Notes From the Annual Meeting
I attended the Annual Meeting on November 4th. Besides the Board and EPM, in attendance were most of the usual homeowners plus a few new faces. Still, it was a rather poor turnout. (When the Board mailings came some days later my suspicions were confirmed: there was no quorum.)
I arrived a few minutes late and the presentation by the folks from the township’s Transit Village project was already underway. (See the earlier postings Riverbend Elections! and Annual Meeting Announced for the names of the representatives that were to attend.) I learned a few things.
My interpretation of where the new road might run.
Before most anything else happens at the Transit Village site, steps will be taken to alleviate a couple of local traffic problems. The intersection at Finnegans Lane and US 1 is to be expanded. (Eventually, and this is a long ways out, this intersection may even become an overpass!) The Cozzens Lane/Adams Lane/US 1 intersection has been a rush hour nightmare as long as I can remember – 50 years, at least. A new road is planned. Approaching US 1 from Cozzens Lane, this would be a right turn somewhat beyond the Sabella Park signal, curving to join the existing jughandle behind Malouf. They weren’t clear exactly where this road would be constructed; I make my guess in the image you see here.
October 1, 2012 will be an important date. It’s then that a few big-box stores will open on the transit Village property, including Costco, Target and Kohl’s. There was some protest but I think that beats the hell out of high-density housing.
This phase of development is to generate approximately $15 million in finance, paving the way for the actual rail station. Yeah, the planners anticipate the New Jersey Transit will give the go-ahead for the station if/when “we” (us? them?) come up with the money. That will be in 2016.
The issue of the awful condition of Riverbend Drive was raised, prompting a description of the Township’s master plan for road rehabilitation. Using a $2.5 million annual budget, work progresses according to plan which is based on their assessment of conditions. Meeting attendees repeatedly attempted to pin them down for an answer as to when Riverbend Drive would see some work but Township representatives remained elusive. The nearest we heard to a clear answer was a mumbled “not good.” I’d recommend that you budget new shocks for your car and don’t hold your breath.
Turning to community finance news, after several years of remaining stable our monthly fee will increase by $10. The first due date is January 1, 2011 – just as payment for the last assessment is completed. The increase doesn’t surprise me. The number of foreclosures, bankruptcies and abandoned homes (as evidenced by the apparent and steady decline in home maintenance) means that fewer fees are being paid. In fact, according to the board, today about 130 homeowners are carrying the costs of 142 units. A new law firm was hired this year, which may help with collections. There is some good news. In terms of market value, our neighborhood has not taken the hit that others have. And a couple of homes, empty for some time, are presently under renovation with new owners.
Several community projects have been completed over the past year despite our financial difficulties. Another is about to begin. Our sidewalk lighting will be replaced with new LED units from North Star Lighting. They look good and will certainly complement our walkways and architecture. The project will begin soon and continue through the winter until it is completed.
Oh, and how can I let a juicy post like this one pass without a word about dogsh!t? One homeowner at the meeting told of finding little plastic bags of the stuff all around their property, even hanging in the bushes. Disgusting. Back in May I added an article with a bunch of images, including one photo that revealed that plastic-bag-stuffer’s preferred depository when the bush was removed. I guess they’re back to their old shenanigans. Along with the woman I saw just the other day as I was parking my car mid-morning. Her Shepherd was leaving a steaming heap on the grass. I turned to my son, “watch, I’ll bet a buck she walks away.” She did. I’ve really got to start carrying my camera more often.
Annual Meeting Followup
Dear Riverbend Homeowner:
Enclosed please find the 2011 census form to be completed and returned to our office as soon as possible. All owners must complete and return this form by December 15, 2010. This information will be kept on file in the management office for emergency purposes only.
Also enclosed is the 2011 budget which reflects a $10.00 increase in the monthly fee for 2011. The new fee will be $195.00 per month.
If you did not attend the Annual Meeting last Thursday, (November 4th), please fill out the enclosed Proxy Ballot and return it to Management by December 15, 2010.
Also, enclosed are winter tips for preparing your home for the upcoming season and notice about the association’s snow removal service.
