Installation of New Walkway Lighting
You may have already noticed the new walkway lighting that has begun to be installed on the even numbered side of the community.
The “bollard” style fixtures have not all been received yet, however, Sullivan Electric has started the installation with the fixtures he has received. If you haven’t yet seen the new lighting, take a look the next time you are outside.
The contractor will continue to install the fixtures that he has, until the weather holds him up. Eventually all of the old wooden type walkway lights will be replaced.
The Board of Trustees and Management wish all owners a happy holiday season and a healthy New Year.
emailed by the Riverbend Townhouse Owner’s Association
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
Annual Meeting Announced
Dear Homeowners:
The Annual/Election Meeting of the Riverbend Townhouse Owner’s Association will be held on Thursday, November 4, 2010, at the North Brunswick Municipal Complex, located on Hermann Road, North Brunswick. The meeting will start at 7:00 P.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 these open positions and their resumes are included herein. In addition, the Board will present the 2011 budget. There has been no increase in the monthly fee for the past 4 years despite the state of our economy and the community improvements that were completed. We will continue to monitor ongoing expenses and be as fiscally prudent as possible. We do believe, however, that enhancements to our community are critical to maintaining the value of our homes. In addition, other ongoing and new projects will 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.
Councilman Bob Davis will be in attendance together with numerous other Township Officials to discuss the proposed Towne Center on Route 1, the underground pipe line that runs through the Hidden Lake Development and other important Township issues. Please don’t miss this wonderful opportunity to have your questions answered directly by our Township Officials.
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 October 29, 2010, 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 Owner’s Association
Enclosures:
Agenda
Proxy
Minutes of the 2009 Annual Meeting
Administrator’s Note: This site is, of course, available on the public Internet and so the candidate resumes are deliberately omitted from this article in order to protect candidate privacy. If you don’t plan to attend the meeting (but you know you should, right?) then be sure to mail your proxy to the Executive Property Management office to be received by close of business October 29, 2010.
Riverbend Elections!
November 4, 2010 at the Municipal Complex, on Hermann Road at 7:00 P.M.
All are welcome to attend our upcoming Annual/Election meeting. Two owners will be elected to the Board of Trustees for a 3-year term. Our 2011 budget that has been approved at the September 21st Board meeting, will be presented and we will have Township Councilman Bob Davis, attending. He has indicated that he will bring Michael Hritz, the Director of Community Development, Tom Vigna, the Township Planner and Ralph Andrews who is the Council Liaison to the Planning Board with him. These representatives have worked on the Transit Village for over 5- years and can give us current information about what is planned for our Township.
These representatives will also be able to answer our questions related to the underground pipeline that runs through Hidden Lake, especially in light of the recent tragedy that occurred in San Francisco.
This is a rare opportunity to hear directly from our Township Officials and to have our questions answered. We encourage all to attend and hope to see a good representation at this meeting.
This posting has been provided by the Riverbend Townhouse Owner’s Association
Overseeding Notification
DATE: 9-3-10
SITE: Riverbend
PROPOSED WEEK FOR COMPLETION: 9-7-10
The thin and weak turf areas will be overseeded next week throughout the complex.
These overseeded areas will not be mowed until the newly seeded grass reaches a height of about 3 to 4″.
You will observe a modified cutting pattern around these areas.
Thatch may be brought up to the surface during the seeding operation. Excess will be removed. Light accumulation of thatch will help the new seedlings developed in better conditions.
This service has been performed on your site every year and is completely similar to what was done the previous seasons.
Thank you for your comprehension.
Plant Care Division
Growing Concern, Inc.
Administrator Note: This was received via email from Janice Barber of Executive Property Management, as a link to a PDF file on the official Riverbend site. The original PDF file containing this notice has been stored on this site. Janice’s message arrived here flagged as SPAM. We mentioned some ways to prevent EPM’s messages from being misinterpreted as SPAM the other day, in case that’s happening for you, too.
Annual Meeting Announced
ANNUAL MEETING NOTICE & BOARD CANDIDATE RESUME REQUESTS
Dear Riverbend Homeowner:
The Annual Meeting of the Riverbend Townhouse Owners Association will take place on Thursday, November 4, 2010, at 7:00 P.M. The meeting will be held at the North Brunswick Municipal Complex, on Hermann Road, in North Brunswick. At this meeting two (2) homeowner will be elected to the Board of Trustees for a three -year term.
