Author: Skytrack

Board of Managers Meeting Minutes: 9/23/14

Board Members Present: Peter Levy, Pres.; Katharine Flanders Mukherji, V.P.; Hannah Berkin-Harper, Treas.; Terra Chalberg; Rose Firestein; Levi McConnell, Sec. Also Present: José Perez, Superintendent; Elia Malara, Managing Agent

The meeting convened at 7:30 pm and was adjourned at 9:15 pm.

Superintendent’s Report:

  • The boiler was recently serviced. Approximately 10 tubes were replaced (approx. 12% of the total number). The board will obtain a quote to replace of the remainder of the tubes, due to age issues (i.e. when 10 or more fail, many more are likely to fail soon after). Due to per-visit labor costs, and the ensuing water outage issues when the boiler is serviced, this consolidated approach will save the building money over the next few years, and will help ensure we have fewer winter-time issues with the buildings heat and hot water.
  • Leon repaired the roof flashing, the roof drain, and resealed a large area of the water resistant sealant on the roof of 134 Boerum Place.
  • Carpets were shampooed throughout the complex.

New Business:

  • The board is continuing to price options and communicate about the installation of a small exhaust fan or ventilation panel at 120 Boerum Place in the front stairwell skylight.
  • The board is investigating the addition of low-voltage, de-icing elements in the pavement in areas that are prone to freezing in the winter. These locations are the front entrance to the garage, and near the front entry of 120 Boerum Place.
  • The board is consulting with a soundproofing company to learn about low-cost approaches to isolating lobby noise from neighboring residential units. This may become part of a larger project of refurbishing the 120 Boerum Place entryway.
  • The ivy on the corner of 120 Boerum is to be trimmed, and the holly will be as well.
  • The Skytrack website will be updated to make it easier to send a message to the Management Company, The Superintendent, or the Board Members.
  • The next board meeting has been scheduled for Tuesday, October 28th, 2014.

 

Financials:

  • The financial statement was reviewed. A number of units (7) are in arrears, which is typical for July-August because of vacations. Please remember to pay your common charges on time, and correctly. It helps everyone.
  • Everything appears to be in good standing.

PLEASE NOTE:

  • The garage doors don’t close automatically. Please close the door when you exit the garage.
  • No items other than motor vehicles may be stored in the garage.

RECYCLING:

  • Please, NO plastic bags in the recycling.
  • PLEASE bundle your cardboard and tie or tape it together for removal.
  • Please TIE garbage bags before depositing into trash chute.

Annual Meeting Minutes – June 16, 2014

Attending Board Members: Peter Levy, Pres., Katharine Flanders Mukherji, V.P., Levi McConnell, Sec., Hannah Berkin-Harper, Treas., Madeleine Milan, Rose Firestein, Terra Chalberg. Also Present:  Elia Malara (Managing Agent), Mark Levitch (C.P.A.), Michael Marino, (Attorney)

– Proof of notice of the meeting was provided.

– The reading of last year’s meeting minutes was waived.

– The quorum was 73.25%, with 50 units represented.

I. Financials: Mark Levitch’s Report

– Mark Levitch gave the Skytrack Condo financial report.

– Real estate tax protest-related refund monies will be disbursed to owners.

– The financial situation of Skytrack Condo was reviewed and continues to be in order, with a cash surplus and small amount of receivables.

– The board will investigate possible increases in the amount of insurance coverage we maintain for the the condominiums complex.

II. Maintenance: Elia Malara’s Report

– Several improvements and repairs have been made throughout the Skytrack Condo complex.

– Matthew Pilkington has continued his beautification of the various planters that surround 120 Boerum Place, and we thank and applaud him for his efforts.

– Jose urged all owners to consider replacing their windows and sliding-glass doors if they date back to the original conversion of the condo.  They are at or near the end of their suggested lifespan, and are prone to leaks. Owners are responsible for replacement of their own windows and doors.

III. Elections

– There were no terms expiring, and no current board members stepping down for any reason, so no election was necessary.

