Author: Skytrack

Board Meeting Minutes 12/1/10

Present: Jose Perez, Elia Malara, Peter Levy, Katharine Flanders Mukherji, Rose Firestein, Matthew Pilkington, Terra Chalberg, John Carluccio

Jose made his maintenance report:

The courtyard installation of spikes in our pigeon abatement effort has been completed.  One nesting place below an air conditioner has yet to be blocked. Painting of deck railings is complete, except for two outside of second floor apartments.  Two additional roof drain diversions are complete, and it remains to be seen whether the combined measures taken over the past few years will totally eliminate basement flooding during high intensity rainstorms, when the city’s sewer main cannot carry the water away fast enough.  If further measures are required, because the city continues to refuse to install larger mains, the window well water on Dean Street and on Boerum Place will have to be diverted in some way as well.  A number of complicated solutions were discussed.  Two old roof decks over 122 Boerum Pl were lifted to enable the roofer to do roof repairs and leak prevention beneath them.  New decks will be installed there in the Spring.  New lights are being installed in the garage and the sensor has been adjusted for faster response upon entry.

When 17 Bergen renovated and took down part of their old building sharing a wall with ours, they exposed one of 15 Bergen’s walls.  Their renovation did not seal the newly exposed section of their wall and left flapping coping, which they promised they would repair in the summer of 2010.  They are now experiencing leaks and want us to repair our wall.  We will do this when they repair the coping.  After our pointing is complete, they will need to seal the place where the two buildings meet.

We plan to continue the upgrade of 120 Boerum Place by renovating the recycling area on the 2nd and 3rd floors, to match their hallways.  Bids are being sought for this work, and for a possible resurfacing of the landings and stairs.

A banister is repeatedly being ripped out of place on the Boerum Place flight of steps between the 1st to the 2nd floor.  Please do not abuse the banisters.  They are meant for holding and no other purpose.

Matthew Pilkington is replacing a half-dead tree outside 134 Boerum Place.

Financials were reviewed and found to be in order. Treasurer Matthew Pilkington, managing agent Elia Malara, and Mark Levitch will work together soon to craft next year’s budget.

The Board would like to wish you happy and healthy holidays.  Please remember that this is the time of year to reward Jose and Patrick for their excellent work.  Remember, also, that in bringing holiday trees in and out, cleaning up the dropped needles in the hallway and lobby is the owner’s responsibility and should not be left to the employees. José will have oversize plastic bags available for tree transportation.

There being no further business, the meeting was adjourned at 9:30 p.m.. Next meeting January 26th.

Board Meeting Minutes, October 27, 2010

Present: Peter Levy, Pres; Katharine Flanders Mukherji, VP; Matthew Pilkington, treasurer; Tara Chalberg; John Carluccio; Rose Firestein; Elia Malara, managing agt.; Jose Perez, superintendant

I. Maintenance

1. Sprinklers in common areas have been painted red, as required by the city.  Deck railings were painted blue.

2. Jerry Lugg, plumber, effected two roof drain diversions, one in the E line and one at 1Q.  This should help in sewer backup abatement efforts, since basement apartments continue to be flooded during torrential rainstorms.  It is requested that owners not use plumbing during such rain falls, since there is no place for our effluent to go but into your neighbors’ plumbing fixtures.  A discussion continues about other ways to contain storm water, including a semi-permeable courtyard surface, a green roof, re-piping the pit drains, and possibly hiring an engineer consultant.  A member of the DEP came after the last storm, had the storm drains cleaned, and spoke with Jose and Jerry about our request that the city increase the size of it’s sewage main beneath Boerum Place.  A request has been submitted to study that main with a special camera during subsequent storms.

3. A contractor, with the low bid for pigeon abatement, will begin work soon in the courtyards.  Scaffolding will have to be erected in order to reach the 40 foot high beams where the birds perch.  An effort will be made to talk to neighboring building owners about eliminating nesting areas in vines and standing water.

4. Leaks into several apartments on the upper floors have been traced to broken terra cotta caps at the top of the Dean Street wall, brick facade pointing failures near the third floor on Dean Street, and parapet wall cracks. The roof cornice is also in need of repair.  A pointing, repair, and painting job for all of these roof structures will be costly and will be undertaken as soon as possible.

