Highview Condominium II
Board of Directors - Meeting Minutes
November 22, 2011  7:30 p.m.

The first 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, Natalie Hendrix, and Joseph Skonieczny.  Michael D’Angelo participated by telephone.  David Cutler was absent.  Joanne Hernandez attended from Wentworth Property Management.  

1)   Minutes:  Minutes of the September 27, 2011 meeting were deferred to a later vote by email.  

2)   Water infiltration:  Board reviewed investigation bids and approved Becht Engineering.  Joe Skonieczny will meet with Linda Romolo and Becht Engineering.   

      Starting a $100 per month Special Assessment at this time was proposed to reduce the amount of Special Assessment that will be needed to perform work.  Noted that the number of reported leaks has grown from the 30 reported last spring to approximately 45; while the first engineer estimated cost of repairs at $7,000 - $10,000 per leak..  Majority of Board members declined vote accumulating funds in advance of firm estimate.  

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

3)   Building Repair & Maintenance Report:  

a)   Emergency Lighting:  Brighina reported that he has completed inspection of the emergency lighting, however following the hurricane and numerous emergency lighting failures he will be re-inspecting.  Noted that the emergency lights are for evacuation and not for extended outages.  

      b)   Garage Stairwell Door:  No update.  Noted that estimates and replacement were requested by Board Spring 2011.  

      c)   Sprinkler System Inspections:  At the 02/02/11 meeting, Brighina reported that a flow test of the garage sprinkler system had been performed by the Fire Department and questions had been raised about inspection of the compactor and laundry room sprinkler systems.  No update from Romolo at the 02/22/11 or at the 04/26/11 meeting as Romolo indicated that she continues to investigate.  At the May 23, 2011 meeting, Romolo indicated that the inspections would be completed in June.  No update at September meeting.  No update at this meeting and inspections have not been performed.  

      d)   Stairwell painting estimates:  It was noted that at previous meeting Romolo was to get estimates for stairwell painting.  No estimates at this meeting.  Since the work requires ventilation it will be held until spring.  Romolo asked to get written estimates by next meeting for incorporation in FY2012 budgeting, noting that the prices will not go up by spring and painting contractors are hungry for the work.  

      e)   Parking lot crack repairs:  Building super Chris Brighina will repair cracks before winter.  

      f)    Entrance area tile crack and grout repairs:  Building super Chris Brighina will make repairs before winter.  

      g)   Sewer line cleaning:  Romolo provided bids at September meeting for quarterly sewer line cleaning contract.   Board compared bids and noted differences in the proposed scope and method of cleaning.  Romolo will ask Rapid Sewer to amend their proposed contract to include line to laundry room.  Revised bids were not presented at this meeting.  

      h)   Water supply filtering for unit L-H:  Skonieczny will meet with plumbers and propose filtering remedy for unit L-H at next Board meeting.  

4)   Financial Report:  

      a)   FY2012 budget audit:  Wentworth will provide draft budget for Board review and approval before 12/31/11.  

5)   Legal Report:  

a)      Local Law 11 façade inspection (cycle 6) and Local Law 11 façade inspection (cycle 7): No update.  

      b)   Rules Violations:  The Board discussed complaints raised at the annual meeting by first floor residents and particular incidents in common areas resulting in the police being summoned to the building to deal with disruptive behavior.  In response to the repeated complaints and failure of offending residents to warning and fines to correct their behavior, the board agreed to raise the fines for various repeat offenses from $250 to $500.  The Rules & Regulations and Schedule of Fines will be reviewed and final changes approved by the full board prior to January 1, 2012.  

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

Minutes submitted by Robert Boynton, Secretary.