IV. Vote to Amend the Condominium By-Laws

– The recently proposed changes to the wording of the condo by-laws was explained, and several viewpoints were expressed by the members of the board, the condo’s legal representation, and several unit owners. Several questions were asked by owners, all of which were addressed by the board and by the condo’s legal representation.

– Voting to amend the by-laws took place as a Special Meeting within the Annual Meeting.

– Owners submitted their votes by paper ballot. The results were tallied by Peter Levy and Levi McConnell, on the evening of the next day (Tuesday, June 17th).

– The results are as follows:

– The vote was “No” 3 units, “Yes” 47 units.

– Of all unit owners present & represented at the meeting: 6% voted “No” and 94% voted “Yes”.

– By % of total ownership, 6.2% voted “No” and 65.1% voted “Yes”.

– Of all unit owners present & represented at the meeting: 8.46% voted “No” and 88.87% voted “Yes”.

– By both methods, well over a 66 2/3% majority voted “Yes” to amend the by-laws.

V. Other Housekeeping Items

– “Rigid plastic” is now recyclable, and should be placed in the blue recycling containers.  Items should be thoroughly rinsed out before placing into the bins (especially cat food containers).

– Plastic bags are still NOT recyclable. – Sunday evening is the night to place “bulk trash” non recyclable items outside for pickup.

– Personal items, such as umbrellas, shoes, and bicycles cannot be left in Common Areas.

– A reminder to please keep common areas clean and quiet, even when legitimately entertaining.

– No charcoal grills are allowed anywhere within the Skytrack Condominium complex.

– Skytrack’s website is www.skytrackcondo.com.  Register with the site to receive condo news updates, notices, information, and to contact the Super or the Board.

– No clothes dryers may be connected to any exhaust line due to fire hazards.  Condensation-type dryers are widely available, are permitted and do not present the same danger.

– The Skytrack Board of Managers suggests that all owners install shut-off valves for their water supply to their units. This is best done when a renovation is occurring, or when other plumbing work is being done.

– No items other than motor vehicles may be stored in the garage.

– Jose needs a current key for all units, in case an emergency arises. If Jose does not have a key, and emergency workers must gain entry to any particular unit, damage during entry may occur.  Unit owners are responsible for any damage that occurs in this event.

VI. Follow-Up Items for the Board

– The building is continuing to monitor when Verizon FIOS will be available in our area.

– The board will continue to examine options for utilizing the space on the roof of 120 Boerum Place that used to house the hot tub room several years ago.

– The board has begin discussions about ways to improve the appearance of the entry of 120 Boerum Place.

VII. Notice to Owners

– If any residents notice an issue or problem with any of the common elements, please alert the management company, Superintendent, and board members via the links provided on the Skytrack Condo website.

The meeting was adjourned at 9:30 pm.

Exterminator

Elia Malara, our Managing Agent talked to Phil from Blazing Bug Busters about treating and sealing up holes in apartments with mice problems.  He said that the price would vary per apartment by size and if they have children or pets.
Phil said the best way to handle it would be for the owners who needed his service to call him directly to schedule.  He would them give them a price and they would pay him directly for it.
Phil of Blazing Bug Busters telephone number is 718-627-5831.

NOTICE OF SPECIAL MEETING

AMENDBY-LAWS Rev1

Monday June 16, 2014, 8 PM, as part of the Annual Owners Meeting

 

Lately, insurance companies have been making it harder to collect for damages that were assumed to be covered.  Such was the case recently, when insurance companies interpreted our By-Laws in a way that negated, or limited, the coverage of the Condominium and individual owners in a casualty loss.  The Board recommends that we amend the By-Laws to try to close these “loopholes.”  We need 66 2/3% of the quorum of assembled owners, in person and by proxy, to amend the By-Laws as follows:

 

 

Article VI

OPERATION OF THE PROPERTY

 

Section 3. Repair or Reconstruction After Fire or Other Casualty.

