Author: Matthew Pilkington

New Rule

Pursuant to Art. II, § 2(e) of the Bylaws of Skytrack Condominium, the Board of Managers has adopted the following Rule.  The updated Rules have been posted to the website, and a hard copy will be distributed to all owners.

BACKGROUND:

The purpose of this new rule is to clarify the matter of the ownership of and responsibility for drains, including roof and courtyard drains, and sewer and drainage pipes located outside of Units.  Pursuant to the Condominium’s Declaration and Bylaws, Owners have always been responsible for the maintenance of, repairs to, and any damage caused by, components within their Units (such as, without limitation, baseboard radiators, electrical wiring, plumbing fixtures, etc.).  Pursuant to Sections 5 and 6 of the Condominium’s Declaration, only the drains and sewer and drainage pipes that are within the bounds of each Unit – i.e., inside the perimeter drywall, above the subfloor, and under the ceiling – are owned by and the responsibility of the particular Unit.  That means that drains and sewer and drainage pipes located outside the bounds of Units are Common Elements.

Unless otherwise specifically provided by the Bylaws, responsibility for maintaining, repair or replacement of, and additions, alterations and improvements to, drains and drainage and sewer pipes is allocated as follows: to the Condominium when they are Common Elements (See Bylaws Art. VI, §§ 10(b) and 12; Declaration §§ 5, 6), and to the Residential Unit Owner when they are within a Unit (Bylaws Art. VI, §§ 10(a) and 13, Declaration §§ 5, 6).  Exceptions to these general principles include, but are not limited to, drains and drain and sewer pipes that have been altered or modified by a Residential Unit Owner (which in all cases requires advance Board approval); pipes that run through a Unit and serve more than one Unit; and damage caused by an Owner’s negligence, misuse or neglect. (See Declaration of Condominium § 5; Bylaws Art. VI §§ 3,10(b), 13.)

The Declaration of Condominium, Bylaws, and Rules are available under Documents on the menu bar on www.skytrackcondo.com)

THE RULE

The Condominium will continue periodically to inspect and clear debris from roof and courtyard drains to which the Superintendent has access without having to enter the Unit. The following Units have roof or courtyard drains which are only accessible by accessing the particular Unit: 1P, 1N, 1M, 1K, 1I, 1R, 3K, 3F, 1O, 1Q, 4. The Owners of the listed Units are required to agree in writing either to inspect and clear the roof or courtyard drain accessible from their Unit from potentially clogging debris each month and after major rain storms or provide the Superintendent, upon request, prompt access to such drain. Failure to fulfill a promise to inspect and clear a roof or courtyard drain or refusal to provide the Superintendent with the required access to a roof or courtyard drain will be considered a violation of the Condominium’s Rules and will subject the Unit Owner to a fine and potential liability for any damage caused by the backed-up roof or courtyard drain.

Board Meeting Minutes:  May 30, 2023

Meeting conducted via videoconference

Board Members Present:  Peter Levy, President; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Rose Firestein; Hannah Berkin-Harper; Cameron Martin; Terra Chalberg

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

Superintendent’s Report:

  • FDNY issued a notice with respect to sprinkler testing, and the sprinkler contractor will conduct the required testing to ensure compliance with City requirements.
  • Repairs to ceiling of 1E following pipe leak were completed.
  • Recent heavy rain storm caused damage to a number of Units (including 1Q, 1P, 3H, 3F) and Common areas (lobby, garage).  Most damage was caused by a roof drain blockage.  Contractors are working on determining what best course of action and providing quotes for repairs.
  • Outside of the buildings rodent activity is decreasing, but still noticeable; efforts to abate will continue.
  • New evergreen trees planted on Dean Street.