5. A leak at 134 Boerum has been traced to a clogged drain beneath a deck.  The damage will be repaired.  Owners are reminded that when a roof drain is below the deck for which they have exclusive use, they are responsible for keeping it clean.  Owners who fail to keep drains clear will be liable for fines.

6. A few of the oldest and most damaged decks will be replaced in the Spring

7. Roof leaks on the 122 Boerum Pl. building are to be repaired.

8. A request has been made to step up water bug extermination efforts in the common areas around and below the Dean Street door and recycling closet.  This will be done.

9. Matthew Pilkington reported on his voluntary efforts at continued beautification of the property with plantings.  He plans to replace one tree that is not thriving.

10. The carpets on the first floor of 120 Boerum Pl. have been professionally shampooed.

11. Katharine spoke to the NYSC management about keeping their sidewalks clean, so that the leaves don’t blow onto our swept sidewalk.  They have promised to see to this.

II. Financials

The financials were reviewed and found in order.

Owners are reminded that intercom repairs are their own responsibility, unless the problem is in the outside and inside lobby boxes or the wiring serving the whole building.  The water meter is functioning and bills have come in within budget.  In addition to working weekends, Patrick has added two days assisting Jose.  This frees Jose to work with contractors and to embark on extra projects.

Because of November and December late month holidays, the next meeting will be held on Wed. Dec 1.

The meeting was adjourned at 9:00pm

Policy – Skytrack Condominium

A majority of the Board of Managers of Skytrack Condominium adopts the following policy as of October 15, 2010:

WHEREAS Skytrack Condominium (“Condominium”) has an existing policy that it is financially responsible for the extermination of vermin (rodents, insects and similar animal pests) in the common areas of the Condominium’s buildings and that individual unit owners are financially responsible for extermination of vermin in individual units; and

WHEREAS the City of New York is experiencing an apparently unprecedented bedbug infestation; and

WHEREAS bedbug infestations are both easily spread from apartment to apartment within a building and difficult to eradicate; and

WHEREAS the Board of Managers seeks to encourage the owners of units in the Skytrack Condominium to address possible bedbug infestations quickly, thereby effectively eliminating the insect’s spread within a building, it is now

ESTABLISHED by the affirmative votes of a majority of the Board of Managers of the Skytrack Condominium that hereafter, and until modified or rescinded by said Board of Managers, the policy of the Skytrack Condominium is as follows:

1.  Except as provided by numbered paragraphs two and three set out below, the policy of the Skytrack Condominium continues to be that it is financially responsible for the extermination of vermin in the common areas of the Condominium’s buildings and that individual unit owners are financially responsible for extermination of vermin in individual units; and

2.  Upon notification of the Superintendent of the Skytrack Condominium that bedbugs may be present in any building or portion of a building of the Skytrack Condominium, including an individual unit, by the owner of any unit within such building or such owner’s tenant or the Condominium staff, the Skytrack Condominium shall arrange and be financially responsible for having the possible bedbug infestation investigated to determine whether it exists, which investigation shall be made by professional exterminators or others the Board of Managers considers as having the necessary expertise to ascertain the presence of bedbugs at a location.  A unit owner may arrange for such an investigation of his/her own unit, and the Skytrack Condominium will be financially responsible for such individually arranged investigation only if the Condominium’s Superintendent approves the company or person who will undertake such investigation and such approval is obtained before the unit owner orders or contracts for such investigation.  Skytrack Condominium’s financial responsibility for an approved, owner-arranged investigation shall not exceed the cost of such investigation had the Condominium arranged for the investigation with the vendor it routinely engages for such investigations; and

3.  Skytrack Condominium will be financially responsible for the eradication of bedbugs, as with all other vermin, in the common areas of the Condominium’s buildings when bedbugs are detected in such areas, but it shall not be financially responsible for any aspect of the eradication of bedbugs, or any other vermin, in any individual unit or groups of units in the Condominium; and

4.  This policy supplants and replaces any previous policy, whether written, unwritten, formal or informal based on precedent, that pertains to the subject matter of this policy adopted by the Board of Managers on September 22, 2010.

