Minutes of the Trustee Meeting

Queensberry Condominium Trust

May 29,  2013

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Wednesday, May 29, 2013, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Michel Grappo , Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees

David Sherf were not present

Pamela Pendias , Modica Associates 

The meeting was called to order at 6:35 PM.  

FINANCIAL REVIEW

The April financial report was sent out electronically in advance of the meeting.  The balance sheet as of April 30, 2013,   reflects $4,080 in the operating account and $64,804 in reserves.    With the exception of one unit owner, everyone is current with their condo fees.  

Due to the meeting taking place very late in the month,  Pam furnished the trustees with a balance sheet as of May 29^th, after all bills had been paid, reflecting $5,980 in operating and $64,804 in reserves.    The owner of the delinquent unit has listed the property for sale so the association will be receiving the aging receivable amount of $2,665.    The association has no aged payables and the reserve account has been funded in accordance with the budget. 

OLD BUSINESS/MAINTENANCE ISSUES  

Dumpsters on site – the association purchased an additional dumpster and had another dumpster repaired.    The area seems to be much cleaner.    The addition of an extra (2) yard container has alleviated the trash over flow issue.

Self-Closing Mechanisms for (3) rear gates.    (3) different lock companies were approached regarding the installation of a self-closing mechanism to ensure that these gates are closed and locked.    More often than not the gates are left wide open.    All (3) companies indicated that it would be expensive and require an iron worker to weld something on to the gate so the door closer could be mounted.    Since the closer would be exposed to the elements, there would be no warranty or guarantee on the work performed.    The trustees agreed to abandon the idea of a door closer and requested that signs be mounted on the gates stating “please keep gate closed” as an alternative.

Carpet Installation – the trustees have made a carpet selection,  Patcraft Famous Last Words II #IO147 Results May Vary # 47500.   The carpet has been ordered and will be installed shortly.   The vendor, Bradford Carpet, has indicated that he will need to apply “levelastic” to the cracks in the concrete that will add an additional $800 to the cost of replacing the carpet.    One of the trustees expressed  concern with the hallway in building 107 that leads down to the laundry.    It was decided that the trustees walk over after the meeting and evaluate the situation.   Modica is also obtaining a proposal from a contractor to better level the floor in this area.   Once received it will be forwarded to the board so a decision can be made and the carpet installed. 

NEW BUSINESS

There had been discussion about replacing the mailboxes.    Pam provided (2) proposals to replace mailboxes in both buildings.  Total Security $3,723.75, SRV $4,363.88.     The consensus of the trustees was that it was too costly a project to entertain.   

Minutes of the Trustee Meeting

5-20-13

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The last order of business was Landscaping.    Both Ning and Sheryl were in favor of accepting the proposal furnished by Peggy Prentice of GreenPea Urban Gardens.    Jeff noted that total outlined in the proposal exceeds the budget allocated for landscaping.     Pam to work with Peggy to work within the budget.     Sheryl reminded Pam to follow up with Peggy on her offer plant the urns out front at no cost to the association due to the length of time it took to obtain the proposal.

Michael Grappo stated that he would not be able to meet on Monday’s during the summer.    The next board meeting will be Monday, July 15^th, 2013.  

There being no further business, the meeting adjourned at 7:30PM. 

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

January 30, 2013

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust, a monthly meeting of the Trustees was held on Wednesday, January 30, 2013, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees

Michel Grappo and David Sherf were not present

Pamela Pendias , Modica Associates 

The meeting was called to order at 6:40 PM.  

FINANCIAL REVIEW

The December financial report was sent out electronically in advance of the meeting.  The balance sheet as of December reflects $5,577 in the operating account and $59,373 in reserves.    Sheryl commented that the association had more money $70,986 in November than the end of December $64,950.   Pam stated that it was due to the operating account having $27,878 as a result of double condo fees, an extra $13,500 that was due the month of October.    In actuality, the association has more money ($16,265) in reserves as compared to $43,106 in November.  

