Washington's Head Quarters Townhouses

Present: Eli Cohn, Mary Donovan, Ray Fattorini, Cheryl LeBan, Sabin Meyer, Rob Parke

Absent:                  Lauralynn O’Halloran

Visitor:                  Dale Greenwald, Tobias Guggenheimer

Previous Minutes:

• The Board approved the minutes of the last meeting.

Maintenance:

• Dale said that there was a drainage problem near his unit (3) and water was continually leaking into the basement.  It needed urgent attention.  He agreed to obtain an estimate for rectifying the problem and forward it to the Board.

Landscaping:

• The Board agreed that the tree in the circle near the entrance need to be replaced.  Mary will ask Carlos Fraoli for a recommendation of a replacement tree.
• Mary said that she would investigate why the sprinkler system was coming on at times when it was unnecessary because of rain.

Swimming Pool:

• Tobias Guggenheimer presented concepts on improvements to the pool, surrounding landscaping and the building adjacent to the pool.  The options were wide ranging and the Board agreed that consensus from homeowners on future direction was needed and that it was important for them to have the opportunity the hear Tobias directly and see copies of his drawings.  The Board will invite Tobias to present at the Annual Meeting to introduce the different concepts and begin discussions that would likely continue over a few months

Financial Accounts:

• Eli discussed the financial accounts.  The Board discussed an increase in common charges.  It was agreed that most condominium expenses were increasing and it would be prudent to increase common charges.  The Board voted to increase common charges by 5% effective October 1, 2007.  Eli will send out notification to homeowners of the new common charges.  Even with the increase, an assessment would still be necessary to cover needed repairs and possible renovations to the swimming pool.

Miscellaneous:

• The Annual meeting was scheduled for Tuesday September 18^th, 2007 at the Dobbs Ferry Library.  Eli and Rob’s terms expire.  We expect significant discussion on the future direction of the swimming pool renovations after Tobias has completed his presentation.

Next Meeting:  The scheduling of the next meeting will occur after the annual homeowners meeting on Tuesday September 18, 2007.

Respectfully Submitted,

Rob Parke, Secretary

Present: Eli Cohn, Mary Donovan, Cheryl LeBan, Sabin Meyer, Lauralynn O’Halloran, Rob Parke

Absent:                  Ray Fattorini

Previous Minutes:

• The Board approved the minutes of the last meeting after a discussion confirming the water temperature discussed at the meeting.  The Board agreed that the maximum temperature of the swimming pool should be 84 degrees.

Maintenance:

• Sabe said that he had not yet purchased 2 solar lights for testing near the tennis court.
• Lauralynn said that the lights near the tennis court had been repaired.
• Lauralynn said that the Jim Sanock had inspected the driveway.  He said that the wear a tear was normal and that he recommended sealing the driveway at the end of the season and repairing the driveway in front of unit 3 and around the grate near unit 18.  In a year or two the driveway would likely require milling.  The Board asked Lauralynn to have the repaired done as recommended.  She will also follow up with Ray on the status of the repairs to the driveway in from of unit 7.
• A leak to the sprinkler system near the entrance had been repaired.

Landscaping:

• The Board discussed the many problems that it was having with Regina.  It was unlikely that her contract would be renewed at the end of the summer.  The Board asks homeowners to document their complaints and send them to Mary so she could create monitor Regina’s performance.
• The Board asked Mary to get a quote from Carlos Fraoli for the gardening contact.  Lauralynn said she would also ask Bay Management to obtain bids for the gardening contract.
• Lauralynn said that Rayal had quoted $1,750 to be on the property for a day to trim the trees near the pool, near units and over the parking spots for unit 5 and unit 18.  The Board approved having Rayal do this work.
• Cheryl reported that the repairs to the back of her unit and patio were to begin soon.  The Board had approved her plans at a previous meeting.

Swimming Pool:

• Lauralynn said that Robison could install a new temperature gage that could better regulate water temperature.  The current thermostat was old and made regulating the temperature very difficult.  She would have Robison install the new control
• Mary said that she had contacted someone to repair the doors and windows on the pool.  He had done a walk through of the swimming pool.  She was waiting his quote.
• Lauralynn said that she and Mary had checked references on Tobias Guggenheimer.  They were all extremely favorable and she had engaged him to draw up a master plan for the swimming pool.  He said that expected to have plans to present to homeowners by end of August or the beginning of September.
• Lauralynn said that Tobias had asked for a copy of the survey of the property.  Eli said that one had been taken as part of the roadway repair.  Lauralynn said she would contact Jim Sanock and Steve Fanelli and ask if either had a copy.

Financial Accounts:

• Eli discussed the financial accounts.  He said that because of the work that was done on the swimming pool so far expenses exceeded income by approximately $25,000.  This had been discussed at the last homeowners meeting and necessitated an assessment in the near future once the pool plans were further developed.

