Author: Matthew Pilkington

Skytrack Condominium Owners Association Annual Owners’ Meeting Minutes: June 26, 2024

The meeting was conducted via videoconference

Board Members Present: Matthew Pilkington, Interim President and Treasurer; Katharine Flanders Mukherji, Vice President and Acting Secretary; Peter Levy; Audrey Weinberger; Michael Tedesco; Rose Firestein; Terra Chalberg

Also in attendance:  Kathleen Malara, E.M Holding Corp.; Valdet Boleviq, Superintendent; Mark Levitch, CPA

Preliminary Matters:

The meeting was called to order at 8:07 by Matthew while Kathleen tallied percent ownership present, but a couple of points before a quorum had been reached. All Board members introduced themselves, with name, building and floor, and solicited owners to fill the two slots vacated by one member who had sold his apartment (Andrew) and another who was opting to step down (Cameron).

There was a vote on a duly made motion to waive reading of last year’s minutes.

Matthew provided the usual introduction about not bringing individual unit problems to the meeting but connecting subsequently with management or super, and saving questions for the end of each presentation. There is always a place for new business to be brought up at the end.

Financials:  (Accountant Report)

Mark Levich presented the Annual Financial Statement. The hard copies were apparently lost or delayed in the mail, so the report was shared on screen. At the end of last month our cash reserves were down by $150,000 and we had used all liquid funds. The common charge remains unchanged, and the Board had decided not to use our line of credit, which would incur interest, but an assessment of $100,000 takes effect July first. Our accounts payable are up by $25,000, professional fees were up considerably, mostly for engineer fees, insurance fees have skyrocketed 24%, as in most of the US, repairs and maintenance are up (including painting, plastering, and roofing for necessary and urgent repairs. Capital expenditures were also up.

(continued)

Management Report:

The costs have been due to sprinkler, roof, garage, sewer system, facades, and building lobbies, stairs, and hallways. The latter complete a cycle for 120 Boerum, 122 Boerum, 134 Boerum, Garage, and 15 Bergen renovations that took six years because they were concurrent with troubleshooting emergencies connected with roof, leaks, other water issues, common area damages and generally rising costs.

At 8:44 p.m. a quorum of 55.30% was reached

President’s Report

Matthew explained that Miranda Magagnini, volunteering and deputized by the Board, had discovered that our Certiori law firm had been misrepresenting the property, possibly for years, as having an elevator and being a single building comparable to the new condos in the neighborhood. Setting the firm straight about the component parts and lack of elevator in the Skytrack complex, she prepared them for a meeting with the city authorities armed with that information and with photos. We are hopeful that this will yield a lower tax burden for all owners. The Condo thanks Miranda for this enormous service. Matthew also thanked Rose and Val for their gardening work around the premises. The ownership was informed that only bagged garbage should be put into the chutes. Items such as boards, metal bed frames and other long or bulky debris become lodged, rendering the shat inoperable, and their removal is both complex and dangerous. Please contact Val for help with the disposal of oversized items.

New Business

Miranda raised the issue of bringing electricity from the Con Edison street mains directly into each garage unit. At present, the line runs in from 134 Boerum Place and feeds the lighting and the doors. She also requested a regular schedule of maintenance such as steam cleaning the common area carpeting and washing or painting the hallway walls. She asserted that the first floor of 120 had been painted more often than the second and that the latter needs a new paint job. After nearly a decade, all four residential buildings, including roof railings, sidewalk fences, fire escape, and the garage have successively been painted, had stairwells painted and common area flooring repaired or replaced, and total roof replacements. When we embark on a similar sequence it will be necessary to do painting for all, as expected. She further suggested a community- building social event such as a cocktail party, which she offered to host The Board agreed to take her suggestions under advisement.

Voting for Board Members

Matthew and Michael agreed to run again. Anne Gilbert and Long Vu also agreed to run. After all four had been nominated, Kathleen Malara offered a secret ballot to anyone who objected to electing the slate by show of hands. Since no objections were made, the vote by show of hands was held. Without objection the vote was held and carried. Michael, Matthew, Anne and Long were elected to the nine member Skytrack Board of Managers.

Adjournment:
With no further business, the meeting was adjourned at 9:00 p.m., following a duly made motion.

Skytrack Board Minutes – May 28, 2024

Board Members Present: Matthew Pilkington, President (through July 2024),Treasurer; Andrew Kurland, Secretary; Peter Levy; Michael Tedesco; Rose Firestein; Cameron Martin; Terra Chalberg

Also in Attendance:  Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.

