Author: Matthew Pilkington

Board Meeting Minutes – Nov. 28, 2023

Board Members Present: Audrey Weinberger, President (through Jan. 2, 2024); Katharine Flanders Mukherji, VP; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Peter Levy; Michael Tedesco; Rose Firestein; Cameron Martin

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

Next meeting: January 30, 2024

Superintendent’s Report:

  • All exterior pipes were drained and winterized for the season.
  • 120 Boerum lobby repainted; Dean Street staircase to follow shortly.
  • Garage refurbishment work has been completed; we are looking for a service to professionally clean the floor now that the painting work has been completed.
  • 134 Boerum lobby renovation complete except for final section of carpeting, which will be installed shortly, and the installation of a bulletin board. 15 Bergen will also be getting a bulletin board.

Financials:

  • The finances were reviewed, and the Condo remains in good financial standing, though the lobby renovation work and other expenses has caused us to be running about 20% ahead of budget.
  • Insurance is being paid in installments, with the next amounts due in January and February 2024; we will again pay in installments for the 2024-2025 insurance year.
  • As noted in the notice circulated to all owners, the Board decided to raise Common Charges 5% effective January 1, 2024.  The new amount will be reflected in the January 2024 billing statements.  Please contact EM Holding with any questions on amounts owed going forward.

New and Ongoing Business:

  • A new sump pump will be installed in the boiler room.
  • The Board selected the RAND engineering firm to complete the garage structure inspection mandated by new law, which will now be scheduled.
  • The roof work at units 1L, 1P, and 1Q had to be rescheduled due to weather, but will take place as soon as schedule and weather permits.
  • We are obtaining quotes for façade repairs (cosmetic) to the exterior of the garage and Dean St. building.
  • The Board discussed cleaning of window wells throughout the buildings.

Announcements:

  • Please make sure the amount you pay for common charges for January 2024 is correct.
  • The Board wishes everyone a happy and healthy holiday season.  Please clean up all holiday decorations and Christmas tree needles from common areas when moving trees.
  • This holiday season, please remember to show Val, our Super, and Patrick, our Porter, your appreciation for all of their hard work this year.

Board Meeting Minutes – Oct 24, 2023

Board Members Present: Audrey Weinberger, President (through Jan. 2, 2024);  Katharine Flanders Mukherji, VP; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Peter Levy; Michael Tedesco; Rose Firestein; Terra Chalberg

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

Superintendent’s Report:

  • 134 Boerum painting almost complete.
  • Garage work is in process, with about 30% surface prep complete, and painting started.
  • Verrazano Roofing will honor warranty to address roof leaks by Units 3L and 3F.
  • Chips noticed on Dean St. side facade; we will obtain quotes for repair work.
  • B&D Plumbing completed camera inspection and dye testing on additional drain lines, and we now have a much better idea of the arrangement of certain lines. 
  • The backflow valves in Units 1C and 1M need repair/replacement.

Financials:

  • The finances were reviewed, and the Condo remains in good financial standing.
  • That said, we have had significant expenses related to 134 Boerum lobby renovations, completion of roof replacement, and painting and repairs in the garage.  We are also planning for future large expenditures, including related to additional steps to mitigate periodic drain backups in lower level units.  High inflation is also affecting costs.  In light of the foregoing, a common charge increase is possible at some point in the future, although there has been no determination as to amount of any potential increase or when it might be take place. 

New and Ongoing Business:

  • The Board confirmed that the Condo will be responsible for regular maintenance on backflow valves.  However, the valves must be made accessible by Unit Owners with valves in their Units.
  • The Board authorized the Super to temporarily turn off building water for short periods in the event of extreme rain events, with the goal of preventing drain backups in lower level units.  This would be a very rare occurrence.
  • We are obtaining quotes for a secondary sump pump for the boiler room, to be used as a backup.
  • New LED light fixtures will be installed in the garage.

Announcements:

  • Compost should now be placed in the containers on Sundays, as our collection is now Monday AM.

