Annual Meeting Notice, Agenda, Proxy
October 5, 2004
Dear Homeowners:
The Annual/Election Meeting of the Riverbend Townhouse Owner’s Association will be held on Tuesday, November 16. 2004, at the Hidden Lake Clubhouse, located in the apartment complex across the road. (Hidden Lake Drive to Parkside and follow signs to Rental Office) The meeting will start at 7:30P.M.
The primary purpose of this meeting is to elect two (2) members to our Board for a term of three (3) years. Currently there are two (2) homeowners running for the open positions and their resumes are included herein. In addition, the 2005 budget will be presented to the community. The removal/replacement of the tot lot equipment will also be discussed.
It is important that you take an active role and participate in this meeting by supporting the people whom you feel will be responsible and effective in the process of managing our community association.
Voting will take place by proxy/absentee ballot if you are unable to attend the meeting and by ballot at the Annual meeting. If you plan on attending the Annual meeting, you will be given a ballot when you sign in. For those who are not able to attend the, Annual/Election meeting, enclosed please find an official Proxy to record your vote. Please return the proxy by November 10, 2004, in order to be a valid proxy. Please note that only owners in good standing (with no outstanding dues) are eligible to vote in this election.
We look forward to seeing you at the meeting.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owners Association
Managing Agent:
Executive Property Management
4-08 Towne Center Drive
North Brunswick, NJ 08902
Phone: (732) 821-3224
Fax: (732) 821-6565
[Web note - This Web site is, of course, freely available on the public Internet. Candidate resumes are omitted from this site in order to protect their privacy.]
RIVERBEND TOWNHOUSE OWNER’S ASSOCIATION
ANNUAL/ELECTION MEETING
NOVEMBER 16, 2004
AGENDA
- Call to order.
- Roll call and introduction of present Trustees.
Ron Senchesak President Harrison Lewis Vice President Toni D’Angelo Treasurer Ken Bierstein Secretary Celestine Grimes Member - Presentation of proof of notice of meeting and quorum status.
- Brief address and general remarks by Board of Trustees.
- Approval of prior year’s Annual Meeting Minutes.
- Purpose of the Annual Meeting is to:
Elect (2) candidates to the Board of Trustees - Appointment of judges of election.
- Nominations for two (2) trustees, for a term of three (3) years.
- Candidates’ presentations and Election of Trustees.
- Recess.
- Presentation of the 2005 budget.
- Discussion on the tot-lot equipment and the results of the vote by the community.
- Question & Answer period.
- Certification of election results by judges of election.
- Adjournment.
Managing Agent:
Executive Property Management
4-08 Towne Center Drive
North Brunswick, NJ 08902
Phone: (732) 821-3224
Fax: (732) 821-6565
October 2004 Newsletter
The Riverbend At Hidden Lake Association Newsletter appears to contain no copyright or other restrictions which would prevent the reproduction of its content on this site as a community service.
This is the October 2004 edition.
Monthly Fees
Reminder
Paving Update
Housing Materials
Community Security
Communication
Landscaping/Snow Removal
Playground Equipment
Get A Start On Maintenance
A Letter From A Board Member (Grimes)
Monthly Fees
The expenses incurred by Riverbend each month are substantial. We receive invoices from our insurance company, our landscaper, our management company, paving contractors, lawyer and other assorted vendors. We depend upon the prompt payment of monthly fees in order to pay our bills in a timely manner. This ensures that our contractors will respond immediately to any emergency request we may have.
It is not in the covenants of River bend to assess homeowner fees that exceed our annual budget. In other words, we are not trying to run the association at a profit. We do not have a huge cash reserve to account for shortfalls. Granted, there is a long term reserve fund that is designated for the replacement of major property elements, such as driveways, sidewalks, landscaping elements, mail boxes, etc., but it is not our job to provide a ‘float’ for any homeowner that chooses to run late on paying the monthly fees.
When “deadbeat” homeowners do not pay their monthly fees, not only are they legally in violation of the agreement they signed when they bought the house, they are also asking their neighbors to cover their expenses. No one should have to pay more than their fair share. Nor should we incur additional costs and substantial legal fees pursuing these debts, but we will do whatever it takes to collect the fees.
