Preface – Year End Newsletter
The Annual Meeting was held at the North Brunswick Township Center on the evening of November 4. The primary intention of the Annual Meeting is to elect candidates for the Riverbend Board, present the annual budget, discuss activities and accomplishments of the past year and present projects that are being considered and planned for the next year.
November 2009 Newsletter Contents
Board Election
The incumbent, Celestine Grimes was seeking re-election. Rick Plavnicky, a long time resident also looked to join the Board. Each candidate presented their credentials and their reasons for seeking election to the position.
There were not enough attendees present to ensure a quorum. However, the absentee ballots received from the subsequent mailing that was sent out resulted in the re-election of Celestine Grimes. The Board thanks Rick for running for election, and hopes that he will remain a strong contributor and advisor as we move to make our communications more community accessible by instituting an official website for our community. As we progress more information will be forthcoming.
November 2009 Newsletter Contents
Budget
The proposed budget was presented at the meeting. Although certain elements have changed slightly from last year, the most important factor is that the monthly fee will remain at $185. We have benefitted from a mild winter and a reduced number of water line breaks. Hopefully we continue to have good luck with the weather and the pipes during the rest of the year. Whenever we spend less than budgeted, any unspent funds are added to the Long Term Reserve.
One critical thing that continues to impact Riverbend significantly is our Bad Debt and Delinquency issue. We have a number of abandoned units within Riverbend. There several others that are occupied but the owners are in bankruptcy proceedings. In addition to the units continued deterioration, the owners have not been paying their monthly assessments. The Association has accrued nearly $45,000 in unpaid assessments at this point.
We are pressing our lawyers to try and recover as much of these unpaid assessments as quickly as they can. Such actions also increase our legal bills. If this continues much longer, we will need to increase the monthly assessment. At this time, roughly ninety per cent of the homeowners are paying one hundred per cent of the bills.
November 2009 Newsletter Contents
Capital Improvements
Within the past several weeks, a number of sidewalks were replaced. Our property management company, EPM and the contractor walked the community and marked the sections that were seriously cracked/raised and were clearly “trip hazards”. To reduce our liability and keep the walkways safe, we quickly moved to repair the sections.
The biggest project completed during the past year was the replacement of the entrance signage, installation of retaining walls and new plantings. Our Long Term Capital Budget included funds for that purpose and that is what we used, so no additional assessment was required. With the current economic situation, we were able to negotiate very favorable costs on labor and the materials used on the project.
The railroad ties were rotting and termite infested. Installing stone walls eliminates that issue entirely. The signs were also deteriorating and required continuous upkeep. The materials used in the new signs will also eliminate such extensive maintenance. The Board looked at several designs and approved something with a brighter, cleaner appearance that highlighted the Riverbend logo.
The Hidden Lake entrance was reworked to better accommodate the school bus stop. We looked to reduce the stones in the erosion and stones in the street. Hopefully the new set up will accomplish that without any damage to the walls, plantings, mulch, etc. If not, we will ask the School Board about changing the location of the bus stop.
November 2009 Newsletter Contents
Landscaping and Plantings
There will be a continued effort to bring our plantings into a manageable condition. Most of our efforts will be on cutting and removal of tress/bushes that are overgrown and beyond trimming. The Board has been working closely with Growing Concern, Inc., our landscaper, to prioritize the worst walkways and clean them out first.
Some homeowners can expect a letter from the Board in the very near future requesting that the yard areas be cleaned up and cleaned out. The plantings are out of control. The trees and bushes are contacting and damaging the buildings themselves. Rotting and weathering are accelerated. Getting air and sunlight into the spaces are the best ways to deal with the situation.
November 2009 Newsletter Contents
Future Issues Being Considered
You will notice some changes in Riverbend in the future as new materials and products are being introduced and our original materials are no longer available.
- Lighting fixtures – The original sidewalk lighting is wood and subject to rotting so we are looking at new fixtures that are longer lasting. The light bulbs themselves will no longer be manufactured because of environmental laws, so we are considering substitutes.
- Paints – Manufacturers have introduced oil based latex paints that have greater durability than what we’ve been using. The Board is looking at substitutes that are the same color, but with a slightly different base.
- Doors – Residents have asked about replacing front and garage doors. The Board has been looking at expanding the selection, including doors with glass panels.
November 2009 Newsletter Contents
Communication
There is always a clamor to increase the communication ease between homeowners and the Board and management company. In the very near future, web site developers will be presenting suggestions to the Board regarding the origination of an official Riverbend web site. There is an “unauthorized” Riverbend web site now in existence, and with the help of the web master, we want to put something together that will allow residents to have instant access to newsletters, announcements, etc. and general notes on Riverbend and what is going on in our community.
Enjoy the Year End!
Enclosure: Homeowner Census Form – 2010
November 2009 Newsletter Contents
Community Reminders
DID YOU KNOW THAT ………..
