Highview Condominium II
Board of Directors Meeting
May 22, 2000 ** 7:30 - 9:00 p.m.
Meeting Minutes

The meeting was called to order at 7:30 p.m. on May 22, 2000. In attendance were Board members Robert Boynton, Stephanie Greenberg, and Judi Kepics.

Late arrivals to the meeting included: Board members Vincent Alfano, Victor Bellini, Miriam Biren, Carl DiLorenzo, Frank Mattera, Miriam Montalvo; and guests Thomas Finnerty and Miriam Biren. Board member Paul Chelsen was traveling on business and was unable to attend the meeting. Bob Boynton acted as Recording Secretary until Vinny Alfano arrived.

Pest Control: Bob Boynton reported. On May 5th, keys to all common areas were requested for Board officers. The keys were received on May 8th and Bob Boynton and Victor Bellini surveyed the compactor room, electric meter room, gas meter room, boiler room, and maintenance supply room for security, cleanliness, and any obvious signs of pest infestation. Boynton reported that many roaches in apparent good health were observed in the common areas (recycling, laundry, and mailroom) on the evening of May 7th, only two days after the exterminator visited on the Saturday morning, May 6th. As active and numerous as the roaches were, it was their impression that a serious infestation must still exist in the east end of the building on the lobby-level.

Their tour and a follow-up conversation with the owner of our exterminating service determined that there were several significant areas that that the exterminator has not been granted access too by the super for some time. Furthermore, two large locked rooms were completely filled with personal storage (bedding, furniture, and car parts). Finnerty Management was contacted. Tom Finnerty volunteered that the storage items were all property of the super and agreed that the rooms would be emptied at once - as the storage constituted a fire hazard, building code violations, and significantly restricted the exterminator's ability to deal with the roach problem. It was discussed how unit owners are not granted any storage privileges whatsoever in the building. It was also questioned why these significant situations had not been brought to the Board's attention by Finnerty Management and required the Board to point out to Finnerty.

Boynton recited a conversation with Ed Corso, owner of Val's Exterminating Service. Corso had indicated that his men had been denied access to these storage areas and could not deal effectively with roaches in these rooms as long as they were solidly packed full of furniture. Powder, their most effective weapon, could not be used at all as long as they were filled with household belongings.

On Saturday, May 20, 2000, Val's Exterminating came to the building as scheduled. Although both Finnerty and our super promised that the rooms would be cleared by then, they were not. Victor Bellini escorted "Rob" of Val's Exterminating through the common areas and opened the storage rooms, however Rob confirmed that without the household belongings removed, dealing effectively with the problem would remain impossible.

The suggestion was made that the cost of exterminating in this situation should be billed personally to our super or to Finnerty Management (for either this last visit or perhaps the entire last year) - particularly as the infestation has been severe enough to change our service schedule from once to twice per month, while management was aware that the exterminator was not being granted access to secured rooms adjoining the problem. While not dealing effectively with the problem in these unauthorized storage areas, management responded by recommending spraying more poison more often in resident's apartments (changing from once to twice a month) and advising that the continuing problem was caused by residents who were unwilling to grant the exterminator full access to every apartment to spray pesticides. Although part of the problem may be in individual units, it is clear that large management-controlled spaces located in the most infested area have not been professionally maintained at all.

Air Conditioning: Board member Stefanie Greenberg (6-C) stated that her Slant-Fin AC/heating unit is not sufficient for the size of her apartment and she requested permission to add an additional window unit. The Board discussed pro's and con's of allowing residents to install AC window units, as well as other options. Building regulations state that window units are not allowed in the building and subject to a $100 per month fine.

Stefanie was not satisfied with the Board's response/suggestions. Although the Board was unwilling to modify the building's regulations to approve the use of window AC units, it was agreed that we should continue researching replacement options for the Slant-Fin units. Several AC contractors have indicated that the Slant-Fin and similar units have a life-span of about 20 years. As our units are about this old, they are subject to continuing problems. In addition, as old technology, they cost more to run for the cool air they put out and use CFC-type freon which is harmful to the environment. It was noted that these units are also necessary for heating and some of the life-span issues apply to heating issues as well.