We wish you all a Happy Thanksgiving & Holiday Season.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owners Association
Administrator’s Note: In the past I’ve included a link to the budget. The Board and EPM have expressed concern that information in the budget could be used, for example, by contractors to their advantage when bidding on community projects and, therefore, should be considered to be confidential information. While they didn’t come right out and forbid it, I’m omitting the budget in deference to their concerns. In the future I may link it and restrict the link to those registered on this site with Resident credentials, but that might be more trouble than it’s worth. Also, the mailing did not include the Proxy Ballot mentioned in the body. If you print this one it might be a good idea to cross out the due date and replace it with the December 15th due date mentioned in the body, just to ease confusion. Finally, even though the links for winter tips and snow removal appear to be new articles there’s actually nothing new in them – they haven’t been updated in years. Still, new residents may find them valuable.
Riverbend Snow Removal Service
For the benefit of new residents in the community, below is an explanation of the snow removal services that have been contracted by the Board of Trustees for your community. Please note that the contractor is not responsible for clearing snow (digging out cars) from around vehicles that are parked in the court parking spaces. In addition, at the discretion of the contractor, a parking space may not be cleared out if a parked vehicle is in the adjacent space. The contractor does not want to be responsible for damage to a neighbor’s car. For the most effective service to each court, the court should choose a “Court Captain”. The Captain’s responsibility is to alert all neighbors in the court to move their vehicles out of the courts, at the same time, so that the contractor can perform the snow removal in the most effective way.
PLEASE REMEMBER:
- Not to clean the snow off your car, and dump it back on to the cleared streets after the contractor has cleared your court. This is for the safety and well being of the residents in your court.
- Move your vehicles when your court is being cleared.
- No parking will be permitted on Riverbend Drive, by the Township of North Brunswick during a snowstorm. Vehicles normally parked on Riverbend Drive, which is a Township road, can be parked on the playing fields across from the community on Schmidt Lane. Once the Township has cleared Riverbend Drive, you may re-park your vehicle on Riverbend Drive.
Winter Maintenance and Snow Removal Update
Executive Property Management
As we approach the winter season we would like to take a moment to briefly explain the snow clearing service, preventative maintenance/safety measures and cooperation needed from you during this season to make the upcoming winter as trouble free as possible.
A. SNOW CLEARING SERVICE
The service provides for clearance of roads, empty parking stalls and sidewalks in the priority sequence listed above. Except under extreme conditions, the roads will be reasonably cleared by 6:30 a.m. to allow for people to go to work.
A common problem we are always faced with, is the fact that cars are not moved from roadways and parking stalls at the time the contractor is performing the snow clearance. This not only hinders and limits the contractor from performing an effective clean-up, but also exposes the vehicles to potential damage. We urge you to anticipate snowfalls by taking the following precautionary measures:
- Keep cars parked off the main roadways, park in parking stalls. Use your garage to park your car in.
- Park cars facing front forward to ensure easy getaway.
- Move cars from parking stalls as soon as roadways have been cleared, to an area which least obstructs the snow contractor’s performance.
- Do not go out in the severe winter weather unless you absolutely have to. Wait until the clearing has been done in your area. Take some responsibility for your own safety by being cautious during the winter weather.
Any cars that are not moved at the time the contractor is clearing an area, will not be cleared after-the-fact by the contractor. If there are areas which may have been overlooked by the contractor, we would appreciate your immediately calling Executive Property Management’s main office number at (732) 821-3224 to report this information. Please remember that the contractor starts at one end of the community and ends at the other. Someone has to be first and someone has to be last. The contractor will alternate the starting position. Please do not direct the contractor, they cannot leave an area to assist someone else in the complex. They will get to you.
B. PREVENTATIVE MAINTENANCE/SAFETY MEASURES
- All outside spigots should be winterized by shutting off the inside valve and draining all the remaining water from the outside in order to prevent freezing during the winter. The outside valves should then be left open during the winter. You may want to have the line blown out with air pressure.Homeowners are responsible for any damage caused by their own individual plumbing. Even though the faucet is located outside, it is still the homeowner’s responsibility.
- Heating systems should be checked by a qualified serviceman. Replace heating filters and check the condition of your hot water heaters. If rusted, it could leak and cause a lot of damage.
- Have your fireplace and chimneys checked and cleaned by a qualified chimneysweeper.