Dated:  Brooklyn, New York

October 15, 2010

Board of Managers of Skytrack Condominium

By: Peter J. Levy, as President of the Board of

Managers of Skytrack Condominium

Board Meeting Minutes, September 22, 2010

Attending:  Peter Levy, Pres., Katharine Flanders Mukherji, V.P., Matthew Pilkington, Treas., Levi McConnell, Sec’y., Rose Firestein, John Carluccio, Terra Chalberg, Jose Perez (to present Super’s report), and Elia Malara (Managing Agent).,

I. Maintenance

  • The painting of the track should be completed by the end of this week.
  • The painters are to paint all of the railings on the individual decks next, at an additional cost of $4,200 (for 21 decks).
  • Planters on Dean St. will be moved a bit closer to the building.
  • Peter to supply the rules for residents using outside contractors to Jose to give to tenants as needed.
  • Abiline to service the boiler. Was filled with water on 9/22.
  • 134 Boerum Pl. roof leak in Rose’s unit to be inspected by Jose and Leon, focusing on the deck area.
  • General painting and touch-ups on walls and trim to be completed by Jose.
  • Garbage can area was repaired.
  • Garage lights and motion detection was completed, but sensitivity needs to be checked and increased on the pedestrian entry, as well as possibly the roll-up garage door.
  • The board voted to install anti-pigeon/bird spikes on the I-beams over the courtyard areas, due to the increased bird population around the building.  A nearby, newly-introduced source of fresh water below the balcony of an adjacent building (not part of Skytrack Condo) seems to be factoring in to this increase.  If board member Levi McConnell can find a suitable and effective alternative to spikes, the board will consider.  Otherwise, spike installation will proceed as currently planned.
  • The loose telephone and cable television wires which pass through roof areas of 120 Boerum and even hang down into the interior courtyard area near the L line are to be fixed to the building in a more permanent manner, by the telephone and cable companies.  Jose and Eli to quarterback that effort.
  • All common area sprinkler pipes to be painted red by order of the Fire Department.  We received a bid of $3,000 for this work, which is acceptable.
  • Skytrack has a new hi-tech water meter.
  • Skybridge: Eli to move forward with trying to find a suitable material to weld to the sides of the bridge. Levi recommended a material like that used for the flooring of the track itself.
  • Due to the sudden increase New York City bedbug infestations, the board is planning steps to help educate residents of Skytrack Condo on ways to decrease chances of bringing these unwanted pests home.

II. Financials

The financials were reviewed and found in order.

Our newest water bill is for $7,335.07, covering from 2/8/2010 to 9/10/2010, which is considerably lower than previous bills.

III. Board Positions

Levi was voted in as Secretary, and Matthew as Treasurer, starting with this meeting.  Katharine remains as Vice President, and Peter as President.

The meeting was adjourned at 9:30pm

SPECIAL NOTICE FROM THE BOARD OF MANAGERS

Recently, a group of teenagers was discovered drinking alcohol on the Skytrack on the roof of 120 Boerum.  The teens unintentionally revealed their presence when one of them leaned over the railing and vomited, hitting a unit’s air conditioner.  This conduct was not only illegal, but potentially dangerous.  The roof, and particularly the track, are no place for inebriated people, especially youngsters who do not always display sensible behavior when they are sober.

The Board cannot emphasize enough the need for parents to ensure that their children, and their children’s friends, do not engage in risky conduct on the decks and roofs of the condominium’s buildings, including the track.  Irrespective of any possible liability issues arising from parents’ failure to oversee young people’s use of these common areas, the greatest concern is the potential for a completely unnecessary tragedy – a child falling from the deck or roof or otherwise being injured.

The Board requests that owners and tenants take steps to prevent their children and guests from engaging in inappropriate, illegal and dangerous conduct on the condominium’s decks, track and roofs.  And as the saying goes, if you see something, say something.

Thank you for your cooperation; we all have a stake in this.

Notice

If somebody you don’t know rings your outside bell and you want to interact with them, go to the outside door and talk with them outside the building, sign their petition, or whatever, but don’t let them into the building to talk to you because once they are in they can bother everyone else.

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

A quorum was achieved (52.75% present & by proxy) and the meeting began at 8:10 pm.  The Board introduced themselves [Terra Chalberg, David Crofton, Rose Firestein, Peter Levy, Levi McConnell, 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, 2009.  The Condominium’s financials were found to be in order.  There was a large surplus for the year, even with renovation costs and building improvements in 2009 of about $16,000. The improvements included painting, carpeting, and replacing light fixtures.  The Condominium had raised approximately $75,000 in surplus during 2009, which explains the ability to pay for renovation costs and still increase the Condominium’s cash position.

