March 17 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

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
An independent engineer provided a report on the masonry work. In general everything was done well. Dave Modica will review the report and email the board his comments. The report points out a few oversights (e.g. page 10, photo 6, shows that the 111 Jersey entrance cornice has not been repaired). Chicarelli & Pires was paid all except $10,000. MA will continue to withhold the $10,000 until the items pointed out by the independent engineer’s report are fixed.
MA to check on when we last looked at the building settlement points.

Second Means of Egress
Same.

Window Replacement
Still waiting on refund from Hadco. Logan Grates will fix the grids.

107 Laundry Room Floor
ALS (Automatic Laudry Services) came and looked at the floor. ALS will give us $750 to fix the floor. When the floor is removed, we will need to investigate the drain pipes underneath to see if larger pipes have to be installed.
Our contract with ALS does not expire until 2014. Laundry breakdown: 55% to ALS, 45% to QCT.


Bad Smell in 107
The smell is still there, but not as bad. In February, John’s Sewer snaked the main sewer line in 107. The line has a few dips where water holds and at 83 feet line is possibly rotted at bottom. Also the 3 stacks on the roof were video inspected. The stack on the right has a small hole at about 48 ft from the room. Clean out is at 51 ft (white color). Doug inspected the Is the hole in the stack a possible cause of the smell, and can the hole be fixed? Inquire the drain companies. MA to ask Dave Modica and a plumber take a look and provide feedback on the video? Inquire about the possible rotted sewer line. After reviewing the video, DM thought that the middle pipe might also not be draining properly and maybe the cause of the smell.


Dead Tree in Front of 107
Same.

Torn Carpet in the Basement
AJ Rose Carpets will look at the problem this week. MA to ask them for a recommendation to possibly tear out that section of the carpet and replace it, or cover it with a “throw” type carpet matt.

2008 Financials
Bill is working with Modica's accountant to straighten out and simplify our financials. MA to send out the trustee ballots to the owners by mail (no quorum at the annual meeting), together with the financials in about two weeks.

Landscaping
The board is again reviewing the landscape design.

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

February 24 - Annual Meeting Of Unit Owners

Financial Review (at close of January 2009)

Operating : $ 444.94

Reserve: $56,077.90

A/P: $62,274.79 ($50K payable to Chicarelli & Pires and $12,274.79 to the Reserve Account)

- details will go out to the owners after the board reviews





2008 Year End Figures

- owners (Paul) request a revised/decipherable YTD Actual/YTD Budget that reflects 12 month totals (collected/spent/etc), not the 18 month project (How much expected to come in? How much actually came in, etc?)


Other questions on the financial statement:

- Transfer to Reserve-Assessment line --> confusing
- From Reserve
- Other Income

- Suggestion to separate out regular budget from the temp. fee increase and masonry costs



2009 Budget

- March is the last month of the temporary fee increase
- The condo fees go back to their original levels--no fee increase for 2009

- Q: Who pays for the water used by the laundry machines
A: The association does.

- Q: What kind of warranty (# of years) does Chicarelli provide on their work?
A: The information is in the spec--what kind of mortar was supposed to be used, etc.


- Bank Charges should be $0, because we switched banks
- Insurance was locked in for 3 years

- Q: When were the boilers replaced? Teddy thinks about 10 years ago. Doug thinks that information is noted on the boiler.

- Q: What is the breakup between water and sewer
A: Sewer is about twice as much as the water

- Q: What is the purpose of having a higher reserve
A: Emergency funds, guidelines for associations

- Q: What is the projected reserve total for the end of the project/temp. fee increase (end of March)? What is the projected reserve total for the end of 2009? What was the reserve prior to the temp. fee increase?



Masonry Project Review

- Engineer did a walk through, the board just received the report
- The report will go out to the owners with the minutes from this meeting
- From all the work that was done, we only had one add-on for $3600 (fire escapes)



Old Business

Window Grids on Garden Level Bedroom Windows have been fabricated and are ready for installation, weather permitting. Access to units will be required to ensure safety lock operates correctly. Cost is $3,150.00 installed.