Sheryl had many questions on the financial reports.    Sheryl asked why General Landscaping was paid the sum of $224 in December for fall services.   Pam stated that the service provided was final fall clean up and that she would send the trustees a copy of the landscape contract for review.   However, it should be noted that the line item in the budget for landscaping was $2,400, and the association actually spent $2,008 for a savings of close to $400.    Sheryl inquired about Modica’s  $1,680 invoice  for replacing the heat timer in November.   Pam explained that the heat timer had failed and was replaced with a used one that Modica had on hand.   Sheryl asked for a detailed breakdown on Modica’s invoices showing labor and material.   Sheryl also asked why the bills the association was paying were paid to Modica.   Pam explained that Modica has a full time licensed and insured plumber on their payroll.    Since the plumber is a Modica employee, the invoice comes from Modica, and not an independent plumbing company.    Furthermore, it is beneficial for the association rather than having to be at the mercy of waiting for an independent plumbing company to respond.   In the event of any building emergency, Modica’s plumber is able to provide prompt service.    Sheryl asked about Modica’s invoice responding to a gas leak in November.   Pam reminded the trustees that the building received an emergency call from the gas company of a gas leak on a Sunday.   Modica had to meet the gas company to provide keys to the units that were suspected to be the source of the gas leak.   Had the leak not been found, the building would have had to be evacuated.    Sheryl asked about Modica’s $225 charge for delivering ice-melt.    Pam explained that Modica charges once a year for providing ice-melt at the front and rear entrances of both buildings.    Modica re-fills the ice-melt buckets as often as necessary during the course of the winter.   Sheryl opined that she would like to see actual invoices for the ice-melt.    In addition, Sheryl also asked to see receipts when the building is charged for Janitorial Supplies.   A question arose as to the $175 charge for repairing the ceiling in 107-2.   Pam explained that this unit owner had sent several lengthy e-mails along with engineering reports that the building was not structurally sound and that he had paid twice previously to repair the ceiling in his unit.    Pam checked the unit several times with the mason who re-pointed the building and nothing obvious could be found.  Moisture readings were taken in the unit and the only moisture that was detected was in the

right hand corner of the bay window approximately six inches square.    The moist area was cut out and left open to dry.   Once the area dried out, the hole was patched and repaired.    The area in question was in the vicinity of a steam pipe in the wall and could have retained moisture.    The consensus of the board was that repairs in units due to a common area should be handled consistently and that the association does not usually perform repairs in units.    

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1-30-13

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OLD BUSINESS  

Sheryl asked whether the owner of the unit with the air conditioner had been fined for keeping the air conditioner in the window.   Pam explained that the owner of the unit cannot remove the air conditioner since the building has settled not allowing him to remove it.    The trustees asked Pam to verify this with the owner.    Pam stated that she was to have done this however something had come up preventing her from meeting him on the designated day.   Pam will re-schedule with the owner to determine whether or not the air conditioner can be removed. 

There were two different steam leaks in January.   The first was a leaking return line that  ran under the concrete floor between 107 and 111.  This required the floor to be jack hammered in both buildings in order to access the leaking pipe to replace it.   The old pipes are in the courtyard for the trustees to see.   An insurance claim has been filed under the master policy for the building which should minimize costs to the association.   A second steam leak was found inside of 111-20A.    Service Master was called in to remove the old carpet and provide moisture readings in the unit to reassure the tenant who was very concerned about the possibility of residual moisture and mold.   The wall in the bedroom was removed and replaced, the bedroom re-painted.  The carpet in the bedroom was replaced as well. 

The association has not as yet released final payment in the amount of $9,100 for the railing.    There was some discussion as to the height – the railing is lower between the two buildings and higher on the sides.    The consensus of the trustees was to let the height matter drop.   However,   Sheryl stated that she thought the railing was already exhibiting signs of rust.    The trustees will examine the “rust” on the railing after the meeting.   

