January 2022
MINUTES OF A MEETING OF THE
BROOKRIDGE CONDOMINIUM BOARD OF DIRECTORS
https://sites.google.com/site/brookridgehoa/Home
A meeting of the Brookridge Condominium Board of Directors was held on January 11, 2022 Paul Spindel’s house. Present at the meeting were: Paul Spindel, President; Monica Teuscher, Vice President; Leslie Molinoff, Secretary; Paul Roberts Treasurer and Ann Gittelman, BOARD Member at Large - all of whom are Directors constituting a quorum. Also present was Tom Pallman, Property Manager. Paul Spindel acted as Chair of the meeting and Leslie Molinoff took the minutes.
CALL TO ORDER AT 5:37 PM.
Minutes of the Board Meeting held on December 7th , 2021 were approved and have been posted.
TREASURER’S REPORT -
Cash balances as of December 31, 2021
NCB Operating Account - $19,787
NCB Reserve Account - $189,315
Signature Bank MM Account (1893) - $24,539
Signature Bank CD Account (3372) - $249,833 (Note: CD matures March 2022)
Signature Bank CD Account (8283) - $381,290 (Note: CD matures May 2022)
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TOTAL CASH $864,764
We closed out 2021 with a budget surplus of $7.7K which will be rolled over into our reserve account. The Board is pleased to be able to confirm that there will be no increase in either common charges or reserve contributions for 2022.
The approved budget for 2022 is attached hereto. (see Budget)
EXTERIOR UNT PAINTING PROJECT UPDATE -
Great News! We are moving along with the community painting project as promised.
Over the holiday we requested proposals from 3 companies, CertaPro, P&H Painting and a painter who has done a lot of work in the community who many of you know, Francisco. CertaPro’s proposal and quote was by far and above the most comprehensive with the lowest price by over $80K. We have awarded the contract to CertaPro.
Weather permitting, our hope is to begin the preparation of the units for painting in early April as CertaPro has estimated this to be a 3 month project due to weather conditions. Prior to CertaPro starting, the following tasks still need to be completed:
1. Board approval of paint choices to share with the community for a vote. Thanks to our community member, Andi Stix, we have engaged Tonie Germel who is a paint consultant with Benjamin Moore. Tonie and CertaPro have already submitted some paint suggestions that we will provide to the community which will give us more of a 2022 look vs our current 1980’s look. In addition to Tonie and CertaPro, we have also consulted with an independent paint designer who suggested similar color schemes to Tonie’s. We believe we are on the right track.
2. In early to mid-February, we will send the community photo shopped color renditions for your review. When the weather cooperates, we will also paint one of our homes with the suggested colors for you to see the colors “live”.
3. We will then have a community vote to choose amongst the proposed color schemes and whichever scheme gets the majority of votes will then become the approved choice.
What happens before we paint?
1. CertaPro will prep the units prior to painting, but the Board will also send an email prior to the start of the project with suggestions on how best you can prepare your home. If you need help accomplishing these tasks, please contact the Board and we will assist you as best we can.
2. We strongly recommend that you do not start any special gardening or deck projects until after the painting project is completed.
3. If you are in the process of upgrading or replacing your garage doors, please let us know so we can plan for that.
4. The Board has approved a $1200 allowance per unit for wood repair work prior to painting.
As CertaPro is preparing the units for painting they will also advise on necessary wood repair work. The Board will pay for the first $1200/unit of wood repair work required per unit but the unit owner will be responsible for any remaining cost. If the unit owner is unwilling or unable to pay that balance, the Board will determine with CertaPro how to allocate the $1200 under the following guidelines:
We are hiring an independent consultant/architect to represent the community as “project manager” for the painting project. As CertaPro reviews each unit for potential repair work, our project manager will review their proposal before submission to the unit owner and then oversee the work done by CertaPro. The project manager will advise what repair work is most necessary and, if warranted, suggest alternatives to CertaPro. After the $1200 is allocated, it will be the responsibility of the homeowner to determine if they are willing to pay for the balance of the repairs to their unit or if they would rather have CertaPro simply paint over the proposed repair work. There will be no guarantees to the longevity of that work. With the exception of mitigating circumstances, the Board will tend toward repairs that are in view of the entire community, namely, the front of the units.
Ann Gittelman (anngitt@optonline.net, 914.319.3081) is the Board point of contact for this project. While this project evolves she will send out updates regarding colors and the status of the project. If you have any specific concerns, please direct those to Ann either via email or text.
CONVERSION TO CONDO AND TAX GRIEVANCE - As reported to you in December, our attorney will advise when the Dobbs Ferry litigation is resolved and how that outcome will impact our situation.
POTENTIAL PROJECTS FOR 2022 AND 2023
1. Painting Project – Firmed up for Spring 2022 – Painting Co. selected -contract to be signed soon
2. Rock Garden Outside of Pool Fence (Under Unit 16)
3. Pool Deck Surround Repairs and Replacement of Broken Umbrellas/Lounges, as Needed
4. New tree for upper circle
5. New Mail Boxes
6. New Street Lights
PARKING POLICY REVISITED - It has come to the attention of the Board that guest parking has been in short supply over the last several months. Please be reminded that our policy is to charge any unit owner $125 for any month in which the owner uses a guest spot for 5 or more days.
NOTE TO COMMUNITY ABOUT SNOW BLOWERS - There is a city ordinance against using snow blowing equipment before 8:00 A.M. We hope home owners who have to clear snow off their vehicles or driveway before that hour will abide by the ordinance and be mindful that the noise is disturbing to their neighbors.
The next Board meeting will be held on February 22nd at 5:30 PM at Ann Gittelman’s house
There being no further business before the Board, upon motion made and duly seconded, the meeting was adjourned at 6:55P.M.
Respectfully submitted,
Leslie Molinoff, Secretary