1) Minutes: Minutes of the January 11, 2006 board meeting were approved.

2) The Board approved moving the monthly meeting from 2^nd Wednesday of the month to 2^nd Tuesday of the month. Meetings will begin at 7:30 p.m. as usual.

3) Roof replacement update:

a) Roof replacement start-date: S&S Roofing is scheduled to begin on March 20^th, contingent upon weather conditions and cooperation of T-Mobile who will have to move their wireless antenna equipment.

b) Roof exhaust fans: Becht Engineering and Chutemaster will jointly conduct the camera inspection of the building’s vent lines on February 14, 2006 with a rain/snow date of February 16^th. The video inspection is part of a full analysis of the system that will map the system, measure cubic feet of the units served by each vent line, calculate optimal fan sizes based on the inspected conditions, and make recommendations for removal of any blockages encountered.

Boynton and Lamoglia will be available on 02/14/06 for the video inspection. Becht has previously indicated that they would require access to individual units for floor plan measurements (one for each unit design) and access to an apartment below any blockage found to determine the lower extent of the blockage as well as to continue the video inspection on the remaining lower portion of the line. Winter weather should have no impact on completing the inspection, analysis, any necessary repairs, and fan replacements.

c) Summarizing next steps with roof:

• pre-construction meeting with all parties (S&S, JAL, Becht, T-Mobile, masonry contractor);
• completion of the Becht and Chutemaster HVAC system evaluation;
• bids, contract, and board approval for HVAC work;
• Swaaley review of contract for HVAC work;
• Board president signs all approved contracts after final legal review,
• completion of HVAC repair work,
• roof project begins and is completed as payments are made according to schedule.

4) Riser valves and water service line replacement update:

a) Discussion of lobby ceiling current status: In response to Board concerns at the January meeting, Chopak presented a plan for replacement of the suspended ceiling that was installed in December 2005 per JAL’s recommendation to the board. The Board approved an additional $2,000 for replacement of the suspended ceiling with sheet rock. Irwin assured the board that access panels will provide easy and complete valve access for plumbers. The new recessed lighting will be replaced with surface mount so that the lights can be correctly centered in the hallway.

b) The paint job of the central lobby ceiling performed by the same contractor in December is still unsatisfactory. Irwin recommended changing the ceiling finish from flat to texture paint. The board declined the recommendation and will hold the contractor responsible for a professional paint job. The ceiling will be repainted by the contractor.

5) Update on other capital repairs:

a) Fire escape restoration and painting: Although the fire escape work had been bid out by JAL and approved by the board in summer 2005, Irwin Chopak re-bid the project and presented three additional bids for the fire escape restoration/painting. Questions were raised about rust removal. Chopak indicated that the rust could not be scraped off on account of lead remediation laws, but could be sanded. The difference between scraping and sanding was questioned and whether the contractor would be properly removing the rust or just painting over it – with the same unsatisfactory results of the last painting. Irwin indicated that the board will be happy with the results. The board approved the lowest bid (Alonso Hall Contracting) pending legal review of the contract and the work should begin in late March.

b) Fire sprinklers have been installed in the laundry room and recycling area, however an additional sprinkler head may be needed at the other end of the recycling area. Chopak will report back at the next meeting.

6) Financial report:

a) Landscaping bill: There was continued discussion of the bills recently submitted by Gary Landscaping for the last two full years of lawn maintenance totaling approximately $26,000. There were questions concerning whether some of these bills had been previously paid. JAL was asked to verify records and report back to the Treasurer. The building’s regular lawn care contract is approximately $7,500 annually.

b) Capital repairs update: Rich Re distributed a report on expenditures-to-date for the capital repairs supported by the current building loan.

c) Fiscal year 2005 audit: Alfred Johnson has been engaged for the FY2005 audit. Completion date to be determined. There was discussion of the auditor’s responsibilities and whether they should have caught the situation with Gary’s Landscaping in their complete review of all building contracts in force. There was also discussion of the general record sampling process that is supposed to be utilized by the auditor. Due to the lateness in starting the FY2005 audit, the board agreed to move ahead with FY2005 but revisit this concern for the FY2006 audit.

7) Board membership responsibilities and suggested resignation guidelines: As a follow-up to the resolution of the last board meeting, the following wording concerning the attendance record of board members was approved: "Any board member who misses either four meetings over the course of a single calendar year or three consecutive meetings by unexcused absence will be asked by the board to consider his or her resignation."