NEW BUSINESS

Ning had asked about mailboxes and who is responsible for them.    Mailboxes are provided by the condominium association but maintenance of the actual boxes themselves falls on the unit owner.   As an example, Modica does not have keys to the individual mailboxes.   If the lock breaks, or a tenant loses a mailbox key, it is the responsibility of the unit owner to replace the broken lock.    Pam had received a verbal estimate of $246.19 per group of (4) mailboxes and the association needs (12) for an estimate of approximately  $3,000 excluding installation.    The consensus of the trustees was that it was too costly a project to entertain.   

The last order of business was to schedule the date and time of the annual meeting of unit owners.    Board meetings are generally the 3^rd Monday of every month but recently these Mondays have fallen on a holiday, January 21^st, Martin Luther King Day, February 18^th, is Presidents Day.   The following week Sheryl will be away, it was suggested that the meeting be scheduled for Tuesday, February 19^th.    Pam to check her schedule and also check with Michael Grappo for his availability as to an annual meeting date.

There being no further business, the meeting adjourned at 7:50PM. 

Respectfully submitted by:

Pamela Pendias

Modica Associates

For the Recording Secretary

Queensberry Condominium Trust

Minutes of the Trustee Meeting

Queensberry Condominium Trust

April 23,  2012

Pursuant to the Article V.  Section 5.9 of the By-Laws of Queensberry Condominium Trust,  a monthly meeting of the Trustees was held on Monday,  April 23,  2012, at 6:30PM at the offices of Boston Choice Properties, 125 Jersey Street, Boston, MA.

Those Present:  Ning Hernandez, Sheryl Kelly and Jeff Schwarz , Trustees
Pamela Pendias , Modica Associates  

The meeting was called to order at 6:40 PM.   

FINANCIAL REVIEW

An electronic version of the monthly financial report for March had been e-mailed to the trustees along with copies of all paid bills.    The balance sheet at the end of March  reflected $6,369 in the operating account and $45,588 in reserves.    Ning asked if the pest control company sent in an adjustment for the over payment.   Pam stated that all invoices for pest control had been put on hold – the March financial reflected no charges for pest control.  Jeff asked what the monthly charge for pest control should be.   Pam stated that she would check and follow up with an e-mail and/or send Jeff the contract.   Sheryl questioned the charge for snow removal – specifically the charge for ice melt in the amount of $74.25 for an ice storm on March 2nd.    Pam stated that the ice melt charge was for applying  ice melt on the sidewalks.   Sheryl stated that she thought that she had been told that the $225  charge the association paid last year was for ice melt for the entire year.   Pam stated that was true – but for the buckets of ice melt that are left at the entrances to the building for residents to use on the stairs as necessary.    Modica keeps the buckets full of ice melt throughout the winter months at no additional charge to the building.    Ice melt that is applied during snow fall/ ice events is at additional cost as is snow removal.    Sheryl questioned the cost of the electrician’s invoice, $266, for replacing a light fixture and globes.   Pam responded by saying that the electrician needed to visit the building to see match the globes that needed to be replaced, go out and purchase the material and return to the building to install.   Furthermore any vendor that Modica uses is licensed and insured.   

Pam informed the trustees  that at the end of March, 2011, the association incurred costs of $23,741  for oil and gas as compared with this year total costs of $17,113  representing an overall savings of $6,628 as a result of the conversion.     Although it has been a mild winter compared with 2011 it still represents significant savings.   Sheryl asked about the oil payment of $2,909 in March.   A review of the invoices reflected that the payment was for an oil delivery received January 7th, 2012.   The association has a net profit of $6,245 for the first quarter of the fiscal year and is current with all operating bills.   Ning asked about aging receivables  (3) owners are behind in their fees but are making monthly payments.

OLD BUSINESS   

The first item of business was the status of Eagle Rivet.    A big thank you to David  Sherf for successfully negotiating a settlement with Eagle Rivet.    Arthur Dias signed the settlement agreement accepting a check in the amount  of $2,500  as full and final payment for the roofing work.    

Neither Sheryl nor Jeff had any further issues of moisture infiltration in their units.

The door sweep on the front door at 107 Jersey has now been installed

Painting the common areas has yet to be done in building 107.