 

In the event of damage to or destruction of the Buildings containing the Units, as a result of fire or other casualty, unless seventy-five percent (75%) or more of the Buildings containing the Units is destroyed or substantially damaged and Unit Owners whose percentage of Common Interest totals seventy-five (75%) in the aggregate of the total Common Interest do not duly and promptly resolve to proceed with repair or restoration, the Board of Managers shall arrange for the prompt repair and restoration of the Buildings containing the Units (including any damaged Units, and any kitchen or bathroom fixtures initially installed herein by the Sponsor, but not including any wall, ceiling or floor decorations or coverings or other furniture, furnishing, fixtures or equipment installed in the Units by the Unit Owners), and the Board of Managers of the Insurance Trustee, as the case may be, shall disburse the proceeds of all insurance policies in appropriate progress payments for distribution to the contractors engaged in such repairs and restoration. Any cost of such repair and restoration in excess of insurance proceeds shall constitute a Common Expense and the Board of Managers may assess all the Unit Owners for such deficit as part of the Common Charges. Damage to or destruction of the Buildings containing the Units, as a result of fire or other casualty does not include the following: 1) damage to or destruction occurring within a Unit; nor, 2) damages to or destruction of the Buildings containing the Units which, in the sole discretion of the Board of Managers, is caused by the negligence, misuse or neglect of a Unit Owner as defined in Article VI Section 10 herein. In the event of damages to or destruction of the Buildings containing the Units as set forth in this Article VI Section 3, is caused by the negligence, misuse or neglect of a Unit Owner as defined in Article VI Section 10, then the cost of repair therefore shall be charged to such Unit Owner and be due and payable by said Unit Owner as a Common Charge and Assessment.

 

Section 10. Maintenance and Repairs.

 

a.  All maintenance of and repairs to any Unit, ordinary or extraordinary, and to the doors (except painting the exterior of Residential Unit entrance door),windows, electrical (except Common Elements), plumbing (except Common Elements) and heating fixtures and air conditioning within the Unit, or belonging to the Unit or belonging to the Unit owner shall be at the Unit Owner’s expense, except as otherwise specifically provided in the By-Laws.

 

b.  All maintenance, repairs and replacements to the General Common Elements as defined in the Declaration, and painting and decorating of the exterior side of Unit entrance doors and windows shall be made by the Board of Managers and be charged to all the Unit Owners as a Common Expense, excepting to the extent that the same are necessitated by the negligence, misuse or neglect of a Unit Owner, in which case such expense shall be charged to such Unit Owner and be due and payable by said Unit Owner as a Common Charge and Assessment. Negligence, misuse or neglect of a Unit Owner shall be determined in the sole discretion of the Board of Managers and shall include, but not be limited to, any and all malfunction within a Unit the repair and maintenance for which is the responsibility of the Unit Owner pursuant to Article VI, Section 10 (a).

 

Schedule A: (Rules and Regulations of Skytrack Condominium):

 

22.      Any damage to the Buildings or equipment or Units caused by Unit Owners, their guests, visitors, clients, patients, employees or property shall be repaired at the expense of the said Unit Owner. This Rule and Regulation is intended to supplement and enhance the terms and conditions set forth in By-Law Article VI Sections 3 and 10.

 

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 a report on financial status, and other important business concerning the future of the condominium.  There will be a “special meeting” within this meeting, to vote on a proposed amendment to the By-Laws.  Details will be sent to you prior to the meeting.

This meeting is to be held on Monday, June 16, 2014 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.

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, and a 66 2/3% majority is needed for an amendment to be approved.  A form of proxy is being distributed to each unit for this purpose.

 If there is any possibility that you cannot attend, please submit a proxy, it will be returned to you at the meeting if you do attend.

Sincerely,

Levi McConnell, Secretary

Skytrack Condominium Association

 

 

PROXY

 

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 Tuesday, June 16, 2014 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. For the transaction and voting upon of such business as may properly come before the meeting.

 

2. To vote on a proposed amendment to the By-Laws of the Condominium.

 

 

Dated: _________________________________, 2014

 

Signed:

_________________________________

_________________________________

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