Annual Meeting 2020

In anticipation of next week's Board meeting (which would otherwise be our Annual Meeting) the Board is distributing the following material.

The Board will be meeting by phone on Wednesday June 24 @ 4:00pm. HOA members who wish to attend may call in at 1 929-249-4655. The pin is ‪216 084 491#. Remember, this is a conference call, and we will have limited discussions.

PRESIDENT’S REPORT

ON THE STATE OF

BROOKRIDGE HOMEOWNER ASSOCIATION

SENT VIA EMAIL JUNE 18, 2020

Members of the Brookridge Community:

Another year has passed. However, this has been a year like no other year. We started out in normal fashion- a beautiful, enjoyable summer (most of the time), followed by a fall which saw us change management companies to Ferrara Management (as of January I), with Tom Pallman returning as our managing agent.

Then in March, Covid-19 changed everything. We still have our beautiful flowers and landscaping, thanks to Monica Teuscher and Eva Rivera ,our professional landscaper , but some of our plans for the community had to be put on hold, including touch-up painting of the units, which we have postponed until next year. Social distancing and masks are warranted now. The tennis court is getting a great deal of use now that the weather has turned nice, so much so that we may need a sign-up sheet if conflicts arise as the summer progresses. Please limit your playing time to one hour if there are others waiting to play. We have added two benches in the circles, suitably placed for socially distancing. There is also a bench on the tennis court and in the vegetable garden.

On the bright side, our action to become a condominium is progressing. We retained Claude Priolet to work with Ralph Elefante to complete the submission to the Attorney General’s office. He has been in touch with the Attorney General’s office and is resolving the open issues on our submission. Accordingly, Homeowners may grieve their own property taxes this year.

Further, we have been informed that Wells Fargo has finally had an estate administrator appointed and commenced foreclosure proceedings on Unit #6. With luck, Wells Fargo will have foreclosed by August which would be followed by eviction and sale of the unit.

Update on the pool. We have replaced the pool pump and repaired the fence and gate. If you are around the pool area, you will notice a new roof on the pool shed and the removal of dead trees in the back of the pool. Our pool company has readied the pool for opening so we can act quickly when we get permission to open from the County Department of Health. We are hoping that we get authority to open ours in time for July 4th. This means that our Pool Committee will be needed to keep the pool up to standards. A sign-up schedule for volunteers to monitor the chemicals has been circulated to the community by email (copy attached), or you can let Monica Teuscher or Paul Spindel know if you are available to help.

However, be advised that opening comes with state and local restrictions to the use of the pool and pool area, noticeably, restricting attendance to one-half capacity. This means that only 16 persons at one time may use our pool area and the 16 will be limited to residents only, for the time being. Non-resident family or guests will NOT be allowed. Accordingly, we need to be mindful, so that we can all enjoy the pool this summer.

We have been advised by attorneys that all users of the pool and tennis court are to sign a waiver acknowledging the dangers of COVID 19 and releasing Brookridge Homeowner Association from liability. You will receive the waiver from Ferrara Management. A copy is also attached to the updated Pool Rules and Regulations which you will receive.

Also, be aware that all the chairs and tables will be removed. Therefore, you will have to bring your own chair or sit on the grass if you want shade. The Board has just sent around complete revised rules and regulations for use of the pool based on County guidelines. (copy attached). The Department of Health will be monitoring all pools as usual and we do not want to be shut down for non-compliance.

Our vegetable garden has been planted and is thriving. Thanks to all who help to maintain it.

Lastly, pest control applications to community trees and shrubs have been completed.

That’s a brief summary of the events of the year since our 2019 Annual Meeting. As you can see from the report below, we are in good financial shape. We are all coping with these unprecedented times. As always, members of the Board and Tom Pallman are always available to you in person, by email or by telephone.

As a final note, you are invited to join in the telephone Annual Meeting on June 24 at 4:00. The call-in number is 1 929-249-4655 and the pin is ‪216 084 491#. If you have any questions about calling in, please notify Tom Pallman's assistant Jessica Brunelle at Ferrara Management Group, Inc. at 1-888-2099 x1022 or email jbrunelle@ferraramgmt.com. (per Tom Pallman’s input)

Remember that this a conference call, and we will have limited discussions.

Stay safe and well

Carole Princer Levy

President

UPDATE ON FINANCES

Our accountants’ 2019 report was distributed to the community via email (and by snail mail to those without email) on April 30th and a date correction was circulated thereafter.

Current Bank Balances:

Union Bank Operating Account…………..…….$60,704.85

Union Bank Reserve MM (acct. #812),,,,,……$151,154.44

Signature Bank CD (acct. #3372)…………….$246,131.65

Signature Bank CD (acct. #7287)…………….$256,054.18

Signature Bank MM (acct. #1893)……………..$20,510.24

TOTAL………………………………….....…….$734,555.36 Bank Balances as of May 31, 2020

ELECTION RESULTS

Ferrara Management has advised us that more than half the community responded to the proxy vote for new Board members and that Carole Princer Levy, President and Monica Teuscher were re-elected to the Brookridge HOA Board. Congratulations to both of you!

