Highview Condominium II
Board of Directors - Meeting Minutes
April 27, 2010, 7:30 p.m.

The fifth meeting of the 2009-2010 Highview Condominium II, Inc. Board of Directors was called to order at approximately 7:30 p.m. by Stacey Cohen, President.  

Board members in attendance:  Robert Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, Nora Colford, Natalie Hendrix, and Angelo Morelli.  Joseph Skonieczny was absent.  Michael D’Angelo was available by phone.  Linda Romolo attended from Wentworth Property Management.  

1)   Minutes:  Minutes of the March 23, 2010 meeting were approved.  Minutes of the February 23, 2010 meeting were previously distributed and approved by email.  

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 reviewed.  

      c)    Audit for FY2009:  The FY2009 audit with Wilken & Guttenplan continues.  At last meeting D’Angelo requested that Romolo call auditor to help them gain access to Wentworth records.  There was no update at this meeting as to whether Romolo had spoken with auditor.  

      d)   FY2010 Budget:  Draft was distributed and corrections made.  Romolo will re-distribute for Board comment/approval.  

4)   Legal Report:  

      a)    Rules & Regulations:  Management has notified unit owners and requested compliance with the new building rule requiring unit owners and tenants to provide proof of liability insurance coverage.  It was noted that the declaration page should offer sufficient proof for management records.  Only 17 (of 67) units have complied with request.  Romolo will take additional action.  

      b)   Local Law 11 façade inspection (cycle 6):  Romolo still in process of re-submitting the Cycle-6 engineering report for Local Law 11.  

      c)    Unit Leases:  All leases on file with management are current.  

      d)   Management contract renewal:  Contract for Wentworth Property Management being reviewed.  Will require board approval prior to signing by President.  Romolo was to distribute contract following February meeting for review/discussion.  No update at this meeting.  

      e)    Laundry room contract renewal:  Contract for CoinMach was distributed by management for review/discussion.  Questions were raised concerning monthly income, signing bonus, type of machines, new machines, and other disparities between the two proposals.  Romolo will get CoinMach to revise their proposals for clarity.

6)   Building Repair & Maintenance Report:  

      a)    Exhaust fan system:  Kitchen ventilation duct is not blocked however bathroom line is not balanced and believed to be overpowering kitchen line.  Chris will get electrician to propose additional or different rheostat.  

      b)   Semi-annual smoke detector replacements and unit inspections:  Chris Brighina will begin Spring 2010 unit inspection and smoke detector replacements.  

      c)    Replacement/upgrade of exterior and lobby lighting timers:  Light sensors will replace timers next week.  

      d)   Parking lot: repairs:  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 provided bid for resurfacing at March meeting, but no bids were presented for just sealing.  No update at this meeting.  

      e)    Plumbing break in drain pipe:  Chris reported that plumber has inspected the line front drain with camera and found pipe to be intact.  Possible problem with lawn sprinkler line as lawn continues to sink in the area.  

      f)    Garage door operation:  Overhead door does not automatically stop and reverse when encountering an obstruction in its path while closing.  Bids requested for re-locating interior electric eye and adding additional exterior eye.  No update at this meeting.  

      g)   Entrance area tile cracks:  There was discussion of entrance tile repair options.  Recommendations being discussed with contractors.  

      h)   Lobby ceiling:  Brighina has purchased replacements for the smaller access plates and anticipates installation next week.  Larger/custom ones not available and will require more creative solutions.  

      i)    Carpeting replacement:  Romolo and Cohen investigating replacement of damaged carpeting.  No update at this meeting.  

      j)    Fire Escape repairs:  Romolo reported fire escape repairs (welding) to be completed next week.  

      k)   Landscaping:  Cohen will be meeting with new lawn contractor for bush and tree trimming and replacement proposals.  No update at this meeting.  

      l)    Exterior water infiltration:  Chris reported that several unit owners on the fifth floor have reported exterior water leaks near windows.   There was discussion of previous lintel and brick work at the building. Investigation continues.  

m)    Entrance Intercom system:  On account of the FiOS upgrades and unit owners converting to other service providers, the entrance system intercom wiring has been compromised and is no longer functional for several units.  The board approved $1,600 to convert entrance system to direct-dial – meaning that when guests arrive at the building and call up a unit through the entrance system, the system will dial a normal 10-digit number.  Unit owners will need to provide a telephone number.  

Boynton and Morelli dissented on account of unit owners with only cell phones will need to provide their cell phone numbers for the entrance system – meaning that entrance system calls will be directed to their cell phones and they will receive calls from the entrance system while at work or traveling elsewhere outside the building.  In the case of a couple no land-line and two cell phones, the couple would need to determine which of their cells phones would be the telephone number dedicated to receiving entrance system calls.  

The meeting was adjourned at 9:35 p.m.