Please take notice that, except as set out below, owners and renters of garage units at Skytrack are not permitted to use the condominium’s electrical lines and outlets to charge their vehicles or for other uses in the garage.
If an owner or renter of a garage unit has an emergency, such as a completely dead battery, not just a battery with a low charge, and it would be safe to do so, the owner or renter may address that emergency by using the garage’s electrical lines or outlets but only if the board of managers is notified before any such use and grants permission to do so. If such permission is granted, the owner of the garage unit is responsible for:
determining whether the proposed use of the garage’s electrical lines and outlets would be safe;
ensure that only a level 1 charger with a maximum 120 v. and 20 amp. draw is used;
inform Val Boleviq and/or Patrick Knights of the intended usage and allow them to check the draw capacity of the level 1 charger to be used;
Ensure that only one plug is in each electrical outlet, located at both ends of the garage, before the charger is inserted into the outlet.
The owner will be charged fifty dollars ($50.00) per day for each such use, whether the charger is used for the entire day or only part of it. For this purpose, the day will run from 12:00 am (midnight) to 11:59 pm on the date of use. This fee is to be paid to Skytrack Condominium.
The owner of a garage unit is responsible for any damage to the garage’s electrical lines or outlets, or to any other portion of the condominium’s property or the property of any owner or renter of a garage or residential unit, resulting from the owner’s or renter’s use of the condominium’s electrical lines or outlets in the garage, whether or not the board grants approval for the emergency use.
The owner is responsible for informing the renter of all of the restrictions and requirements set forth above, and the owner, not the renter, must request the board’s approval for each emergency use of the garage’s electrical lines or outlets. It is up to the owner whether to seek reimbursement from the renter for any fee for such use.
The Skytrack Board needs your help. Please read the attached request to see how you can help the condo reduce its energy usage and prevent hefty fines for excessive greenhouse gas emissions. Every owner has a direct financial interest in reducing our buildings’ carbon footprint. Thank you.
As described in the minutes of the September 2024 board meeting (excerpt set out below), beginning in 2030, Local Law 97 (LL 97) will expose Skytrack to burdensome and accelerating annual fines for excess greenhouse gas emissions (GGEs) unless, at great expense, it replaces or retrofits its existing energy-consuming systems. The board has begun to address these issues by taking initial steps that are relatively inexpensive and initiating long-term planning to achieve a cost-effective mix of improvements and penalties. To maximize the value of this planning effort – and reduce the owners’ cost of meeting LL 97’s requirements – the board needs several types of help from Skytrack’s owners at this time.
First, the board seeks the owners’ ideas about how to reduce the condominium’s GGEs. Compliance is assessed based on the GGEs produced by both the common elements, including heating and hot water systems, and the individual units. If you have suggestions, please contact the board at skytrackboard@gmail.com.
The board also asks all owners who are knowledgeable about the technical or financial aspects of reducing Skytrack’s carbon footprint to volunteer to advise the board on these issues. If you are willing to do so on an ad hoc basis or as part of an advisory committee, please contact Rose Firestein at firesteinre@aol.com, as she is the point person on LL 97 issues.
Second, because individual units’ energy expenditures, primarily electricity and gas for cooking, contribute to the condominium’s GGEs for LL 97 purposes, the board encourages all owners to increase their awareness of how their unit’s equipment and their own habits result in unnecessary energy usage and, consequently, excess GGEs. A couple of examples might be useful in identifying these remediable situations:
A unit’s thermostat is defective resulting in an overheated apartment. A window might be opened or, if that doesn’t work, the AC is turned on, creating two opportunities for wasted energy usage, increased utility bills for the owner and increased GGEs for Skytrack. A new thermostat or heat-cutoff valve would eliminate this waste, but it is the owner’s responsibility to make this repair, even though the condominium as a whole is penalized if it is not done.
A unit has large, energy-inefficient or ill-fitting windows, especially a patio or deck door. If the window allows heated or air-conditioned air to escape, there is unnecessary utility usage. Weather stripping, window-lock repair or replacement or window replacement could eliminate
the problem. Again, the repair or replacement is the owner’s financial responsibility, but ignoring the problem penalizes all owners.
A unit continues to use incandescent bulbs or regular fluorescent tubes. The bulbs and, if necessary, the fixtures need to be replaced with LED lighting.
While the Bylaws currently prevent the condominium from paying for improvements to individual units, it may be possible for management to negotiate favorable terms with retailers and contractors if enough owners want to make similar improvements to their units at the same time.
Individually and as a condominium, we need to start the process of reducing our GGEs now because doing so will take time and ultimately, we will either pay to fix the causes of excess GGEs or pay the penalties for failing to do so. Please participate actively in the effort to lower Skytrack’s GGEs, including volunteering your expert advice on technical and financial issues arising from LL 97’s mandate to reduce our carbon footprint.
Excerpt from September 2024 Board Meeting Minutes
Local Law 97: The board discussed and selected the preferred approach to addressing Syktrack’s obligations under Local Law 97, part of the city’s Climate Mobilization Act. LL 97 sets increasingly rigorous standards for greenhouse gas emissions at five-year intervals and imposes significant penalties on covered buildings that do not meets these caps. The relevant emissions include those generated by any type of energy usage, including electricity, fuel oil and natural gas, and the usage within individual units, in addition to common areas, counts toward the building’s total emissions. Failure to meet the emissions subjects the condominium as a whole to the statutory penalties, regardless of whether the excessive emissions emanate from individual units or common areas.
The emissions standards were effective as of 2024, for reporting in 2025. It is estimated that Skytrack will be in compliance from 2024 through 2029, but not thereafter unless remedial actions are taken or the standards change. Relative to the 2030 limits, Skytrack scores 19 out of 100 points, and the city estimates its annual penalty for 2030-34 will be $21,000. This amount escalates exponentially beginning in 2030 if no changes occur.
