Author: Skytrack

Minutes of Board of Managers Meeting, September 30, 2025

Minutes of Board of Managers Meeting, September 30, 2025, which was called to order at 7:30 pm, held via Zoom.

Board Members Present: Michael Tedesco, President; Katharine Flanders Mukherji, Vice-President; Rose Firestein, Secretary; Peter Levy; Terra Chalberg, Long Vu, Anne Gilbert and Nick Jonas

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

Approval of Prior Board Minutes

The board confirmed its earlier approval, via email, of the minutes of its June 17, 2025 meeting.

Management and Superintendent’s Report

  • The gas leak that resulted in the condominium not having hot water for a period of time has been repaired, and the hot water has been restored.
  • The mixing valve for domestic hot water has been replaced, and the temperature of the water in units has decreased significantly. Some units must run the water for a long time before it heats, and the board is considering whether raising the temperature of the hot water leaving the mixing valve or adding circulation pumps would be beneficial.
  • Verizon has completed the work to make FIOS available to Skytrack. It will solicit subscriptions in the near future.
  • All of the roof drains at 120 Boerum Place other than those on the “M” line have been diverted onto the street. A plumber has been identified to propose a solution for the “M” line which accounts for approximately 20-25 percent of the water that needs to be diverted. The long-term solution might be to create a pit in the courtyard and divert the water into it, but that cannot happen until the problem of flooding in the courtyards is resolved, and it has been intransigent due to cost. In the interim, another approach needs to be found to avoid the possibility that leaks due to heavy rains will undermine the building’s structure.
  • During the discussion of the roof drains, the issue of water pooling in the window wells was raised. It was noted that the pump most recently placed in the 120 Boerum Place window well was designed to prevent water entering the units through the windows during extremely heavy rain, not to divert water during routine rains.

Minutes, Sept. 30, 2025, continued on next page

  • The heating season starts on October 1st. Some units do not have functioning thermostats or radiator valves, making it difficult for owners to regulate the temperature in those units. During the discussion it was noted that the owners are responsible for repairing or replacing thermostats and radiator valves in their units. The board encourages owners to take these steps if necessary to reduce energy waste in over-heated apartments.

Financial Report

Matthew Pilkington, the condominium’s Treasurer, provided the board with highlights of his review of the August 2025 financial data in a written transmission:

  • The condominium ran over budget by $1,950 as of the end of August. 
  • Various units owe the condominium a total of $4,868 in arrears. This level of arrearage is trending over 10 percent of the condominium’s monthly income, and is 1 percent of our annual income.
  • Skytrack has approximately $27,000 in the bank with a line of credit that is still intact.
  • The condominium’s total water bills are trending higher and will probably be between $5,000 to $10,000 over the budget of $31,500 allocated for this purpose.

Old and New Business

Local Law 97

Just to refresh the owners’ memory, LL 97 is the city code provision that requires specified reductions in greenhouse gas emissions over time and imposes graduated and escalating penalties for failure to meet the emission standards. The city’s current estimate is that Skytrack is not at risk of penalties until 2030, at which time the annual penalties will be around $17,000 and will increase in 2035 and periodically thereafter. (If nothing is done to reduce emissions, Skytrack is projected to incur a total of $85,000 in penalties over the course of the five years from 2030 to 2034 before the standards become more stringent and the penalty rates increase.)

Rose Firestein, who has taken point on this issue, presented the board with memos in June and September containing information gleaned from ReDocs, which submitted the condominium’s 2025 compliance report; the New York City Accelerator, the city bureau that provides LL 97-compliance advice to building owners; and independent research. She also posed a list of questions to the board which were designed to focus further investigation of potential remedial actions.

There was substantial discussion on the issues raised in these documents, which resulted in the board voting to limit Its LL 97-related activity in the short term, including investigating the feasibility, effectiveness and cost of possible ways to lower emissions, to the following: (a) assess what can be done in the common areas at little or no out-of-pocket cost to reduce emissions, (b) postpone all significant decisions about how to proceed under Local Law 97 to see if any political or judicial actions following the 2025 local election alter the condominium’s obligations under this law; (c) be attentive to the condominium’s energy usage; and (d) identify repairs and improvements owners can make in their own units to reduce their energy usage and encourage them to take these actions. The condominium’s emissions for purposes of LL 97 compliance include those produced by individual units as well as the common areas. 

