Highview Condominium II
Board of Directors - Meeting Minutes
May 22, 2012  7:30 p.m.

The fourth regular meeting of the 2011-2012 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, David Cutler, Natalie Hendrix, and Joseph Skonieczny. Michael D’Angelo participated by telephone.  Will Boyce attended from Wentworth Property Management.  

1)   Minutes:  Minutes of the March 20, 2012 and April 24, 2012 meeting were previously distributed by email.  April minutes were approved with edit by Cann.  March minutes still to be approved by email vote.  

2)   Water infiltration:  No update.  

Maintenance update from super:  Chris Brighina joined the meeting to report on building maintenance and concerns.  

3)   Building Repair & Maintenance Report:  

      a)   Entrance area tile crack and grout repairs:  Boyce requested to get estimates for entrance area crack investigation and threshold repairs.  Carryover from November request to Romolo.  Brighina reported active termite damage to his unit in the area near building entrance.  Noted that the exterior cladding is coming loose and possible water infiltration along with the insects.  

      b)   Repairs to super’s apartment:  Insect damage will require repairs to wood floors in super’s apartment.  Discussion of the unsupported/hanging cinderblock wall between super’s kitchen and living room.  Boyce will investigate.  

      c)   Water supply filtering for unit L-H:  $300 approved by email vote for plumber to investigate solution to remedy problem.  Skonieczny will continue to oversee investigation.  

      d)   Howard Avenue curb hazard:  Boyce requested to contact Wagner College and advise them of the hazard  across the street from Highview.  Residents cars have been trapped in ditch approximately one foot deep caused by erosion.  In the past, similar situation was resolved by bring to the college’s attention.  Carryover from March request to Romolo.  

      e)   Landscaping maintenance:  No update on inadequate shrubbery trimming by Gary ’s Landscaping.  

      f)    Tree trimming:  Tree trimming bids reviewed and J.R. approved.  

      g)   Lobby-level stairwell door damage:  New fire door has been ordered.  

      h)   HVAC system:  Chutemaster approved to clean building ventilation system including both roof-down and in-unit cleaning.  

      i)    Spring unit inspections & battery replacements:  Brighina reported will be combined with Chutemaster’s entrance into individual units.  Noted that window leak inspection is part of the unit inspection.  

      j)    Spring carpet cleaning:  Will be scheduled shortly.  Had been delayed to accommodate exterior work that was to have been completed earlier this spring.

4)   Financial Report:  

      a)   Monthly financial report: Was reviewed with limited discussion.  

      b)   FY2011 Annual Meeting:  Tentative date from February meeting was May or June, pending completion of audit.  No update.  

5)   Legal Report:  

      a)   Local Law 11 façade inspection (cycle 6) and Local Law 11 façade inspection (cycle 7):  Expediter resolving the problem.  Resolution now anticipated in approximately a month.  

      b)   Incident on 04/13/12:  Will Boyce reported that written reports were requested from the three primary participants/observers as well as various residents who witnessed.  All responses were submitted in writing to Wentworth.  Despite a similar written request, no report was submitted by the single individual attributed in all submitted reports as having committed the damage and disruptive behavior (Mangione, unit 3-A).  Boyce reported that Mangione did speak with him about the incident at Wentworth’s office, but declined to submit a written explanation as requested.  None of the written reports provided management with grounds to fine or hold any other resident liable for the building damage and disruption.  

            The Board affirmed management’s decision to pass along the cost of door replacement, cost of decorative trim repair (carpentry and paint, estimates to be determined following installation of new door completed), a $500 fine for disruptive behavior, and a $500 fine for vandalism of common property.  It was questioned whether the $500 fine for damaging building property should be in addition to building repairs, and it was clarified that the Vandalism/Destruction of property rule states “$500 plus cost of repairs”.  It was noted that although a first offense for noise and disruptive behavior is $100, any additional offense is $500.  Since Mangione had received previous warnings and fines for noise and disruptive behavior, the $500 fine applies.  

6)   Super’s annual review was discussed.  A 13% raise was recommended by Cohen and approved by the Board based on comparable salaries of building supers.  

The meeting was adjourned at approximately 9:30 p.m.  

Minutes submitted by Robert Boynton, Secretary.