Minutes of the Trustee Meeting
4-23-12
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Sheryl asked about the status of the laundry equipment – contract.   The board did not wish to extend the contract and defective machines have been repaired or replaced.

NEW BUSINESS

Pam had prepared the paperwork for the new trustee for recording at the registry.    Since not all board members were present, this will be signed next month.

The wrought iron railing around the perimeter of the property is in dire need of repair.   Pam had obtained an estimate last fall from Logan grate to repair it for $5,500.    Pam obtained (2) proposals from Nino’s Iron works – 1) to repair 200 lineal feet of railings $4,500, 2) for furnishing and installing a new railing $13,100.    Pam obtained a 3rd proposal from Eliot Iron Works.   Their proposal to repair the existing railing was $16,500-$18,000.   Their estimate to replace the railing was $130,000.     The trustees were very interested in Nino’s bid to replace the railing with a new one.   Pam to get the particulars, find out would it would look like – would they replicate the existing fence, etc.

Pam obtained a bid from B & M Restoration & Contracting for digging out the existing concrete in the courtyard, re-grading and pouring a new concrete patio for the sum of $17,900.   There is no inexpensive way to alleviate the ponding water due to the pitch of the existing courtyard.    The job is also labor intensive since there is no access to bring any large machinery out back.    The old concrete would need to be carted out by hand.    Pam has had several contractors look at it and will obtain additional estimates.

The next item on the agenda were the agreements from Comcast.  A Facilities Easement Agreement, Services Agreement and Compensation Agreement.   Comcast would be willing to pay the association the sum of $5,160 within (45) days after receiving executed agreements  in exchange for the association allowing Comcast to keep and maintain their equipment in the building for ten years.   .   Sheryl stated that she recalled David Sherf saying this was a “no-brainer”.  Pam to get the agreements to David Sherf for his review and recommendation.

Sheryl noted a musty odor on the first floor of building 111.    Modica will look into this.    

There being no further business, the meeting adjourned at 7:20PM.  

Respectfully submitted by:
Pamela Pendias
Modica Associates
For the Recording Secretary
Queensberry Condominium Trust

March 16 Meeting

Attending:

Corinne Getchell (MA) --Modica Associates

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

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez (NH) --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

Second Means of Egress
Item complete.

Window Replacement
The unit (111-2) has the correct panning. MA to send another letter to Hadco to demand the rest of our money. What can we do to prevent this situation from happening in the future? --In the future we will only reimburse owners for window panning once the work is complete and the panning is to spec.

107 Laundry Room Floor
We had bids from multiple places: Vogt & Company (wood floor), and Capuccio Construction (bid for mud floor after we provided the spec, recommended by Dave Modica).

Capuccio Construction bid included adding a layer of concrete onto the foundation, tile on top of that (as opposed to laying tile on an elevated floor), as well as removing the wall behind the washing machine, and replacing it with a water resistant green dry wall. When the wall is removed, Dave Modica and the plumber will inspect the plumbing and electrical hook ups behind that wall.

MA to request a reference for Capuccio before the next meeting.

Consider moving the vent such that the hot air does not blow on the Emerald Arborvitae.

Deformation Monitoring Points (DMPs)
The board wants to have all the DMPs checked this year (both the new and the old ones), and afterwards the board wants to have all the DMPs checked every two years. Item complete.

Torn carpet in basement
A patch was added. Item complete.

Landscaping
Malkasian provided a bid for mulching ($800) and for maintance ($1320), which is in our budget. Beyond maintenance, no landscape improvements can be made right now because the association has no money. The board will meet with the landscaper in April to decide what new plantings to make so that the landscaping work can start once the funds become available.

Terrazzo Sidearms Need Repairs
MA needs to find companies that do casting within 6 months. DM suggests to make a simple repair for now just so that there is no big gash. Might get a year out of the patch. In 2001 it was about $20,000 to do both buildings side arms. For the patch, it will be impossible to get the same aggregate. MA to get a price from a mason for the patch.