Superintendent’s Report:

  • A new exterior electrical outlet has been installed so that sump pump(s) can be operated in window wells to improve drainage in the event of a severe rain event.
  • The lobby walls at 134 Boerum have been properly repainted after being damaged.
  • A minor roof leak to Unit 3R was identified, as well as minor leaks in Units 3F and 3H.  These will be addressed.
  • Now that exterior brick pointing work has been completed, the repair work to Unit 2L will take place following review of bids from other contractors.
  • We are considering the bid received and obtaining additional bids for repairs to roof of Unit 1Q.

New and Ongoing Business:

  • The Board discussed potential future upgrades that can be made to improve drainage in courtyard, including the addition of a pit with pumps.
  • Efforts remain in progress to improve tax assessment reductions going forward and challenge the current over-assessments we believe we are all facing.

Financials:

  • Notice of the Board’s decision to impose an assessment of $1,000 per percent ownership has been distributed, and only limited questions have been received from the ownership.  As explained in the detailed notice that was distributed to all owners, the assessment will be used to replenish reserves.  Reminder that the first installment payment will be due July 1, 2024 along with normal Common Charges.
  • The financial report for the year ended 2023 will be reviewed at the upcoming Annual Meeting.

Announcements:

  • The Annual Meeting will take place on Wednesday, June 26, 2024 at 8:00, by Zoom videoconference. Four Board member seats will be up for election.  Please let EM Holding know if you are interested in joining the Board.  All owners are welcome to join.
  • Please register for the annual meeting by following instructions posted on the Skytrack Website.  Advanced registration for the Zoom meeting will be required.
  • To the extent you may not be able to attend the Annual Meeting, please designate a proxy by filling out the form available on the Skytrack website.

Notice of Assessment

Please be advised that the Board has unanimously voted to impose an assessment of $1,000 per percentage of Condo ownership to cover unanticipated expenses and to rebuild reserves. Please see attached Notice linked at the link below for more information (hard copies are being distributed as well). You may contact EM Holding with any questions.

Notice of Assessment

Thank you.

Skytrack Board Minutes – April 30 2024

Board Members Present: Matthew Pilkington, President (through July 2024),Treasurer; Katharine Flanders Mukherji, VP; Andrew Kurland, Secretary; Michael Tedesco; Rose Firestein; Cameron Martin; Audrey Weinberger; Terra Chalberg

Also in Attendance:  Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.

Superintendent’s Report:

  • Work has been completed on L line work – brick has been repointed and waterproofed.  Equipment and materials will be removed from common area roof in coming days.
  • Damaged lobby at 134 Boerum not yet repaired, but will be in short order.  If contractor fails to repair satisfactorily the Condo will handle at expense of offending Unit owner.
  • A small leak was identified at 134 as a result of a faulty flex hose to a fixture within a Unit.  Fortunately no damage of any significance was caused by this.
  • The blower in the boiler failed, causing building to lose hot water.  The failed motor was replaced and hot water was restored the same day.  A leak on the boiler was also repaired.

New and Ongoing Business:

  • The Board discussed certain complaints about hot water being too hot, hot water taking too long to become hot, and cold water not being sufficiently cold.  The Super will look into these matters.
  • Board member Rose Firestein has volunteered to undertake efforts to refurbish rusting ironwork around 134 and 120 Boerum Pl.  The Board thanked Rose for her choosing to take this on.
  • The Board discussed amending the Condo’s Declaration so it accurately reflects that there no longer is a hot tub on the roof (as there hasn’t been for decades).
  • The Board discussed purchasing inexpensive submersible pumps to drain window wells to the extent they collect water during a significant rain storm.
  • The Board voted to create a committee to explore the work our attorneys do to protest property taxes.  Miranda Magagnini is leading the committee and has already met with our attorneys.

Financials:

  • The Board has continued to monitor significant unanticipated expenses that have and will continue to be incurred, and is in favor of imposing an assessment to address budget shortfalls.  Significant discussion about the topic occurred.  The Board is not in favor of a Common Charge increase.  Our Treasurer will work with EM Holding and our accountant to evaluate the appropriate amount of assessment which the Board will then consider further and vote on.  Currently assessment amounts are estimated to be between $500-$1,000 per percent ownership, though this number could change, up or down, as the matter is further considered.
  • To the extent an assessment is imposed (which is likely), the Board will provide further detail and advanced notice.  Payment in installments will be permitted.

Announcements:

  • The Annual Meeting will take place in June.  Dates are being discussed and notice will be provided.   Four Board member seats will be up for election.  Please let EM Holding know if you are interested in joining the Board.  All owners are welcome to join.
  • Please note that Common Charge statements are now being delivered by email.