Financials:

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

New and Ongoing Business:

  • The Board discussed maintenance of roof and courtyard drains that are only accessible from within Units.  A new Rule will be published to clarify responsibility for maintenance of such drains.
  • The lobby renovation project is nearing completion.  Additional tile work, lighting, and millwork will take place at 134 Boerum. 
  • The Board discussed preliminary quotes received for additional renovation work to upper level Common hallways of 134 Boerum requested by certain residents.  All quotes were for significant amounts and would require a vote of the Condo ownership to proceed with the requested work.
  • The Board discussed repair projects for the garage as well as the forthcoming structural assessment which an engineer will be conducting.
  • We still have not been able to find someone who can assist with placing trash and recycling outside under the City’s new collection rules, and are continuing to search.  In the interim the Super has been working extra to ensure we comply with the new rules.

Announcements:

  • The Skytrack Annual Meeting will take place by Zoom on Wednesday, June 14, at 8:00 PM.  Please register at https://skytrackcondo.com/2023meeting.  If you believe you might not be able to attend, please designate a proxy to appear for you.  Instructions for proxy designation are on our website at the above link.
  • Three Board terms will expire this year.  All Owners are encouraged to volunteer to join the Board.  Please inform EM Holdings if you are interested.  Elections will be held at the Annual Meeting.
  • Remember to place garbage and recycling within, not next to, receptacles.

Please let EM Holdings know if you know anyone who might be interested in a paid position to assist with placing trash and recycling out for collection on our collection days.

Board Meeting Minutes – Feb. 28, 2023

Meeting conducted via videoconference

Board Members Present:  Peter Levy, President; Katharine Flanders Mukherji, V.P.; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Michael Tedesco; Rose Firestein; Hannah Berkin-Harper

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

Superintendent’s Report:

  • Additional rodent activity has been noticed outside around Boerum Pl and Dean Street, and we continue to take countermeasures to stay on top of it. 
  • The rodent proofing of the trash sheds has worked very well, and we will obtain quotes for similar rodent proofing for the remaining storage sheds.
  • Certain roof fans at 134 Bergen are not working, and will be investigated.  Roof fans must be in working order before the vent cleaning project can be completed.
  • The intercom was repaired at 15 Bergen.

Financials:

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

New and Ongoing Business:

  • The engineering firm the Condo hired will be conducting another site visit to determine the status of all back-flow valves installed in lower level apartments.
  • The lobby renovation project is proceeding well – 122 Boerum is almost finished (waiting on light fixtures, millwork, and mailboxes), and 134 Boerum renovations will start next.  Management and Hannah are staying vigilant to ensure the quality of the work performed by the contractors is up to our standards.
  • The Board discussed certain maintenance and repair items in the garage, and a punch-list will be prepared by Garage Unit owners.
  • The Board continued its discussion regarding the potential installation of electric vehicle charging equipment in the garage.
  • The Board discussed the apportionment of Common Charges amongst Garage Unit Owners and Residential Unit Owners, as set forth in the Condo’s governing agreements.

Announcements:

  • The Skytrack Annual Meeting will take place by Zoom on Wednesday, June 14, at 8:00 PM.  Three Board terms will expire this year.  All Owners are encouraged to volunteer to join the Board.  Please inform EM Holdings if you are interested.  Elections will be held at the Annual Meeting.
  • Reminder that water shut-off valves within units (e.g., the shut-off valves and water piping for a sink or toilet) are the responsibility of Unit owners.  This type of plumbing equipment does not last forever, so it is highly recommended that owners periodically check the condition of these valves and the appurtenant plumbing to make sure everything is in working order and not leaking.

Board Meeting Minutes – Jan 31, 2023

Board Members Present: Peter Levy, Michael Tedesco, Katharine Flanders Mukherji, Hannah Berkin-Harper, Cameron Martin, Rose Firestein, Matthew Pilkington, Terra Chalberg

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

Superintendent’s Report:

  • New heating circulation pumps are now fully functioning and running.
  • Adelphi has completed all façade work and all good so far.
  • Tree guards were installed on two tree pits.
  • Garbage Bins are sealed up – no signs of activity from rodents.  3-4 flower pots on Bergen & Boerum show evidence of activity.  Val will continue to treat them.  Hannah suggested that the soil in the pots be replaced with soil that a different soil that will absorb water better Rose will contact Hannah once the rodent issue has been resolved and replace the soil at that time.
  • No mice evident in common areas though some apt units have evidence of mice; extermination efforts continue.
  • Some roof fans not working, Val will fully investigate them and get a count of the ones not working, fans will be repaired or replaced if necessary.
  • Roof vents for 15 Bergen & 134 Boerum still need to be cleaned
  • Still searching for deck board for 3I deck.  3I was advised to look at 3L deck for possible color.