OmniPoint lease agreement: OmniPoint (VoiceStream) has begun installation work on their antennas. The lease agreement was approved on May 8 ,2000. This week's work will involve establishing electrical service to the roof, running conduit from the electrical meter room, through the boiler room to the rear exterior, up the rear wall near the exterior chimney, and to the roof. A schedule of their roof activities (including drilling and hammering, etc.) will be available later this week and will be posted for the benefit of 6th floor residents. Sixth floor residents will be offered the opportunity of requesting quiet-times to accommodate their sleep schedules, etc.

Although the previous Board had approved the agreement, it had been withheld by the current Board for review. Since then, key modifications were made including: 1) increase from $1,000 to $1,500/month rent (3% annual increase remains intact); 2) electromagnetic testing of all 6th floor apartments and others (at expense of OmniPoint), before and after installation, with a contract stipulation of no increase in order for contract to remain valid (residents had voiced health concerns and questioned the concept and validity of "legally acceptable" exposure limits); 3) ability of condominium to add any FCC certified equipment during contract term with contract agreement that OmniPoint equipment would not interfere (previously condominium was not allowed to add any equipment during the twenty-five year period which might interfere with OmniPoint's equipment); 4) ability of condominium to cancel agreement after five years (previously condominium was bound for twenty-five years with no option of cancellation at any point, while OmniPoint had the option of canceling at any point along the twenty-five year span of the agreement ); and 5) OmniPoint will be responsible for removing its equipment as any service is required on the building's roof (the original contract exposed the condominium to responsibility for the costs of moving the OmniPoint equipment is such instances and for the costs of service interruption to OmniPoint).

On May 4, 2000, a "Town Meeting" of residents was held. Representatives from OmniPoint attended the meeting and addressed a number of questions from the residents. Several modifications to the proposed contract resulted from the meeting, including the method of base-line electromagnetic measurement and agreement that the contract would specify that no measureable increase would result from the operational equipment.

Attorney Michael Swaaley was also requested by the Board to review the contract and several changes were made at his suggestion for the benefit of residents.

Satellite dishes: In the process of discussing OmniPoint antennas, it was noted that there are two unauthorized/illegal antennas have been installed on the roof with cables running on the outside of the building to specific apartments. These antennas have been permanently installed with damage to parapet roof-edge brick. These must be removed at once and owners are subject to monthly fines of $100 per month. It was agreed that as a good-will gesture from the new Board, before the fines are applied, owners will be contacted and reminded of the rules.

Finnerty Management: Tom Finnerty was given 30 minutes to discuss whatever issues he believed that Board should be focusing on. Tom explained the monthly management report, and budgeting issues.

In response to particular questions, Tom explained that the building is not currently saving at all for major repairs (contrary to the recommendation of a 1993 engineering report that indicated short remaining life-spans of major building systems and the immediate need to begin saving $22,000 per year in order to cover significant upcoming repairs). Tom explained that he has brought this concern to previous Boards and was ignored on the point. The engineering report indicated only a few years remaining in the $100,000 boiler's normal life-span. Tom was asked about current water leaks in brick-work and indicated that that we are probably looking at $200,000 in such necessary work.

Tom Finnerty was asked about the final cost of the lobby renovation begun in November '99. (Although the current Board remains uncertain as to how much funding was approved by the prior Board for this project, a figure of $10,000 was rumored. No figure appears in any of their Board minutes. At the April 2000 Annual Meeting, a final cost was requested of Tom Finnerty by owners present. At the time, Tom told the group that figures were still with the accountant and unavailable.) At this evening's meeting, Tom indicated that the final figure will be more than $15,000. Finnerty was unable to provide the current Board with a final cost figure.

There was a general discussion of the building infrastructure and future repairs. Tom Finnerty was asked if he maintains a list of the building's significant needed repairwork. Tom replied that he does not maintain such a list, suggesting that is not part of the management service he provides to do so.

The Board scheduled its next meeting for Monday, 06/19/00.