Highview Condominium II
Board of Directors - Meeting Minutes
March 10, 2004, 7:30 p.m.

The 5th regular meeting of the 2003-2004 Highview II Board of Directors was called to order at approximately 7:45 p.m. In attendance were Board members Victor Bellini, Miriam Biren, Robert Boynton, Marjorie Cannon, Stephanie Greenberg, and Richard Re. Board members absent: Sanchie Bobrow, Tamara Keshecki, and Frank Mattera. Frank Mattera was represented by proxy to Boynton. Jennifer Ogman attended from J.A.L. Diversified Management. Owner Marian Abruzzo attended by appointment with the Board. A representative of T-Mobile also was present for a portion of the meeting. This was the Board's first Wednesday meeting (moved from 2nd Tuesday of the month to 2nd Wednesday).

1) Marion Abruzzo requested time with the Board and presented her concerns about the parking garage. There was a review of the rules governing garage use, the nature of "limited common space" status, the limitation of all spaces to one car with the exception of 1-J which was originally titled for the use of two vehicles. Abruzzo questioned extra vehicles in other parking spaces and other misc. storage which is not allowed. There was discussion of management's November notice to space owners and the generally quick act to comply by most owners. However, several owners have neither complied or been fined. In fairness to all, there was question why those still out of compliance had not been fined as the Minutes of two previous meetings specifically indicated would occur in a couple weeks following each of the November, January, and February meetings.

Agreeing with Abruzzo, the Board quoted from their February minutes: "Several garage occupants have not removed the miscellaneous storage from their parking spaces. Warning notices of impending fines were sent in November and January. Only licensed vehicles are allowed to be stored in both indoor and outdoor spaces. These spaces are defined as 'limited common space' and convey parking rights for a single motor vehicle and not for a unit owner's storage. A variety of safety and fire concerns have been mentioned by inspectors. Jennifer will send a final reminder next week and issue fines by March 1st for non-compliance." Ogman volunteered to send a confirming notice to Abruzzo of the actions that will be taken.

2) T-Mobile proposed adding a back-up electrical system for their current roof antennas. The representative proposed a lump-sum payment for the building. There was discussion of a monthly sum instead of lump-sum, the space required for the equipment, and possible impact to the building structure and residents by weight and noise. The Board voted an "expression of interest" in T-Mobil's proposal - which was all that T-Mobil requested in order to proceed with engineering studies of the building. After their engineers have inspected the building in greater detail, they will make a detailed proposal and address any concerns of the Board before the Board considers accepting any proposal which would amend the current lease agreement.

3) Once meeting guests had departed, the Board's regular business began and the minutes of the February meeting were approved.

4) Financial Report:

a) The Operating and Reserve Account balances usually discussed at the meeting were not available from JAL for this meeting.

b) A report of owners currently in financial arrears was reviewed.

c) There was an update from JAL concerning Highview's telephone service. Ogman indicated that it will cost approximately $300 to discontinue the service in the building office due to the type of contract. Centrex was mentioned There was also continuing discussion of the modem line's outgoing-call charges since the line is only used incoming to connect to the entrance system's computer. Ogman indicated that Keshecki has all the details about call charges and types of service. It was questioned by other Board members whether Keshecki had received the bills from JAL per her January request. Keshecki emailed the Board only days before that she had still not received them from Ogman. Keshecki was not present at this meeting and Ogman will follow-up with Keshecki to confirm the status of this situation and ask Keshecki to email the Board with a recommendation in the next couple weeks so that action can be taken.

5) Legal Report.

a) No update on the apartment in foreclosure.

b) Noise complaints against three apartments, all of which include violations of inadequate carpeting resulting in ongoing monthly fines until compliance is achieved. One unit's case has moved to legal action with the building's attorney, Michael Swaaley.

c) The Local Law 11 inspection has been completed. Ogman is waiting for the engineering firm's report.

d) Ogman and Greenberg awaiting new date for court deposition regarding suit by owner.

e) Concerning the annual Fire Plan distribution, the super is going around to units for their signatures. A complete file of all signed forms indicating building compliance is required to be available for Fire Inspectors.

6) Maintenance & Repairs.

a) Roof and parapet repairs: Proposals pending.

b) The Board approved an estimate for refinishing the brass in the elevator. Ogman will assure that the elevator door is repaired first so that the horizontal scratching on the interior of the door caused by door misalignment do not continue to occur and ruin the new finish.

c) The Board approved an alternate choice for the elevator landing tile replacement. (This decision superceded the choice approved at the February meeting.) The same tile will be installed on floor levels 1-6.

d) The garage repairs are 80% complete (floor at the new water main gate valve, replacing the five loose sewer access floor plates, and rebuilding the six guard bars/cages protecting water and sewer pipes from cars striking them) . There is still a large hole in the wall by the gate valve (the hole in the floor was filled, but not the one in the wall) and two of the floor plates remain to be replaced (4 plates were replaced, remaining ones inside side entrance and in parking space #3)

e) Cleaning/repair of the building's ventilation system. One estimate was offered by JAL at the February meeting and two additional estimates were requested by the Board for March meeting. The additional estimates from JAL were not available. Situation pending.

f) Cleaning the compactor chute. One estimate was offered by JAL at the February meeting and two additional estimates were requested by the Board for March meeting. The additional estimates from JAL were not available. Situation pending.

g) Garbage chute doors from the recycling area into the compactor room to better manage the recycling area and fire code compliance: As requested at the February meeting, Ogman was to have estimates at the March meeting, but they were not available. Situation pending.

h) There was continued discussion of the laundry room renovation. Three estimates were to be provided by JAL and Stefanie at this meeting, with bids for each type of re-surfacing discussed. No progress. Situation pending.

i) There was no progress on replacing the entrance area's three floor mats. This project was approved at the December meeting and has only been awaiting a confirmation of materials. Situation pending.

j) Erosion next to the curb on the far side of Howard Avenue (cars have repeatedly fallen over the curb into a deep ditch of erosion beyond the curb). At the February meetings, Jennifer Ogman was asked to speak with Wagner College about the problem, perhaps suggest the trench be filled with gravel, and report back to the Board at the next meeting. It was noted that four days before this meeting, another car had to extricated by tow truck from the curb-trench. No report of progress on this issue was available from JAL. Situation pending.

k) The new sidewalk lighting fixtures will be installed as soon as warm weather arrives.

l) Stairwell painting. Paint colors were approved for the stairwell floors and railings -- all semi-gloss. This project will move ahead once warm weather arrives, so that doors can be open and provide adequate ventilation.

m) At the February meeting, there were to be estimates at the March meeting to support the continuing discussion on fire escape. No estimates were provided at the meeting. Discussion was postponed until the estimates are available.

n) Shrubbery replacement estimates: Ogman was to provide multiple estimates at this meeting. Situation pending.

o) Continuing concern was expressed by the Board on maintenance issues. Areas surrounding the entrance, elevator, and laundry room were mentioned in particular. Ogman indicated that she personally inspects all public areas of the building for cleanliness every week without fail, but will review more closely per the Board's concerns.

The meeting was adjourned at approximately 10:00 p.m.