In several cases, the association has aggressively filed liens against the property with the township. This prevents the sale of the home without the lien being first taken care of. We have been involved in foreclosure proceedings in the past, and are in court now foreclosing on a house in order to recover what we are entitled to.
People have used the excuse that they did not know that there is such a thing as the Riverbend Bylaws. For recent buyers, the seller and their attorney were responsible for providing you with a copy of those covenants at your closing. Many did not. The Board is now arranging to have copies made and distributed before the Annual Meeting.
The Board is not trying to be unreasonable during these economically challenging times, but we are homeowners as well. Like you, we do not want our monthly fees increasing because of nonpayment of fees by a neighbor. If there is a justifiable reason for late payment, bring it to the attention of the Board. We will consider alternatives, instead of putting our attorney “on the clock”. We’d rather spend the $200 an hour on something worthwhile.
We appreciate your cooperation.
October 2004 Newsletter Contents
Reminder
The annual election meeting will be held on November 16th at 7:30 P.M. at the Hidden Lake apartment clubhouse next to the pool. All owners are encouraged to attend the meeting and to consider running for election.
October 2004 Newsletter Contents
Paving Update
The first three courts on the odd side of the community have had the roadway re-done. Only one of these three courts has been completed at this time. The reason being that the other two courts had significant drainage work done. The contractor is waiting for this excavation to settle before installing the final layer of black top. It is anticipated that weather permitting this work will be completed within the next few weeks.
October 2004 Newsletter Contents
Housing Materials
Riverbend has been a model community for more than twenty years, well known throughout New Jersey for its appearance, landscaping and individual unit appeal. All you need to do is mention Riverbend to any real estate salesperson and see the response you get. When these homes are listed, they sell immediately.
We all need to continue our efforts to preserve our special look. It will take more effort in the coming years as materials change, as well as their manufacturers and distributors.
There have been several recent occasions when homeowners have brought information on materials and contractors to the attention of the Board and EPM. We welcome and encourage suggestions. Bringing samples will provide the best representations of how the new materials will look and fit in with our general appearance, as well as making good economic and practical sense for the homeowner.
WINDOWS
HURD windows are still manufactured, but no longer in the same sizes as those originally installed in the houses. Vinyl and aluminum replacements have been approved for use as replacements, after the Board was presented with samples. When contracting to replace windows, you must file a request with the Board. The frames must be the original designated color. These vinyl/aluminum windows are more expensive than wood frames, but in the long run are much more efficient, both for their insulation and having lifetime warranties regarding broken seals and fogging.
SIDING
Wood prices have increased dramatically over the past year. It is still the most convenient material to replace rotted, warped or damaged boards. However, a homeowner this past year replaced his horizontal siding with a different material, HARDIPLANK (www.jameshardie.com). This is a combination fiber-cement product that is fire resistant, pest resistant, and extremely strong and durable. Most importantly, it advertises itself as having a 50 year warranty and a 15 year paint guarantee. The price is 10-15% more than wood siding but, long term, it seems to be a much more viable product. JamesHardie does not have our exact colors available at this time, but are developing new colors. They list several paints that are recommended for use with the siding and all of them have colors that match our requirements.
ROOFING
Like everything else, it seems, shingle prices have risen considerably recently as oil prices have skyrocketed. There does not seem to be any supply or color matching issues at this time.
If you have any recommendations or suggestions on materials, vendors, etc. We could use your help.
October 2004 Newsletter Contents
Community Security
It has come to our attention that one of the homes in our community has experienced several burglaries lately. We would like to encourage all residents to be vigilant. Look out for your neighbors. If you see someone wandering around that you don’t believe belongs in the community, we urge you to call the police. Make sure that you home is properly secured, and consider installing an alarm if you don’t already have one. The police offer a service where they will come to your home to assess just how secure it is, and make recommendations for improvement.
If your home is burgled, contact the North Brunswick police to report it. You should also let Executive Property Management know so that they can make the rest of the community aware.
