Author: Peter Levy

Board Meeting 6/24/09

Board Meeting Minutes

June 24th, 2009

Attending:  Peter Levy, Pres., Katharine 24 Flanders Mukherji, V.P., Matthew Pilkington, Sec., Rose Firestein, David Crofton, Terra Chalberg, Steve Dembitzer and Elia Malara (Managing Agent).

I.            Maintenance

Water was leaking into the Garage after some of the recent rains.  José removed leaves and debris from a blocked roof drain.  It turned out there was no roof leak, the water in the Garage came from water collecting on the roof and flowing over the lip of the one of the extractor fans.  Terra Chalberg was asked to look for lighting sconces for 15 Bergen.  There was a leak in 120 Boerum Place on the 3rd floor, causing water to flow to apartments on the 2nd and 1st floors.  The leak was caused by an original 26 yr old connector hose failing.

PLEASE CHECK ALL CONNECTOR HOSES ON WASHING MACHINES, TOILETS AND SINKS.  THE ORIGINAL HOSES INSTALLED ARE AT THE END OF THEIR WORKING LIVES.  ALSO PLEASE CONSIDER INSTALLING ACCESSIBLE SHUT OFF VALVES FOR THE HOT AND COLD WATER SUPPLY TO YOUR UNIT.

II.            Financials

The financials were reviewed and found in order.

III.            Board Positions

Terra Chalberg agreed to become the Condominium Secretary, and Matthew Pilkington will assume the post of Condominium Treasurer, both positions starting July 2009.

IV.            Objects Left in Hallways

Objects left in Hallways such as umbrellas, strollers, scooters, shoes and shoe racks may be removed to storage.  A fine of up to $50 will be levied for return of property.  Leaving objects in hallways is against fire code, can cause the Condominium to lose insurance coverage and can cause possible difficulties in access/escape for occupants/emergency services personnel in times of emergency.

The meeting was adjourned at 9:30pm

(Over)

URBAN WATER CONSERVATION TIPS

In The Bathroom…

* Install a low-flow showerhead that restricts the flow of water from the shower to 2.5 gallons  per minute.

* Install a low-flow toilet that uses only 1.6 gallons of water per flush.

* Take short showers. Install a showerhead with a cutoff valve or turn the water off while  soaping and turn it back on again to rinse.

* When brushing teeth, turn the water off until it is time to rinse.

* Do not let the water run while washing hands. Turn the water off while soaping and turn it on again to rinse.

* When shaving, fill the sink with hot water instead of letting the water run continuously.

* Test toilets for leaks. Add a few drops of food coloring or a dye tablet to the water in the toilet tank, but do not flush the toilet. Wait a few minutes to see if the coloring appears in the bowl. If so, the toilet has a silent leak that needs to be repaired.

* Use a toilet tank water displacement device, such as a toilet dam or bag. Also, a plastic bottle can be filled with stones or with water, recapped, and placed in the toilet tank.  These devices will reduce the volume of water in the tank but will still provide enough for flushing. (Bricks are not recommended as they eventually crumble and can damage the flushing mechanism.)  Displacement devices are not recommended for use with newer low-flow toilets.

* Never use the toilet as a trash can to dispose of bugs, cigarette butts, or other items.  Unnecessary flushing wastes water and places an unnecessary burden on sewage treatment plants and septic tanks.

In The Kitchen…

* Never run the dishwasher without having a full load.

* Keep a container of drinking water in the refrigerator instead of running water from the tap until it is cool.

* Keep conservation in mind when working in the kitchen. Small water savings, such as not making too much coffee or letting ice cubes melt in a sink, can add up over time.

In The Laundry…

* Wash only a full load when using the washing machine.  It takes about 32 to 59 gallons of water per load!

2009 Annual Owners’ Meeting Minutes

Skytrack Condominium Annual Owners’ Meeting Minutes – June 9, 2009

A quorum was achieved (60.75% present & by proxy) and the meeting began at 8:10 pm.  The Board introduced themselves [Terra Chalberg, David Crofton, Steve Dembitzer (absent), Rose Firestein, Peter Levy, Katharine Mukherji, Matthew Pilkington], and the owners voted to waive the reading of last year’s minutes.