Water Damage/Leaks Due to the March 15 Storm
Multiple units have water damage from leaks from 3/15/2010 Noreaster. Units involved are 107-5, 107-10, 107-15, 107-18. Another unit in 107 has damage around the door (unit 107-?). The side of the door this unit is sheared, so there is possible serious structural damage. The contractors were working on it on 3/16/2010 already. They should take out a part of the wall above the unit door to see if there is more structural damage. MA will do the walk through with a mason and the roofer to assess the damage and to determine the cost to fix, and to see if the cost to fix will be over $15,000.

Repolishing Wood on the Front Doors
Polishing the front doors (note that this is not the same as restoring the lobby) has been put on hold due to low cash flow. Modica has previously received several bids for this work. One high end bid was for ~$3600 per door; another bid from Summer Painting was ~$850 per door.

Miscellaneous:

• A work order for the lentil sitting in courtyard was issued to be moved to the boiler room. Please let MA know if the lentil is still in the courtyard.
  Lentil is still in the courtyard.
• 111-11 has a AC unit that is in too early. MA to send a letter to the owner.
• MA to check if there is any money from the city available for dealing with the building settling due to the ground water issues.

Agenda for April:

• Brainstorm the capitol repairs. Wish list for the capitol repairs to be done by June.
• Brainstorm ways to raise income for the association (e.g. increasing fine fees, etc.)

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

Notes from the Annual Meeting on February 16, 2010

Attending:

Corinne Getchell (MA) --Modica Associates

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

Douglas McClennen (DM) --Trustee, Queensberry Condominium Trust
Bill Gentz (BG) --Trustee, Queensberry Condominium Trust

Ning Hernandez --Trustee, Queensberry Condominium Trust

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

Distribute to:

107 Mail Room for general information
111 Mail Room for general information

Financial Review

Going over 2009 spending/budget

Comments
107 owners ask for electric locks to be installed –it is on our long term plan
Questions on the quality of landscaping

• seems like the quality of landscaping done is poor for a high price
• price may be reasonable
• the work is maintenance only
• Board Action Item: Ask for notice for when the landscaper is coming. Then we can post for the owners to see what it is before, and what it is after.

Questions about how the reserve got so low

• $19000 deficit
• we partially used the reserve to pay for the window and panning work and due to the fuel costs rising
• trustees did not want to raise the fees while the masonry project was in progress
• now is the time to catch up
• new regulations on the amount of money the association is required to have in the reserve
• the goal is to maintain the reserve at or above the required amount (10% of the annual income needs to be set aside)
• Board Action Item: The board will monitor the assessment and see if that needs to become a regular fee to maintain the reserve

Suggestion from an owner

• provide a multi year budget/plan, long term approach that the trustees might have in mind. Currently, even if the trustees might have such a plan, it is unknown or unclear to the owners
• Board Action Item: The board is working on a capital plan, planning to have that by June.
• DS—tried to do a multi year plans in the past, but new regulations affect the plans
• How can we keep the monthly fees down, so that the condos can remain attractive to new buyers

Question about the budget

• What is the raise that is not part of the assessment
• It is to avoid operating at a loss
• Do we expect the monthly fees to continue rising every year
• The assessments are happening nation wide due to the new regulations
• Are our maintenance fees inline with other associations
• Historically we have had very good fees

Owner Question—can you take a tax deducting for paying for the masonry work?

• Probably not, but please check with your tax accountant

2010 budget

• Increases are due to the deficit of $19000 in the reserve and the new regulations
• Q: why an assessment and not a fee increase overall
• trying to soften the blow
• buyers do not see the assessment, but only the condo fees
• Increases in oil, keys & locks fees (would be more if we go with installation of the electric locks), and landscape fees
• Q: Can we get rid of bushes and make a nice rest area for the residents
• rest area might imply that passers by will stop by there as well

Old Business Review

• Q: Is there any money from the city available for dealing with the building settling due to ground water issue?

