Highview Condominium II
Board of Directors - Meeting Minutes
December 16, 2008, 7:30 p.m.
The second meeting of the
2008-2009 Highview II Board of Directors was called to order at approximately
7:30 p.m. by Stacey Cohen.
Board members in
attendance: Robert
Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, Nora Colford, Michael
D’Angelo, Natalie Hendrix, and Frank Mattera.
Linda Romolo attended from Wentworth Property
Management. Board member absent: Joseph
Skonieczny.
1)
Minutes: Minutes of
the November
12, 2008 meeting were approved.
2)
Financial Report:
a) Unit owners
arrears were discussed. Units
1-B and 3-J are with the building’s attorney for collections.
b) FY2008 audit:
Mike D’Angelo anticipates a report on the audit’s progress in a
couple weeks. At that time it may be
possible to set a date for the FY2008 annual meeting.
c) Accounting method:
It was confirmed that Highview II accounting by Wentworth should be
conducted on an accrual basis instead of cash basis.
d) Verizon telephone
service: It was noted that the
building continues to pay for an unused telephone line.
There was discussion of this being brought to the attention of management
several months ago and discussed again with management at the November meeting.
Romolo will resolve.
3)
Legal Report:
a) Noise complaints:
A noise complaint was received against unit 5-K for late night
construction noise and foot traffic. A
noise complaint was received against unit 3-A for an incident on 09/07/08.
In both cases, lack of carpeting was mentioned as a contributing factor
and will be investigated by management in accordance with building Rules &
Regulations. At this meeting
carpeting complaints were added for two 6th floor units.
It was reviewed that Highview’s requirement for carpeting is explained
in the initial Highview II prospectus Rules & Regulations and all unit
owners acknowledge an understanding of these rules and agreement to abide by
them as a condition of their purchase at the time of closing.
The prospectus’ Rule states: “all
floors shall always be covered with carpet (except in baths and kitchens)”.
In enforcing the policy in response to noise complaints, the board has
agreed with management that wherever a unit owner chooses to use area rugs
instead of wall-to-wall carpeting, if the square footage of the area rugs meets
or exceeds 80 percent of the unit’s total square footage as listed in the
prospectus, management may consider the requirement to have been met.
b) Other Rules &
Regulation violations: Several
violations were discussed concerning leases, move-ins, and extended parking in
the circular driveway.
c) NYC Code
violations: Linda Romolo
reported that all of the building’s code violations have been resolved.
d) Emergency contact
forms: Linda Romolo reported
that four units have not completed Emergency Contact Forms.
She will provide on update on these at the next meeting.
e) Local Law 11 façade inspection (cycle 6):
Romolo indicated that the follow-up inspection performed by NYC on the
inspection report performed by Becht Engineering has been approved without
additional actions. Boynton
requested that Romolo provide the Secretary with a copy for the board’s
records.
f) Local Law 11 façade inspection (cycle 7):
At the October board meeting, it was noted by Boynton that Highview’s
cycle 7 inspection cycle probably begins February 2010.
The board requested that Romolo provide an update of the details at the
December meeting. There was no
update by Romolo at this meeting.
5)
Building Repair & Maintenance Report:
a) Water filtration
system: There was no discussion
of the second engineering bid.
b) Boiler circulation
pump replacements: Joe Cann is
now supervising evaluation and bidding for replacement of the primary
circulation pumps. Per the board
approval, one new pump has been ordered. The
back-up pump is leaking, but operational and will not be repaired at this time.
c) Exhaust
fan system: Boynton
volunteered to work with Jose in determining the blockage in the A-line kitchen
vent. In response to the 6th
floor complaint, he will also investigate why Marco Air was unable to regulate
the A-line bathroom fan since special fan speed regulators were purchased per
engineer’s spec of the job in order to balance the system down to the first
floor level units.
d) Elevator condition
status: Re-Inspection by
Vertical Systems Analysis (VSA) has been scheduled by Linda Romolo as requested
by the board. This will be an update
on the 05/02/06 report.
e) Painting projects:
Romolo indicated that painting of unit doors by the building super will
be performed in January. The work
will require unit residents to assist by opening their door for about five
minutes.
f) Garage floor
plates: Jose has repaired the
access plate on the garage floor. There
was no update on the status of the missing sewer cap beneath one access plate
which was supposed to have been replaced in May.
Romolo will pick up a cap for Jose to install.
g) Smoke detector and
CO2 detector battery replacements: Linda
Romolo reported that the Fall 2008 (semi-annual) replacement of smoke detector
and CO2 batteries in all units and common areas and inspection of all units for
leaks, cracks, etc. has been completed. Concern
was expressed for the thoroughness of the super’s inspection for water
infiltration problems based on the reports of several residents with
longstanding infiltration problems whose problems were not noted in the
inspections.
h) TV Antenna upgrade:
Boynton reported that Quality Antenna has completed the roof antenna
array upgrade to comply with the February
2009 FCC Digital Transmission Mandate. Since
some unit owners may not have upgraded to digital service televisions or
acquired conversions boxes, the building will continue to distribute the
analogue stations (2, 4, 5, 7, 9, 11 and 13) in addition to the digital service
until analogue broadcasts cease on February 17, 2009.
Once analogue broadcasts cease, Quality Antenna will return to the
building and fine tune the antenna array for optimal digital reception alone.
The building is currently receiving 49 digital stations.
The meeting adjourned at
approximately 10:00 p.m.