Minutes, Sept. 30, 2025, page 2 of 3

In order to evaluate whether over-heating, with its attendant energy waste, has occurred during cold weather, the board decided to request that all owners respond to a short survey that asks whether they are able to control the heat in their unit and if during cold periods they have to resort to opening windows to reduce the heat to a comfortable level. During the meeting, the board prepared the survey questions and sent the survey to the owners.

Soiled carpeting at 120 Boerum Place

Katharine Flanders Mukhurji reported that the carpet on the first floor of 120 Boerum Place has an extremely dirty strip running from the inner door into the lobby to the jut in the hallway where 18 Bergen begins, despite a recent, unsuccessful professional cleaning. Val reported that the condominium does not have enough replacement tiles to address this problem and will attempt to find the manufacturer and product code for the current carpet tiles so a sufficient number can be ordered. If that is impossible, alternative solutions will be considered.

Priority Repairs

Katharine also noted the board’s previous discussions that identified painting the bulkhead stairway at 120 Boerum Place and repairing the cracks in the garage façade as high maintenance priorities.

Building Awnings

The condition of the awning at 120 Boerum Place was discussed. There are cracks in the plexiglass, and some owners consider it an eyesore that has a negative impact on the public’s opinion of the building and condominium. It was pointed out that when replacing this awning was raised several years ago, it was noted that 134 and 122 Boerum Place have no awnings and that this deficiency should be corrected before the one at 120 Boerum Place is replaced. No decision was reached on this issue.

Board actions taken between meetings

The Board waived its right of first refusal in connection with the rental of unit 1R at 15 Bergen Street and unit 2G at 120 Boerum Place.

Adjournment and next meeting date

A motion to adjourn was passed at 9:11 pm. The Board will next meet on October 28th at 7:30 pm via Zoom.

Minutes, Sept. 30, 2025, page 3 of 3

NO HOT WATER

National Grid found a gas leak in the line that goes to the Boiler. It has been shut off. Our plumber is quickly trying to get a permit from the City today to allow the repair. If he cannot, the repair will have to be postponed until Monday. That would mean no hot water over the weekend.

We will advise you when we know.

June 2025 Board Meeting Minutes

Minutes of Board of Managers meeting called to order at 8:36, immediately following the Annual Meeting of the Skytrack Condominium Owners’ Association, on June 17, 2025, held via Zoom.

Board Members Present: Terra Chalberg, Interim President; Michael Tedesco, Vice-President; Matthew Pilkington, Treasurer; Rose Firestein, Secretary; Katharine Flanders Mukherji; Peter Levy; Anne Ashby Gilbert.

Also in Attendance:  Kathleen Malara, EM Holding Corp., Managing Agen.

Election of Officers

The following officers were elected: for a six-month term: Michael Tedesco, President; for a one-year term: Rose Firestein, Secretary; for a three-year term: Katharine Flanders Mukherji, Vice-President and Matthew Pilkington, Treasurer.

Common charges will increase by 10 percent beginning on August 1, 2025.

The Board agreed to have the yews on Dean Street pruned so they would not encroach as far into the space between the planter and the new tree wells.

Peter Levy, Nick Jonas and Long Vu will work on the organization of the documents on the Board’s Google Drive account.

The meeting was adjourned at 8:56 pm. The next meeting will be on September 30, 2025, at 7:30 pm, via Zoom.

2025 Annual Meeting Minutes

Minutes of Annual Meeting of Skytrack Condominium Owners’ Association, held on June 17, 2025, via Zoom.

Board Members Present: Terra Chalberg, Interim President; Michael Tedesco, Vice-President; Matthew Pilkington, Treasurer; Rose Firestein, Secretary; Katharine Flanders Mukherji; Peter Levy; Anne Ashby Gilbert.

Also in Attendance:  Kathleen Malara, EM Holding Corp., Managing Agent; Valdet Boleviq, Superintendent; Mark Levitch, CPA, Accountant and External Auditor of Skytrack Condominium.

Preliminary Matters

The meeting was called to order at 8:05 pm by Terra Chalberg while Kathleen Malara continued to tally the percentage of ownership present. Prior to a quorum being present, the members of the Board introduced themselves, identifying the building in which their Unit is located. Terra Chalberg stated that the requisite notice was sent to all Owners, welcomed the Owners and explained that the Board agreed to allow individuals who were scheduled to close on their purchase of Unit 1M the following day to attend the meeting only as observers. The Owners then present voted to waive the reading of the minutes of the 2024 Annual Owners Meeting.