Financials:

  • The Treasurer reviewed the year end financials and still have over $100K in reserve fund.  Expenses for 2022 were up due to capital improvements needed and increases in insurance rates.  Outstanding upcoming expenses include Lobby renovations at 122, 134 Boerum Place and 15 Bergen and continue investigation on the back up issues in basement units.  Matthew & Kathleen will work on a budget for 2023 which will include a change on the profit and loss lines on the budget.
  • Board will again protest real estate tax increases this year — there is a huge increase on all Units.

New and Ongoing Business:

  • Lobby renovation – Hannah reported that the contactor is looking to possibly start the renovations on Tuesday February 7, 2023.  The work will begin in 122 Boerum place (expected 2 weeks to complete) then 15 Bergen (2/21/23 & expected 4-5 weeks) then 134 Boerum (3/28/23 & expected 6-7 weeks). Notifications will be sent to the buildings once all has been finalized.
  • Board continued discussions on potential installation of EV charging equipment in garage based on proposal that Miranda Magagnini provided.
  • Rose is going to talk to the board Attorney, Mike Marino, regarding the possible installation and will report back to board.
  • Board discussed the water/flood back up issues into the basement units and agreed that all currently installed back flow preventors should be investigated by the Engineer to advise if the current valves are properly installed.  Request that Engineer also provide/update the plumbing plans/layout as needed while doing this investigation as currently it appears that none are valid. 

Board Meeting Minutes – Nov 29 2022

Meeting conducted via videoconference

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

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

Superintendent’s Report:

  • New heating pumps are working well but final setup to allow automatic adjustments based on outdoor temperature are not yet complete, so for now the Super has to manually control the system in the event it gets too warm outside (which rarely occurs this time of year); we will continue to hold back a significant portion of invoice for the pumps until the installation is finalized.
  • Adelphi has completed the majority of the repointing and weatherproofing work.  So far the wall between 122 Boerum and the garage, a back wall at 122 Boerum, and a wall at 15 Bergen have been completed.  Completion of the final portion of the project requires access from 25 Bergen, which is being coordinated.  Additionally, scaffolding is required for L-line work, which is being constructed.  A Unit’s AC unit that is blocking the path of the scaffolding will need to be removed.
  • NYC is working on installing new trees in our tree pits by 134 Boerum and 15 Bergen. 
  • Three emergency exit signs at 134 Boerum were not working, and were replaced by the Super.
  • Outdoor hose bibs were drained and winterized for the season.
  • Chutemaster will work on cleaning the ventilation ducts in the buildings the week of December 6.

Financials:

  • We had a number of large expenditures in October, though all were budgeted for and the Condo remains in good financial condition.
  • Certain owners who have arrears in Common Charges are making progress on paying down past due amounts (with penalties being charged, as per our Rules)

New and Ongoing Business:

  • The Board discussed obtaining quotes for new fencing around the tree pits which have been updated by the City.
  • The lobby renovation projects are moving along; we have started to receive materials for the projects, including tiles.  Construction work will likely begin in January.
  • We will explore if it is feasible to enable text message notifications from our website to Owners who sign up.
  • The Board continued the discussion of back-flow valves which have been installed over time to prevent sewer backups, and have confirmed that under the Bylaws and Condo Declaration, they constitute General Common Elements, as they are part of the sewer/drainage pipes of the Condo and are necessary to the maintenance and safety of the Buildings.

Announcements:

  • Our next e-waste collection event is ongoing; details are on our website.