Author: Skytrack

Board Meeting Minutes 6/23/10

Present: Peter Levy, Katharine Flanders Mukherji, Rose Firestein, John Carluccio, Jose Perez

MAINTENANCE

Jose reported that the lobby of 122 Boerum has been painted.  The deck of 2N was replaced because of deterioration.  Courtyard drains are soon to be snaked out.

FINANCIALS

Financials are in order, with the exception of 3C’s debt.

OTHER BUSINESS

A number of quality of life issues arose at the meeting.  Several reminders follow below:

Owners should take this opportunity to replace broken or defective heating element valves/thermostats, during the summer, while the heat is off.  Please contact Jose about draining the system before your plumber arrives to do the installation.

Owners with drains under their decks are reminded that they are responsible for keeping the drains from getting clogged with debris.  Clogging may cause floods and damage.

No personal items are to be left in common areas, including boots, umbrellas, scooters, strollers, helmets, bicycles, shopping carts, and other items.  The fire department even forbids floor mats in the  hallway, along with the above-mentioned items.  When items are left in hallways, lobbies, stairwells, or other common areas, they will be confiscated and a $50 fine levied by the building for their retrieval.

The next meeting will be September 22nd.

There being no further business, the meeting was adjourned at 9:00 p.m..

Respectfully submitted,

Katharine Flanders Mukherji

Annual Meeting Notice

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 9, 2010 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,

Terra Chalberg, Secretary

Skytrack Condominium Association

Board of Managers Meeting Minutes: 3/24/10

In attendance: Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), Matthew Pilkington (Treasurer), Jose Perez (Superintendent), Elia Malara (Management)

MAINTENANCE ITEMS

Leon can remove the boiler for $800 and the Board voted “yes.”  Elia will find out whether the fire code allows us to store anything in the Boiler Room.  KM does not think so.

120 Boerum:  The Board voted “yes” to having the front fan-light window replaced, and the molding painted for $2000.  We discussed how to shield the halls from the heat of the sun, whether there is any way to do that while still keeping the light.  The entryway renovation is done, which involved repairing and refinishing the mail shelf and painting the inner and outer lobbies.  The outer lobby mat and inner lobby runner were removed and not replaced, with a plan to put them out only in bad weather.  The wood on the exterior window facing Dean Street on the second stairwell surround needs to be replaced so we’ll get an estimate on that.  As promised after the last basement sewer backup, the contractor will replace the floor in 1E and Jose will ask the owner to agree on a date by which to do so.  The Mulberry tree has been trimmed at 16 Dean, which had been dropping berries and blocking walkers on the roof walk track.  Elia will look into why some pieces of masonry near the Dean Street door fell to the ground.
An estimate on motion detectors/lighting in garage is forthcoming.  The ceilings in 3A and 3D have stains from old roof leaks and need to be repaired.

15 Bergen:  The owner of 3S has requested that property damaged by winds be replaced by the Board.  Elia will write a letter and follow up with a call.  Jose will adjust the building’s front doors and replace the felt in the doorframes that has worn down.

Please note that the Superintendent must be informed of all move-ins and move-outs, which should be done during his working hours, or if not, cleared with him for reasons of safety.

FINANCIAL ITEMS

Our financials are sound.  Elia moved $100,000 over to savings account with 1.5% interest to build up our reserve fund.  We intend to confirm the building’s water bill is accurate.  Elia will file a Multiple Dwelling Registration form.

NEW BUSINESS

The annual meeting is June 9 and Elia will try to arrange for the usual space at the Montessori School.  The annual fee of $150 is due for our line of credit and Elia will pay it.  The Board agreed that Patrick should get a raise for his weekend shift duties.

There being no further business the meeting was adjourned at 9 p.m. The next Board meetings are scheduled for April 29, and June 2.

Board of Managers Meeting Minutes: February 24, 2010

In attendance: Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), Matthew Pilkington (Treasurer), Rose Firestein, Jose Perez (Superintendent), Elia Malara (Management)

MAINTENANCE ITEMS

The Boiler has been running fine this winter.