As part of her introductory statement, Terra noted that the annual meeting is not the forum for raising Unit-specific issues and that such matters should be raised individually with Kathleen Malara or Val Boleviq. The Owners were requested to save their questions about a presentation until it was completed.

Financial Report

Matthew Pilkington provided preliminary financial remarks. He described the Board’s consideration of the need for additional funds as focusing on costs that are recurring or relate to necessary capital projects, noting: the near doubling of the cost of insurance in the last three years, significant increases in the cost of other necessary goods and services and the serious cracks in the garage’s façade. Due to the nature of these increased expenses, the Board considers an increase in common charges to be more appropriate than a special assessment, 

which was imposed in 2024. In light of the condominium’s current operating deficit, the Board is considering an increase of 10 percent in the common charges.

Continued on page 2

Mark Levitch presented the Financial Statements for 2024. Referring to page 2 of this document, he highlighted, among other items, that Skytrack had a fairly small cash position of $29,000, which is a slight decrease from 2023; an increase of $12,000 in accounts payable due to capital expenditures; and a special assessment of $100,000 in 2024 to replenish the condominium’s reserves. The only category of expenses that decreased in 2024 was repair and maintenance. Overall, before depreciation, the condominium has a slight operating surplus of $23,000, which is considered to be a tight operating budget.

During Mark Levitch’s presentation, a quorum of 51 percent was achieved at 8:16 pm. 

A total of 56 percent of ownership was ultimately achieved.

Matthew Pilkington added that the proposed assessment is needed to cover capital expenditures. He also explained that the Board opts for a tight operating budget to avoid taxes on surplus assets. In 2024, Skytrack paid no taxes over the minimum amount required.

Owner Anna Swando, Unit 2K, stated that the document containing the 2024 Financial Statements was not accessible. The Board agreed to post it on Skytrack’s website.

Management and Superintendent’s Report

Kathleen Malara presented the combined report of management and the Superintendent:

  • The façade of the Dean Street side of 120 Boerum Place was repointed;
  • The replacement of the roof at 15 Bergen Street was completed;
  • Verizon installed the first phase of the infrastructure needed for Owners to have access to FIOS;
  • All fluorescent bulbs in common areas were replaced with LED bulbs;
  • The doors of all of the buildings were painted;
  • The condominium continues to prepare to meet the 2030 greenhouse gas emission standards imposed by Local Law 97;
  • The garage passed inspection, although some items were noted as needing attention, and these are being addressed; and
  • The sprinkler system passed inspection.

Kathleen also noted that the city now requires owners of rental units to have a gas alarm and lead paint testing done and that composting is now required by the city;

Katharine Flanders Mukherji added that the city planted six trees on the Dean Street side of 120 Boerum Place/18 Dean Street.

Voting for Board Members

With the resignation of Audrey Weinberger, three Board seats were open, one for one year to finish Audrey’s term and two for three years. Rose Firestein of 134 Boerum Place stated that she would run for the one-year seat. Katharine Flanders Mukherji of 120 Boerum Place and Nick Jonas of 15 Bergen Street stated they would each run for one of the three-year seats. As no one else ran, the Owners agreed by a show of hands to these Owners’ election.

Minutes, Annual Owners Meeting, Page 2 of 3

President’s Report

Terra Chalberg thanked Val Boleviq and Rose Firestein for their efforts in maintaining the plants around Skytrack. She also asked any members who had not yet created an account on www.skytrackcondo.com to do so.

Proxies were submitted for Units 4 at 134 Boerum Place and Units 2F, 3F, 2B, 2M, 3K and 3N at 120 Boerum Place.

Old Business

There was no old business.

New Business

Rose Firestein reported on the condominium’s activities related to Local Law 97. She explained that Skytrack is subject to Local Law 97’s greenhouse gas emission standards. These standards will become increasingly more stringent beginning in 2030 and that failure to meet them will result in penalties. Although the estimates of Skytrack’s likely penalties beginning in 2030 have varied, the current one is $19,000 each year from 2030 until 2034, when they will increase. It is possible that either the standards or the penalty calculation will be revoked or made significantly less burdensome, but it is more likely that some type of governmental initiative will remain in place and will retain penalties for failure to meet the standards. Given the various factors that affect Skytrack’s emissions, the condominium may not be able to eliminate all penalties, but should be able to reduce them.