I.      Accounting

The Condominium’s accountant, Mark Levitch, presented the Financial Report for the year ended December 31, 2008.  The Condominium’s financials were found to be in order.  The cash position had increased by about $10,000 from 2007, even with renovation costs in 2008 of about $50,000.  The Condominium had raised approximately $75,000 in surplus during 2008, which explains the ability to pay for renovation costs and still increase the Condominium’s cash position.

The Condominium still has a $250,000 line of credit, at 1.5% over the prime rate, which is an inexpensive means of borrowing money in times of necessity, due to current low prime rates.

While the City’s water rates keep rising, the accountant noted that the water bill had dropped from $27,400 in 2007 to $14,600 for 2008.  We are concerned the city has made a mistake and are aware that they may come back and charge more if they have discovered an error.

II.    Managing Agent

Elia Malara went through a list of the activities that had occurred in 2008.  The Condominium is currently re-laying parts of the concrete sidewalk as demanded by the City.  Even though the sidewalks are relatively free of cracks and are scooter smooth compared to the trip fest of the concrete pavement on Dean Street between Smith and Boerum Place, the city has decided to demand repairs by threatening fines.  During this work, the minute tree well outside 15 Bergen Street was increased in size and the tree roots shaved by City arborists.

The old boiler is being decommissioned, which requires an inspection from the city.  After passing inspection the boiler will be removed for scrap steel.  The boiler is beyond repair and the building is levied a fee for having a boiler even if it is defunct.

Some heating valves will be replaced this summer, and the heating system will be drained.  Draining and refilling the system is an expense.  The Condominium recommends Unit owners coordinate heating system repairs with the planned Condominium repairs.  Please check with José for the draining dates.  The Condominium Board also recommends (following recent leaks from broken pipes) that each unit install easily accessible shut off valves for the hot and cold water coming into that unit.  Boerum Hill Neighborhood Organization has a site where local plumbers are recommended. To join the Boerum Hill Yahoo Group, and get access to archived lists of contractors and individual recommendation postings, go to Yahoo Groups, online, to find out how to join.

III.  Maintenance

The entrance doors at 15 Bergen do not close smoothly.  Two new door checks were ordered.  Occasionally, the courtyards fill with water during heavy downpours.  Ideas, such as adding water absorbing material, or a water catchment basin were discussed.  An engineer will be hired to assess the possibilities in the near future.  Michael Tedesco lobbied for the Condominium to pay for cleaning/checking each year of the storm water check valves that were installed in each basement apartment.  The recent sewer work on Boerum Place revealed that the city’s pipes were 10” in diameter – not the claimed 18”.  Another reason for storm water build up.

IV.  Elections and Re-elections

Terra Chalberg was elected to replace Steve Bruner.  Matt Pilkington, Peter Levy and Steve Dembitzer were re-elected, un-apposed.

V.    Condominium Website

All residents are urged to register on the Condo’s website so that notices can be delivered in a convenience manner.  Because of recent upgrades, re-registration may be required by previously registered residents.  The registration button is in the lower right corner of the page.  The website URL is https://skytrackcondo.com

Registered users can access notices, minutes, announcements, and  documents like the By-Laws and Rules.  Contact Info. for the Managing Company, Super, and Porter are also included.

There being no further business, the meeting was adjourned at 9:15 pm.

2009 Annual Owners' Meeting Minutes

Skytrack Condominium Annual Owners’ Meeting Minutes – June 9, 2009

A quorum was achieved (60.75% present & by proxy) and the meeting began at 8:10 pm.  The Board introduced themselves [Terra Chalberg, David Crofton, Steve Dembitzer (absent), Rose Firestein, Peter Levy, Katharine Mukherji, Matthew Pilkington], and the owners voted to waive the reading of last year’s minutes.

I.      Accounting

The Condominium’s accountant, Mark Levitch, presented the Financial Report for the year ended December 31, 2008.  The Condominium’s financials were found to be in order.  The cash position had increased by about $10,000 from 2007, even with renovation costs in 2008 of about $50,000.  The Condominium had raised approximately $75,000 in surplus during 2008, which explains the ability to pay for renovation costs and still increase the Condominium’s cash position.