And lastly, as Carole said in her President’s letter above, since this is a comprehensive update, there will be only limited discussion on the Annual Meeting conference call on June 24th at 4PM.

Thank you,

Leslie Molinoff, Secretary

Submitted June 18, 2020

FOLLOWUP TELECONFERENCE:

MINUTES OF A TELECONFERENCE MEETING OF THE

BOARD OF DIRECTORS OF THE BROOKRIDGE HOA, INC.

A meeting of the Board of Directors of Brookridge Homeowners Association, Inc. (“HOA”) was held by tele conference on June 24, 2020 to review the annual report that was posted on the Brookridge web site.

Present at the meeting were: Carole Princer Levy, President; Paul Spindel, Vice President; Monica Teuscher; Leslie Molinoff, Secretary; and Paul Roberts, Treasurer; - all of whom are Directors constituting a quorum. Also present was Tom Pallman, Property Manager, Jessica Brunelle, Assistant Property Manager, John Denton (#44 and #15 Unit Owner), Audrey Gerstein (#42 Unit Owner), Sharon & Peter Spencer (#46 Unit Owner), Mark Aaron (#14 Unit Owner), Josh Levine (#23 Unit Owner) and Ann Gittelman (#31 Unit Owner).

Carole Princer Levy called the meeting to order at 4p.m and Leslie Molinoff took the minutes.

Carole referred all to her Annual President’s Address which was part of the annual report posted on the web and circulated to the community. Carole then informed the Board and community members on the conference call that she was resigning from the Board, effective immediately. She asked Paul Spindel to continue to chair the meeting.

Finances

Paul Roberts reported that our cash balance is approximately $210,000 and our CD accounts total approximately $520,000. We are ahead of budget up through the end of May.

Common Areas Report

The painting touch-up is being put off until 2021. Sharon Spencer asked when the units will be fully painted and whether or not there will be a choice of colors. Paul Spindel explained that a complete painting will be held off until the financial issues involving unit #6 are resolved and the unit comes under new ownership. At that time, colors will be considered.

The pool fence has been painted and the pool deck has been power washed.

The islands now each have two benches for residents to be able to congregate outside while still observing social distancing guidelines.

Some homeowners are installing gardens in their back yards, which adds to the beauty of the community. However, the cost of any such plantings, their maintenance and any flooding issues due to water run-off are the homeowner’s responsibility. If anyone wants Vitti to do work to mitigate resulting flooding, they must go through Tom Pallman and the homeowner will be responsible for the cost.

Bat, bee and bug control in an individual unit is the homeowner’s responsibility.

Please remember to curb your dog! Unpleasant odors, especially on hot days, can be detected in various areas around the community, especially in the lower circle, near the veggie garden and near the entrance to the pool. DOG WASTE SHOULD NOT BE PUT IN COMMON AREA OR OTHER UNIT OWNERS’ GARBAGE PAILS. Please use your own garbage pails when disposing of animal waste.

To reiterate from Carole’s annual address, only residents of Brookridge who have signed a waiver can use the pool. Also, residents must sign a daily log in sheet as they enter the pool area. A sign-in log can be found right at the pool entrance. Please do not use the pool without a waiver on file and please adhere to the daily sign-in process. (Blank waivers can be found in the log-in folder for anyone who has not yet signed theirs – just sign and leave in the folder).

Remember if you use the pool the county requires that we have someone present who makes sure everyone signs in, has no signs of infection and keeps social distancing. Although Paul and Monica have prime responsibility, if they are not in the pool area, everyone, as an owner/user, must make sure we are complying with the county regulations, i.e. we all become pool attendants.

Condo Conversion:

Claude Priolet, Esq. is resolving the outstanding issues with the Attorney General’s office and will keep us updated as to his progress. Peter Spencer asked whether or not homeowners can grieve their taxes individually. Leslie advised that until and unless New Rochelle recognizes us as a condominium complex, homeowners can continue to grieve as a single family dwelling in a HOA community.

Before the teleconference concluded, Mark Aaron thanked Carole for her service on the board and asked who the new officers would be. Paul Spindel indicated that the board would meet directly after the conference call to discuss these appointments. Audrey Gerstein thanked the entire board for all their time and effort which makes a big difference to the upkeep of Brookridge. She said to “keep up the good work.”

The teleconference concluded at 4:30.

At the Board follow-up meeting, Paul Spindel was appointed President, Monica Teuscher was appointed Vice President and Ann Gittelman was appointed to fill the open slot on the Board. Leslie Molinoff remains as Secretary and Paul Roberts remains as Treasurer.

The next board meeting is scheduled for July 15^th at 4:00 by video conference. .

Respectfully submitted,

Leslie Molinoff, Secretary