Quality of Life Meeting - April 30, 2008, 7pm-9pm

Here are "unofficial" minutes taken by Yahoo Group member (and all-around wonderful person) Kiko Mikani.

Un-Official MINUTES from Quality of Life Meeting, April 30, 2008, 7pm-9pm

1. The Meeting began with show-and-tell of hand-sketch work prepared by Mr. John Lee, Landscape Architect (LA).

2. Proposed Landscape for $50k

a. Every and each year, UTAC spends $42k± on landscaping services people see performed by Bill & Co.

b. The Board approved $50k to hire LA to design a landscape master plan for UTAC property. The $50k package includes thirteen (13) ornamental trees and new up-right lights.

i. These new lightings may be concern for some Residents who may be affected; check with Management Office for Detailed Plans and Sketches by LA.

ii. LA's "idea of lighting" has been approved but not necessary the final location nor the types.

c. LA proposes for additional money four (4) water foundation at $1k±/each and about twenty (20) trees throughout the property; however, all trees in the first $50k and additional funding are all ornamental trees and not shade trees. This plan has not been approved by the Board, yet.

3. Michael U. mentioned that one (1) additional tree at 175 will come down due to fungus growth at parking space #174.

4. The 4 trees that were recently cut down:

a. The Developer plans for new 20-foot high, 6"thick wall along the Lot Line UTAC shares on the northern border.

b. UTAC had choices:

i. Keep UTAC's existing wall as is.

ii. Demolish existing UTAC's 10-foot, 6" thick wall the Board chose this alternative based on the following.

a) UTAC may be able to utilize the 6" UTAC gain from demolishing existing UTAC 10-foot, 6" thick wall and another 6" from current UTAC northern Lot Line to Developer's face of future 20-foot, 6" thick wall.

b) UTAC has no say on Developer's future 20-wall, 6" thick materials.

c) UTAC may plant any plants UTAC wishes on UTAC's side; UTAC plans to plant ivy (economical plant option) temporarily during the Developer's construction for next 2-3 years.

d) Developer will pay for demolition work of existing UTAC 10-foot, 6" wall.

5. During Construction:

a. Residents shared concern for security during Developer's wall construction work (both demolition and construction); the Board promises all will be secured.

b. The Board and Michael U. expect and plan for two (2) vehicles to pass each other at the BBQ area; however, Shareholders share their current condition that negate such situation that, only one (1) car can go at a time now and is creating and will continue the inconvenience.

c. Suggestion of additional speed bumps throughout the UTAC parking lot was made; one person noted the use of speed bumps is not effective.

6. Future possible pedestrian access between UTAC Lot and Supermarket Lot

a. The Board shared that this topic is still in discussion but too early to talk about.
The Board promises to look into formal and legal Easement with Developer through the Lawyers.

7. UTAC future 24 parking spots.

a. The Board promises to look into if Shareholder may purchase more than one (1) parking space.

b. There currently are four (4) spaces available as of last winder 2007; the Board is considering raising price from $25k/space.
c. Additional twenty (20) spaces will be developed and are definitely more than $25k/space.

8. Developer's Lot and wall:

a. A Shareholder noted that, it is important to realize and be prepared for not only the future 20-foot wall that replaces existing UTAC 10-foot wall along our northern Property Line, but also there are going to be additional 60-foot high-rise condo building, and two other 80-foot condo buildings.

b. The Developer has welcomed UTAC to select the wall finishes on UTAC side; a Shareholder suggested art ideas perform on noise walls along highway projects, while others mentioned about the use of sun's reflection on the wall as well.

9. Jonathan's presentation:

a. Shade trees (oak) vs. ornamental trees (magnolia, dog tree) shade trees are preferred, although they are costly, but they intake more carbon; thus, plant them when they are small & young and let them grow to save in cost.

b. Jonathan would have been able to get 25 (10-foot tall, 1"-2" diameter) for FREE from Jed Marcus of Fort Green Association (FGA) via City Jonathan at the last minutes on Wednesday received this notice and wished to incorporate into LA's design since LA does not have any shade trees in his scope; however, this plan did not work out.

i. At the end of QOL Meeting, I was told the Board Members APPROVED Jonathan's Plan revised Plan for (10) fee shade trees.

ii. Then, I spoke with Jed Marcus to capture remaining (15) free shade trees for MY JOB. I was informed that UTAC declined the offer.

End of Minutes.

******
Note, a Yahoo Group member subsequently noted: "Jonathan informed Jed Marcus that he only needed ONE tree which will be planted on the Willoughby Street sidewalk. Logistics/ liabilities stood in the way of getting the free trees for UTAC with such short notice."