The Condominium still has a $250,000 line of credit, at 1.5% over the prime rate, which is an inexpensive means of borrowing money in times of necessity, due to current low prime rates.

While the City’s water rates keep rising, the accountant noted that the water bill had dropped from $27,400 in 2007 to $14,600 for 2008.  We are concerned the city has made a mistake and are aware that they may come back and charge more if they have discovered an error.

II.    Managing Agent

Elia Malara went through a list of the activities that had occurred in 2008.  The Condominium is currently re-laying parts of the concrete sidewalk as demanded by the City.  Even though the sidewalks are relatively free of cracks and are scooter smooth compared to the trip fest of the concrete pavement on Dean Street between Smith and Boerum Place, the city has decided to demand repairs by threatening fines.  During this work, the minute tree well outside 15 Bergen Street was increased in size and the tree roots shaved by City arborists.

The old boiler is being decommissioned, which requires an inspection from the city.  After passing inspection the boiler will be removed for scrap steel.  The boiler is beyond repair and the building is levied a fee for having a boiler even if it is defunct.

Some heating valves will be replaced this summer, and the heating system will be drained.  Draining and refilling the system is an expense.  The Condominium recommends Unit owners coordinate heating system repairs with the planned Condominium repairs.  Please check with José for the draining dates.  The Condominium Board also recommends (following recent leaks from broken pipes) that each unit install easily accessible shut off valves for the hot and cold water coming into that unit.  Boerum Hill Neighborhood Organization has a site where local plumbers are recommended. To join the Boerum Hill Yahoo Group, and get access to archived lists of contractors and individual recommendation postings, go to Yahoo Groups, online, to find out how to join.

III.  Maintenance

The entrance doors at 15 Bergen do not close smoothly.  Two new door checks were ordered.  Occasionally, the courtyards fill with water during heavy downpours.  Ideas, such as adding water absorbing material, or a water catchment basin were discussed.  An engineer will be hired to assess the possibilities in the near future.  Michael Tedesco lobbied for the Condominium to pay for cleaning/checking each year of the storm water check valves that were installed in each basement apartment.  The recent sewer work on Boerum Place revealed that the city’s pipes were 10” in diameter – not the claimed 18”.  Another reason for storm water build up.

IV.  Elections and Re-elections

Terra Chalberg was elected to replace Steve Bruner.  Matt Pilkington, Peter Levy and Steve Dembitzer were re-elected, un-apposed.

V.    Condominium Website

All residents are urged to register on the Condo’s website so that notices can be delivered in a convenience manner.  Because of recent upgrades, re-registration may be required by previously registered residents.  The registration button is in the lower right corner of the page.  The website URL is https://skytrackcondo.com

Registered users can access notices, minutes, announcements, and  documents like the By-Laws and Rules.  Contact Info. for the Managing Company, Super, and Porter are also included.

There being no further business, the meeting was adjourned at 9:15 pm.

Conserve Water

URBAN WATER CONSERVATION TIPS

In The Bathroom…

* Install a low-flow showerhead that restricts the flow of water from the shower to  2.5 gallons per minute.

* Install a low-flow toilet that uses only 1.6 gallons of water per flush.

* Take short showers. Install a showerhead with a cutoff valve or turn the water off while  soaping and turn it back on again to rinse.

* When brushing teeth, turn the water off until it is time to rinse.

* Do not let the water run while washing hands. Turn the water off while soaping and turn it on again to rinse.

* When shaving, fill the sink with hot water instead of letting the water run continuously.

* Test toilets for leaks. Add a few drops of food coloring or a dye tablet to the water in the  toilet tank, but do not flush the toilet. Wait a few minutes to see if the coloring appears in the bowl. If so, the toilet has a silent leak that needs to be repaired.

* Use a toilet tank water displacement device, such as a toilet dam or bag. Also, a plastic bottle can be filled with stones or with water, recapped, and placed in the toilet tank.
These devices will reduce the volume of water in the tank but will still provide enough for flushing. (Bricks are not recommended as they eventually crumble and can damage the flushing mechanism.)
Displacement devices are not recommended for use with newer low-flow toilets.