As we approach Mischief Night and Halloween, we would like to make you aware of the following. The associating has hired 4 professional security guards to patrol the community from Marion Security. They will be on site from 5:00 P.M. through midnight on both nights. This year the holiday falls on a weekend, so expect more mischief, although there is a curfew in North Brunswick. We would like to suggest that all of the residents leave their front porch lights on to help illuminate the community. Please accompany young children in the community as they go trick or treating. Enjoy the holiday!
October 2004 Newsletter Contents
Communication
The Board and EPM try to put together a newsletter and distribute it on a regular basis. It is not always easy to do, but we try to make everyone aware of important issues. Those issues are also addressed at the Annual Meeting in November.
In addition to the Newsletter, there are other forms of communication sent out by the Board, and not all of them are lighthearted.
There are regular “walk-arounds” done by the Board members several times a year, with the property management company and our other vendors. In addition to checking the plantings, sidewalks, and the property in general, close attention is paid to the condition of the buildings. When a problem is seen, the homeowner receives a letter asking them to address the problem in a timely manner.
Several people seem to feel that they are being singled out. Believe us, that is not the case. Ownership is relatively anonymous. We are looking at the building itself. Your neighbor will get the same letter you do, if their house is in need of repair. We ask that you respond with a plan of action that will be accomplished in a timely manner. It is a protection for your property. We have had a number of cases where people delayed replacing roofs, siding and windows. A number had substantial water damage from the leaks. Taking care of the outside is not just cosmetic. It will protect you house. If you dispute the letter, let the Board, through EPM, know and we will double check.
If you choose not to respond by letter or action to communication from the Board, you can expect to receive a letter from our attorney explaining what our course of action will be. None of us benefit from a lien or foreclosure.
Let’s hope that we don’t need to go that far.
October 2004 Newsletter Contents
Landscaping/Snow Removal
Growing Concerns, Inc. will continue to provide landscaping and snow removal service for the Riverbend community. The Board and EPM is pleased with the performance of Growing Concerns and the dollar savings for the community.
The Board and EPM performs 2 to 3 community-wide inspections during the year. The inspection includes the review of our common areas to address pruning, shrubbery replacement, grass replacement, tree removal, mulching, lighting, and individual homeowner’s backyard area. Our concern is to ensure the overall appearance and quality of life of the community. The Board receives lots of correspondence and gets calls through EPM from time to time on landscaping and pet complaints. The Board does all it can do to address concerns and homeowners’ complaints. Although they’re good, they’re not superhuman. And they are all volunteers. They give of their time to help make the community a desirable place to live. If you have a complaint about landscaping or pet owners not cleaning up after their pets, take notes and let the Board know through EPM. There is almost always a way to become involved and help solve the problems that bother you.
October 2004 Newsletter Contents
Playground Equipment
The playground equipment has almost reached the end of its useful life. The Board will be addressing the options for its replacement or removal at the November meeting. Many owners have already responded to the mailing that went out. If you have not yet sent in your vote on the playground, please do so as soon as possible.
The options being considered are replacing the equipment with “state of the art” replacement equipment. Bright colored rubberized climbing and sliding equipment. Brochures will be available for review. In addition if it is replaced, the flooring in the play area will meet the insurance requirements by being a soft rubberized material. Another option would be to move the location of the equipment to the opposite side of the community in the open area near the woods that abut the stream area. Also being considered if the community votes to remove it, would be the installation of benches and additional landscaping and trees to make the area appealing for residents to use to sit outside and socialize while allowing their children a place to run around and play.
If you are interested in this topic, come to the meeting we want to hear from you – the community’s feedback is important.
October 2004 Newsletter Contents
Get A Start On Maintenance
We once again would like to remind all owners that in accordance with our association’s documents, no exterior changes may be made without written approval from the Board of Trustees. This includes the installation of new decks, replacement of roofs, windows, garage doors and siding, or any other exterior modification that replaces existing components.
The attached listing was compiled to assist you with your own property inspection and give you another perspective of some of the things that you should be reviewing. The Board and management would be happy to answer any questions that you may have in this regard. We are here to assist you and would gladly review your concerns with you or assist you in trying to obtain the appropriate contractor. All contractors must be insured and have workers compensation insurance in order to protect you and the Association from any possible claims.
