Highview Condominium II
Board of Directors - Meeting Minutes
January 12, 2005, 7:30 p.m.

The fourth regular meeting of the 2004-2005 Highview II Board of Directors was called to order at 8:00 p.m. by Stefanie Greenberg, President.

Board members in attendance: Victor Bellini, Miriam Biren, Robert Boynton, Marjorie Cannon, Stephanie Greenberg, Tamara Keshecki, and Richard Re. Board members Sanchie Bobrow and Frank Mattera were not in attendance. Jennifer Ogman attended from J.A.L. Diversified Management.

1) Approval of prior meeting Minutes: The December Minutes were edited at the meeting and will be re-sent to the Board by email for final approval.

2) The Board approved a motion detector and timer for the garage exhaust fan at a cost of $75, which will be installed by the building super. This decision supercedes the Board's approval of a contractor doing the job.

3) There was discussion and review of a handout for new owners that summarizes Highview II Rules & Regulations relating to move-in's (attached to these minutes). The document was circulated by email and approved by a majority of the Board by email on 12/22/04. The document does not represent a new rule and new owners have previously acknowledged in writing receipt of the complete copy of the Rules & Regulations prior to their closing. The purpose of this document is only to provide the new owner with another reminder and hopefully avoid major fines as they move in.

At this meeting, Board members questioned the difference between the Renovation Rule (Rule #22), which carries a $500 fine, and the Alternation Rule (Rule #4) that carries a $100 fine. It was agreed that the Alteration Rule, which represents a concern for the structural integrity of the building should carry a fine greater than $100. The Board voted to increase the Alteration Rule violation to a $500 fine.

Boynton will review the two Rules for clarity and completeness. Any proposed changes in wording will be offered to the Board by email for a vote.

4) Financial & Legal Report:

a) Rich Re discussed several budget line changes and then requested the Board's formal acceptance of the FY2005 budget at $274,811. This amount was compared to the FY2004 budget of $247,750. It was noted that in addition to the FY2005 budget, there is $42,850 in estimated repairs for which funding will be considered during the year. Estimates for elevator bulkhead welding and fire escape scraping/painting were still not available for consideration at this time. The Board approved the FY2005 budget.

b) Operating Reserve balance was discussed: Estimating that FY2004 will close with approximately $280,000 in expenditures, the 25% Operating Reserve will be met. There was discussion of any outstanding bills FY2004 expenditures that might affect this judgment, but the Treasurer was satisfied that no major FY2004 bills are still expected.

c) There was discussion of the FY2004 auditor. Rich Re indicated that Alfred Johnson's FY2004 audit was a certified audit. He also indicated that Johnson's failure to show up at the annual meeting was because management had not scheduled them to attend. The Board approved Johnson for a FY2005 certified audit.

d) The regular Operating Account balance maintained with JAL and the Operating Reserve account with Chase was discussed. The Board authorized the Treasurer to determine as needed whatever excess balance should be transferred to the Operating Reserve at Chase. New signature cards for the accounts will be signed by the current officers (reflecting the election of a new Treasurer).

e) For FY2005, the Board approved a $60 per month payment to the super for his cell phone bill. The cell phone bill should be going directly to the super at his home address at Highview, not to the JAL office. It was agreed that the $60 subsidy should completely cover the cost of cell service with a major carrier and include services and adequate minutes for building demands. While the super is at the building, outgoing calls should be made primarily from the regular office telephone instead of the cell phone.

f) Rich Re's investigation of a recent fine from NYC indicated that the fine related to a delay in completing the building's Local Law 11 inspection. There was discussion of the Local Law 11 schedule, when the current inspection's term will expire, and when the next inspection should be completed. JAL will investigate whether another inspection at this time would be valid for the extended term.

g) The building's four insurance policies were briefly discussed. They all expire in March and the Board wishes to assure that they are competitively bid. JAL has provided complete copies of all policies to Judy Minale for review and will be providing complete copies to Boynton and Re.

h) Common charge arrears were reviewed. Four cases have moved to the building's attorney for action.

i) A unit owner was fined $500 for failing to comply with Bylaws and failing to provide a copy of their rental lease to the building. The owner received multiple written requests from management prior to being fined. The case is currently with the building's attorney. The Board discussed next steps.

j) The five-percent increase in common charge approved at the December Board meeting with an effective date of January 1, 2005 was not reflected in the January 1st billing by JAL, but will be included on the February 1st billing. In order to capture the five-percent increase income from January, JAL will include the amount on February bills without incorporating any late charge for January.

k) A progress report on Becht Engineering's Phase-1 contract was offered by Boynton. Becht will be coming to the building one more time and expects to complete the Phase-1 work next week. In advance of the formal report, they have noted significant water saturation below the waterproof coating on many areas of the roof. They confirmed that there are currently three prior installations in place. Whatever amount of damage may exist to the supporting structure can only be determined once the roof is apart and contractor bids will require a cost per foot (or some similar measurement) for replacement of structural components as necessary (determined by the engineer as the construction progresses).

