Highview Condominium II
Board of Directors - Meeting Minutes
January 26, 2010, 7:30 p.m.
The third meeting of the
2009-2010 Highview Condominium II, Inc. Board of Directors was called to order
at approximately 7:40 p.m. by Stacey Cohen, President.
Board members in
attendance: Robert Boynton, Joseph
Cann, Marjorie Cannon, Stacey Cohen, Nora Colford, and Natalie Hendrix.
Board members Michael D’Angelo, Angelo
Morelli, and Joseph Skonieczny were
absent. Linda
Romolo attended from Wentworth Property Management.
1)
Minutes: Minutes of
the November 16, 2009 and December 9, 2009 meetings were approved.
2)
Maintenance update from super:
Chris Brighina joined the meeting to report on building maintenance items
and concerns.
3)
Financial Report:
a) Unit Owner Arrears.
Status of legal actions were discussed.
b) Operating and
Capital Reserve Account balances were discussed.
c) Audit for FY2008:
The final version of the FY2008 audit has been completed and mailed to
unit owners.
d) Audit for FY2009:
The FY2009 audit will begin shortly once Wentworth completes the December
2009 financials.
e) Capital Reserve
assessment: The FY2010 Special
Assessment to increase Capital Reserve will begin as scheduled on March 1, 2010.
4)
Legal Report:
a) Rules &
Regulations: The Board approved
an increase in the fine for the noise violation rule.
Effective January 1, 2010, a second or additional noise offense within a
six month period will increase from 100 to $250.
A first offense will remain $100. This
change was made in response to a chronic situation, police being summoned to the
building on at least one recent occasion, and complaints filed with management
by seven unit owners. Depending on
the type of violation, unit owners are typically warned prior to a first fine.
The Board approved a fine increase to $100 effective January 1, 2010 for
“noxious or offensive activity”.
A second
offense within six months will be $250. This
action was taken in response to a recent late night incident on the first floor.
It was indicated that this was not the first such instance.
The super was asked to inspect the door of a unit for damage, consider
replacement of the common property if indicated, and bill cost of replacement to
the offender.
A fine was issued to a unit owner for smoking in the first floor common
area hallway. Multiple complaints
had previously been received about anonymous cigarette butts found on the first
floor hallway and in one previous incident the resident was observed on camera
and by a fellow resident flicking a live butt from the elevator onto the first
floor hallway.
b) Repair of damage
common property: The board asked
Romolo why a damaged unit entrance door (common property) had not been replaced
promptly following their November 16th request.
Romolo
indicated that the unit owner had said that they had already ordered a
replacement. It was noted that as of
this evening’s meeting the door has not been replaced.
Romolo will first request proof from unit owner that door is on
order. Romolo was once again asked
to complete the replacement without further delay and bill the owner.
Romolo will first request proof from the unit owner that the door is on
order.
c) Local Law 11 façade inspection (cycle 6):
Romolo still in process of re-submitting the Cycle-6 engineering report
for Local Law 11.
d) Unit Leases:
Romolo indicated that all unit owners are currently in compliance with
Highview’s lease approval and renewal requirements.
e) Underground fuel
oil tank.: Operating license
from NYC has been renewed.
f) Management
contract renewal: Contract for
Wentworth Property Management being reviewed.
Will require board approval prior to signing by President.
g) Laundry room
contract renewal: Contract for
CoinMach being reviewed by management. There
was no further discussion. Will
require board approval prior to signing by President.
h) Building staff:
Super’s evaluation completed. Copy need to be forwarded to board
secretary.
6)
Building Repair & Maintenance Report:
a) Exhaust
fan system: Ventilation
contractor will be inspecting the non-functioning line by camera and making
repairs once blockage is located.
b) Wall shift/crack::
Romolo will get contractor estimate.
c) Semi-annual smoke
detector replacements and unit inspections:
Chris Brighina reported that the fall 2009 unit
inspections were completed in late November except for three units.
Brighina will update at next meeting.
d) Replacement/upgrade
of exterior and lobby lighting timers: The
two bids were not for identical work. Joe
Cann continuing to review bids with Chris and authorize most appropriate work
without further board input.
e) Parking lot:
repairs: Chris Brighina
reported that the cracks in the parking lot have been repaired and the
wall lines re-painted. From the
September board meeting, Linda Romolo was to get bids for parking lot sealing
and resurfacing for the board’s information and future consideration.
Romolo had no bids at this meeting.
f) Plumbing
break in drain pipe: Although
sprinkler system has been drained for the winter, leakage into parking garage
continues. Plumber will be called in
to camera the line. Break had been
previously identified in the drainage line and a temporary patch was installed.
g) Garage door
operation: Overhead door does
not stop and reverse when it is closing and encounters an object in its path.
Discussed since September without resolution.
h) Entrance area tile
cracks: There was discussion of
cracks in exterior entrance area tile and loose grout at the September meeting
and management was to investigate and provide repairs bids so that repairs can
be completed before winter/freezing. There
was no update at this meeting, but Romolo will get estimates
i) Lobby
ceiling: The building super will
be replacing several ceiling access panels and touching-up the ceiling later
this week.
j) Plumbing
repair: The sprinkler head in
the laundry room is still dripping. There
was discussion extending to related repairs needed.
k) Flower bulb
planting: Was completed at end
of 2009.
l) Damaged
compactor chute door on third floor: Romolo
reported that the 3rd floor compactor chute door was replaced by
NuWay.
m) Telephone pole damage:
Romolo was asked to follow-up with the City concerning the damaged
telephone pole as a risk to building property and residents.
Verizon and ConEd both indicate it is the other’s problem to remedy.
It was noted that both Verizon and ConEd have transferred their equipment
to the new pole and that the only equipment still attached to the pole seems to
be the street light. Board suggested
Romolo call 3-1-1.
n) Carpeting
replacement: Romolo and Cohen
investigating replacement of damaged carpeting.
o) Fire Escape
repairs: Romolo has contractor
making repairs.
p) Elevator repairs:
Inspection by VSA has resulted in a list of repairs.
The meeting adjourned at
approximately 9:15 p.m.