Pruning: Maintaining the shrubbery and trees within your enclosed backyard area is a homeowner’s responsibility.
| Green Thumb Services | Joe Bianco | (732) 297-3333 |
| Growing Concern | Mark Janic | (732) 821-5526 |
| Tamke Tree | David Cohn | (800) 822-3537 |
| Tree Tech | Kevin Schebelia | (732) 725-0706 |
Gardening: Maintaining the grass area inside of your fenced-in yard is a homeowner’s responsibility. These contractors can also assist you in the design of patios, decks, stonework, etc. within your backyard area.
| DeVries Landscaping | Joe | (732) 297-1244 |
| Fama Landscaping | Louis Fama | (732) 545-8070 |
| Green Thumb Services | Joe Bianco | (732) 297-3333 |
| Growing Concern | Mark Janic | (732) 821-5526 |
Decking: The wooden decks that are inside your enclosed backyard area, as well as on the upstairs of certain homes, are a homeowner’s responsibility to maintain. It is evident that certain decks are in need of repair and, in some cases, are dangerous in their existing conditions. No new decks may be installed without submitting written plans to the Board of Trustees for review and approval in writing.
| Bob’s Home Maintenance | Bob Bersch | (609) 259-3472 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
Fencing: The wooden fencing and the wooden lanai is the homeowner’s responsibility.
| American Fence Systems | Jesus Molina | (732) 442-0440 |
| Blackstone Lumber | (732) 821-1761 (South Brunswick) | |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Rutgers Fence | Bob | (732) 294-9410 |
| The Home Depot Milltown | (732) 432-0500 (Milltown) |
Brickwork: The brickwork on the unit, as well as the front stairs to some units and the concrete at the front entrance, as well as the concrete apron outside the garage door is the homeowner’s responsibility.
| Harval General Contracting | Marc Brien | (201) 672-5248 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Tomaselli & Son | Sal Tomaselli | (732) 297-4815 |
Garage Doors: The garage doors are the homeowner’s responsibility. They may be replaced with doors that are insulated and maintenance free as long as the color of the door is the same dark brown color and the style of the door is the same as the others in the community.
| Edison Overhead Doors | (732) 985-2100 |
| Neptune Door Co. | (732) 922-4626 |
| Overhead Door Company | (800) 722-5785 |
| Petra Overhead Doors Co | (732) 721-3319 |
Chimney Cleaning/Cap Replacement: The chimney should be cleaned after burning a cord of wood in order to avoid a chimney fire. It is also evident that the chimney caps are rusting, and many have been reported to be leaking. These should be inspected and replaced as necessary.
| All American Chimney | Dennis Kuhn | (201) 927-3899 |
| Chelsea Chimney Sweep | (908) 283-2624 | |
| Complete Fireplace Service | David Walker | (732) 866-4101 |
| Homestead Chimney Inc | Robb Stasyshyn | (800) 242-7668 |
Roofing: The roof over your home is the homeowner’s responsibility. Many of the homes are showing signs of premature shingle failure, and approximately 10 units have been re-roofed. The shingles look like “potato chips” the way they are curling up. If you re-roof your unit, the contractor that you use may be able to get a credit or refund for you because of this premature shingle failure. The shingles are manufactured by GAF, and replacement shingles should match the color of the existing shingles on your roof. Management has a color sample of these shingles in their offices. Contact EPM if you need assistance in matching the color.
| Aiese Contracting Corp | Lou Aiese | (732) 290-1333 |
| Bell Roofing | Rich Calisti | (609) 588-8332 |
| Professional Maint. Plus | Chris Kosty | (732) 381-4646 |
| Thermo Side | (609) 228-4686 |
Siding: Prior to painting the unit, any siding that may be rotted, cracked or warped should be repaired or replaced as necessary. It should also be powerwashed prior to painting/staining in order to remove mildew and stain. Stainable caulking should be applied where necessary at minor cracks and around joints, windows and doors, and all nails that have popped should be re-nailed.
