Washington’s Headquarters Homeowners Association
Annual Meeting, September 3, 2008 at 8:00 p.m.
Dobbs Ferry Public Library
Attending: Dale Greenwald, Jana Kos-Greenwald, David Schoen, Toni Schoen, Mick Cartwright, Lynn Cartwright, Ray Fattorini, Anne Tannenbaum, Herbert Donovan, Mary Donovan, Martha Parke, Rob Parke, Anne Winston, Stan Winston, Cheryl Leban, Bernice Giscombe, Lauralynn O’Halloran, Donna Zimmerman, Gary Zimmerman, Eli Cohn, Elly Cohn, Elly Meyer
Sharon Hart – Bay Management
Natasha Kaye– Bay Management
Proxy Statements: Paul and Sally Davis to Rob Parke.
Board President: Lauralynn O’Halloran, President presided over the meeting.
Minutes: The minutes for the 2007 Annual Meeting had been circulated to homeowners previously. There was no discussion.
Annual Report
No discussion.
Financial Report
Homeowners discussed the financial reports handed out by Eli.
- Toni Schoen asked why charitable contributions had reduced. After discussion Homeowners asked the Board to increase the annual amounts given to the police, ambulance and fire department from $50 to $100 per year.
- There were additional questions on the large increase in postage and gardening. Eli explained that because of a change in gardening contractor we paid both the new and old gardener for a month. The postage increase was likely the result of a change in allocation of expenses from one year to the next.
- Rob Parke presented a summary of revenue and expenses by the condominium over the last 2 fiscal years.
- The condominium common charges broadly cover ongoing expenses and maintenance
- After adjustments for large expenditures in the 2007 fiscal year, expenses have been increasing by approximately 10% per annum.
- Over the 2 year period while revenue was broadly equal to expenses an increase in common charges would be required to cover anticipated increases in general expenses in the current fiscal year. It would be unrealistic to expect charges to increase on average by less than 5% in the next year.
- There was much discussion on among other things:
- Assessments versus larger increases in common charges
- The additional payment equal to month common charges in February (13th payment) versus higher monthly payment
- Homeowners confirmed their agreement that common charges needed to be increased every year by a minimum of estimated inflation. There was also general agreement that a 5% increase in common charges was warranted and a consensus that assessments might be required in future for larger repairs and maintenance.
- Dale Greenwald requested that the Board prepare an exhibit for homeowners summarizing the annual increases in common charges over the last 10 years. He believed this was useful to provide prospective purchaser of condominiums. Eli said he would check if he had this information available.
Painting
Lauralynn said that the exteriors of all the units required painting again – both the white and the black exterior areas. She presented a quote from Sean O’Connell to undertake all painting ($49,000 plus hourly rates for all woodwork repairs) and from Rolande to undertake only the painting and repairs to the black areas ($9,000).
There was much discussion on the issues including:
- The poor job that had been done in the past – we are redoing the painting of the white areas after only 2 years
- Rolande had done a lot of work for individual homeowners who were all happy with what he had done and he would likely have a vested interest in doing a good job
- What was and what wasn’t the responsibility of the individual homeowners with respect in exterior word work and repairs.
The homeowners unanimously voted to hire a general contractor to inspect all exterior wood work and prepare a scope of work to repair and paint all exterior trim and woodwork on all units and common areas. Bay management would then send this scope of work to 2 or 3 paint contractors (including Rolande) to bid on the work.
The Board said that they expected that repairs to and painting of exteriors as agreed above would not require an assessment.
Swimming Pool
Lauralynn presented a proposal for repairs to the pool house and grounds.
- Tobias Guggenheimer, the architect, hired by the Board had worked with her to prepare the proposal to undertake necessary repairs and maintenance to the building and drainage around the building.
- There was lively discussion and questions about some of the items on the proposal.
- Lauralynn said that she would clarify some of the issues raised by homeowners and send an update to homeowners.
- She expected work to begin on the repairs in the next few weeks. These repairs and maintenance would require an assessment of homeowners of approximately $80,000 – $100,000. The Board would discuss this at it next meeting and notify homeowners.
Miscellaneous
- Cheryl Le Ban told homeowners that as part of an upgrade to the intersection of Livingston and Broadway and surrounding sidewalk areas, the town was intending to put in a pedestrian crosswalk at the entrance to the condominium sometime in 2009. The town had requested that the condominium install a sidewalk. I was unlikely that we would agree to do this.
- Jana Greenwald requested that the fences of the property be checked and repaired as there were deer on the property
- Elly Meyer complained about the new signs on the property and requested that the pool roof be cleaned for algae.
Elections
Mick Cartwright, Bernice Giscombe and Sabin Meyer were elected by acclamation.
Board Meeting
The Board met after the meeting to approve increases in common charges of 5% from October1, 2008 and to elect the officers:
Laurlynn O’Halloran – President
Mary Donovan – Vice–President
Eli Cohn – Treasurer
Rob Parke – Secretary
Respectfully submitted,
Robert N Parke