- Check the charge of fire extinguishers and the operation of smoke detectors. Remember to replace the batteries at least twice a year.
- Review family fire prevention and escape plans.
- Remember to leave your heat on, if you plan to go away for any length of time, to prevent frozen pipes and water damage. The heat should be left at 60 degrees.
- Always turn off the water supplies to your washing machine when not being used. Check your washing machine hoses for signs of wear.
- You should have a carbon monoxide detector installed on each floor of your home.
C. SHOWERS AND BATH TUBS
Homeowners may notice leaks evident in their first floor ceilings which could be coming from their shower stalls and bath tubs. As water can travel down or across a beam, the leak does not always show up directly under your bathroom areas. Standard maintenance for all homeowners (whether you live in a single family home or condo) requires annual caulking and re-grouting of bath tubs and tile walls and/or floors in your bathroom areas. This is a simple maintenance procedure and very inexpensive as the materials needed can be purchased at any local home improvement store.
It is suggested, all homeowners re-caulk their bath tubs where the tile wall meets the top of the tub once per year. This prevents water from getting between the tub and tile and seeping through the wall board.
Loose or deteriorating grout is another opportunity for water to soak through the wall board. When the shower is running for 10-20 minutes and beating against an open area in the grout, leaks are inevitable. The toilet seal should also be checked annually.
D. SAFETY TIPS FOR FIREPLACE USE
Local fire departments encourage the following common sense guidelines:
- Before you light your fireplace for the first time, particularly in a house that is new to you, be sure your chimney is operational. If you’re not sure, have it inspected by a professional.
- Always open the damper before starting a fire and leave it open while the fire is burning or embers are still hot.
- Pre-heat your chimney by holding two or three lit pages of rolled up newspaper in the damper region for 10 to 15 seconds.
- Never try to build a large fire in a fireplace that is new to you. Start with one or two small logs and add more logs if desired once the fire is burning adequately.
- Burn only hardwood – fruit trees (cherry, apple, etc.) hickory oak or maple. All wood should be seasoned for one year. Do not burn soft woods as they are loaded with tars and resins that can cause a chimney fire. Use commercial fireplace logs sparingly. It is a good rule of thumb not to burn pine, fir, treated wood or trash.
- Always use a metal grate to support the fire and allow ashes to build up one or two inches below. Ashes will create a bed of hot embers that will reflect back on the wood.
- Never throw Christmas wreaths, fancy wrapping paper or pizza boxes into the fire. The impact can create a surge of fire that will leap out or up and cause a chimney fire.
- When burning a fire, try to keep the wood close to the rear wall but not against it. An air space should be left on all sides of wood.
- Never skimp on kindling when building a fire. You need a small amount of paper to set off the kindling, but you need a large amount of kindling to achieve a good fire.
- Always keep the fireplace screen closed while a fire is burning.
- When stacking wood for fireplace use, it should always be stacked to provide air circulation. Place in a hoop or on a pallet and stack the wood away from the building.
- The damper must be closed when the fire is out and embers are cold. This will prevent heat loss from the home.
- A fireplace receiving regular use should be inspected and cleaned annually.
E. PREPARING HOMES FOR WINTER
- Be sure to shut off and drain all outside spigots.
- If your home is left unoccupied with the water on, please maintain adequate heat to prevent pipes from freezing. This is especially true if you are on vacation, while back in New Jersey, the temperature hovers around zero. It is helpful to leave doors between rooms open, as well as doors to cabinets and closets that house pipes, so the interior air can circulate freely. It is also suggested that a faucet be left open to drip slowly – this will prevent your pipes from freezing.
- If vacating your home for the season, it is recommended that it be winterized to protect plumbing from freezing. This involves shutting off your home’s main water valve, draining the pipes and water heater (turn off the gas to the heater, too) and the toilets and dishwasher as well as leaving faucets open, and pouring some antifreeze into waste traps and toilet bowls. A plumber can perform this service for you.
- Whether winterized or not, homes must keep a low setting of heat on 60 degrees since the water main for a building can pass through each unit in that building. Either set your heat to a reasonable temperature, while you are away or winterize your home. Burst pipes caused by lack of heat are not the responsibility of the association. It is each homeowner’s responsibility to maintain their heat to prevent such occurrences.