* Never use the toilet as a trash can to dispose of bugs, cigarette butts, or other items.
Unnecessary flushing wastes water and places an unnecessary burden on sewage
treatment plants and septic tanks.

In The Kitchen…
* Never run the dishwasher without having a full load.

* Keep a container of drinking water in the refrigerator instead of running water from the tap until it is cool.

* Keep conservation in mind when working in the kitchen. Small water savings, such as not making too much coffee or letting ice cubes melt in a sink, can add up over time.

In The Laundry…
* Wash only a full load when using the washing machine.  It takes about 32 to 59 gallons of water per load!

Board Meeting Minutes
April 22, 2009

Attending:  Peter Levy, Pres., Katharine Flanders Mukherji, V.P., Steve Bruner, Treas., Matthew Pilkington, Sec., Steve Dembitzer, Rose Firestein, David Crofton, Jose Perez (to present Super’s report), and Elia Malara (Managing Agent).

I.    Maintenance
There was a new leak found on the 3rd floor roof of 120 Boerum Place.  The source area had been found and a crew organized to mend it once a period of dry weather appeared.  The city has advised the condo. to mend the sidewalks in three places or otherwise receive fines.  The cracks are probably caused by tree root growth.  An estimate had been given for removing old concrete, increasing the size of some of the tree pits, and re-laying new concrete around the trees.  Two new planters will be ordered, one for 134 Boerum, and one to replace the wooden tub on Dean Street.   The stucco had come off in two places on outside walls at 134 Boerum Place and above the southern garbage area of the garage.  Repairs have been arranged.  The hot water pumps for the heating system are leaking.  The gaskets are damaged, but the pumps are so old that new gaskets have been difficult to find.  Jose is still looking for replacements.  An electrician replaced two of the fan motors on the roof on the K apartment line at 120  Boerum Place.  They were full of lint.

Owners are reminded that the outlet from their dryers must not be fed into the ventilation shafts.  It is a fire hazard and the individual owners maybe liable for lint removal, motor replacement and any other more serious consequences.
The board noted that lint traps should be checked on a regular basis, and that some machines recycle the hot air and have more efficient lint traps than the venting types.  A clogged lint trap can cause dryers to use 30% more energy.  In 1998 there were 15,600 clothes dryer fires (Consumer Product Safety Commission document # 5022).

Owners are reminded that permission has to be requested for any alterations to condo common property.  Carrying out alterations without consent from the condo board will usually result in fines and/or restoration to the previous state at the owners’ expense.

The renovation of 15 Bergen is going ahead, including a water source and a sink for Jose to use for both cleaning and watering plants.

Owners are reminded that it is against fire code to keep any objects in the communal hallways and lobbies, such as strollers, shoes, shoe racks, scooters, helmets and umbrellas.

II.    Financials
Financials were found to be in order.   The owner of 3C was served a summons with notice to foreclose.

The meeting was adjourned at 9:30pm

3/25/09 Board Meeting Minutes

BOARD MEETING MINUTES
March 25, 2009

Attending: Peter Levy, Pres., Katharine Flanders Mukherji, V.P., David Crofton, Rose Firestein, Elia Malara, Managing Agent, Steve Dembitzer, Matthew Pilkington, Sec’y.

I. Maintenance
The decommissioning of the old boiler is still in the planning stages. Abilene Heating & Boiler Company has been contacted to complete the necessary work, but we will still wait until the warmer spring weather to avoid disrupting the functioning boiler.
Jose has replaced several non-functioning roof top fans.
A contractor will begin the repair of the loose carpet tiles on the 2nd floor of 120 Boerum Place.
On the third floor of 120 Boerum Place, there are several ceiling tiles that are stained and in disrepair. Jose will start work to replace and or fix this problem.

II. Financials
2009 budgets and current arrears were discussed. The Condo. is within its 2009 budget.

III. 120 Boerum Place, Unit 3C
Michael Marino has begun the foreclosure proceedings on Unit 3C. He has received the title search report on this unit. N.Y. City has begun the process of Foreclosure also, and Michael feels that this will be beneficial in our own case. He will keep us updated.