Shareholders’ Meeting - 2/26 Tuesday, 7pm-9:30pm

"Unofficial" notes taken by the ever wonderful Kiko. Many thanks!!

(40-50 Residents attendance)

1. Jed Marcus, a guest speaker from Fort Green Association (FGA) http://greenfgch.org/

-a. The organization’s GOALS at local level:

--i. To lower global warming

--ii. To raise awareness about resources

----1) Everyone can participate

----2) You don’t have to spend a lot

C Mail-in responses for wind/hydro powers

▪ http://www.conedsolutions.com/residential/greenpowermain.htm

▪ ConEd’s (your electric company) customers pay ONLY few cent’s more per kwh for choosing “green power” (I pay about $35-$40/mo in winter time for studio apt, FYI with ConEd solution option)

-3) Compact fluorescent light bulbs sales via local stores

▪ Uses ¼ electricity

▪ Lasts 10x longer

▪ $100 saving over the 1 bulb lifetime

-b. Since mid 2007…

--i. FGA assisted City Department of Parks and Recreation (DPR) with Bloomberg’s tree projects in Fort Green area

--ii. FGA assisted City to install “Green Streets” – to help naturally soak up CO2

--iii. FGA encourages ConEd’s Solutions (bullet 1.a.2)

--iv. FGA distributes compact fluorescent light bulbs (bullet 1.a.3)

--v. FGA circulate “green maps”

-c. How people, organization/group, office/business use energy – what can “we” do?

--i. Are they using recycle products – reuse shopping bags?

--ii. Your dry cleaners – ask to reuse the hangers?

-d. Participate as a LEADER to reduce environmental impact at local level?

--i. Caring for newly planted DPR trees – watering, education

--ii. Green power/energy – information in lobby area

--iii. Sell FGA’s bulbs in co-op buildings (Kiko is working out the details w/ Jed for UTAC, stay tuned….)

2. Property Manager’s Report – operational aspects only, by Micheal U.

-a. 122 gas situation

-b. 122 black out – due to faulty fuse

-c. 191 dryers to be replaced by similar units as 122 within the next 1 month

--i. Major plumbing issues, sewer relocation, $$$ to be paid by vendor – currently in negotiation

--ii. Down-time about 1 week, forecasted

-d. Security – Committee has been meeting monthly

-e. Upcoming Spring 2008 work

--i. Re-striping/re-aligning/re-#-ing the parking spaces.

--ii. Perimeter sidewalk repairs at Fleet Street and tree roots

--iii. Elevator modernization

---1) Updating electrical and wiring to each cabs

---2) New drive machine

---3) Intercom/video capabilities

---4) Cab interior upgrade

---5) 10-12 week down-time per cab

---6) 12-week lead time after down-payment & order until delivery

---7) 1st start will be 191 – new/latest change

---8) 175 is next at this time, subject to change

---9) 1.5-year project – 12-week/cab x 6 cabs = 72 weeks

---10) Q: what happens during work if the only working elevator fails?

-----A: another co-op with the same set-up w/o freight/back-up elevator had done the same project previously; Board is investigating this case study.

--iv. 122/191 rear swiper card access now available

--v. Generator project – board approved

▪ Minimal lights among public space only

▪ 1 elevator cab per building

▪ Hallway and lobby only

▪ Parking lot lights

▪ Project at engineering phase

▪ People in need of assistance is already on list with the Building Security and ConEd

--vi. 122 Community Room use is UP – good news

▪ The current damage deposit of $100 may need to go up? If & when there is carpet damage, it is going to cost more than $100 to clean up

--vii. Vent shaft has never been cleaned. Michael U. has reminded the Board (since this topic had been brought up in Summer 2007 Shareholders’ Meeting) to visit this topic.

--viii. Q: vents – what’s up?

-------A: in general, inspection occurs 1x/month. There is a screen at the very top; if it gets clogged, ventilation will not work. There is also a fan belt; if it breaks, it will fail. In winter season, sometimes there will be positive pressure (air incoming into the apt) due to high winds, but otherwise, ventilation should work normally. In winter time, sometimes, the vent wants to be closed to keep your heat in your apt and not get vented out for obvious reasons. Grating inside your apt must be cleaned regularly. If necessary, handymen will help remove the grating but “not” clean for you.

--ix. Q: 191 Laundry Room Ceiling Plumbing – when will it get fixed (this particular damage has been there since last summer-ish)?