In 120 Boerum: There was a leak in 3J’s shower body (which is the valve in the wall). We’d like to remind residents that when a water emergency happens, we turn off all of the water, since most apartments don’t have an individual turn-off valve.  Owners are encouraged to install these when they are getting other plumbing work done. José got the proposal to fix and refinish the mailbox shelf, and paint the inner and outer lobby walls, which is estimated at $3,500.  The Board voted yes on this proposal and will choose a different color of paint to use than the current one.  General maintenance included painting the doors.

Mario will take a look at the second floor window surround above the Dean Street door and provide an estimate to repair it.  Elia is getting estimates on removing the old boiler from two companies.  David has not heard from Con Ed on the motion detectors, but Elia will get an estimate on their installation in the garage.  The tree in 16 Dean Street’s backyard is interfering with the use of the roof walking-track, and needs to be pruned.

The Board wants to emphasize that personal property on Condo decks is each owner’s responsibility to remove if they are notified that work needs to be done on the roof underneath the deck, or the on deck itself.

Please remember to be considerate of your neighbors with renovations and moving, and discuss with them ahead of time your intended schedule for doing so.  Usually, construction and moving do not occur on weekends because of disturbance to neighbors and lack of supervision by the Super.

FINANCIAL ITEMS

Gas and electricity costs are up for winter as they normally are, and all else is steady.  Victoria Whitmore, the owner of 3C in default on her Common Charges, was deposed on 2/23/10 due to a court order, and Katharine Mukherji was in attendance. An insurance company is demanding payment of a deductible for a claim that Skytrack didn’t make, but that was paid to a unit owner.  We have turned the matter over to our attorney.

NEW BUSINESS

Unit 1E has never had the floor repaired which was damaged by a sewer back up some years ago.  The damage had been inspected already, and the repair will be made soon.

There being no further business the meeting was adjourned at 8:50 p.m. The next Board meeting is scheduled for March 24, 2009. The meetings after will be April 29, and June 2. The annual meeting will be June 9.

Minutes: Board of Managers meeting: January 27, 2010

In attendance:  Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), David Crofton, Rose Firestein, Levi McConnell (in place of Steve Dembitzer), Jose Perez, and Elia Malara (Managing Agent)

MAINTENANCE

The boiler is running fine; it’s been a quiet month in terms of repairs and maintenance.

120 Boerum:  the lobby needs some work.  The counter is falling off in places and needs paint.  Elia is still waiting for pricing on repairing the 2nd floor window surround above the Dean St. door, and will continue to follow up.  Elia is looking into getting the old boiler removed.  Mario is going to check the Dean Street brick wall to see why debris has been falling from it.

15 Bergen:  the covering on top of the wall between 15 Bergen and 17 Bergen (lowered and maintained by 17 Bergen) has come loose and makes loud noise when it’s windy.  We are cooperating with 17 Bergen to repair it.  A garden hose has been installed and is stored in the closet when not in use.  The roof above Apartment 3S has been repaired.

134 Boerum:  two roof fans have been replaced.

128 Boerum:  David has not been able to get any information from Con Ed yet about installing motion detectors for the garage lights.

FINANCIAL

The New York City D.E.P. is coming to replace the water meter because they believe it’s not functioning correctly.

The year end statement reflects good financials.  Elia will open up a money market account for $100,000 to receive somewhat better returns than the checking account.

Elia will process the paperwork so that the President and Treasurer will be allowed access view financial accounts.

Victoria Whitmore, owner of Apartment 3C, is scheduled to be deposed on February 23 at 2pm by court order.  Katharine will attend, possibly with another person affiliated with the Board.

The 2010/2011 Applications for Correction of Assessed Value (protest of property assessed value) are being filed.  The City has not acted upon the protests for the two previous tax years, so our attorneys have filed for court hearings to sue the City for reductions of Assessed Values.

