Highview Condominium II
Board of Directors - Meeting Minutes
December 2, 2014 7:30 p.m.
The first regular meeting of the
2014-2015 Highview Condominium II, Inc. Board of Directors was called to order
at approximately 7:30 p.m. by Donald LaPalme, president.
Board members in attendance:
Robert Boynton, Joseph Cann, Marjorie Cannon, Nora Colford, David Cutler, and
Donald LaPalme. Board members
absent: Natalie Hendrix, and Joseph
Skonieczny. Michael D'Angelo
participated in the meeting by telephone.
Maria Arzano attended from Wentworth Property Management.
1)
Minutes: Minutes of the October 28,
2014 meeting were approved.
2)
Tracking of action items and project management:
Boynton distributed the Board's new project management form which will be
updated weekly and re-distributed by email to all Board members of a regular
basis. Includes inception date,
project manager, present status/update, and completion date.
Will be a working document of all future meetings.
3)
Building Repair & Maintenance Report:
a)
Super's resignation:
Chris Brighina announced his resignation effective 12/15/14.
He will be joining the NYC Fire Department.
The Board discussed temporary staffing needs.
b)
Security system server: Board
agreed to investigate moving the server for video security.
Boynton will get estimate for re-wiring server to alternate location and
Arzano will get bids for new electrical circuits for both video security and
entrance system which are both presently wired into apartment L-K's personal
electrical service.
c)
Garage masonry repairs: Masonry repair by KES to remaining garage
access plate completed. French drain
proposal was to be be updated at that time and distributed to Board for
approval. No update.
d)
Installation of backflow restrictor and water filtering:
Plumber filed for certification and
awaiting NYC inspection. City
inspections running several months behind according to plumber.
Final payment will continue to be withheld until NYC certification
received.
e)
Hallways, Lobby, Elevator, and Entrance Area Renovation:
Renovation Committee (Cannon, Colford,
and LaPalme) expanded with additions of Rosanna Fernandez and Joan Desantis.
Continuing to meet with carpet and wall paper vendors.
Anticipate all information and bids by 01/15/15.
f)
Entrance area repairs:
Arzano to provide multiple bids for rebuild of entrance area tile surface and
powder coating of doors. No update.
g)
Garage wall crack repairs:
Arzano distributed three bids on 11/13/14, but each was for a different series
of cracks. Awaiting revised bids.
h)
Maintenance log books (2):
Discussed that the separate boiler maintenance log is missing.
Maintenance Committee and Arzano will review and report status at next
Board meeting.
i)
Noise complaints:
Units 2-H, 2-K, 3-A, and 6-C to be inspected for carpet/padding compliance.
j)
Maintenance area toilet:
On 09/23/14, management was asked to get bids for installation of a
toilet in compactor room. Awaiting
bids from management for Board vote.
k)
Lobby-level ceiling lights:
Arzano reported that replacements have been ordered for the broken lenses.
Anticipate replacement completed by 12/21/14.
l)
Garage exhaust fan timer:
Fan is supposed to run for 5 minutes after garage door is opened and then
turn off. Often running
continuously. No update on repair
since 11/24/14 maintenance report.
m) Garage
stop light: Interior red light
not operating. Previously discussed
with super. No update.
n)
Compactor chute doors:
Maintenance report on 11/24/14 of broken door.
Arzano indicated has not been repaired.
Board noted several other doors require repair and approved replacements.
o)
Roof bulkhead masonry repairs:
Awaiting bids for Board approval since 09/23/14.
p)
Roof access fire door: Roof
access door and frame have rusted and water infiltration now occurring on a
regular basis. Awaiting bids for
Board approval since 09/23/14.
q)
Compactor repairs: On 11/28/14,
the compactor failed. Repairs were
made, but contractor indicated that additional repairs are necessary.
Arzano will investigate and advise Board.
r)
Compactor room door replacement:
Board authorized replacement of deteriorating compactor room door by
Minkel.
s)
Parking lot re-surfacing:
Board awaiting bids for spring 2015 repairs.
4)
Financial Report:
a)
Unit arrears: Board
reviewed unit arrears with managing agent.
b)
FY2014 budget: Budget for 2014
remains unapproved pending corrections to Capital Reserve savings and income
items.
David Cutler and Don LaPalme will work with management to revise.
c)
FY2015 budget: Budget
for 2015 has not been distributed for approval.
d)
Special Assessment and/or Building Loan:
Comprehensive listing of repair and replacement estimates continue to be
gathered. Board discussed likelihood
of either Special Assessment or building loan in spring 2015.
Noted that capital reserve funds used to cover cost of last two rounds of
exterior masonry repairs were not replenished.
e)
Operating and Reserve account balances:
Discussed.
f)
Audit for FY2014: Contract
signed by Boynton on 11/18/14 with Wilken & Guttenplan.
5)
Legal Report:
a)
Local Law 11 facade inspection (cycle 7):
By email vote of 11/25/14, the Board approved engineering bid to complete
and submit NYC fire escape inspection.
b)
NYC code violations: Continuing
discussion of six DOB and five ECB building violations indicated by City as
remaining open. Wentworth’s Site
Compliance officer and Arzano seeking resolution.
Board will be requesting a weekly update from Arzano until resolved.
No update.
c)
Lease compliance: On
10/30/14, there were 11 units in rental without current leases on file with
management. Each is was subject at
that time to monthly fines of $500.
No update.
d)
Insurance compliance: No update from
Arzano since 10/30/14.
e)
Building damage from traffic accident:
Building's insurance carrier seeking payment from Access-a-Ride whose bus
was without insurance at the time of the accident.
Being handled by building's insurance carrier.
6) New
business:
a)
Website resources:
Boynton reported that a copies of the most recent Capital Reserve Study (2010)
and most recent building audit (FY2013) have been added to the Highview website
(www.highview2.com) as a unit owner resource.
All Board members are listed on the website along with contact
information for the President, Vice President, Secretary, and Treasurer.
b)
Maintenance and repair requests:
LaPalme requested that all residents file their maintenance & repair
request and other general concerns/complaints through the website's Repair &
Maintenance report system.
Submissions made on the website are automatically sent to management with copies
going to the Board for follow-up with management.
The meeting was adjourned at
approximately 9:00 p.m
- Minutes submitted by Robert Boynton, Secretary.