Skytrack contracted with ReDocs to conduct the testing mandated by Local Law 97, file the outcome with the city and provide Skytrack with an in-depth energy audit and recommendations for capital and operational improvements aimed at reducing our emissions. The condominium received this report. ReDocs’s recommendations for improvements amounted to a description of remedial measures Skytrack might take. Some were impractical or far too expensive and, as a whole, were not tailored to Skytrack’s specific conditions.

The NYC Accelerator was consulted to focus the condominium’s efforts on those that were predicted to make a significant impact on our emissions and were financially feasible given Skytrack’s current financial situation. The Accelerator, part of the Mayor’s office, provides free technical services to building owners in addressing Local Law 97 requirements. After reviewing the ReDocs report, the Accelerator recommended focusing on natural gas consumption, specifically air-sealing the buildings and reviewing options for changing our domestic hot water system and updating the systems that manage space heating throughout Skytrack’s buildings.

In answer to an Owner’s question, the expected increase in common charges will probably be effective on August 1, 2025, and will be 9-10 percent.

The meeting was adjourned at 8:36 pm.

Minutes, Annual Owners Meeting, Page 3

Electronic Waste Recycling

Collection boxes have been placed in the lobbies of 134 Boerum, 15 Bergen, and the ground floor recycling area of 120 Boerum (Dean tt. entrance area).

These are the items that can be recycled:

Computers

  • Desktop towers
  • Laptops
  • Small-scale servers

Computer accessories (peripherals)

  • Monitors
  • Electronic keyboards, mice and pointing devices
  • Printers, scanners, and fax machines
  • External hard drives

TV and video equipment

  • Televisions
  • VCRs, DVD players, and DVRs
  • Cable boxes, digital converters, and satellite receivers
  • Cathode ray tubes

Portable electronic devices

  • Cell phones, tablets, and e-readers
  • Portal digital music players

Home electronics

  • Electronic or video game consoles (including handheld)
  • Virtual reality headsets (with processors)
  • Digital picture frames

Skytrack Board Minutes, 5/27/25

minutes May 2025Download

Minutes of Board of Managers Meeting, May 27, 2025, which was called to order at 7:32 pm, held via Zoom.

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

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

Management and Superintendent’s Report

  • The condominium paid the final installment on the roof replacement at 15 Bergen Street.
  • Verizon has completed the first phase of installing the FIOS infrastructure in all of the residential buildings. Val will paint the pipe Verizon installed in 134 Boerum Place to house the fiber optic cables serving that building.
  • Mice were again reported in 134 Boerum Place and have been seen in the compacting room in 120 Boerum Place. The traps and poison that were previously set out have not been disturbed by the vermin. Val will continue to follow up. He will also try to find a way to patch the hole in the façade of 134 Boerum Place which could be a point of entry for the mice.
  • Val has purchased the materials to construct a barrier to the pigeons in the courtyards. The Board approved overtime for Patrick to help install it.
  • When a wall in unit 2E was opened during renovation, the general contractor found multiple issues with various pipes serving this unit. The Board has approved correction of some of these problems and is currently investigating whether other identified concerns require remediation.
  • The washing machine hose in Unit 6 in 134 Boerum Place spewed water causing damage to Unit 4. A plumber fixed the problem. The owner of Unit 6 has been informed of the damage and her responsibility for the cost of repairs.
  • During the heavy rains in May, water was found in the basement of 134 Boerum Place. Val will look into waterproofing to prevent a recurrence. Additionally, the basement and lower level units in 120 Boerum Place continue to smell musty after a heavy rain. Val will also investigate dressing the juncture of building and sidewalk with a waterproofing material for 120 and the other buildings.

Financial Report

The condominium spent slightly more than it took in during April. Some units are in arrears. In preparation for the owners’ meeting in June, Matthew, as Treasurer, will consult with Skytrack’s

Minutes May 27, 2025, continued on page 2 of 4

accountant and Kathleen Malara, our Managing Agent, to prepare a budget for 2026 and develop a specific plan for meeting the condominium’s financial needs. As addressed in recent board-meeting minutes, it is likely that the common charges will have to be increased.

Old and New Business

Annual owners’ meeting

The annual owners’ meeting will be held via Zoom on Tuesday, June 17th at 8:00 pm. owners must pre-register in order to participate in the meeting by going to https://bit.ly/4kjp6X2. 

Board Membership

Audrey Weinberger has resigned from the Board due to temporary time constraints of unknown duration. We thank Audrey for her exemplary service to the condominium. Audrey was elected in 2024 to serve out the one year remaining in the term of Cameron Martin who resigned. This position on the Board will expire in 2026.