New Business

- Heat
-- What happened with the heat in December?
-- Strange, that only one person complained

- 107 Laundry room floor
-- We are aware of the problem with the floor, and the laundry company is working with us to redo the floor
-- Q: Are dryer connections up to code?
-- The laundry company services the machines, but the management/association has to clean the dryer vents

- Drain in the courtyard in the wrong place, and the courtyard tends to flood

- Max noticed the 107 smell (107-11)

-- 107-7 owner also noticed the smell

- Max noticed an infestation of mice in his unit (107-11). He set out some traps, and the mice have gone away. If the problem reoccurs, Max will notify Modica for the unit to be treated.

- Need to add the TO DO list to the blog



Election of Trustees

Board Members Douglas McClennen, Helen Chigirinskaya, Bill Gentz, Kristen Lipstreuer and Dave Sherf have all volunteered to serve another one-year term. Modica did not receive any trustee nominations.

- Teddy volunteers to be a trustee

October 21 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

Distribute to:

Kristen Lipstreuer (KL) --Trustee, Queensberry Condominium Trust

David Sherf (DS) --Trustee, Queensberry Condominium Trust
107 Mail Room for general information
111 Mail Room for general information

Structural Needs Assessment Report
The masonry work is progressing well. C&P expects to complete the project 1st week of November. See David Modica’s report for detailed information. A sill in the courtyard was missed and will be replaced. Also a lentil on the 3rd floor, Queensberry Street side has a crack running straight through it, and needs to be brought to the attention of C&P.

Second Means of Egress
All bedroom windows were properly marked by their unit owners. MA met with Logan Grate, and the windows were measured. In total, 6 grids will be replaced by the association. An additional (7th) grid will be replaced at the request and expense of the unit owner. Logan Grate will provide the final prices for the grids to MA.

Damanged Bollards by the Dumpsters
On Saturday, 10/11/2008, at 9:10am KL witnessed a Waste Management truck back into the bollards, knocking one of them completely out of place. David Modica is in contact with WM enquiring if they will pay for the damage inflicted by their truck.

Window Replacement
Window replacement is complete, and all screens have been fixed. MA is still working with Hadco, the company that replaced 111-2 unit windows in order to get the money back that the association paid for the panning that had to be later removed.

107 Laundry Room Floor
Same.

Dead Tree in Front of 107
DM and BG have removed the polls.

New Business:

Bad Smell in 107
DM and BG again noticed a strong smell of the sewer in the morning hours in building 107. There is speculation that the smell is from the 107 laundry, or from sewage backing up in the morning rush. Unit 107-20a had to have the drain cleared, and during the procedure a camera was run down the drain. Our buildings are on 4 times/year drain clearing schedule. MA to let the board know next time the drain clearing work occurs, so that we can see if the time of the smell correlates to when the drain clearing is performed.

Carpet Cleaning
The board ok's carpet cleaning to be performed in the common areas. Item Complete.

Issues in the Monthly Financial Statement
The numbers on the header page do not correspond to the numbers in the actual statement. MA will speak to the accountant and will email the board with an explanation.

Moped in the Courtyard
A Vespa moped is locked to the bike rack in the courtyard, and is blocking the walk way. MA will put a sign on the Vespa, as well as post notices on the doors asking the owner to move it. If not moved in a week, the vehicle will be towed.

Locking in Oil Price
The board discussed whether or not to lock in the oil price. Because the matter is so important, the board wants all members of the board to vote (only 3 present at the meeting). MA will send email asking the board members to vote over email.

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

Masonry Update from David Modica

On October 10/21/2008 David Modica wrote to the board:

I met with the masons yesterday and went over the completed part of the job. The back and side are 100% done and they look very good. They are almost done with the front and the window trim is coming along very well. There have been some issues with the caulking but, we have pointed them out to the mason and window person and the seem to be correcting them now. We did run into a issue with the fire balconies. We addressed them last week. The mason did have to remove the brick around the steel the was anchored into the building so the iron workers could complete the job. The brick has been reinstalled and the iron work has been completed. There is a small charge for the extra work the mason did but the result was well worth it. The balconies are now very strong and will not be a problem moving forward. I will update you soon but so far the job is progressing on schedule with no major surprises.

Sincerely,
David Modica