-----A: Micheal U. will not wait for next Board Meeting; he will submit request for sewer work approval to Board ASAP.

--x. Q: heat in 122 – what is the matter this year?

-----A: Michael U. to investigate each unit who report.

--xi. Q: UTAC e-mail request not working?

-----A: when submitting, one must attention to Michael U. and follow up as well.

3. Security – by Robin

-a. Has been led by Michael U. and Robin

-b. Meetings with Security Company Management since Summer 2007

-c. Seeking for PERFORMANCE from Security Company

--i. To do list

--ii. Nothing specific to share with Residents b/c it’s a long list

-d. New Account Manager on Site

--i. More time to be spent

--ii. Hope for BETTER PERFORMANCE

-e. Security Handbook – DRAFT

--i. Completed and submitted to Board

--ii. May be able to share with Residents at next Shareholders’ Meeting?

-f. Guards must wear their nametags

-g. High turn-around among GUARDS – PROBLEM?

-h. High turn-around among TENANTS (renters) – PROBLEM?

--i. Guards

--i. Unable to speak English???

--ii. Unable to read English???

--iii. Un-trained???

-i. Forms – Shareholders to take RESPONSIBILITY & INITIATIVE

-j. If noise complaint WITHIN UTAC….

---1) CALL Security and inform

---2) FILE complaint in writing on FORM

▪ Request INCIDENT FORM to be completed by the Guard

▪ If Guard does not, do it yourself

--i. 1 copy to MGMT

--ii. 1 copy at Security

--iii. 1 copy for you

▪ YOUR OWN RESPONSIBILITY TO FOLLOW UP

-k. Package issues – continues…

--i. Robin had asked Security Company “if they had enough keys” and they told her YES

--ii. Residents had been told by Guards that, there are not enough keys, when Residents are not informed of their packages arrival

--iii. Packages continue to be MIA

-l. 191/5th Floor

--i. Strangers?

--ii. Possible daycare operations?

-m. 191/10th Floor

--i. Previous 2 weeks – loud music 2am, 5am

-n. 191/9th Floor

--i. Dog issues

---1) Smell

---2) Barks

4. Quality of Life

-a. Playgroup

--i. Parents only program – no sitters, no grandparents

--ii. Up to 3 kids per parent

--iii. Clean up your own

--iv. 2 volunteers on floor at all times

--v. Sign-up – membership program

--vi. Possibly insurance/liability issues to be resolved next week

--vii. Only a “pilot” project for winter time and not summer time & only when there is no other events in 122 Community Room

--viii. Door must be locked at all times to prevent non-members to enter – liability issues

--ix. Access only accompanied by Guard and only after sign-in – liability issues

--x. This is “not” a nursery

--xi. No sitter/daycare programs will be allowed

--xii. Q: what will happen to the maintenance/up-keep of 122 Community Room? Who will pay the extra wear & tear from “kids?”

-----A: clean up by parents, no refrigerator/food storage, no spillage, only “pilot program – if it’s a problem, it will not happen/go.

--xiii. Q: why is Board so worried legally only in 122 Community Room? Why not Playground? Why not anywhere else in the Complex? How is 122 Community Room different?

------A: no specific answer…, it was only said that the room was not intended for such use.

-b. Spring Egg Hunt

--i. Saturday, March 22nd

--ii. Planning Meeting, Tuesday, March 4th, 7p for volunteers

5. Co-op Finances

-a. Forgiveness Debt Act

--i. Deduct your mortgage interest

--ii. You should have received a Form from MGMT by now; if not, contact MGMT

-b. 0% increase in maintenance this calendar year

--i. Air rights – compensate shareholders $4.4 millions in bank

--ii. Recession

--iii. Operational budget is UP

---1) Details in Finance Committee

---2) For capital projects

--iv. Capital budget = $5.8 ± million

---1) $440+ k before air rights

---2) $1.3 million held per mortgage pre-air rights

---3) $4.4 million w/ air rights

-c. Mortgage refinance?

--i. Save on interest?

--ii. Volatile market – interest rate / treasury note forecast

--iii. Pre-payment penalty

--iv. Conclusion 􀃆 not good option

--v. Current return - 4±%

-d. Developer for 3 condos may sell out?

--i. Q: should UTAC consider purchasing the land to acquire the entire BLOCK to enhance property/investment value?

----A: too expensive – it’s not something we can afford.

