October 2021

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 October 12, 2021 on Leslie Molinoff’s deck. Present at the meeting were: Paul Spindel, President; Monica Teuscher, Vice President; Leslie Molinoff, Secretary; Paul Roberts Treasurer and Ann Gittelman, Member at Large - all of whom are Directors constituting a quorum. Also present were Tom Pallman and Katia Urrico, our Property Managers from Ferrara Management. Paul Spindel acted as Chair of the meeting and Leslie Molinoff took the minutes.

CALL TO ORDER AT 5:33 PM.

Minutes of the Board Meeting held on July 14, 2021 were approved and have been posted.

TREASURER’S REPORT

We are currently running a budget surplus of approximately $16,000.

Cash balances as of September 30, 2021

NCB Operating Account - $31,541

NCB Reserve Account - $164,027

Signature Bank MM Account (1893) - $24,530

Signature Bank CD Account (3372) - $249,269 (Note: CD matures 3-22)

Signature Bank CD Account (8283) - $380,997 (Note: CD matures 11-21)*

*Will be rolled over into a six month CD

Total Cash: $850,364

POOL:

The pool will be closed as of Monday, October 18^th. The Board would like to thank all those residents who helped with chlorine monitoring. Once again, we had a very successful season while also adhering to updated County and State Covid guidelines. Thanks to everyone for their cooperation. We are a community that works together for the benefit of all who live here. Again this year, our polar bear awards go to Monica Teuscher and Mark Aaron, who have been swimming well into October!

GUTTER CLEANING:

Although it has no requirement to do so, the Board has always paid to have the gutters cleaned out of community funds and not at the expense of individual unit owners. Continuing that tradition, it is anticipated that gutter cleaning will take mid-November, once most of the leaves have fallen.

NEW GATE MAINTENANCE COMPANY:

As a result of substandard service provided by our previous gate maintenance provider, we have entered into a contract with Westchester Gate Co,

PAINTING OF THE COMPLEX:

We are moving ahead with plans to do a full painting in 2022. The Board had previously solicited color requests via emailed photos from residents by the end of September, but got only two responses. Many thanks to those two unit owners who weighed in. Given the minimal response, we have decided to ask the community to vote on whether or not the color should be changed. A “ballot” will be sent out shortly. Please respond by October 31^st. If the majority wishes to change the color, we will continue to move forward in a number of directions by soliciting bids from 3 painting contractors and hiring a professional consultant, either an exterior paint designer or architect/engineer, to review the previously submitted photos and offer additional suggestions as well overseeing the project. We will keep you updated as additional steps are taken and information is available.

LANDSCAPING:

Work continues around the complex. The arborvitae around the pool and tennis court have been trimmed and dead vines previously cut will be cleared. A dead pine tree at the entrance is being removed and replaced. Grasses have been planted along the perimeter of the property (near the back of the tennis court and continuing down to the units in that area). Additional clean-up work of fallen dead bushes will be taken care of. Last but not least, a little Fall cheer has been added at the entrance in the form of a pumpkin and some gourds.

WEBSITE UPDATE:

As a result of changes made by Google, it became necessary to redesign our website. Please go to https://sites.google.com/site/brookridgehoa/Home and make sure your information in the Homeowner’s Directory is accurate and report any mistakes to the Board through our email address.

CONTINUED DOG POOP ISSUE:

This paragraph is like a broken record…..it repeats over and over again!!

PLEASE curb your dogs. Poop is still being left in the lower circle and elsewhere. Also, please instruct your guests with pets to do the same….and dispose of waste in your own trash cans, not community trash cans, which are emptied less frequently. Let this be the LAST time this needs to be said. Consideration for our residents as well as others on the property in this regard is essential.

CONVERSION TO CONDO/TAX GRIEVANCE

Since final resolution of our community tax grievance has not yet been achieved, some residents have asked whether they should/could proceed to grieve their taxes individually. As explained by our attorney, William Sulzer, the issue is somewhat of a conundrum.

Here is a partial explanation given to us by Mr. Sulzer on 10-13 by e-mail:

(The text of his full response addressing how our grievance relates to ongoing litigation brought by The Landing, a townhouse community in Dobbs Ferry seeking the same relief, is attached to these minutes.)

“If any owners wish to challenge their individual assessments on their own, they certainly have the right to do so. They just need to understand that any reduction they achieve by stipulation at the grievance level or Court decision, will preclude them from participating in the litigation filed by the Board of Managers. There is only one assessment and there cannot be conflicting court orders or stipulations involving the assessment for the same lot.

For condominium properties, the City is required to value the property as if it is a rental apartment building and must use an income approach to valuation. However, given that the City has refused thus far to acknowledge the condominium status on the assessment roll, any owners seeking relief would need to base their claim on comparable sales, which indicate much higher assessed values than the rental approach to value used for condominiums.

A comparison of tax burdens between similar properties is not evidence that the Courts consider. If the assessed value for a particular unit is too high based on comparable sales, they are entitled to relief. With regard to whether or not to seek relief on their own because they are uncomfortable waiting, this is a business decision for those owners to make.”

PETER CLARK CONCERTS:

Peter continues to provide us with incredible musical nourishment every Saturday or Sunday in the lower circle (weather permitting) with his vocal prowess. We also occasionally get treated to the singing and banjo-playing talents of Ellen and Al Dungan as well as an occasional duet or two from Peter and Leslie Molinoff or Peter and Ellen. If you haven’t yet attended, we encourage you to bring a chair and stop by. It’s a great opportunity to mingle with your neighbors and be treated to an hour of Broadway level entertainment. Two weeks ago, we were also able to celebrate the homecoming from rehab of Peter’s mother, Louise. Welcome home, Louise!!!

The next Board meeting will be held on Dec. 14th at 5:30 PM at Monica Teuscher’s house.

There being no further business before the Board, upon motion made and duly seconded, the meeting was adjourned at 6:45 P.M.

Respectfully submitted,

Leslie Molinoff, Secretary