- Each homeowner is responsible for the general maintenance to their home, including the exterior siding, roofing, windows, fencing, gutters, decks, backyards, stairs to front doors, concrete apron outside your garage doors etc.
- Garbage is to be kept in garbage cans that are kept inside your garage and are put out for pick-up after 7:00 pm the night before the scheduled pick-up. Garbage may not be kept anywhere outside your home.
- Your yard and deck area are to be kept clean and neat at all times. That means that no storage in those areas is permitted.
- The interior of your home is your responsibility.
- The Association conducts regular inspections and notifies owners when their homes fall short of the required standard of maintenance.
- The Association is responsible for maintaining the roads (except Riverbend Drive, which belongs to the Township of North Brunswick), the walkways, mailboxes, signage, irrigation and lawn and landscaped common property areas.
- The utility lines for each home are each owner’s responsibility. You are responsible for your water line on the outside of your home from and including the [sic] shot off valve going into your home.
- Pets are not to be left outside unattended. Because of the close proximity of our homes, barking animals create an annoyance to your neighbors. All animals are to be leashed on the association’s property – without exception. Pets are to be cleaned up after. Our lawn areas are full of dog poop that is left behind by some our neighbors who are irresponsible dog owners.
- Now is the time to make appointments for painting to be done in the Spring/Summer. Similarly for window, roof and siding repairs/replacements. PLEASE BE REMINDED THAT ANY REPLACEMENTS TO THE EXTERIOR OF YOUR HOME IN THIS COMMUNITY MUST BE APPROVED IN WRITING BY THE BOARD OF TRUSTEES BEFORE THEY ARE STARTED. Township permits are also required for most replacements. Check with the Town before the work is done to avoid the possibility of heavy fines from the Township. We strongly recommend that you use only licensed and insured contractors.
| Board of Trustees: | |
| Ron Senchesak, | President |
| Harrison Lewis, | Vice President |
| Ken Bierstein, | Secretary |
| Celestine Grimes, | Treasurer |
| Toni D’Angelo, | Member |
February 2008 Newsletter Contents
Annual Election Meeting Update
The Annual Meeting was held on Tuesday, November 13th. In addition to presentations and discussions on issues facing the community, an election was held for an open Board position Celestine Grimes was re-elected to the Riverbend Board for a three year term.
The Meeting was sparsely attended this year. Not that there has been massive attendance in the past, but this year was one of the lowest attended meetings ever. The Board is looking for suggestions from the Riverbend community on what we can do to increase our participation at the Meeting. In order to have a valid meeting/election, according to our covenants, we need to reach a quorum. We have not achieved that at the meeting, so we have mailed out follow up mailings to reach our required number. All of that has come at an additional cost.
For the 90% of you homeowners that choose not to attend the Annual Meeting, we’re asking for your thoughts on what it would take to get you to come to the meeting. Please take a few minutes to think about it and then tell a Board Member or send a note to the EPM office. Everyone would appreciate it.
December 2006 Newsletter Contents
Community Pride
Both management and the Board of Trustees, who are your fellow homeowners, perform ongoing communitywide inspections. Concern has been raised that some owners are ignoring the community rules, or feel that they don’t apply to them. Community rules or for every owner’s protection in order to preserve our property values. Some of the issues that have come to our attention are:
- garbage cans are being stored outside, they must be kept inside your garage;
- empty flowerpots by front doors, garage doors or in common flower beds, these should all be cleaned out of dead plant material and stored in your garage were inside your private backyard area;
- artificial decorative flowers are not permitted to be displayed outside of your privacy area, they must be removed from all common areas to include front and rear beds, and on the sides of or in front of garage doors;
- firewood may not be stored in any front or rear beds. The only place to store firewood is inside your privacy area or in a firewood ring on the slab at the entrance to your home by your front door.
- Construction wood for siding replacement cannot be stored on the exterior of your home except within your private backyard area.
- Halloween decorations are still being displayed, tasteful holiday decorations are permitted to be displayed 30 days before the holiday and must be removed 15 days after the holiday;
- U.S. flags — patriotism is wonderful, however, it is disrespectful to the flag to hang it in a faded or tattered condition. In addition, the flags overhanging over the court roads, are going to present a problem for snow removal. We are requesting that these flags be removed and re-installed hanging in your back-yard privacy area. The association and its snow removal contractor will not assume any responsibility for flags are damaged by the snowplows or front end loaders that maybe used during snow removal service.
- Hoses stored outside your privacy area are not permitted. Please store these hoses for the winter inside your garage or privacy areas. Remember to winterize yours spigots.
- If you notice that any walkway light in your area has been vandalized or is out, please report it to management. As community residents, please be vigilant in looking out for individuals that may be responsible for damage to our property. Remember that walkway lights are tested and the bulbs replaced once a month in order to keep our budget in line. If a light goes out near your home, report it and be patient. The bulb could take as long as a month to be replaced.
- Signs are not permitted in the community. This includes owners names being displayed on doors and gates.
