August 17, 2010, Meeting

Attending:

Nancy (MA) --Modica Associates

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust

Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez (NH) --Trustee, Queensberry Condominium Trust

Yelena Chigirinskaya (YC) --Trustee, Queensberry Condominium Trust

Distribute to:

David Sherf (DS) --Trustee, Queensberry Condominium Trust

107 Mail Room for general information

111 Mail Room for general information

Window Replacement
MA made one further phone call to Hadco, asking for a final refund of $250.00. MA has received no response and therefore asked David Sherf to write a letter.

107 Laundry Room Floor
The board discussed possible ways to repair the floor: pouring the slab on grade vs floating slab.

• Floating slab—is lifted on joists above the soil, creating a "gap" between the ground and the floor.
• Slab on grade—is poured down against the soil, thus sealing the so called "gap".

The current floor is a concrete slab on joists with plywood on top.  The proposal (whose?) is for thicker concrete slab with the floor. 

The board needs the following questions answered before deciding on the "slab on grade" floor:

• Are there any pipes between the current "floating slab" floor and the dirt?
• Is there a significant price difference between the 2 types?
• If plumbing work needs to be done (pipes burried to allow for the "slab on grade" floor, what would the extra costs be?

Fire code violation was discovered when the laundry room wall was opened. No insulation (no 2nd layer of sheet rock) between the laundry room and an abutting unit.  David Modica is aware of this problem, and this minor issue will be fixed with other work in the laundry.

MA to request 2 specs from Wolf Rock Development and ask about pros and cons. The board will review the specs.

[Later edit:  In an email David Modica reminded the board that we have reviewed bids for this work and questions the need to rebid the work.  Notes about previous bids can be found here -- the latest bid information was noted in the March 16th Meeting Notes.]

Bad Smell in 107
The BWS contractors have found the problem.  The pipe in the street is not only sagging, but also collapsing.
This is now a major problem that with effect the entire block. The city will now have to rip up the entire street from Queensberry to Perterbourgh in order to fix the problem.  The time line for this work is not known, but the smell can intensify at times until the problem is repaired.  David Modica continues to work with BWS to try to get some idea of what it is involved for going forward.

DM met with David Modica in the laundry room and looked into the cut in the slab.  Failed pipe (in the street) was leaking and filling up the space under the slab.  The town should fix the pipe.

Landscaping

Tree was cleaned up where the branch was cut.  The faucet (by the 107 entrance) is leaking.  A rhododendron bush has died (on the Jersey Street side of the building).  MA to inform Malkasian about the dead  rhododentron bush. 

[Later edit: The dead bush has been removed.] 

Terrazzo Sidearms Need Repairs

Chiccarelli and Pires has estimated repairs of the sidearms at $1,600.00 with the additional costs of permits.  The board has reviewed the bid and approved it.  MA to schedule the work sometime before November. 

Water Damage/Leaks Due to the March 15 Storm

• Unit owners of 20-19 and 20-19 have agreed to replace the skylights. MA forwarded them a couple of proposals and put them in touch with each other.
• Cresent Painting will be happy to repair and repaint the ceiling on the top level of 107 for $550.00 (includes replacing the ceiling) We need to wait till the skylights are repaired before scheduling that job.

Roof Replacement
MA has received two roofing bids. Richard Roofing was the least costly by far, at $69,000.00. Two more bids are coming (from Eagle and Cappucio).  We are using Maurice Richard’s scope/spec.
DM proposes that the board considers using white rubber roofing.  It is supposed to be good at reflecting heat.  MA to request prices for this version as well.  The board asks that the spec is revised to include the repairs/replacement of the damaged roof decking--there should be an allowance for fixing the decking (the amount to be discussed with David Modica).

Repolishing Wood on the Front Doors
MA recieved bids for sanding and refinishing the front entrance doors.  Corinne pulled out bids from last year, and both companies would honor the prices.  (Vogt & Company - $7600 total, and Crescent Painitng—3^rd bid. $3500 total.)  The board eliminated Summer Painting.  DM will talk to Vogt & Company(the high end bid), and MA will talk to Crescent.

Renegotiate Insurance Deductible
Earthquake insurance will be included in the master policy.  No flood insurance, because we are not in the flood zone.  Item Complete.

Financials

Overdue unit owners have agreed to pay the balances before September 1.  MA to send reminders and let the board know when the payments arrive.

Miscellaneous

• The gate on Queensberry Street side was repaired again but whether or not it is a permanent fix remains to be seen.
• MA have sent a letter to unit 21B asking to remove the wires from the window. No answer has yet been received.  MA suggests a legal letter sent via certified mail.  The board requests MA to send another letter to 21B and give them a deadline to remove the wires.  After the deadline, the unit owner will be subject to fines. 
• Wires in a 107 1^st floor unit.  MA to send a letter.
• The board requests that no hard copies of the financials and bills be made.  The board will review them electronically. 
• MA to find out if there is a new requirement (from state? from insurance companies?) about oil tanks. 
• The iron fence on the Queensberry Street side is severely rusted.

These minutes are written to Yelena’s best recollection. Please notify her of any discrepancies immediately.