Author: Skytrack

Attending: David Crofton, Steve Dembitzer, Peter Levy, Katharine Mukherji, Matthew Pilkington, Cynthia Steele, Peter Burgess and Carlos, and Jose Perez (for the discussion of maintenance issues)

I. Maintenance Report (with Jose)
Abilene installed the glass refractor for the boiler.

Some roof fans were fixed; one more will be checked. The deck railing and track will be repainted this month.

Several decks, with the original wood floors, need replacement, which was authorized.

II. Finances
Finances are in order, with the exception of continuing arrears of 3C.

III. Old Business: Refurbishment Plans
Phase 1 Refurbishment: 2^nd and 3^rd floors of 120; planters; Garbage Bin in 15 Bergen

The Board authorized painting, carpeting and other needed upgrades (new baseboards and corner guards) for the residential areas of 2^nd and 3^rd floor of 120 Boerum Place, using materials recommended and to be sourced by the design consultant, Shoebox Interiors. The removal of vertical panels next to the doors, and painting of the second and third floors is scheduled to begin shortly! Carpeting will follow soon after.

The garbage bin will be changed within 15 Bergen. Other updates for 15 Bergen will be prioritized for the next phase. Doors will also be repainted for 122 Bergen.

The cost of this project will be around $47,000-substantially more than we have spent in previous refurbishments. As explained in earlier minutes, the rationale is that we are investing in materials which should have durability over the long term (e.g. industrial carpet in squares that can be replaced if needed) and in a scheme that does justice to the value of the building and the units. The plans for covering costs are to use reserve funds ($15,000 in money market account) and balances in operating funds over the next 2-3 months (we expect our costs to decline as heating costs will not be a factor). We will cover whatever is leftover (estimated at less than 50% of the total cost) by borrowing against our line of credit, and paying it back over the next 12 months.

Shoebox Interiors has sourced planter replacements for 134 and 120 (15 Bergen is pending landscaping adjacent building).

After the above refurbishments, we will take stock of our financial situation and estimated costs for subsequent phases (updating 15 Bergen; and completing the service areas and stairways in 120). Once all these are completed, we will investigate possibilities and costs for refreshing the lobby, outside awnings etc.

IV. New Business:

The annual meeting of the residents will be held June 11 at Montessori School at 8 pm. Please arrive by 7:50 to sign in and ensure we have a quorum.

The next Board meeting is May 28.

Submitted by: Cynthia Steele, Secretary

Attending: Steve Bruner, David Crofton, Steve Dembitzer, Peter Levy, Katharine Mukherji, Matthew Pilkington, Cynthia Steele, Peter Burgess, and Jose Perez (for the discussion of maintenance issues)

I. Maintenance Report (with Jose)

Abilene changed 14 tubes in the boiler and installed some heavier tubing. Temperature checks in several units afterwards showed uniformity in temperature readings.

The Dean Street project, involving the back stairs and entry, has been started. The closet door has been repaired and painting started.

Mario is to look into pointing needed at134.

Peter Burgess is going to contact the Sanitation Department about the collection of garbage (and if possible recycling) near each building-as is standard in NYC–rather than all garbage on Bergen Street, and all recycling on Dean Street as is the current practice.

II. Finances

The 2008 budget with reorganized budget categories is in effect. Our financial status is generally good: we have over $44,000 in the bank, half of which will be put into a money market account. Several owners did not notice, or change their payment if automatic, the increase in common charges. The management company will be in touch with them directly.

The Board will be exploring how to save money as well as to be greener as a building, e.g. reducing our $32,000 annual water bill by eliminating drips from all faucets or toilets. We each can take such measures as turning off the heat (or air conditioning in summer) when leaving home. We welcome your suggestions and will be putting forth ideas in upcoming meetings.

III. New Business

Several packages to 120 Boerum Place have gone missing. Jose will put any packages delivered in the locked package room going forward, so see him if you are expecting a delivery.

The Board has asked our design consultant at Shoebox Interiors to produce a design scheme and costs for needed upgrades for the 2^nd and 3^rd floor of 120 and 15 Bergen. She will also suggest landscaping upgrades, notably planter replacements (including 134). These will be presented next month for prioritization and allocation of resources. Our expectation is that this refurbishment will be done this spring.

We now have a digitized version of the bylaws and will determine the best way to make these available to people, such as prospective buyers.