Miscellaneous:

• For homeowners using the tennis court the combination for the lock on the tennis court is 18-20-6.
• The Board scheduled the annual homeowners meeting for Tuesday September 18, 2007 at the Dobbs Ferry Library.  By this time it was hoped that Tobias Guggenheimer would have completed his plans for presentation to homeowners at eh meeting.  Rob said he would notify homeowners at the appropriate time.
• Rob said he had established a website for the condominium.  Board members had reviewed the website and approved sending details to homeowners.  The website would be password protected.  Homeowners should be asked for suggestions on improvements and what information should be posted on the website.
• Eli gave Rob a copy of the Condominium’s latest insurance policy.  A copy will be posted on the website.
• Eli gave Rob copies of emergency contact details for those homeowners who had provided them to post in the section of the website reserved for Board members.  Copies would also be given to Bay and the police (for those homeowners who had asked).
• The Board requested that Lauralynn instruct Bay Management respond to complaints from Toni and David Schoen about the poor paint job that had been done at unit 4.
• The Board discussed the many complaints that had been received from homeowners about Bay Management who were slow or didn’t respond to homeowners.  Homeowners contacting Bay should copy Lauralynn so that she could monitor this.

Next Meeting:  The next meeting was scheduled for Tuesday August 28, 2007.

Respectfully Submitted,

Rob Parke, Secretary

Present: Eli Cohn, Mary Donovan, Ray Fattorini, Sabin Meyer, Lauralynn O’Halloran, Rob Parke

Absent:                  Cheryl LeBan

Previous Minutes:  The Board approved the minutes of the last meeting.

Drainage on the Property:

Following the recent drainage problems on the property, Lauralynn said that she had engaged an engineer to do an evaluation of the drainage on the property.  He had walked through the property and asked for a topographical map of the property.  No one on the Board was aware of such a map.  Lauralynn will ask Toni Schoen for the keys to the condominium’s filing cabinets to check if there was one among all the condominiums papers.

Maintenance:

• Sabe will purchase 2 solar lights for use near the tennis court and see if they are adequate.  Lauralynn said she was still waiting for  Steve to get back with quotes to reconnect the light in this area to another power source that will not require that the roadway is dug up
• Lauralynn said that the driveway was in very poor condition and needed repairs.  This was surprising for the age of the driveway and seemed beyond normal wear and tear.  She would ask the contractor and the architect that performed the resurfacing of the driveway to rectify any problems.  She would also see if she could get quotes from another contractor.
• A leak to the sprinkler system near the tennis court had been repaired.

Landscaping:

• Mary said that Carlos Fraoli had finished work on new landscaping in the two circles.  Once the new plantings had become established she and Lauralynn would evaluate his work and if they were happy ask for a proposal for the landscaping contract when Regina’s contract expires.
• Lauralynn said that she had twice contacted Regina to walk through the property with her.  She was still awaiting a response.
• Lauralynn said that Tree Care had reviewed the trees near parking spot 18.  They had recommended removing a pine tree in the area.  Eli complained that this was not the tree whose leaves, berries and sap were destroying the paint on his car.  Sabe said that he disagreed that a tree needed to be removed.  He agreed to swap spot with Eli and Lauralynn said she would ask Rayal Tree to trim back the trees in the area.  If this was still not adequate the Board would consider having the tree removed.  Lauralynn said that David Schoen had also contacted her and said that trees near his parking spot were causing similar damage and that she would also have Rayal trim the tree near his parking spot.

Swimming Pool:

• The Board discussed the fact that some homeowners were again complaining about the high temperature in the pool.  The temperature recommended by most authorities for maximum comfort and fuel efficiency was between 78 and 82 degrees.  The temperature in the pool was often greater that 90.  The Board agreed that the temperature should be kept between 78 and 82.  Lauralynn said that the current thermostat was old and made regulating the temperature very difficult so she would ask H2O to replace the current thermostat with one that could keep the temperature at the recommended level.  She would also ask Steve to have the thermostat encased and locked to prevent unnecessary adjustments to the temperature.
• Lauralynn said that Glass Garden contractor had repaired the levers on the roof in the pool.  The lever controlling the vents on the north side of the roof was automatic and controlled by a thermostat so homeowners should NOT touch this.  The lever controlling the vent on the south side was manual and could be opened by homeowners.  If homeowners opened the vent they should close it again before they leave the pool.  The broken panel in the roof had also been repaired.
• Lauralynn said that a local architect, Tobias Guggenheimer, had walked through on the property with her to discuss drawing up a master plan for the swimming pool.  She and Mary had been very impressed with his ideas.  He quoted $5,000 to draw up 3 concepts for the whole pool area – one of these would be to turn the pool into an all year facility.  The Board asked Lauralynn to check references and if they were satisfactory to engage Tobias to draw up master plans which could be presented to homeowners at the next annual meeting.

Financial Accounts:

• Eli discussed the financial accounts.  He said that all costs were increasing in excess of inflation, particularly fuel, water and insurance and that it was likely that common charges would need to be increased next year commensurately to cover the increased costs.
• Eli said that one homeowner was persistently late in paying common charges and this created a significant amount of additional administrative work.  The Board agreed that from July, in addition to the late charge of $35, homeowners who were late with common charges would be assessed a late fee of 1/15 of 1% for every day after the 15^th of the month on which the charge was due.