The Condominium has retained its $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.

The receivable common charge and legal fees increased from 2008, mostly attributable to Apartment 3C. The legal fee was a one-time fee to foreclose on the owner of 3C.  Foreclosure has been initiated.

We are getting a new water meter installed, required by the city.  They noticed the meter wasn’t functioning properly.

II.   Managing Agent

Elia Malara went through a list of the activities that occurred in 2009.  The sidewalk in front of 15 Bergen was fully repaired.  The roof deck over 3F was replaced.  In 120 Boerum, the stairs, lobby, and window were painted and repaired.  In 15 Bergen, the skylight and some damaged roofing over 3S was repaired.

The old boiler was dismantled and removed according to the appropriate procedures and regulations.

The roof fans are being replaced, as they fail, with quieter ones.

The 2009 Assessment Protest has been filed.  We are still awaiting word on our Assessment Protests from 2004 through 2008.  The Star abatement is still in effect but may only continue until 2012.

III.         Maintenance

For any maintenance issues, please contact Jose first, and if need arises, Elia second, and the Board third.

IV. Elections and Re-elections

John Carluccio was elected to replace Matthew Pilkington, who has resigned. Levi McConnell was elected to replace Steve Dembitzer, whose term was up and who has moved out of Skytrack. Katharine Mukherji was re-elected, unopposed.

V.   New Business

An owner requested that emergency lights be put in 15 Bergen, to which the Board has agreed.

An owner in 120 Boerum Place (John Carluccio) brought up the issue of the heating gauges on the thermostats in units where they have not been replaced and thinks that a referendum to have them all replaced would solve the issue of unwanted heat in the apartments.

An owner brought up the issue of the walkway connecting 15 Bergen to the rest of the buildings being unsafe and not up to code.  She will look into what should be done to make improvements and bring it to the Board.

It was discussed that children should not be on the Skytrack, especially unsupervised.

At Audrey Weinberger’s suggestion, we discussed asking that as owners renovate their apartments, they install shut-off valves for the unit’s water, so that eventually, every unit will have their own shut-off valve, lessening the need for all-building water shut-offs.

As a reminder, if you register on the Condo’s website, you’ll receive notices and updates in a convenient manner.  The registration button is in the lower right corner of the page.  Registered users can access notices, minutes, announcements, and documents like the By-Laws and Rules.  Contact information for the Managing Company, Super, and Porter are also included.  The website URL is https://skytrackcondo.com.

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

Board Meeting Minutes 6/2/2010

Present: Peter Levy (President), Katharine Flanders Mukherji (Vice-President), Terra Chalberg (Secretary), David Crofton, Rose Firestein, Levi McConnell, Matthew Pilkington (Treasurer), Jose Perez, Elia Malara.

MAINTENANCE

DEP has changed the water meter.  Jose will check the fresh air vent in 1A, which may not be working.  In the front of 120 Boerum Place, the area above the new window is collecting condensation, so it will need to be repaired. The Board will evaluate the proposals when we receive them; Elia will get a couple.

The lobby at 122 Boerum Place will be painted after the new owners of 1P move in.  2N wants to make improvements to their deck, so Elia will get details on what they want to do to see what is the financial responsibility of the Condo and whether their changes will hereafter render the owners and subsequent owners solely responsible for the deck.  3M’s deck was replaced.  2R’s deck will likely need to be replaced at some point after the summer.  Jose will take a look.

The garage fan was replaced with a less noisy fan.

The Skytrack has holes in it and should be repaired and painted.  Jose will get an estimate.

It’s going to be $975 to change the garage lights to motion detector lights, which the Board has approved.  The boiler room can hold storage that is metal.  Elia will look into the cost of a metal enclosure.  We discussed the possibility of doing something eco-friendly with the space that houses the old, non-working hot tub on the Skytrack like a hot water booster.

FINANCIALS

The garage income needs to be adjusted on the YTD budget, which is lower than the actual.

Some accounting entries need to be moved from the General Repairs category to their relevant specific categories.  Because of the new water and sewer rates, the budget will reflect a 12.5% increase to allow for a higher water bill.

NEW BUSINESS

The terms for Katharine Mukherji and Levi McConnell are up  (Levi having replaced Steve Dembitzer during Steve’s term).  Owners will vote to elect Board members at the annual meeting on June 9.  The next Board meeting will be June 23.

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