The election of board members to be held at the June annual owners’ meeting will fill two vacancies for three-year terms and the one-year unexpired portion of Audrey’s term. Thus far, three owners have indicated an interest in running for Board membership: Katharine Flanders Mukherji and Nick Jonas for the two full three-year vacancies and Rose Firestein for the one-year vacancy. All owners are encouraged to run for the Board and can make their interest known either before or at the meeting.

Unit 1N’s removal of the condominium’s fence and installation of a different fence in the courtyard

Some time ago, the owners of Unit 1N removed the original iron fence that separated the courtyard adjacent to their unit from that of 1M without obtaining prior permission from the Board and erected a wooden fence in its place, again without permission. 

The courtyards and hanging balconies are owned by the condominium, not by the owner of the adjacent units. Nor are they part of the “Unit,” although the owner of the adjacent unit has exclusive use of the relevant outdoor space. They are designated as “Limited Common Elements” of the condominium, and as such, they cannot be changed or added to or otherwise affected without prior Board approval. 

For example, approval is required before any decking is added to the courtyard’s cement slabs or decking other than that provided by the condominium is added to a hanging balcony, as the cement slabs and a balcony’s supporting structure are Limited Common Elements. The owner of the adjacent unit is responsible for maintenance, repair and replacement to these and any other approved additions to any Limited Common Element. In contrast, prior approval is not required for an easily removable addition such as the wooden fences that only hang on the iron fence between courtyards that other owners have installed (the iron fence being Limited Common Element).

The owners of 1N have been notified that the removed iron fence must be replaced by one that is as close as possible to the original, at their cost either by having the work done or reimbursing Skytrack for the replacement. If they or the new owners of Unit 1M wish to install a wooden fence, it must be 

Minutes May 27, 2025, page 2 of 4

easily removable so the condominium can properly maintain the iron fence and must be installed and maintained at their cost. 

LL 97

Skytrack has finally received the report commissioned from ReDocs that contains an energy audit and recommendations for capital improvements that can reduce the condominium’s greenhouse gas 

emissions (“GGE”) thereby decreasing the potential penalties in 2030-2034 for a failure to meet the city’s GGE standards. ReDocs will submit the report to the city in time to meet the initial LL 97 filing deadline.

The Board has submitted a number of questions to ReDocs to clarify aspects of the report. Even if these issues are resolved in a way that is most beneficial to Skytrack, it is unlikely that the condominium will be able to achieve compliance with the standards by 2030. The improvements ReDocs has recommended are extremely costly and even if fully implemented, which is financially prohibitive, would not erase all of the penalties. If no remediations are undertaken, the city estimates that our annual penalty for the period 2030-2034 will be $19,700, and will increase over the years due to the mandated periodic increased stringency of the emission standards. At one time, the city estimated that if Skytrack did nothing to reduce its GGEs, by 2050, which is LL 97’s estimated deadline for achieving carbon neutrality, the annual penalty would be around $70,000.

The Board’s next step is to consult with the NYC Accelerator, which provides free advice on strategies to reduce GGEs. Following or concurrently with that consultation, the Board will also seek the advice of heating and plumbing companies familiar with the condominium’s buildings on steps that can be taken which are financially feasible.

Trees

A request has been lodged through 311 to have the two newly planted but dead and dying trees on Dean Street replaced with healthy ones of the same species. It can take up to 24 months for the city to respond to the request.

No resolution has been found for removing the large evergreen in the fenced area on the Bergen Street side of 134 Boerum Place. It is not going to be transported upstate as previously considered. Nor is it on the Department of Parks and Recreation’s list of species that can be planted in the city-owned tree wells. The possibility of donating the tree is being pursued but does not look promising. owners’ suggestions for what to do with this tree are welcome.

Board actions taken between meeting

  • The Board notified the legal offices of the Departments of Transportation and Parks and Recreation, as well as Corporation Counsel, that when the city dug the wells for the new trees on Dean Street, it cracked the sidewalk and, consequently, the city, not Skytrack or its owners, is responsible for any repair to the sidewalk and any injury incurred as a result of these cracks.
  • Unit 6 owner’s request that her tenants be allowed to have a dog was approved.
  • The Board waived its right of first refusal in connection with the sale of Unit 1M

Minutes May 27, 2025, page 3 of 4

Adjournment and next meeting date

A motion to adjourn was passed at 8:44 pm. The Board will next meet directly following the Owners’ meeting on June 17, 2025.