Miscellaneous:

• For homeowners using the tennis court the combination for the lock on the tennis court is 18-20-6.
• The Board discussed a date for the annual homeowners meeting and felt that it was important to be able to present to homeowners possible master plans for the swimming pool and as a result decided to only set a date at the next Board meeting.  At this meeting the Board will have a sense of when or if such plans will be available to present to homeowners.
• Rob said he would establish a website for the condominium before the next Board meeting.
• Rob said he would ask Steve for a copy of the latest insurance policy to send to homeowners.

Next Meeting:  The next meeting was scheduled for Monday July 2, 2007 at Ray’s house.

Respectfully Submitted,

Rob Parke, Secretary

Present: Eli Cohn, Mary Donovan, Ray Fattorini, Sabin Meyer, Lauralynn O’Halloran, Rob Parke

Visitor:                  Steve Fanelli – Bay Management

Jim Corless

Absent:                  Cheryl LeBan

Flood Damage:

Jim Corless said that during the recent heavy rains his unit had suffered a significant amount of damage when water had come into the unit.  He had sent an email to Board members requesting a copy of the latest condominium insurance policy so that he could confirm that the damage sustained by his unit was not covered under the policy.  He needed this before he could apply for FEMA assistance.  He was still waiting for a copy of the insurance policy and was extremely disappointed in the lack of response from either the Board or Bay Management.  He also expressed a concern about a lack of adequate drainage on the property.

Steve Fanelli will obtain a copy of the policy and forward it to Jim.  He will also provide a copy to Rob who will scan it and email a copy to all homeowners.  In future homeowners will all be sent copies of the latest condominium insurance policy.  The Board also agreed that it should engage someone to review possible drainage issues on the property.

Previous Minutes:  The Board approved the minutes of the last meeting.

Maintenance:

• Lauarlynn and Ray will evaluate options for having the light near the tennis court connected to another power source that will not require that the roadway is dug up.  They will ask Steve to get quotes for this.
• Ray presented a proposal to have the driveway near unit 7 regraded to correct for poor drainage in the area.  The cost for this will be $1550.  The Board approved the repair.  Ray will supervise the repair.
• The sprinkler system was now operational after repairs had been made to 4 heads damaged during snow plowing.

Landscaping:

• Mary reported that Carlos Fraoli had begun work on new landscaping in the two circles.  He had more plantings to do once the possibility of frosts had passed.  If the Board was happy with the results it will consider a proposal from Carlos for the landscaping contract when Regina’s contract expires.
• Lauralynn presented a proposal from Cheryl to undertake improvements to the patio in unit 13.  It included the replacement of 5 trees for $350 each that the Board had had removed last season.  The Board approved the plan and agreed to pay for the trees if Cheryl provides Lauralynn with details of adequate insurance from the contractor, details of a drainage plan and provide appropriate warranties on the trees.
• Eli requested that a tree near his parking spot be removed as leaves, berries and sap given off by the tree were destroying paint on parked cars.  The Board asked Steve to review any other trees near parking spots and after discussion with Lauralynn and Mary have them trimmed or removed as appropriate.

Swimming Pool:

• Lauralynn reported that the pool had been resurfaced, the stairs had been repaired and the pool had been filled.  Unfortunately a stone had been thrown through the roof requiring cleanup of glass in the pool area.  H2O had already vacuumed and cleaned the pool for glass once and she asked Steve to have them do this again and obtain quotes to repair the roof.
• Steve said the request for a permit had been filed with Dobbs Ferry.  He had not yet received a response but he will call and follow up.  Once the permit is obtained the pool will be open to homeowners.
• Lauralynn said she will follow up with the engineer about his suggestion that the Board consider replacing the aluminum roof and report back to the Board on options, costs etc.
• Lauralynn and Mary said that they had met with Anderson Windows about options for replacing the doors and windows in the swimming pool.  Ray provided Lauralynn and Mary with a proposal to repair the existing wrought in doors and windows.  Once quotes are received from Anderson windows Lauralynn will email recommendations to homeowners for input.

Financial Accounts:

• Eli discussed the financial accounts.  He said that approximately $17,000 had been spent on repairs to the swimming pool so far.  Once quotes had been received for repairs to the pool brickwork, doors, windows and ventilation system the Board would need to assess homeowners.  This had been discussed with homeowners at the last annual meeting and at the subsequent special meeting of homeowners called to review renovation plans for the swimming pool.

Miscellaneous:

• Lauralynn said that a number of homeowners had not yet provided emergency contact information to Eli.  If a Homeowner is not intending to provide this information to Eli she asked that the homeowner inform Eli of this or to forward this information to him.
• The Board authorized replacing the marker tapes on the tennis court and Lauralynn signed the contract with Oval Tennis Court for maintenance of the tennis court this season.

Next Meeting:  The next meeting was scheduled for Monday June 4, 2007.

Respectfully Submitted,

Rob Parke, Secretary