Attached please find a copy of the “Board Candidate Resume” form. If you are interested in volunteering your time and expertise for your community, please complete the attached form and return it to management at the above address. Your completed form will then be forwarded to the Nominating Committee for consideration. All owners are encouraged to consider becoming active in the community, by running for the Board.
Please mark your calendar accordingly, and ensure that if you are interested in becoming a Board member, the management office receives your resume, by no later than October 1, 2010. A subsequent mailing will be sent including the candidates’ information, a proxy and a copy of the agenda for this meeting, in November.
Feel free to contact me with any questions you may have in this regard.
Very truly yours,
Janice Barber, PCAM, CMCA
Managing Agent
On Behalf of the Board of Trustees
Notice Regarding Electric Shutoff – 9/8/10 (Tentative)
Dear Homeowners,
Please be advised that we have received word today, from PSE&G that they are planning to shut off the electric in Riverbend on September 8th for a few hours. (date not confirmed) We assume this is to hook up the electric from the newly installed wiring from their construction that was done in the community earlier this year. Please let you neighbors know.
Remember that those who have electric garage door openers, you will not be able to get into your home through the garage when the electric is off. You should take a front door key with you if you leave your home to prevent being locked out during this period.
Please look for further notice from PSE&G that should be posted on your front/garage door and possibly the mailboxes as well.
Janice Barber,
Executive Property Management
Official Website Announcement
Dear Riverbend Homeowner:
We are proud to announce that the official Riverbend web site is up and running at www.riverbendtoa.com. This web site will contain the following information shortly:
- Newsletters
- Monthly Board Meeting Minutes
- Event Calendar
- Rules and Regulations
- Landscaping request forms
- Current budget and audit results
- Community updates and alerts
- Community Notices
- And so much more …..
This web site is evolving and will be enhanced in the months ahead. That is why we need your help. Please visit the web site and send your comments to: randbsoptonline.net or kenboots@aol.com.
Your user ID and PASSWORD have been preset to ******, i.e. ****** (example ****** at ******). For security reasons we suggest that your password be changed by logging in using your preset login and password and then updating your user profile to change the password, for security reasons. [sic]
We are hoping to reduce our mailing costs by distributing information via this website. If you want to continue to receive US postal mailings, please mail in the attached form.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owners Association
Administrator note: For security reasons, the default userid/password scheme described in the Board notice has been omitted, for security reasons. It’s also worth noting that the official Riverbend Web site URL has apparently changed. In earlier notices from the Board (see Spring Update and Update on Recent Activities) the site’s URL was www.riverbenddrive.org while in this notice it is www.riverbendtoa.com. The earlier URL redirects to the one announced here – in other words, both function equally, but it’s confusing. Perhaps the Board will provide an explanation later.
Spring Update
Dear Riverbend Homeowner:
WEBSITE:
The web site www.riverbenddrive.org has been launched. This site will be the primary source of information for the community and where announcements will be made. If any homeowner does not have web access, they need to make this known to Executive Property Management. You MUST let EPM know if you want information mailed to you. If we do not hear from you requesting this mail, we will NOT send it and the web site will serve as the newsletter.
The site is in its infancy and we are in the midst of loading some basic information. There will be a good deal of public information. There will also be password protected data that will be restricted to only homeowners. This will be of a more sensitive nature.
We need VOLUNTEERS to act as administrators for the site. If anyone with a background in web site construction/administration is available for an hour each month to update the site, contribute to its improvement and participate in the community is encouraged to let EPM know of your interest.
LANDSCAPING
We are always looking to improve the look of Riverbend. Because of our limited resources this year, we will be removing overgrown plantings along Riverbend Drive to refresh the “curb” value of our community. As our budget allows we will address the overgrowth along each of the walkways.
Homeowners will be getting notified shortly about dealing with the jungle like private areas near your homes. The recent March storms showed the danger of having oversized trees/plants within the private areas. There were a number of trees blown down and against the houses. Major damage was largely avoided this time but we saw what might happen if we don’t remove these trees as they outgrow the spaces. You can contact our landscaper, Growing Concern about removal.
New Mulch has been added to the playground.
PAINTING/REPAIRS
Letters will be going out in the next few weeks to homes where there is an obvious need for maintenance. Now is a great time to contact local painters and handymen to book the work that needs to get done.
