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.