8) Legal issues:

a) Lease rules: Two units remain in violation of lease approval rules and are currently subject to both building fines and legal action.

b) Delinquent common charges: The delinquent common charge accounts of two unit owners are with Michael Swaaley for legal action. The building’s legal costs in these actions become the responsibility of the delinquent unit owners.

c) Cable installation: Irwin Chopak indicated that he had written to Time Warner Cable about the improper installation on the second floor. Chopak was advised that the letter should have been sent directly to the unit owner instead of Time-Warner with a 30-day notice of required corrective action. Chopak will take immediate action to advise the unit owner.

d) Fire Plan annual distribution: Highview is required by NYC code to complete and certify an annual distribution of the building’s fire plan by the first week of October unless combined with the annual window guard notice in which case the deadline is January 31^st. At this February 8^th meeting, the distribution had not been completed by JAL for either legal requirement. Chopak will investigate and report back to the board.

e) Driveway parking: Discussion in response to a vehicle parked overnight that remained in the driveway until late morning the next day. It was noted that the super had determined whose car it was, but the resident did not answer entrance intercom or super knocking at door. The board discussed building liability issues with respect to anyone having to back out of the driveway. In the most recent case, residents were repeatedly seen in the street stopping traffic coming down the hill to help cars forced to back out of the driveway. Discussion included review of previous incident when vehicles were forced to back out of the driveway, they backed over shrubbery and scraped a car parked at the curb. In that case, the resident owner of the vehicle that was illegally parked in the driveway received a $25 fine and was additionally held liable by the building for damage to the shrubbery.

It was suggested that in order to deal with potential building liability, either the parking rule should be eliminated and the posted towing policy removed from the entrance area wall or the rule should be enforced without bias. It was suggested that whenever the super determines illegal parking (15 minutes), a traffic cone should be placed at the driveway entrance to prevent other vehicles from entering the driveway. Management is to be called by the building super, who then arranges for towing. The sign posted on the building indicates that Staten Island Towing should be called to reclaim a vehicle, however Staten Island Towing no longer provides building towing service. Chopak will investigate a new towing service and have the sign out front corrected. In fairness to previously fined and towed offenders, unit 4-K will be fined $25 by management according to the building rules for an overnight stay in the driveway.

9) Repairs and maintenance:

a) Garage exhaust vent timer: The garage exhaust fan timer has been repaired. The exhaust fan begins running when the door is opened and now turns off approximately 2 minutes after the door has fully closed. Previously the fan would run 24/7.

b) Garage overhead door closing timer: The garage door now closes after 25 seconds in the full open position. Previously it had been set to close in 35 seconds.

c) Painting & smoke detector battery replacement: There was no update on which unit doors remain unpainted and which units have not had their smoke detector battery replacements completed.

d) Elevator’s mechanical systems: At the January meeting, there was discussion of the elevator’s overall condition, a vibrating sound residents have complained about, and the nature of repairs in the last year. Chopak recommended bidding for an independent analysis and report. No update or bids were available at the February meeting.

e) Verizon terminal box: At the January meeting, Irwin updated the board on the Verizon terminal box issue and indicated that Verizon is interested in further discussion of replacing the box with an updated system. There was to be an update at the February meeting however no progress was indicated.

f) Building super’s uniform: Chopak reported that he has purchased 5 additional uniforms for the super. During the super’s regular work hours (M-Th, 8:00 a.m. - 4:00 p.m.; Fri., 8:00 a.m. - 5:00 p.m.; Sat. 8:00 a.m. – 12:00 p.m.), the super is to wear his uniform.

g) Laundry room: The tile work on the washing machine base has been repaired. It was noted that there is a gap in the grout in at least one place. The base molding removed during last year’s paint job (near the sink) still needs to be replaced.

h) Building maintenance reports: There was discussion of the weekly maintenance reports and frequency with which certain tasks are to be performed according to the board’s written guidelines. Certain tasks are to be completed daily, weekly, monthly, or as needed. Particular daily tasks are requested at both the very beginning and end of the each work day.

Discussing specific maintenance problems: the laundry room (general dust, lights with bugs, ceiling panel falling down, windows unwashed), recycling area dust and grease around wall switch, mailroom dust and grease, stairwell dust, compactor chute room floors, dead bugs in hallway lighting, unit doors (23 unpainted and 2 with holes in them), parking garage (monthly wash out not being performed, accumulated debris), Martha Street garbage cage (accumulated debris), lawn litter, and unwaxed elevator floor were discussed as situations remaining unchanged over months.

i) Video security system: Chopak was asked to determined when the video security tapes were last replaced. It was noted that Alarmingly Affordable recommends that the tapes be replaced after six usages. Typically 31 tapes are purchased (a single 24-hour tape for each day of the month) and replaced after six months.

j) Building super’s hours: There was a discussion of the building super’s hours. Chopak was asked to post the super’s regular work hours for the benefit of residents and contractors coming to the building. In addition, the board requested that that the super’s departure and return time be posted whenever he will be away from the building during normal working hours. This policy of posting is stated in the super’s job description.

k) Emergency contact names and telephone numbers: Chopak was asked to update the contact information on the office door, noting that Stefanie Greenberg’s and Jennifer Ogman’s names and numbers were still listed while Irwin Chopak and Richard Re were not listed.

The meeting was adjourned at 9:50 p.m.

Robert Boynton, Secretary