August 18 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

Second Means of Egress
Samples have been delivered to Modica, and the board approves the samples. MA to call and schedule the installation.

Window Replacement
Same.

107 Laundry Room Floor
Carpenter (Vogt & Company) did a proposal and submitted to MA, with the cost of $7600. The proposal includes carpentry, but does not include tiling, removing and reinstalling the washing machines. The laundry company will have to do the removal and reinstallation of the machines. The laundry company will not give the association more than $700-800. The estimate is approximately $52.77/sq. foot (based on 8x18 ft area).

Doug proposes to just fix the floor, and put down rolled goods. Currently the floor is a potential tripping hazard.

MA to ask the carpenter to price items 1-3 on the proposal, without preparing the floor for tiling (described in item 2), without new cabinets or counters, and without painting.

When the floor is lifted, it is likely that they will find rot in the joices. Joices will have to be replaced. This work would not be included in the estimate.

Deformation Monitoring Points (DMPs)
Doug spoke to Cullinan Engineering. We did not lose a lot of information. The work is not completely redundant. The measurements have to be done 3 times due to temperature variances. They have to do it 2-3 times to get an accurate measurement. Cullinan will invoice one time once the work is completed. The board approves the proposal. MA will contact Cullinan Engineering to proceed.

Bad smell in 107
Doug and Bill have not noticed the bad smell for awhile. Item complete.

2008 Financials
Bill met with MA’s accountant and redid the summary for 2008. Transfer from reserve and other expenses items have been cleaned up, and the totals have changed as a result. Bill proposes to add footnotes when the new financial summary is sent to the owners. MA will put the new financial summary in a digestable form for the owners. Bill created a summary of income and expenses for the masonry project. The following will be mailed to the owners: reconciliation of 2008 financial summary with the footnotes, the masonry project summary, and trustee voting forms.

Torn carpet in basement
Same.

Landscaping
The landscaper is still working on the proposal.

Security cameras
Doug did some investigation on the cameras, and found that the association can get 5 WiFi cameras for about $500. Anyone can access the cameras if he/she knows the IP address and the password. The ongoing cost would be electricity and IP address. This is not a high priority, so the item will be moved to the Long Term projects list. This project may be coupled with redoing the front doors.

111 Laundry Sink Tap Is Leaking
Same.

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

May 19 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
All items listed by the independent engineer's report have been repaired. So Chicarelli & Pires was paid the remaining $10,000 on April 29. Item Complete.

Second Means of Egress
Logan Grates began installation, but MA realized that a wrong type of grate was being used. Logan Grates will provide another sample for approval before installing.

Window Replacement
Same.

107 Laundry Room Floor
MA is continuing to negotiate with ALS (Automatic Laundry Services). $750 that ALS has agreed to give to the association to fix the floor is not enough. MA will ask ALS if ALS knows anyone who would do that kind of work for only $750, or try to negotiate a larger amount. When the floor is removed, the plumbing underneath needs to be investigated. It is possible that the smell in 107 is caused by drain water backing up. One suggested solution is to install a backflow preventor.

Bad Smell in 107
The smell has been cleared for now. The city has cleared out the sewers. Will monitor to see if the smell returns.

Dead Tree in Front of 107
Same. Doug has offered to purchase a ginko tree. The landscaper (Malkasian) provided an estimate of $250 that includes installation of the tree only. (The amount is higher because the stump of the old tree has to be dug out.) MA to ask Malkasian for the total estimate on purchase, delivery and installation of the tree.

Torn Carpet in the Basement
Dave Modica is investigating.

2008 Financials
Bill is working with Modica's accountant to reformat the monthly financial statements to make them easier to understand. Bill and Doug are also working to reorganize the financials for mailing out to the owners. So far the following problems have been identified: 1) balance sheets need to match the assets; 2) certain column items are superfluous and can be removed from the budget comparisons; 3) bank statements do not reflect the cut checks that have not yet been cached by the payee.


Landscaping
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.

Deformation Monitoring Points (DMP's)
Cullinan Engineering provided an estimate to create 7 new Deformation Monitoring Points (DMP's) to replace the ones destroyed during the masonry and structure works, set the baseline for the new points, and do a regular reading on all 37 points for $4275. Previously, the association has been paying approximately $2000 for reading and computation. The last reading was taken in February, 2007. Trustees have questions on the work proposed by Cullinan Engineering. On point 2 in the estimate proposal—does this imply 2 separate readings? How far apart will the readings be? If the readings are done at the same time, then why do we need 2 readings done? On point 3 in the estimate proposal—would this be the 3rd time readings are taken on the 7 new DMPs? How will this be billed?

111 Laundry Sink Tap Is Leaking
MA plumber has looked at the leak, but the tap is still leaking. Also the faucet handle shut off position is too close to a hose.

Security Cameras
A system can cost anywhere between $4000 and $15000. Some of the variables are whether the system is digital; how an incident is handled; who would review the recordings. Once a system is installed the options are to sign up for a maintenance plan or to pay a fee to review the recordings when an incident occurs. Further investigation of cameras installation will be put on hold until the 107 laundry room floor issues are resolved.

Misc:

• The glass in the 111 Jersey entry door has recently been broken and replaced 3 times. The glass cost approximately $370 per door
• Regular carpet cleaning was done

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

Security Cameras

Suggestion to install security cameras.

(05/19/2009) A system can cost anywhere between $4000 and $15000. Some of the variables are whether the system is digital; how an incident is handled; who would review the recordings. Once a system is installed the options are to sign up for a maintenance plan or to pay a fee to review the recordings when an incident occurs. Further investigation of cameras installation will be put on hold until the 107 laundry room floor issues are resolved.

(06/16/2009) Doug to investigate WiFi camera.

(08/18/2009) Doug did some investigation on the cameras, and found that the association can get 5 WiFi cameras for about $500. Anyone can access the cameras if he/she knows the IP address and the password. The ongoing cost would be electricity and IP address. This is not a high priority, so the item will be moved to the Long Term projects list. This project may be coupled with redoing the front doors.