NEW BUSINESS

Steve Dembitzer, Board member, has resigned upon sale of his property.  Levi McConnell of 120 Boerum Place, has replaced him and will serve until the annual Owners Meeting in June, when there will be the opportunity to vote on Steve’s replacement.

Rose has noticed that the lighting outside 134 Boerum is dim and presents safety issues. Jose will investigate and Rose will talk with the residents to see about on consensus on what should be done.

The question arose as to whether the renovations should continue in light of our good financial status  The two black doors at the Dean St. entrance of 120 Boerum could use some touching up.

There being no further business, the meeting was adjourned at 8:35 p.m.  The next Board meeting is scheduled for 2/24/10.

Board of Managers Meeting Minutes: December 9, 2009

In attendance: Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), Matthew Pilkington (Treasurer), Steve Dembitzer, Jose Perez (Superintendent), Elia Malara (Management)

MAINTENANCE ITEMS

The old boiler has been decommissioned by an inspector and now needs to be removed.  Jose will arrange for someone to take care of this immediately.

No update on replacing/repairing the second floor window of 120 Boerum at this time.  Elia will provide an estimate.

Motors in three of the roof ventilation fans at 120 Boerum that have been replaced are working well and quietly. More replacements are to occur as needed.

The hose is not yet installed for use in 15 Bergen but will be very shortly.  Jose will report at next meeting.

Roof leaks have been reported in the top floor of 15 Bergen.  Jose will keep us updated.

We haven’t reached a conclusion about permanent signs in the lobby of 120 Boerum to direct guests, but do agree that the signs above the recycling in this building are ineffective.  We discussed whether they need improvement.

As David is not in attendance, we will ask for a report from him at the next meeting about being in contact with Con Ed about special programs for putting the garage lights on motion detectors, and we are looking into the possibility of installing glass into former windows.

There is still a need for a sign on the basement door reading, “please keep this door closed at all times” and Jose was not at the last meeting.  Jose will post one.

Reminder to Owners, carried over from the last minutes: the flex water connectors on your toilet and sinks, if original, are 25 years old.  To avoid water damage to your apartment and others, please replace old flex connectors and hoses in the kitchen and bathroom.

FINANCIAL ITEMS

Because we are in good shape financially and inflation has not occurred because of the recession, we have agreed that we can forgo the annual 3% increase in maintenance fees for 2010.

Jose and Patrick will receive year-end bonuses from Skytrack and amounts have been discussed.

Matthew reviewed the budget categories in question, concerning building and renovation improvements, with Elia and concluded that they need to be revised or clarified, which Elia has agreed to do.

NEW BUSINESS

Residents, information on the proper way to dispose of your Christmas Tree will be posted in each building’s lobby.

There being no further business the meeting was adjourned at 8:45 p.m.  The next Board meeting is scheduled for January 27, 2010.

Happy Holidays

The Board extends holiday greetings for a happy and healthy holiday and New Year to one and all.

We would like to remind everyone that this is a good time to thank José and Patrick for their hard work and dedication to the building.

Trees: Please make sure all holiday trees are bagged while bringing them into and removing them from the buildings.  José will have oversize plastic bags available for tree transportation.  This will ensure that the super and the porter do not spend time removing pine needles from the hallways.  Please be responsible and respectful.  A fifty-dollar ($50) fine may be imposed upon offending units.

Board of Managers Meeting Minutes: October 28, 2009

In attendance: Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), Matthew Pilkington (Treasurer), David Crofton, Rose Firestein

MAINTENANCE ITEMS

The 15 Bergen renovation is complete and in great general shape.  It looks like the hose still needs to be put in, and Elia will ask Jose to routinely wash the smudges off the white walls.  A sign has to be put up warning owners about confiscating their items if left in the common areas, which will result in a $50 fine to retrieve the items.

Owners, the flex connectors on your toilet and sinks, if original, are 25 years old.  To avoid water damage to your apartment and others, please replace old flex connectors and hoses in kitchen and bathroom.