Board Meeting Minutes:  September 26, 2023

Meeting conducted via videoconference

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

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

Superintendent’s Report:

  • The capacity of the garage roof drain was increased to better handle water the collects on roof.
  • The Super is staying on top of ensuring all exterior drains are kept debris-free.  Owners who have drains near their units should do their part, too.
  • The roofing contractor is expected to start the roof replacement for the garage later this month.
  • Unit 1Q experienced a leak in a recent rain storm.  The roof over this and the other “townhouse” units need replacing and will be replaced.
  • The Super proposed adding insulation to piping that connects 15 Bergen to 120 Boerum to alleviate any potential freezing concerns.
  • FDNY will perform required fire sprinkler testing on September 27.

Financials:

  • The Condo financials were reviewed, and all is in good order. 

New and Ongoing Business:

  • Peter Levy decided to step down from this serving as President of the Skytrack Board, though will remain a Board member. The Board expressed its gratitude and appreciation for Peter in light of the years of services he provided Skytrack as its Board President.  For now, the Board has agreed that each Board member will rotate through as interim President for a 6-month period unless and until there is a volunteer to be President for a year-long term.  Audrey Weinberger volunteered to be the interim President for the initial 6-month period, commencing now.  Peter will provide details about the role, as well as ensure all of his files are transferred. 
  • The Board’s other Officers volunteered to remain in place (Katharine Flanders Mukherji – VP; Matthew Pilkington – Treasurer; Andrew Kurland – Secretary).
  • The Board discussed the forthcoming improvements to the garage (e.g., patching, painting, etc.)
  • The Board discussed ongoing concerns with respect to water backups in certain lower level units during major rain storms, and next steps to address.  Management is working on identifying a plumber to do camera inspections of additional drain lines.
  • The Board discussed ways to divert additional rain water from roof of 120 Boerum.
  • The Board approved a total replacement of roofs over 1O, 1P, and 1Q, and Management is working on obtaining two additional quotes for this work.  Once this area is done the roofs of the entire Condo complex will have been replaced over the course of the past two years.

Announcements:

  • Reminder, Skytrack Minutes are now electronic only.  Please ensure you are registered on our website (www.skytrackcondo.com).  If you require a hard copy please inform EM Holding.

Board Meeting Minutes:  June 27, 2023

Meeting conducted via videoconference

Board Members Present:  Peter Levy, President; Katharine Flanders Mukherji, Vice President; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Rose Firestein; Cameron Martin; Terra Chalberg; Michael Tedesco; Audrey Weinberger

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

Superintendent’s Report:

  • Lobby project is almost complete.  Only punch-list items remain, such as replacement of a damaged light fixture.
  • Rodent activity outside of the buildings has decreased thanks to Val’s daily vigilance, though there are particularly large holes in the City tree bed on Bergen St.  Val will attempt to plug these holes.

Financials:

  • The Condo financials were reviewed, and all is in good order. 
  • Various units with arrears are making progress in paying down amounts owed.
  • EM Holding was requested to look into electricity bills and current kWh rate, as we may be able to obtain a better rate.

New and Ongoing Business:

  • The written report from the structural engineer, David Keane, was received just before the meeting, and will be reviewed in more detail for next steps; either way the re-roofing project is currently scheduled to begin on July 3 (weather-dependent).
  • We cannot yet do a LL 126 inspection on the garage, but hopefully the projects we undertake now (e.g., the roof) will make it more likely that we will not have any issues when we do obtain the LL126 inspection at the end of this year or early 2024.
  • The Board discussed the additional renovation work that certain residents of 134 Boerum are requesting; the Board will continue to work with residents of that building on their options.
  • The Board discussed the backflow valve report, and what specific follow up is needed, which EM Holdings will follow up on.
  • The Board discussed election of officers.  Peter Levy noted that he did not want to continue as President.  At the other members’ urging, Peter has agreed to remain president through September, and following that, if no Board member desires to be President, the Board will institute a rotating position, so the role of President is assigned to a new person every six months.  The other officers (VP, Secretary, Treasurer) are willing to remain in their existing positions and the Board will vote on these officer positions in September as well.

Announcements:

Skytrack is going Paperless:  Starting with the next meeting, minutes will be distributed in electronic form only, by email though the Skytrack website.  Please ensure you are registered on the site (www.skytrackcondo.com).  If you require a hard copy format please inform EM Holdings so that can be arranged.

2023 Annual Meeting Minutes

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.