Given the increasingly stringent emissions standards and the extremely high cost of the retrofits and replacements that would have the greatest impact on Skytrack’s emissions, it is unlikely that the condominium will achieve full compliance by 2030. The Board will initially focus on less expensive steps to reduce its emissions and post-2029 penalties, seeking a balance between the cost of these steps and the estimated penalties against the reductions in both energy costs and penalties stemming from the remedial actions.
An additional repair has to be made on the boiler. The system was just shut down. It should be up and running later this afternoon. Sorry for the inconvenience.
If you may be unable to attend, please designate a proxy so that we have required representation at the meeting. To do so, please complete a proxy form at the following site: https://skytrackcondo.com/proxy
Please note that, as usual, three Board Member terms expire this year, and their seats are up for election. All owners are invited to run for available seats. Please inform EM Holding if you would like to run. We will vote at the meeting.
Board Members Present: Peter Levy, President; Katharine Flanders Mukherji, V.P.; Andrew Kurland, Secretary; Michael Tedesco; Rose Firestein; Hannah Berkin-Harper; Cameron Martin
Also in Attendance: Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.
Superintendent’s Report:
The rodent situation outside the buildings has improved, and steps continue to be taken around plantings to prevent rodents from living there.
Repairs from a leak at 134 Boerum Apt. 1 will be completed this week
The lobby renovations are almost complete (15 Bergen and 122 Boerum lobbies done), except contractors are waiting for delivery of certain materials. We will ensure the contractors are cleaning up each day adequately. Approximately two more weeks are expected.
The new garbage set out rules have proved to be burdensome, as expected.
A unit on the D line of 120 Boerum noticed discolored hot water. This does not appear to be a building-wide issue; we will investigate.
Financials:
The Condo financials were reviewed, and all is in good order.
New and Ongoing Business:
The Board had preliminary discussions on the report concerning backflow valves received from the building engineers shortly before the meeting. Review and discussions will continue.
The Board discussed a leak into Unit 1E due to a broken drain line, and whether the line in question was a Common Element. The Board agreed that the Condo Declaration and Bylaws will dictate who is responsible for the necessary repairs and will review the documents further to reach a determination on this issue.
The Board discussed maintenance and repair projects that will take place in the Garage.
The Board intends to discuss Local Law 97 at the upcoming annual meeting. This law places carbon emissions limits on buildings, and fines will be imposed in future years for non-compliance.
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.
If you may be unable to attend, please designate a proxy so that we have required representation at the meeting. To do so, please complete a proxy form at the following site: https://skytrackcondo.com/proxy
Please note that, as usual, three Board Member terms expire this year, and their seats are up for election. All owners are invited to run for available seats. Please inform EM Holding if you would like to run. We will vote at the meeting.
If you may be unable to attend, please designate a proxy so that we have required representation at the meeting. To do so, please complete a proxy form at the following site: https://skytrackcondo.com/proxy
Please note that, as usual, three Board Member terms expire this year, and their seats are up for election. All owners are invited to run for available seats. Please inform EM Holding if you would like to run. We will vote at the meeting.
Board Members Present: Peter Levy, President; Katharine Flanders Mukherji, V.P.; Andrew Kurland, Secretary; Matthew Pilkington, Treasurer; Michael Tedesco; Rose Firestein; Hannah Berkin-Harper; Terra Chalberg; Cameron Martin
Also in Attendance: Valdet Boleviq, Superintendent; Kathleen Malara, EM Holding Corp.
Superintendent’s Report:
Rodent-proofing was completed on remaining storage sheds; these efforts are working very well.
While rodent activity on Dean St. has improved dramatically, significant issues still exist on Boerum Pl./Bergen St.; we are continuing to be vigilant with our efforts to assist this, including by removing soil, working with the exterminator, etc. 311 can be called by residents to report rodent activity in the tree pits, which are the City’s responsibility.
A leaking heating valve caused minor damage to an apartment at 134 Boerum, and the leak was identified and resolved.
Financials:
The Condo financials were reviewed, and all is in good order.
Significant additional expenses coming up in connection with the completion of the lobby work.
Insurance premiums have gone up dramatically. The Board approved the payment of the new premiums.
New and Ongoing Business:
New refuse set out times have been established City-wide, mandating that refuse be placed out for collection later in the evening, supposedly to help reduce rodent populations. This change is very burdensome and requires significant overtime effort from Val/Patrick, and we are exploring hiring a new worker to handle this. Addressing this change will be an additional expense for us.
A key storage box was found installed near the entrance to 134 Boerum. This is not permitted and it will be removed. Contact EM Holding or the Super if you have questions.
The backflow valve survey is being completed by the engineering firm and we expect to have a report in the coming week.
The lobby renovation project is proceeding well, with one lobby remaining; lighting will be replaced at 15 Bergen as what was installed is too dim; the investigation into the package shelf at 134 Boerum has been completed – shelf will be designed to account for the gas line that is present.
A representative of the Garage Unit Owners attended a portion of the meeting to discuss with the Board a proposal to have EV Charging infrastructure installed. The Board, which has consulted with legal counsel on this issue, explained that the EV charging project would require approval by the majority of Condo owners if the Condo were to pay. At this time the Board is not in favor of using Condo funds to install EV charging equipment. The Board continues to consider this issue.
The Board also discussed maintenance and repair projects to the Garage (e.g., to floor, lighting), which will occur.
The Board had a preliminary discussion on Local Law 97 and the steps we are taking to engage a consultant to assist with working to comply with the law.
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 meeting.
