May 2022
MINUTES OF A MEETING OF THE
BROOKRIDGE CONDOMINIUM AND HOMEOWNER’S BOARD OF DIRECTORS
https://sites.google.com/site/brookridgehoa/Home
A meeting of the Brookridge Condominium Board of Directors was held on May 9th, 2022 at Monica Teuscher’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 5:36 PM.
Minutes of the Board Meeting held on April 14,, 2022 were approved and have been posted.
Treasurer’s Report: Cash balances as of 4/30/2022:
NCB Operating Account - $55,316
NCB Reserve Account - $147,999
Signature Bank MM Account (1893) - $274,828
Signature Bank CD Account (8283) - $381,604 (Note: CD matures May 2022)
Total cash - $859,747
The board has decided to invest $400,000 in one-year treasury bills in order to earn a higher interest rate that is currently available with CDs. The remaining cash of approximately $460,000 is sufficient to cover the cost of the painting project and any unexpected expenses in excess of the budget.
Exterior Painting Update: As many of you are aware, we have started priming the Upper Circle. At some point during the next week, we will add the darker tone, Iron Gate, to the fronts of the houses. I hope you will all take a trip to the Upper Circle to see how it looks.
Mitch Berliner, our CertaPro Rep, has been in touch with most of the Upper Circle, units 1-16 regarding the recommended repair work. If you have not spoken or heard from Mitch, please let Ann Gittelman know as it’s possible that she did not provide proper contact details. Her contact information is available at the end of this section of the minutes. As a reminder, the community will subsidize the first $1250 of repair work for your home. If you require more work, Mitch will let you know and it will be your decision and ultimate responsibility to pay for that additional work.
As of May 18th, CertaPro will be power washing Units 17-31. Please make sure to have your windows closed and your outside water turned on as of May 18th. After the power washing, the carpentry team will review the units to determine the amount of repair work required. Our independent project manager will review all the recommendations submitted to the home owners prior to their sending.
This is going to be a multi-month process. I know we are all anxious to get it done, but there is a substantial amount of repair work and CertaPro's ability to work is subject to the weather. Please be patient and thoughtful towards the CertaPro workers. Thank you to those members of the Upper Circle who have left water outside for the workers, It’s greatly appreciated.
As always, if you have any questions, please do not hesitate to contact Ann Gittelman at either 914-319-3081(c) or anngitt@optonline.net.
Common Areas Report
Landscaping: Planting is about to commence on a rock garden near the pool and in the boxes at both the pool and the entrance to the community. Plantings will also be added to the crescent-shaped areas outside the gate near the brick pillars. A clean-up and mulching of dead branches behind Units 42, 44 and 46 has been completed.
Vegetable Garden: Vitti will be bringing organic soil to the vegetable garden and wood chips for the paths in between the raised planters. Planting will start shortly but weeding is an on-going chore. If you are interested in being part of the garden crew, please contact Monica Teuscher at mteuscher@gmail.com but please understand that weeding is part of it.
Front Gate and Roads: A “tune-up” of the front gate is being scheduled for some time this month. The pothole at the entrance will be repaired ASAP.
Pool: The pool will be open as of this weekend, May 14th. All pool furniture is being power washed and placed poolside. The planting box at the pool is also being power washed and the water fountain is being hooked up. The Board has reviewed the 2021 Pool Rules and has relaxed most of the rules for 2022 but remains concerned with the safety and enjoyment of the entire community. Unless there is a surge in COVID cases, the following rules will be enforced to allow maximum participation for all residents.
1. Pool Hours – 8AM until dusk.
2. Residents and their guests are expected to be fully vaccinated before entering the pool.
3. Residents are limited to no more than 6 individuals (including themselves) at any one time at the pool.
4. Residents and their guests should maintain a 6-foot distance from other groups when sitting on the pool deck or grass.
5. NO GLASS IS ALLOWED! If glass were to break on the pool deck, the pool would need to be cleared until it was confirmed that there is no glass on the deck or in the pool. PLEASE DO NOT BRING ANY GLASS TO THE POOL.
6. Food and beverages are allowed but all residents and their guests are expected to clean up all items and either bring any garbage home or put in the trash receptacle. There is no staff to clean up after anyone. Each resident needs to be responsible for himself and his guests.
7. Limited use of tubes and arm floaties (for children) will be allowed. Please do not bring oversized pool floats as that obstructs use of the pool by everyone else.
8. Children cannot wear regular diapers in the pool. (Swim diapers are OK.)
9. Parties. Due to the size of the pool and predominant weekend use by the community, parties are not allowed on weekends or holidays (Memorial Day, July 4th and Labor Day). If you want to have a party during the week, a maximum of a 2-hour party will be allowed during the hours from noon until 5pm. All parties must be scheduled with the Board in order to advise the entire community. The resident holding the party is fully responsible for his/her guests and clean up afterwards. Maximum capacity of 32 individuals will be enforced.
We hope that we all agree that the pool is one of our community’s greatest treasures and want to make sure everyone who wishes to use it feels safe and welcome.
As always, if you have any questions, please do not hesitate to contact any member or the board, or Tom Pallman.
Tennis/Pickle Court Update: Court protocols have proved to be very effective so we will continue to limit signups to one hour per household. Sign up for court time using the sign-up sheet in the plastic container at the court gate if you want to reserve time. As the weather improves, we anticipate more interest in the court and want to make it accessible for everyone.
Conversion to Condo and Tax Grievance: Our attorney has been pressing the New Rochelle City Attorney and the Tax Assessor to decide our tax grievance claim, but as yet, has had no response. Our long-time City Manager recently retired as did our long-time Tax Assessor and with new key people in place, our attorney believes that they are reluctant to move quickly. As a result, he has now asked for a Court date to have our assessment reviewed which he believes will force the City’s hand to make a decision.
Potential Projects for 2023
1. Continued Pool Deck Surround Repairs, as Needed (some work has already been done)
2. New Mail Boxes
3. New Street Lights
Annual Meeting and Elections - The next Board meeting will be OUR ANNUAL COMMUNITY MEETING, which is being held at BONNIE BRIAR COUNTRY CLUB on JUNE 30TH from 7:30 to 9:30 PM
Two members of the Board are up for re-election, Monica Teuscher, Vice President, and Ann Gittelman, Member at Large. If anyone is interested in standing for the Board, please contact Tom Pallman. Ferrara Management will be sending an election packet to each Unit in early June and will conduct the election at the annual meeting.
There being no further business before the Board, upon motion made and duly seconded, the meeting was adjourned at 6:27 P.M.
Respectfully submitted,
Leslie Molinoff, Secretary