F. GOING ON A TRIP? – SNOWBIRDS
If you are planning to be away from your home for longer than a couple of days, we recommend that you arrange for someone to have a key to your home so that it can be checked regularly – once a week is a good idea. That way, any problems that develop – water leaks, burst pipes, heating system malfunction, pilot light out, etc. – will be discovered as quickly as possible and the damage will be minimized.
Do not turn your heat off! Even if you don’t expect to be away during the coldest part of the winter, unexpected cold spells do occur. Leaving your heat on, with the thermostat turned to a low setting of 60 degrees, will help avoid frozen pipes and the resultant water damage.
If you are going to be away for the winter, we recommend having the plumbing winterized. The management company can give you some suggestions for contractors who can perform this.
G. IN CASE OF A PIPE BREAK OR FLOODING
- Know where your home’s shut-off valve is located. (Most homes can turn off all their water with a valve located under the kitchen sink).
- Contact neighbors who might be the source of the leak or those who might be affected by the leak. Call management.
- If the problem stems from your plumbing, call a plumber.
- Remove contents from the area of flooding.
- Mop up (or wet vac) water on the floor.
- If there is water in the ceiling, pierce a nail hole through the sheetrock to allow the water to escape into a bucket placed below. (To prevent splashing, tack a piece of string next to the hole long enough to reach the bucket; if done properly, the water should “ride” down the string).
Riverbend TOA Annual Meeting Reminder
7:00 p.m. at the North Brunswick Municipal Complex – Conference Room # 1
The Annual/Election meeting will be held on Thursday, November 4, 2010 at 7 P.M. in the Municipal Complex.
2 Owners will be elected to the Board of Trustees for a 3-year term.
The 2011 budget will be presented and approved.
Several Township officials will be present to discuss what is new in our Township and to field your questions.
Looking forward to seeing you all there.
Provided by the Riverbend Townhouse Owner’s Association
2010 Annual Meeting
| 4 November 2010 | ||
| 7:00 pm | to | 9:00 pm |
2010 Annual Meeting of the Riverbend Townhouse Owners Association
7:00 PM
North Brunswick Municipal Complex
Hermann Road
North Brunswick
Board Meeting Scheduled
| 16 November 2010 | ||
| 6:00 pm | to | 7:30 pm |
According to all published material, the Board meets the third Tuesday of every other month but the schedule is sometimes adjusted slightly to accommodate Board Member obligations. The meetings generally begin at 6pm and run about an hour and a half, depending upon business needs. Matters requiring sensitivity and privacy are generally handled at the very start. Attending homeowners can expect to be excluded until that business is complete.
Recycling
| 7 January 2010 | ||
| 8:00 am | to | 10:00 am |
| 21 January 2010 | ||
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| 4 February 2010 | ||
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| 18 February 2010 | ||
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| 4 March 2010 | ||
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| 18 March 2010 | ||
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| 1 April 2010 | ||
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| 15 April 2010 | ||
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| 29 April 2010 | ||
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| 13 May 2010 | ||
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| 27 May 2010 | ||
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| 10 June 2010 | ||
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| 24 June 2010 | ||
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| 8 July 2010 | ||
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| 22 July 2010 | ||
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| 5 August 2010 | ||
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| 19 August 2010 | ||
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| 2 September 2010 | ||
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| 9 September 2010 | ||
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| 23 September 2010 | ||
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| 7 October 2010 | ||
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| 21 October 2010 | ||
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| 4 November 2010 | ||
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| 18 November 2010 | ||
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| 2 December 2010 | ||
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| 16 December 2010 | ||
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| 30 December 2010 | ||
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There is a recycling pickup today.
The pickups of plastic, glass, newspapers, and cardboard usually occur between 8 AM and 10 AM on alternating Thursdays. See the 2010 schedule on the North Brunswick Township Web site. Riverbend is in Zone 3.
As of October 2007, North Brunswick’s recycling materials were picked up by Central Jersey Waste and Recycling, Inc. of Trenton, NJ. You can reach them at 609-656-4200.
Learn more about Middlesex County’s Solid Waste Management programs, including the schedule for Household Hazardous Waste Days.
Please be a responsible citizen and recycle!
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