Boynton will provide Greenberg with the Phase-2 contract (previously approved by the Board) for signing tomorrow. Boynton will advise Becht tomorrow that Phase-2 (bidding process) has been approved, but that the Board would like to see the Phase-1 report before Phase-2 begins.

Swaaley may be invited to a Board meeting prior to signing of Phase-3 to review any concerns of Board members.

l) T-Mobil's request for permission to install a railing on the roof parapet was discussed. The Board expressed no objections, however the work must be performed in cooperation with other roof projects in progress. JAL has put T-Mobil in touch with Becht.

5) Repairs:

a) There was discussion of the new ceiling lights in the lobby. Although appearing brighter, the new lights are only 20 watts each and will save the building money.

b) The Board approved purchase of an additional set of entrance mats. A new set was purchased last fall, but there are to be two full sets (of 3) so that one set can be removed for cleaning. Boynton will order them.

c) CO2 detectors have been installed by the super in 62 (of 68) units. The detectors were required on November 1st by NYC law.

d) There was a discussion of unit door painting and when this will be completed. JAL will send a letter to unit owners requesting that they make arrangements for the super to paint - since the door edges require the doors to be opened.

e) There was discussion of the recycling area and need to completely eliminate combustibles from the area since the area is not fire resistant and is not protected by the building's limited sprinkler system. The urgency of moving ahead with the addition of 2-3 chutes into the compactor room was mentioned, as well as keeping combustible recycling from accumulating on weekends.

f) Resident complaints about the cleanliness of lobby, elevator, and garage were discussed. Concerns about lobby were dirty plate glass and dirt build-up in corners of floor. Elevator discussion was about how often the floor is being polished. Garage discussion was about storage and refuse.

g) There was discussion of the Martha Street garbage cage and construction debris that had been at the curb illegally since or before Saturday, 01/08/05 (exposing the building to a significant fine from Sanitation). Jennifer will have Rob move the refuse back into the cage until the next NYC pick-up date.

h) There was discussion of a complaint against a unit owner walking a dog without a leash and an indirect injury that resulted from the situation. The unit owner will receive a direct warning from JAL about the building rule.

i) Renovation of the laundry room was completed. The wallpaper was removed and walls painted and the ceiling tile was replaced. Jennifer was asked when the super will complete work on the laundry room's floor tile.

Meeting was adjourned at 10:30 p.m.

Robert Boynton,
Secretary

Welcome to Highview II…!

A few of Highview's important Building Rules can be inadvertently broken when moving in. Violation of these rules carry fines from management of up to $500. Please contact the management office or building super if you have any special circumstances that management might be able to help with, or if you are uncertain about how to honor a building Rule.

We want your years at Highview to be happy ones - and we all look forward to personally welcoming you in the weeks ahead!

Several important Building Rules & Regulations to remember:

1) Management must be notified before starting any renovation work - including electrical, plumbing, and floor refinishing. This work is limited to normal weekday business hours unless approved by management.

2) Management requires that written notice be provided to your surrounding neighbors at least three days in advance of any renovation work that will create disturbing noise or fumes.

3) If refinishing wooden floors, the unit must be ventilated until the fumes are gone. This may require keeping all windows open and running window fans for 24 hours or more. Subjecting neighbors to "air contaminants or odors potentially detrimental to a person's health or comfort" is not allowed. Unit owners are held personally liable for the actions of their contractors.

4) Move-in requires a scheduled date and security deposit with management. Moves are only allowed on weekdays from 8:00 a.m.- 4:00 p.m. and with the building super present. Moving trucks are not allowed in the driveway at any time. Moving procedures apply to deliveries large enough to require the locked section of the front door to be opened by the super or requiring two people to handle them (such as beds, dining room tables, carpets, and refrigerators.)

Rule-violation fines associated with moving:

Non-Compliance with Moving Procedures...................................................... $500

Violation of repair and renovation rule.............................................................. $500

Alterations without prior approval..................................................................... $100

Improper disposal of bulk garbage..................................................................... $100

For complete list of Building Rules & Regulations, Fine Schedule, and Move-In Procedures, contact:

Managing Agent (Jennifer Ogman, JAL Diversified)....................................... 718-980-1850 (Staten Island office)

                                                                        .......................... 718-745-3500 (Brooklyn office)

Resident Building Super (Robert Besser, Apt. L-K).......................................... 917-416-3672

Highview II Website (rules, repair requests, other information)...................... www.highview2.com