-e. Garden apt

--i. 175/Unit 1P - $375k each have been sold to LIU as professional spaces

-f. Current 175 LIU professional spaces will be sold back to sponsor; they have been assessed at $1.5± million

6. Capital Projects

-a. Generator

--i. Elevator – only for elderly and needy use (others expected to use stairs)

--ii. Water

--iii. ASK OURSELVES: what do we really need to survive the 24-48 hours? Remember/think back to the last black out.

--iv. Evacuation

--v. ID who needs assistance

--vi. Communication/notification system – non-cell phone/e-mail

---1) Mega-phone

---2) Door-to-door

---3) Local precinct

--vii. Parking spots

---1) Resurfacing has been approved for Spring – 7 previously approved “new” spots north of 122

---2) Additional 15 newer spots have “not” been approved by Board, yet – this is the area with TREES….

▪ This is to be further studied, thus, these trees are not in any imminent danger; the project is on hold.

▪ Old & large trees overhang to the developer’s side – may have to come down; too large to re-locate.

▪ A Resident has submitted alternative parking layout to save trees – this can be viewed at http://kaganville.com/ut/trees_1.gif http://kaganville.com/ut/trees_2.gif

▪ If interested in newer parking spaces, call MGMT to get on “wait list.”

▪ The newer parking spaces – the 1st 7 spaces will go to the Sponsor, for 270 spaces are Sponsor’s by default. Any spaces beyond 270 will be open to non-Sponsors.

7. Suggestion was made to make the parking lot more pedestrian friendly

8. Suggestion was made to put benches in the Complex

9. Update – gas loss, possible credit to maintenance for 122 Residents from the days they had no gas services.

-a. This inquiry was brought up at recent QOL Meeting; it is in process of being looked into

Meeting Notes: Quality of Life, Tuesday, February 12, 2008

Special thanks to Kiko Mikani for her superb note-taking! Please report any errors or omissions to tandavadance @ gmail.com.

I. Play Group Pilot Program Membership Guidelines.
A. The Board is looking into this, but have not made any official decision about it because of insurance policy issues; they hope to sort out within the month.
B. There are also some managerial issues to be sorted out, as the Board and Management expect it to be a parent-run program so that responsibility doesn’t fall on the board.
C. There is a copy of “Play Group Pilot Guidelines” available in the “Files” folder of the Yahoo Group site.

II. Update on Community Activity and Local Traffic Conditions
A. Diana, Rodney, and Tania met with a DOT representative and two representatives from the Car Wash.
1. The Board/UTAC suggested the following to address traffic issues on Willoughby Street:
(a) Mark lanes on Willoughby at Flatbush to delineate pedestrians and traffic.
(b) Post "Yield to pedestrians" signs on Willoughby.
(c) Allow two-way traffic on Willoughby.
(d) Increase the amount traffic enforcement officers for the area.
(e) Place a traffic light at Flatbush Avenue and Fleet Street.
2. The DOT responded as follows:
(a) “Yield” signs will be posted
(b) Traffic enforcement officers will be increased during rush hours.
(c) The DOT expects that the construction of a direct thru-street from Fleet Street & Willoughby to Myrtle will be accelerated to completion by June 2008 and suggested we wait on that development.
(d) There are two street-parking spaces in front of 165 and 167 Willoughby Street which are slated to be moved to the south side of Willoughby near the Department of Health building. This change may force right-turning Willoughby traffic onto the right side of the street – directly in front of the Car Wash, which will prevent the Car Wash from using that space for its business operation.
(e) The Car Wash has offered UTAC residents special discount business cards for those who are interested in servicing their vehicles at their business location.
3. The Board mentioned their concern about LIU expanding their athletic field in northward direction, taking over the wide sidewalk along Willoughby.
(a) There is no official word from LIU about this, and notes do not indicate the DOT’s view; there are three factors, however, which suggest LIU might not expand the field:
(i) LIU recently resurfaced that sidewalk, at its own expense (see http://nyc.gov/html/dot/html/faqs/sidewalkfaqs.shtml#maintaining for legal details)
(ii) LIU has superior a athletic field on its Long Island campus, which is its primary facility.
(iii) Expanding the field would require considerable expense of taking down the stadium lighting at the north end of the field.
4. The Board concluded that this meeting resulted in a win-win outcome for all.

III. Security (this is to be re-opened at formal and upcoming Security Meeting, so I am only putting the questions that were raised).
A. What is the difference between our security guards and doormen?
B. Many residents loan their swiper cards to non-residents; should this be allowed?

IV. Pedestrian Access with Future Neighbor on Myrtle (possible supermarket)
A. There has no discussion between developer and UTAC regarding vehicular access.
B. The Board plans to raise pedestrian access in developer's plans, but security between the two lots will be an issue.

