, but should be able to reduce them.
Skytrack contracted with ReDocs to conduct the testing mandated by Local Law 97, file the outcome with the city and provide Skytrack with an in-depth energy audit and recommendations for capital and operational improvements aimed at reducing our emissions. The condominium received this report. ReDocs’s recommendations for improvements amounted to a description of remedial measures Skytrack might take. Some were impractical or far too expensive and, as a whole, were not tailored to Skytrack’s specific conditions.
The NYC Accelerator was consulted to focus the condominium’s efforts on those that were predicted to make a significant impact on our emissions and were financially feasible given Skytrack’s current financial situation. The Accelerator, part of the Mayor’s office, provides free technical services to building owners in addressing Local Law 97 requirements. After reviewing the ReDocs report, the Accelerator recommended focusing on natural gas consumption, specifically air-sealing the buildings and reviewing options for changing our domestic hot water system and updating the systems that manage space heating throughout Skytrack’s buildings.
In answer to an Owner’s question, the expected increase in common charges will probably be effective on August 1, 2025, and will be 9-10 percent.
The meeting was adjourned at 8:36 pm.
Minutes, Annual Owners Meeting, Page 3