- “For Sale” signs and realtor “Open House” signs are not permitted to be displayed anywhere on the outside of your home or on the common property. Signs are permitted to be displayed inside your window, only.
- The community is 25+ years old. Fences, siding, gutters and leaders need replacement. Please take a good look at the exterior of your home and be proactive. Don’t wait for an association letter giving you a deadline to have the necessary done by.
- Pick up newspapers, flyers, telephone books etc. that are dropped off at either your front door area or garage doors. This is often an indicator to burglars that you’re on vacation, leaving your home vulnerable to possible burglaries. We are amazed to even see UPS and other delivered packages lying by front doors for weeks and sometimes months!
- Sided homes have a beautiful look, however, in order to keep them in top condition, they must be maintained. Siding must be replaced, and sometimes renailed. Staining must be done every 3-4 years with 2 coats of stain. If you try to save money by doing it less often, you’ll end up paying much more, as the results will be the need to replace the siding in total. There are people in the community who can validate this information as this has happened to them.
- Downspout extensions must be dark brown to match the others in the community. You are not permitted to extend your downspout’s to allow this water to run off on sidewalks or the roads. This will cause a hazardous condition during the winter causing ice to form. Accidents that occur due to this can become the homeowner’s responsibility. Make sure that you carry liability insurance personally.
- Radon remediation piping that is visible from the exterior MUST be painted dark brown or match the color of your siding.
- Dryer vents must also match the siding. White vents are not permitted.
- Our Governing Documents to no permit ANY exterior changes to the homes without written approval from the Architectural Committee and the Board of Trustees prior to making any change. The Board has taken legal action against owners who have gone ahead and made changes without prior approval. Do not take a chance — apply for approval first. The Board members are reasonable and many changes have been approved, however, you are required to get written approval first.
December 2006 Newsletter Contents
2007 Budget and Coupons
We are pleased to advise that the 2007 budget reflects a $10 increase. Therefore, your monthly fee starting January 1, 2007 will remain at $185.00 per month. New coupon books were mailed to each owner recently. Please remember to include the coupon with your monthly payment check. Checks cannot be accepted in the management office, please do not drop off any payments there. Electronic Funds Transfer (EFT) is available should you wish to ensure that your payment is always on time and no late fees will be assessed. Many residents in the community have opted to use this method of payment. Please be reminded that should this winter be snowy requiring extensive snow clearance, a snow assessment may become necessary after the winter. We hope not!
December 2006 Newsletter Contents
Children Playing in the Courts
There are a number of new residents in the community whom we welcome to our neighborhood! As a reminder to all residents, the community does not allow children to play in the 13 courts of the community. This includes ball games, riding bikes, skateboarding etc. This is very dangerous to the safety and well being of our young residents. PLEASE let your children know (both younger and older) that this is not permitted. In addition the community walkways are for pedestrian traffic only. Please do not bike ride or skateboard on the walks.
December 2006 Newsletter Contents
Playground
We are pleased to advise that next summer the community will have new playground equipment. The equipment will cater to younger children up to 8 years old. We hope to have the new play equipment installed by the summer of 2007.
December 2006 Newsletter Contents
Attached
Attached you will find a listing of contractors that have been used by other residents in the community. These are offered as a suggestion only. Should you choose to use them, you should interview them, obtain competitive bids, check their insurance coverage and interview them yourselves. Remember to obtain building permits when you embark on renovations. The association assumes no responsibility regarding your satisfaction with their services. If you have used a contractor that you were happy with and want to share their name with other owners in the community, please feel free to submit the information to management.
December 2006 Newsletter Contents
Tree Pruning/Removal
Unfortunately the time has come to take some serious action as it relates to the association’s trees. We have had 4 tree experts look at the trees that are on our property. Each of these arborists has agreed that many of the trees on our property are not the appropriate species for the locations they have been planted in. These trees were originally planted by the developer’s landscaper as part of the construction of Riverbend. This has resulted in a number concerns —roots that are lifting up the sidewalks and creating trip hazards and damaging the irrigation system and interfering with the lawn growth; large trees that are planted too close to homes. Most of these trees have a very shallow root system and present a potential danger to residents and homes.
Although these trees add beauty to our community, your Board of Trustees must take these warnings seriously and as a result about $50,000 worth of tree work has been proposed for our community. We are in the process of negotiating a better price with these contractors, and if this work is performed during the winter months, the cost may also be more favorable to the association.
It is your Board’s intent to have this work done in phases over a few years. The first phase will include the removal of the most hazardous of these trees.
We have noted during our inspections that a number of homes have very large trees within their private back yards. These trees hang over neighbors homes and present a liability to the owners whose yards they are growing in. We would like to recommend that if this applies to you, you may be interested in contacting Tree Tech, the contractor who will be doing this tree work for the association. We are confident that you will get a fair price for having this work done while they are on site working for the association. The number for Tree Tech is (908) 781-5616. Don’t miss the opportunity to “piggy back” your work with the association’s at a reduced rate.
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