Highview Condominium II
Board of Directors - Meeting Minutes
April 14, 2004, 7:30 p.m.
The 6th regular meeting of the 2003-2004 Highview II Board of Directors was called to order at approximately 8:00 p.m. In attendance were Board members Victor Bellini, Miriam Biren, Sanchie Bobrow, Robert Boynton, Marjorie Cannon, Stephanie Greenberg, Tamara Keshecki, and Richard Re. Board member Frank Mattera was absent: Jennifer Ogman from J.A.L. Diversified Management joined the latter half of the meeting.
1) Minutes from the March meeting were approved.
2) Financial Report:
a) The Operating and Reserve Account balances were not available from JAL for this meeting.b) A report of owners currently in financial arrears was not available for review.
3) Legal Report.
a) No update on the apartment in foreclosure.b) There was an update on the three apartments with noise/carpeting violations. All are still unresolved.
c) The building passed its NYC Local Law 11 Inspection. The report will be filed by May 2004 and the engineer will send JAL the completed report.
d) The Fire Safety Plan - confirmation of receipt forms were distributed to all owners to sign. The super will complete their return prior to the next meeting. Until the file of receipt confirmations is complete and available for City inspection, the building is not in compliance.
e) T-Mobile's withdrawal from the negotiation of a contract amendment was discussed. Stefanie Greenberg and Jennifer Ogman reported on their conversations with T-Mobile. The Board authorized Boynton to contact T-Mobile and attempt to restore the negotiations.
f) Jennifer Ogman will get Boynton a copy of the letter sent to Wagner about correcting the erosion/ditch on Howard Ave. across from Highview.
4) Maintenance & Repairs.
a) Roof repairs: Proposals pending.b) Parapet repairs: Proposals pending.
c) Renovation of the Laundry Room was discussed. Estimates for refurbishing the walls and ceiling, as well as replacement of the sink, counter, and seating bench were distributed. The Board agreed that the walls should have the wallpaper removed, then walls skim coated and painted. Estimates pending. Installing a laminate or wallpaper was determined to be too expensive. No renovation work was authorized to move ahead.
d) The Board approved a bid by Chutemaster bid for cleaning the ventilation system.
e) The Board approved a bid by Chutemaster bid for cleaning the compactor chutes.
f) The Board approved McGlynn, Hays & Co. for a maintenance contract on the building's elevator to commence April 1, 2004. The contract is for a minimum term of 1-year.
g) A bid from Nu-Way Compactor for the addition of two recycling chutes in the recycling/laundry room was reviewed. However, it was noted that the bid was from October 2002 and for another location with possibly different wall construction. A revised proposal was requested from JAL for the next meeting.
h) The sidewalk lighting fixtures (previously approved by the Board) will be installed this month.
i) Abassi will complete work on the garage floor and wall repairs this month.
j) Greco Landscaping was to be present at this meeting to discuss their work. However, Greco was unable to attend and a special meeting will be scheduled with representatives of the Landscaping Committee. Victor Bellini (chair of the committee) will report at the May meeting.
k) There was discussion of the elevator brass refinishing contract (already approved) and how the door alignment problem seems to have not been corrected yet (leading to continued scratching which needs to be remedied prior to brass refinishing).
l) There was discussion of the work-order process and the written log of maintenance and other resident requests that is to be maintained by the super and incorporated in every monthly management report by JAL as a permanent record. A policy now dating back several years, the super is to obtain a sign-off by residents for each in-unit repair indicating that the project is complete and that the unit-owner is satisfied with the results. Stefanie Greenberg will design a form which will be reviewed at the next Board meeting.
m) There was discussion of the communication flow between JAL and the Board. All JAL problems/concerns will be relayed to Stefanie Greenberg for action and Stefanie will update the entire Board on a regular basis by email (to assure a written verifiable record) as situations both arise and are resolved.
n) The Board approved an alternate choice of tile 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. After one landing is completed, the Board can review the finished product before moving ahead.
o) There was an update on the parking garage clean-up and discussion of exactly what items can be kept in the garage. Rules & Regulations were discussed. Concerns initially raised by owners stated the Board's negligence in enforcing limited common space rules involved fire safety, building liability, problems with vermin, and limiting temptation to theft and vandalism. Although some violations were more substantial than others, as a fairness issue, all owners have been requested to follow the same rules without individual negotiation.
Discussion continued about whether any single parking space is legally titled for the use of two cars. Victor Bellini, the building's very first unit owner, recited that certain spaces were initially sold by the Sponsor for multiple vehicles at a price greater than the $3,800 specified in the prospectus for one of the 16 single spaces in the garage. However in a court suit that followed, the multiple-car spaces were declared void, potential purchasers lost their multiple-vehicle rights, and they received refunds for the difference between the single-car $3,800 outlined in the Highview II Prospectus and the additional rights they had hoped to purchased.
Stefanie Greenberg had spoken with an attorney other than the building's attorney and will provide more detail at the next meeting. Victor Bellini stated that he would research as well. The Board made no final resolution concerning multiple vehicle rights pending attorney advisement.
p) There was no progress on replacing the entrance area's three floor mats. Situation pending.
q) Stairwell painting. Project pending.
The meeting was adjourned at approximately 10:00 p.m.