The old boiler has been disconnected, and needs to be removed and decommissioned by an inspector.  We’re not sure yet when that is going to happen.  Some of the motors in the roof ventilation fans at 120 Boerum have been replaced, and it’s possible more will follow.  David will contact Con Ed about special programs for putting the garage lights on motion detectors, and we will look into the possibility of installing glass into former windows.  The main stairwell at 120 Boerum has been repaired and painted.

FINANCIAL ITEMS

It seems that Mr. Levitch, our accountant, has not been paid for the previous periods he’s specified.  The Board authorized payment immediately.  Matthew will email Elia about getting electronic copies of the financials going forward, so Skytrack can keep an ongoing electronic record.

We reviewed the categories in the management’s budget and feel that some clarification is needed about how to classify items like new electrical fixtures, plumbing improvements, painting (whether as part of routine maintenance, plumbing, or refurbishment, etc.)  Matthew is going to ask Elia about it.

NEW BUSINESS

We discussed the need for a sign telling guests going to the 2nd or 3rd floors of 120 Boerum to turn left at the mailboxes in the lobby.  We further discussed the need for a sign on the basement door reading, “please keep this door closed at all times.”  There is a roof leak in the ceiling of a unit at 134 Boerum.  It could be that a drain has gotten clogged.

There being no further business the meeting was adjourned at 8:30 p.m.  The next Board meeting is scheduled for December 9, 2009


Board Meeting Minutes: September 23, 2009

In attendance: Peter Levy (President), Katharine Mukherji (Vice President) Terra Chalberg (Secretary), Matthew Pilkington (Treasurer), Steve Dembitzer, David Crofton, Rose Firestein, José Perez, and Elia Malara (Managing Agent)

MAINTENANCE ITEMS

In 15 Bergen: The spigot for water is being put in 9/24 between 10 and 2; José will get a separate hose to be housed securely in the building.  The Board voted yes on stairs being painted.  The remaining yellow painted area  will be addressed.  The crooked and odd spacing has been fixed on door numbers; Terra will check.  The sconces are in. The garbage and recycling can container has been installed.  The stained carpet tiles have been replaced.

In 120 Boerum: There was discussion about putting up a sign on the basement door about closing it after use. We discussed the need for the walls of the front stairwell to be repaired, primed, and painted, which is estimated to be around $2,500.

General: The gaskets on the heating system circulating pumps have been replaced.

Garbage must be placed in its proper place immediately upon removal from apartment. It should neither be placed outside of apartment doors nor outside of the garbage container when garbage container is not full.  There should be nothing in the common areas including garbage and floor mats.  José is working on decommissioning the old boiler.

The heating system was refilled.  In the spring, after the heating season, whoever wants to have their valves or thermostats changed, at their own expense, must notify José so he can drain the system.

The question arose as to whether we should turn off the roof-top ventilating fans from midnight to 5 AM to save electricity, and/or replace old with new as they go bad.  This will be ongoing business.

Pertaining to the garage, the question arose as to whether we need to replace some or all of the lights we have with lights with motion sensors.  For eight fixtures and three motion detectors, the estimate is $2320 plus tax; Elia will get more information;  David will contact Con Ed and we will discuss at next meeting.  It was agreed that, if this were to pass, we would need some sort of emergency bypass or some fixtures on 24/7.  The question arose as to whether it’s possible that the remotely-controlled garage door is being opened/triggered by an outside remote.

FINANCIAL ITEMS

Skytrack is doing well financially and is ahead for the year. We discussed the fact that the roof is going to need to be replaced in the next couple of years, as will the stairs surfaces in at 120 Boerum. Elia will get an estimate on the front stairwell window/frame in 120 Boerum, and specifically assess what needs to be done/repaired.

There will be a water meter reading in November, which will give us our usage and how much we owe.

There being no further business the meeting was adjourned at 8:45 p.m.  The next Board meeting is scheduled for October 28, 2009.