IV. Other Business
It was discovered that due to a computer program anomaly of both the former, and present management companies, the past three Common Charge increases were not applied to the garage units. The board is working with Elia Malara to recalculate these charges. Individual parking space owners shall be contacted with the revised common charge information.

The next meeting of the Board will be on April 22nd, 2009.

Respectfully submitted by David Crofton for Matthew Pilkington, Secretary

Annual Meeting 2008

NOTICE OF MEETING

SKYTRACK CONDOMINIUM OWNERS ASSOCIATION

Dear Unit Owner:

Pursuant to Article 111, Sections 1 and 4 of the By-Laws of Skytrack Condominium, the board of managers is providing notice of the annual meeting of Skytrack Condominium Association. Business will include an election to the board of managers, a report on financial status, and other important business concerning the future of the condominium.

This meeting is to be held on Wednesday, June 11, 2008 at 8 p.m. at the Montessori School located at 7-9 Bergen Street, immediately adjacent to 15 Bergen Street. Please arrive and sign in between 7:45 and 8 pm so that the meeting can start on time.

There are two Board terms expiring this year. Anyone who wants to run should drop a note to that effect in any of the lobby boxes for the Board of Managers.

If you are unable to attend in person, please delegate a representative to vote in your place by proxy. A quorum of 50% of the ownership in person or by proxy is necessary for transaction of business. A form of proxy is being distributed to each unit for this purpose.

Sincerely,

Cynthia Steele, Secretary
Skytrack Condominium Association

TO: Secretary, Skytrack Condominium Association

The undersigned appoints ______________________________________ as proxy of the undersigned with power of substitution, to attend the Annual Meeting of Unit Owners of Skytrack Condominium Association to be held at 8 p.m. on Wednesday, June 11, 2008 at the Montessori School and any adjournments thereof, and to cast all of his or her votes, as permitted by the By-Laws of Skytrack Condominium, in the name of the undersigned for the following purposes:

1. Election of individual(s) to the Board of Managers

2. For the transaction and voting upon of such other business as may properly come before the meeting.

Dated: _________________________________, 2008

Signed:

_________________________________

_________________________________
Unit No. (Apt. and/or Garage spot)

Board Meeting Minutes 5/28/08

BOARD MEETING MINUTES
May 28, 2008

Attending: Steve Bruner, David Crofton, Peter Levy, Katharine Mukherji, Matthew Pilkington, Cynthia Steele,

I. Maintenance/Refurbishment

Work has advanced on the 2nd and 3rd floors of 120 Boerum Place; and is expected to be completed within a month. Painting the service hallways will be done next.

Shoebox Interiors is looking into alternatives for housing the garbage bin within 15 Bergen, and will submit proposed designs and costs for upgrades to this building.

The railing at 134 Boerum Place needs to be reinforced and will be looked into, as will cleaning or replacing the tiles in the foyer.

Planters have arrived for all three buildings and will be filled shortly with annuals and evergreens. Anyone interested in assisting with planting should contact Matthew Pilkington.

Painting the external railings will be done next month, in a new shade of blue to complement the other upgrades.

II. New Business

Peter Burgess has announced his retirement and the phase down of his management company. The Board has identified and screened other management companies, including interviews with the most promising. We expect to make a decision shortly, and can announce it at the Annual Meeting, so as to effect a smooth transition.

The annual meeting of the residents will be held June 11 at Montessori School at 8 pm. Please arrive by 7:50 to sign in and ensure we have quorum.

Two Board spots will be open for election. Cynthia Steele is stepping down at the end of her term; Rose Firestein of 134 has indicated a willingness to run. David Crofton, who was appointed to fill Mike Hansen’s remaining term, will be up for election, and has expressed interest in continuing. Residents are encouraged to run for the board; to the extent possible, we seek to have all buildings represented. If you are interested in running, please drop a note in the Board of Managers box and be prepared to comment briefly at the Annual Meeting on your interest in running and what you would bring to the Board. .

The next Board meeting is June 25. Submitted by: Cynthia Steele, Secretary