| Bell Roofing | Rich Calisti | (609) 588-8332 |
| Bob’s Home Maint | Bob Bersch | (609) 259-3472 |
| Professional Exteriors | Gus Revuelta | (732) 288-9512 |
| Professional Maint Plus | Chris Kosty | (732) 381-4646 |
| Thermo Siding | Lester Krol | (609) 228-4686 |
| Times Siding | Dean Carman | (732) 269-4740 |
Windows: The windows in the community are the owner’s responsibility. They may either be replaced as an entire unit for more energy efficiency, or the glass may be replaced due to the seals being worn and creating moisture between the two panes of glass. Replacement windows must be approved by the Board of Trustees in writing and must match the existing windows in the community.
| Blackstone Lumber | Steve Charney | (732) 254-5550 (East Brunswick) |
| Windows & Doors Galore | David Sensi | (609) 581-1740 |
| Glass Replacement: | |
| Ben Franklin Glass | (732) 249-1223 (Somerset) |
| Bumper’s Glass | (732) 846-9385 (New Brunswick) |
Painting: It is recommended that the exteriors of the homes are painted every three years. Powerwashing is recommended prior to painting, and two coats of stain will protect the siding which will lead to the avoidance of premature replacement.
| A+ Painting | Ken Addone | (908) 246-0796 |
| Accent Painting | (908) 914-8895 | |
| All Seasons Painting | AI Ossanna | (908) 821-7247 |
| Professional Touch | Gene Francisco | (908) 263-1510 |
Gutters/Leaders: Inspections have identified that many gutters have come loose from the fascia boards, or need to be re-strapped, or the leader has pulled away from the building and needs to be re-strapped or the elbow at the bottom is missing. Gutters should also be cleaned out every fall in order to prevent ice-damming in the winter.
| Bradley Gutters | (732) 238-2727 |
| Flow Rite | (732) 257-3221 |
| Jay Kay Gutters | (732) 794-3172 |
| My Gutterman | (800) 750-1085 |
| Stormmaster | (732) 521-4989 |
General Exterior Carpentry: General wood replacement, deck repair/replacement.
| Professional Maint Plus | Chris Kosty | (732) 381-4646 |
| RTB Contracting | Robert Bridgman | (732) 388-1333 |
| The Final Touch | Barb Comuntzis | (800) 438-0319 |
Plumbing: The homes in our community are at the age where the hot water heater should be carefully checked for rusting. If it rusts through, your home will be flooded and your personal belongings will suffer severe water damage.
| Dale’s Plumbing & Heating | (732) 238-8788 (East Brunswick) |
| Jack Dolan & Sons | (732) 247-2763 |
| RupCoe Plumbing & Heating | (732) 545-7999 (New Brunswick) |
MANY OF THE CONTRACTORS LISTED ABOVE WILL PROVIDE DISCOUNT FOR THE USE OF THEIR SERVICES TO RIVERBEND OWNERS. THE CONTRACTOR YOU USE IS YOUR CHOICE. THESE ARE SUGGESTIONS ONLY.
October 2004 Newsletter Contents
A Letter From A Board Member (Grimes)
by Celestine Grimes
I would like to let everyone know just how proud I am to be a Riverbend Resident. As I walked around the development this summer, it was pleasing to see residents who had or were having their homes, roofs, windows and decks replaced, repaired and painted. Yes, it is time for all homeowners to pull together and work together to maintain the integrity of our community.
There are items that are listed in the Riverbend Townhouse Owners Association’s Manual that often slip our minds during these busy and stressful times. Let me just remind you of a few:
- Each unit has its one-car garage and one other outside space that is not assigned to any particular homeowner.
- Only two pets are allowed in each unit.
- Dogs should be walked on a leash, and not placed outside on patios next to other units. The dogs should not be allowed to disturb other residents with loud barking and menacing behavior. All pets should be cleaned-up behind after they have eliminated out in public whether on the walks or decks.
- Sliding door screen should be on track around the house.
- Clothes and other items should not be hung outside from railings and fences.
- Satellite dishes, cords and antennae should match the trim of each particular unit.
I extend a very special thank you to all whom read the correspondence and newsletters from the Board Members. We do our best to help the community and pass on informative materials whenever possible.
Your Neighbor and Board Member,
Celestine
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