New Business for 2010

• Q: is the laundry room problem only present only in 107
• Yes
• Q: Are people complaining about mice/bugs/rats?
• Rat population in the alleys has spiked
• If you see something, please call Modica
• Fixing landscaping may help with the rat infestation

Capital Repairs Review

• Trustees are looking for ideas/feedback on the repairs
• Q: about the side arms on the main entrance in 107 (terrazzo)
• Chunks are coming off, and it cannot be really fixed
• It was not done right, and the association settled (several years ago)
• Q: what is the 10 year plan
• Sealing doors
• We have old gas burners and 2 large oil burners—DM would like to have it redesigned to use just gas
• Q: how is our roof doing
• Roof has been checked, and is in good shape
• New gutters have been added
• It is at the end of its life, but we are not seeing problems yet
• Usually, when the roof is at the end of its life and problems start, it can last another 2 years with repairs
• Q: Concerned about structural problems
• We will need a touch up job in 15-20 years
• Last masonry job was about 15 years prior to this one, and it was only in certain spots
• Q: should we be concerned about slanted stair cases—No. Tested during the structural tests when the walls were cut into to check how sound the building is
• Heat loss issues
• All windows were sealed during the masonry project
• Upper units get hot and residents open their windows
• Restoration of the front metal doors
• Was estimated in 2005, but postponed

New business

• Q: planters in the yard: Can an owner garden them and make them look nice?
• Yes, please do
• Gates slam shut really loudly—what can we do about it
• Heavy smoker in 107
• Is the owner aware that the renter is smoking?
• Smell of the sewer
• It was cleared for awhile, but it is back
• When 107 laundry is being fixed, the pipe system underneath the laundry room floor will be examined
• The pipes were examined with a camera
• Q: does the city have responsibility to fix this? Not really.

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

Landscaping

(3/16/04) $3,500 budget exists for landscaping in 2004. … QCT will hire Rick for proposals “Phase 1” and “Phase 2”.

(6/15/04) Trustees agreed to pay Rick $500 for design of garden bringing design options to Trustees for review, discussion and approval. Rick to begin work asap.

(7/20/04)… MA to get estimates for pruning of trees away from building (10’ +/-) and removal of all dead wood, bid should understand desire for privacy of units in building….

(10/19/04) MA to get hourly estimates from tree pruning company (to quantify their $250/hr estimate. Tree company to call city to get permission to prune our trees…

(12/21/04) Rick attended Dec. meeting to address the following issues: design (Trustees reiterated their preferences previously emailed to Rick), neutral ground (Trustees will discuss options of cobblestone, brick and grass and email Rick with decision), Linden tree on Jersey St. in front of 111 (Rick believes it to be diseased and therefore needs treatment and trimming if it is to remain). Trustees reiterated their desire for a 5 year masterplan for QCT to take on (including soils amendments if necessary, planting design, rearrangement of shrubs and recommended snow removal changes).

(1/18/05) MA to direct Rick to proceed with design. DS to discuss tree pruning with Inspection Dept. (2/15/05) Rick to provide draft design by late February, MA to coordinate. MA pursing with City Arborist us trimming Jersey St. tree.

(4/25/05) Rick provided conceptual design for Jersey St. side only. MA to convey Trustees questions to him (re: plantings) and request Queenberry St. garden proposal also.

(7/11/05) MA to coordinate QCT hiring arborist (City approved), MA to follow up with Rick on spring meeting comments and outstanding QCT questions about his design.

(9/19/05) City of Boston approved the pruning, but faxed the approval directly to its preferred Boston Tree. MA to obtain price.

(10/18/05) Boston Tree will be in the area on 10/19 to provide a price.

(11/15/05) Will Malkasian do a fall clean up? Included in our contract, so probably waiting for end of leaves. Tree pruning to be done on 11/16. YC to coordinate with Boston Tree.

(01/2006) Revisit the design after structural assessment is complete.

(04/18/06) Proceed with landscape design, since Noblin stated that it will not do any more boring. MA will send notes/questions that came up in previous meetings between trustees and the landscaper (Malkasian). Trustees will determine some requirements for the landscape design. Then MA will arrange a meeting between the landscaper and the trustees.

(06/20/06) Same.