Be courteous to your neighbors. Please pick up after your pets. When you see a loose piece of paper, cups, bottles, etc., please pick it up and throw it away.
LIGHTING
The walkway lights have been installed since the community opened in 1981. These bulbs/fixtures are outdated and inefficient and the state has told us that we have to deal with replacement. We are working with a lighting engineer to negotiate the purchase and installation of low maintenance and cost efficient fixtures that will enhance the walkway lighting and improve safety.
CABLE INSTALLATION
Contractors for P S E & G have been working in Hidden Lake for nearly six months. They are installing tubes and cables that will improve electricity delivery among other things. They are completing their work that will allow us to finish our landscaping and mulching.
Enjoy the Spring!
Board of Trustees
Riverbend Townhouse Owners Association
Snow Assessment
Dear Riverbend Homeowner:
As you are well aware, we have experienced a severe snow season. It is a relief to know that Spring is finally here, however, our budget has been severely impacted from this winter.
The snow budget for the year was $45,000. We have incurred costs in excess of $50,000. This does not include any potential snowfall that may occur in November or December 2010, which is estimated to be $15,000. In addition, the 10″ snowstorm in December 2009 cost an additional unbudgeted $5,000. Based on the above our snow expense has negatively affected our budget by approximately $25,000 and another $4,000 of resultant damage to landscaping and trees.
The Board of Trustees has carefully reviewed the impact of this budget shortfall and has passed a snow assessment on March 16, 2010 requiring each homeowner to pay an additional $200.00 to make up the budget deficit. This amount is payable in eight installments of $25.00 each commencing May 1, 2010 through December 1, 2010.
Enclosed please find eight (8) coupons to be used each month starting May 1st with the revised monthly payment through the end of this year in the amount of $210.00 ($185.00 monthly fee plus $25.00 snow deficit).
Non-payment of this assessment will result in the Association following the normal collection procedures that are followed for any other outstanding dues to the Association. If you are selling your home during this period, you are required to make the purchasers aware of this assessment that is due each month from May through December 2010.
Feel free to contact our management office should you have any questions in this regard.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owner’s Association
Enclosures
Note from the Administrator: The mentioned coupon book is omitted from this posting for obvious reasons.
Update on Recent Activities
March 4, 2010
RE: An update on recent activities and the impact on the community
Dear Riverbend Homeowner:
Like everyone else in the Northeast, we have suffered through an historic winter. February saw more than three feet of snow in central New Jersey. By contrast, last year we got less than two feet of snow for the entire winter. Like most municipalities, our snow removal expenses have exceeded our budget. And we still have more weather to get through before we see Springtime.
In short, there will be a need for a “Special Assessment” in order to cover our excessive snow removal costs. Historically, our snow budget has always been very close to our expenses, but this has been an extraordinary year. The exact amount of the assessment will be determined once we receive the final billing from our vendor.
Once the snow melts away, we will be able to do an evaluation of the damage done to our landscaping and lighting. There are sections of walkway lights that are out now. They will be fixed as soon as our contractor can dig up the lines and make the necessary repairs.
EPA guidelines on lighting are changing. The Board has met with an engineering firm to work with us to install new sidewalk lighting fixtures. The current lights are costly to maintain and not efficient in delivering adequate lighting. We are evaluating fixtures that are inexpensive to maintain, deliver greater amounts of light and attractively fit into the “Riverbend look”.
The Board has contracted with a vendor to produce a Riverbend web site. Very shortly, the web site www.riverbenddrive.org will be the primary location for ALL community announcements. Communication and awareness is critical and this is the most timely and cost effective way to immediately get messages out to each resident. More detailed information will come shortly. The offerings and data on the site will expand as we get feedback and move forward.
Let’s all hope for an early Spring!
Very truly yours,
Board of Trustees
Riverbend Townhouse Owners Association
Riverbend Census 2010: Second Request
February 2010
SECOND REQUEST
Dear Riverbend Homeowner:
In December 2009, a letter was mailed to all homeowners enclosing the 2010 Census Form which was required to be filled out and forwarded to management.
We are now enclosing another copy of the Census Form for you to fill out and return to our management office by March 15, 2010, because to date, we have not received your form. This information will be kept on file and used for emergency purposes only.
Please complete and return this form promptly.
Very truly yours,
Board of Trustees
Riverbend Townhouse Owners Association
Enclosure: Homeowner Census Form – 2010
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