The next Board meeting is March 26.

Attending: Steve Bruner, Steve Dembitzer, David Crofton, Peter Levy, Katharine Mukherji, Cynthia Steele, Peter Burgess, and Jose Perez (for the discussion of maintenance issues)

We welcomed new Board member, David Crofton, who is replacing outgoing Board member, Mike Hansen.

Maintenance
Jose gave an update on maintenance issues.

Roof repairs at 120 Boerum were located and fixed. Several decks and the running “track” are being repaired to address issues with leaks.

New energy-efficient, low level bulbs are being sourced, by Cynthia Steele, for 134 Boerum Place to replace those that burned out.

Alberto (aka Ricardo), the weekend porter, resigned. He is being replaced by Jonathan Medina.

Finances
The finances were reviewed and found to be in good order. The ongoing exception is the accrued common charges owed by 3C. [Note: Skytrack has a lien against this property].

The 2008 budget developed by Treasurer, Steve Bruner, streamlines budget lines and increased budget lines to adjust for cost increases, based on our experience with actual expenditures over the past several years.

Refurbishments
Shoebox Interiors presented recommendations to replace the carpet in 120 (second and third floors) as well as to make necessary improvements to the entry and stairway in the Dean Street entrance-which are the highest priority items for upgrading based on safety and need. The idea is to have a durable, coordinated look, including repainted walls, that is within our budget parameters. Jane Rosenbaum of Shoebox Interiors is getting estimates on costs for labor as well as materials. At the next meeting, she will present lighting alternatives.

The Board approved fast-tracking the improvements needed in the Dean Street entrance, to be followed by re-carpeting/repainting the 2nd and 3rd floor corridors of 120. We expect these projects to be completed this spring.

Shoebox Interiors will present solutions for upgrading other elements (e.g. 15 Bergen lobby, door numbers, 120 lobby etc.) for consideration after the priority items are accomplished. We will make decisions about which and when to authorize based on funding. Our intention is to have all three buildings look pleasing inside and out.

The next Board meeting is scheduled for February 26, 2008.

Present: Peter Levy, president, Katharine Flanders Mukherji, vice president; Steve Bruner; treasurer; Matthew Pilkington, Peter Burgess, management agent
The meeting was called to order when a quorum (4 members) was reached.

Maintenance: Superintendent Jose Perez reported that the roof repairs over the A and B lines in 120 Boerum Place, begun after the early August flooding, are finished and the track replaced. The window pit has been waterproofed and outer window ledges resurfaced. Still pending are remaining repairs to 15 Bergen Street. Also remaining to be repaired are the ceilings of #3B and 3A which were damaged in the same rain storm. The Super’s apartment floor and those of 1B and 1O have been redone. These were damaged in the 2006 flooding. There was a discussion about how to abate flooding in the courtyards. One of the major causes of urban flooding is the paving of entire neighborhoods, which creates more run-off and no soil absorption of rainwater. Encouraging owners to find pervious material to replace the concrete under their courtyard decks was one possible solution that was discussed. Because rainwater from the roof of 15 Bergen contributes to the courtyard flooding, an effort will be made to mitigate that problem. We have also instructed Jose to see that our plumber snakes out the courtyard drains.

Matthew Pilkington, gardening liaison, will instruct our gardeners and Jose to see to it that the hedges are trimmed evenly and that gaps are filled in. Mulching and soil amendments have been done by Urban Arborists. We discussed the state of the plant barrels and will see to it that the broken ones are repaired, if not replaced.

Steve Bruner reported on his work with a decorator who will do a walk-through and write up her ideas. If they are satisfactory, we will hire her to design and supervise the renovation of the 2nd and 3rd floor hallways of 120 Boerum Place and installation of chair rail, painting of those halls, carpet, and refurbishing of the Dean Street side stairwells and trash hallways as part of a comprehensive plan. We will also plan on sprucing up 15 Bergen St. common areas. Board members have neither the time nor the expertise to work out a comprehensive plan and act as project managers in implementing it.

Financials: There was a discussion about the format and coding on the monthly financial reports provided by management. An effort will be made to make budget comparisons easier to read, so that we can tell into which categories our expenses are falling, and that the Common Charge income is accurately reflected. Financials were reviewed and found to be in order. Owners are reminded that the 10% Common Charge increase, announced several months ago, will come into effect on January 1st.

The next Board meeting will be held November 28th.