(08/15/06) Landscaping is being postponed indefinitely pending the completion of the building’s masonry repairs suggested in the report.

(04/17/07) The proposal from Malkasian Gardens to maintain landscape ($1320). Requires approval.

(06/25/07) The proposal has been approved. The work involves maintenance only. Item complete.

(03/17/2009) The board is again reviewing the landscape design.

(05/19/2009) Doug and Corinne met with Rick Malkasian. The association plans to use $1500-$2000 this year (in addition to what is normally allocated for landscape maintenance) to plant and fix landscaping starting from the Queensberry Street alley to Jersey St. The trustees are now waiting for a specific proposal. MA to ask the landscaper about the timeframe.NOTE: The tree in front of 111 Jersey needs to be pruned--it is too low to the ground. It also needs to be treated. MA to speak to an arborist about treatment.

(06/16/2009) Still waiting on proposal.

(08/18/2009) The landscaper is still working on the proposal.

(09/15/2009) The proposal has been submitted to MA for the board to review. Currently, one Emerald Arborvitae plant in front of the 107 laundry vent is not healthy, probably due to vent, so replacing it, as the proposal suggests, will not resolve the issue. MA to ask the landscaper how that problem can be resolved.
The cost of the materials and labor proposed is $2000. Due to lack of finances to do this work right now, MA to ask the landscaper if the work can be postponed till next spring.


(2010, March update since 09/2009) Moving the vent would be tied in with fixing up the 107 Laundry room. At that point, it would be investigated if vent can be moved or positioned such that it still vents properly but avoids blowing on the Emerald Arborvitae.

(03/16/2010) Malkasian provided a bid for mulching ($800) and for maintance ($1320), which is in our budget. Beyond maintenance, no landscape improvements can be made right now because the association has no money. The board will meet with the landscaper in April to decide what new plantings to make so that the landscaping work can start once the funds become available.

(04/20/2010) The board met with Rick Malkasian (of Rick Malkasian Gardens—the company that has been doing our landscaping so far) to discuss improving the plantings around the building. The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit. The board would like this landscaping work to begin right away.
The board also discussed the linden tree (city tree) near 111 Jersey entrance with MA and Malkasian. (Some of the tree branches are growing into the fire escape of 111, and thus may be a fire hazard.) MA will find out the price for cutting down the branch closest to the building. MA will also find out the price for spraying the Jersey side linden tree and another linden tree (also a city tree) on Queensberry side of the building. MA will also find out if we need city permission to cut down branch and/or spray these city trees.

(05/18/2010) Modica will cut down loose branch of the linden tree in front of 111 swinging in the garden, not the actual limb but the branch. Board will wait on hiring Arborway Tree to cut the limb for $330 to see if City will actually cut as Modica has been calling Parks Dept. to report a safety issue and City might be coming out to actually cut limb due to pressure Modica has been placing on City. Board voted to wait on city to cut the limb before paying Arborway to do it, pending whatever the cut-off date for treating for Aphids is. Modica to confirm with arborist what cut-off date is to treat for Aphids. Arborway’s price to cut limb is $330 and treat for Aphids is $210.

(06/15/2010) The plants for $1000 have been planted. Modica cut the branch on 111 Jersey Linden Tree. Stil waiting for updates on the Aphid treatment.

Later edit: After the meeting the board walked around the buildings and looked at the landscaping in front of the buildings. The board did not see any annuals planted. From April 20, 2010, meeting notes: "The board decided to ask Malkasian to work with $1000 (total, labor inclusive) to add plantings and improve the landscaping with the following specific requests: 1) no arbovitaes, 2) add approximately $100 worth of annuals in locations Malkasian sees fit."

(07/20/2010)Modica had the tree branch cut. Doug thinks that the branch was not cut cleaning. MA to request to recut it cleanly.

David Modica spoke to Rick Malkasian regarding the overage on the landscaping budget. (The bill came for $1150, after the board asked Malkasian to work with $1000). He has agreed to honor the $1000 budget amount and will write off the overage. The board members will consider getting together and planting some annuals using their own resources.

(08/17/2010) 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.]