Highview Condominium II
Board of Directors - Meeting Minutes
April 22, 2014 7:30 p.m.
The ninth regular meeting of the 2013-2014 Highview Condominium II, Inc.
Board of Directors was called to order at approximately 7:30 p.m.
Board members in attendance:
Robert Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, David Cutler, and
Natalie Hendrix. Michael D'Angelo
called in. Board members absent:
Nora Colford and Joseph Skonieczny. Maria
Arzano attended from Wentworth Property Management.
1) Minutes:
Minutes of the March 25, 2014
meeting were approved.
Maintenance update from super: Chris
Brighina reported on building maintenance.
2) Building
Repair & Maintenance Report:
a) Garage
masonry repairs: Masonry repairs by KES to two garage access plates
completed. Replacement of one plate
remains.
b) Installation
of backflow restrictor and water filtering: Final
payment will continue to be withheld until NYC certification received.
Certification remains to be completed.
Residents noted low water pressure over the weekend which was corrected
by filter change. First change after
five weeks. Super monitoring water
pressure to help determine frequency of future changes.
c) Laundry
room: Uncertain whether vendor
has added the remote monitoring from smartphones.
A credit of $5 is still to be issued for each unit owner as condition of
the renewal contract. No update from
March meeting.
d) Hallways,
Lobby, Elevator, and Entrance Area Renovation: Management
continues seeking designer recommendations.
Continued discussion. Designers
will be scheduled to attend May meeting.
e) Entrance
area repairs: Clarification
since last meeting that interior designer will not be involved with exterior
design work. No other update since
11/27/12.
f) Garage
wall crack repairs: Leaks last
repaired in July 2002 by epoxy injection. Abbasi
believed to have been the contractor and there was a lifetime warrantee on
repairs. In last 1-2 years have
started leaking again. Super will
get estimates. Management will check
records for Abbasi Construction in
g) Television
Service repair: Television
antenna completed.
h) Spring
unit inspections: Super working
on spring inspections. Inspections
include plumbing leaks, exterior water infiltration, and battery replacements.
Indicated at this meeting that they will be completed by May meeting.
i) Compactor
room clean-up: The compactor
room has been cleaned up and floor painted.
Arzano toured with Board after meeting and noted meter room violations on
account of storage and debris. Will
inspect after this April meeting for same.
j) Maintenance
log books: Discussion of
maintenance logs (boiler maintenance/service log, boiler water testing service
log, and general maintenance log). Noted
that management is responsible for assuring a daily maintenance log.
Highview’s performance guidelines document indicates the written log is
to include: “all repairs performed, projects undertaken and/or completed,
building problems identified, resident requests, and rules violations.
When projects are completed, completion date should be noted in the log.
When projects involving residents are completed, residents should sign to
agree that work has been completed to their satisfaction.”
Per March meeting, management was to share 2013 and 2014 logs at April
Board meeting. No reviewed at April
meeting.
k) Stairwell
door knobs/closures: Per
previous meeting, door knobs scheduled to be replaced by super this spring.
Not closing properly. Super
will complete in coming week.
l) Stairwell
door hinge: Hinge on new
lobby-level door is broken. Super
will discuss with vendor and have repairs completed.
k) Garbage
chute: Garbage chute on third floor
is broken. Was replaced only a
couple years ago. Replacement
approved.
3) Financial
Report
a) Unit
arrears: Board reviewed unit
arrears with managing agent.
b) FY2014
budget: Budget remains
unapproved. Treasurer
Michael D’Angelo indicated he hadn’t seen draft since December.
Per last meeting’s budget discussion, Laura Mezzio was contacting
Wilken & Guttenplan in response to Board’s request for addition of a
budgeted $36,500 Capital Savings required by previous vote.
c)
Status of FY2013 Audit: In
progress. As requirement of the
audit, all previous Board minutes approved and submitted to auditor.
Questionnaire auditor requires management to complete, also submitted.
Boynton will contact auditor to determine completion date.
If complete, board will schedule meeting with auditor and then schedule
date for FY2013 General Membership meeting.
d)
Special Assessment and/or Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered.
e)
Operating and Reserve account balances:
Not reviewed.
f)
Condominium
Tax Abatement:
On account of changes in the law concerning annual NYC Cooperative and
Condominium Tax Abatement, individual unit owners will need to apply to declare
units as their primary residence. Those
individual Highview owners who completed the NYC forms have received their
abatements, but for a number of unit owners in the building, units are not their
primary residence and do not qualify for the abatement.
Accordingly, management cannot apply on behalf of the entire building as
was done in the past.
4) Legal
Report:
a) Local
Law 11 facade inspection (cycle 6) and Local Law 11 facade inspection (cycle 7):
Certification has yet to be completed.
No update in over one year -- 06/26/12.
Discussed in detail at this meeting.
Wentworth’s Site Compliance officer now investigating.
b) NYC
code violations: Continuing
discussion of five DOB and five ECB building violations indicated by City as
remaining open. Oldest open
violation is dated 11/11/08 and most recent dated 01/15/14.
Management believes that all violations were resolved and building is in
full compliance with City codes, however each past violation requires filing
with NYC of a Certificate of Correction. Management
recommended that Highview engage a consultant to resolve with City.
Highview has requested that management pay the cost of consultant for
resolving the open violations as all of the violations indicated as open are
dates attributed to their management term (01/01/08 to present).
As of this Board meeting, consultant has not been engaged.
Noted that this issue was first brought to management’s attention six
months ago at the 09/24/13 board meeting. Wentworth’s
Site Compliance officer now investigating.
c) Lease
compliance: Arzano will compare
records with Boynton later this week.
d) Insurance
compliance: All units believed
to be in compliance and Arzano reviewing. Arzano
will provide Board Secretary with completed Excel file of current expiration
dates for all units later this week.
e) Building
damage from traffic accident: Insurance
claim in process. Estimate for
repairs received; including masonry work to corner of building, lawn sprinkler
system repairs, lawn repairs, electrical repairs, and replacement of bollard
lighting. Update at this meeting
that the insurance of Access-A-Ride’s bus had expired.
Access-A-Ride wishes to negotiate directly with Highview II management.
Agreed that Access-A-Ride should discuss with building’s attorney.
Building’s damage, repair estimates, and police report all document the
situation.
The meeting was adjourned at
approximately 9:00 p.m
-
Minutes submitted by Robert
Boynton, Secretary.