V. City DOT Parking Resident Passes for $75-125/year
Little comment was offered by the Board on this issue, but there is more info here: http://www.streetsblog.org/2008/02/05/dot-relax-brooklyn-rpps-not-just-for-downtown/

VI. Elevators - Upgrade, Cab Refurbishing.
A. The base cost will be more than $600,000 for all buildings.
B. The Board and Management have not decided which building and cab will go first.
C. They had originally planned to do 122 first. (Note: in the October meeting, they said 122 was not going to be the first building) but 175 began to have greater and more imminent problems.
D. The contract was recently signed, and there is a 11-week lead time after signing contract, so the first cab will be renovated in Fall 2008.
E. One cab will be done at a time, 11 weeks per cab.
F. Air circulation will be improved, but there will be no air conditioning.
G. A CCTV feature for security will be installed in the cabs.
H. Each cab will have an intercom feature for emergencies. For example, there was a blackout affecting the 7th and/or 8th floors of 122 during the prior weekend, leaving a family stuck in an elevator; an intercom would have enabled the family to communicate with Security. (The blackout seemed mainly to affect the halls and some stairwell lights; it may have been caused by a blown fuse).
I. Decisions are still being made about the cab interior colors and materials.
J. The Board purchased a Generator Backup System.

VII. Mid-Lobby Upgrade.
A. The area in front of the lobby elevators will be upgraded – likely after the cab installations are completed since both renovations could create logistics problems.
B. Enhancements that are being explored include:
1. mirror walls
2. panel walls
3. directions to apt units on each floor
4. different floor materials (carpet/tiles/current)
5. paintings on walls
6. improved lighthing
C. The Board will share its explorations in a poster board.

VIII. Children's Spring Egg Hunt - Planning, Volunteers Needed.
A. It is scheduled for the Saturday before Easter, March 22nd, rain or shine.
B. Preparation will be during the day/evening of Saturday, possibly Friday, March 21st.

IX. Fort Greene Conservancy.
A. This is a not-for-profit organization devoted to preserving and enhancing Fort Greene Park. Go to http://www.fortgreenepark.org/pages/contents.htm for details.
B. The 100th Anniversary of the Fort Greene War Memorial's will be this October/November 2008.
C. A guest speaker will join us at our 26th Shareholder's Meeting.

X. NYC Plant A Tree Program.
A. The Department of Parks & Recreation will plant trees along Ashland and Willoughby (the Board hopes on both sides).
B. Michael Urena is the point/contact person with the DPR.
C. University Towers will buy and put iron planter covers/protectors.
D. Once trees are in place, Diane plans to start an adopt/care-for-a-tree program.
E. Go to http://www.treesny.com/trees_5boro.htm for more info.

XI. Condition of Landscaping at 122 Entrance.
A. In general 191 always looks the best, while 175 & 122 declines.
B. This coming year, there is a uniform landscape in plans.

XII. Status of Claim Filed Re: 2007 Gas Interruption in 122
A. An adjuster has been hired.
B. A claim has been placed UTAC at AIG for TimeWarner.
C. Will residents whose gas service was interrupted receive credits on their maintenance? The Board said they will look into it. (Note: Per a 1/31/08 email from Michal Urena to me, an additional $25,000 was added to the claim to provide per diem reimbursement to residents who did not receive gas service; I do not know why the Board did not share this information.)
D. If take-out food had to be bought during the gas outage, residents should keep receipts to file claims with insurance work when that occurs.

XIII. Cigarette Smoking in Indoor Common Areas.
A. In some cases, vents may be operating in reverse. (To find out, place tissue at your vent. if it stays there, air is going out. if it falls or come to you, air is coming into your unit.)
B. There is no house rule regarding smoking in private areas at this time.
C. A question was raised as to whether we should institute a no-smoking policy, but the Board did not offer any opinion.
D. A resident suggested that smokers should seal their doors.

XIV. Maintenance of the Official UTAC Web Site (http://universitytowersapts.com).
A. The website has not been updated reliably and has even been left offline for periods. The developer, who gets paid per assignment, claims that there are other jobs “ahead” of University Towers’ which delay the work.
B. A resident shareholder who is a web designer has offered his services to maintain the website, but has been repeatedly turned down by Management with no reason.
C. The attending Board members will reiterate the shareholder/website developer’s offer to Management and the rest of the Board.

The next meeting will be on Thursday, March 4th, @ 7pm in the 122 Community Room. Light refreshments will be served.