Hello to Association members and Tax District residents
Board Meetings
Meetings of the Pond Place Association and Pond Place Association, Inc. Boards are held virtually on the 4th Monday of the month at 7:00 PM. All owners and residents may watch the meetings and are invited to make comments. Hyperlinks and instructions for participation will be posted on our website under Events the day of the meeting. The next scheduled meetings are on April 25, 2022 at 7:00 PM
The Board of Northington Meadow, Inc., which holds title to the Stub Pond parcel, indicated it will be holding a meeting and or reporting to the community during the regular Pond Place Association meetings going forward to provide more inclusion.
Spring Cleanup
Pond Place residents are invited to place their brush and leaves out on empty areas next to our roads commencing April 1, 2022 for pick-up by our landscapers – JH Property Services. Brush and leaf piles should NOT be commingled but kept separate. Spring clean up will end on Sunday April 23, 2022. Residents should NOT place leaves or brush out after April 23, 2022. Our contract with JH does not include pickup of brush or leaves except during those specified dates this year. Should a resident/homeowner fail to abide by the rules back-billing for whatever JH charges to remove the stuff will happen and the Tax District/Association may levy a fine as well. DON’T BE A VIOLATOR. This service is to help residents keep their properties tidy, not to assist in disposal of the remains of landscaping and major pruning projects that result in logs, stumps and large branches. These are not included in this arrangement. JH will remove these items for a reasonable charge. John Hannan, the principal of JH, can be reached at 860-982-4670 to make arrangements for these items or removal of leaves and brush before or after the specified dates.
Important Issues addressed at the February 28th Board meeting
The Board chose not to set standard fines going forward for failing to file an Exterior Modification Application and obtaining approval from the Design Review Committee before commencing exterior modifications; removal of trees of 6 inches in diameter or greater without obtaining permission of the Design Review Committee; failure to provide an e-mail address and repeated violation of the rules governing storage of trash and recycling barrels. Instead the Board indicated it preferred at this time to handle fines going forward on a case by case basis.
Based on conversations with the Town Planner, it was determined that no significant benefit would accrue to Pond Place by seeking to have our zone changed as the residential use afforded similar protection. The decision was made to have both the President and Manager subscribed to the electronic notices of the Planning & Zoning Commission and Zoning Board of Appeals so we would be aware of activities contemplated on abutting parcels.
Important Issues addressed at the March 28th Board meeting
The Board agreed to move forward on relandscaping the September Way center island and to add plantings to the Pond Circle and Morningside center islands.
The Board denied a variance request by the owners of 3 Finch to exceed the 350 sq foot limit on combined decks and patios by approximately 520 sq feet.
The Board agreed to return to a regular schedule for common area lawn fertilization, ornamental fertilization and pest control.
The Board agreed to a resolution imposing interest on land leases which are still delinquent after June 30, 2022 and to refer to our attorneys for prosecution those land leases which are six months delinquent or more on July 1, 2022. Significantly the resolution excused lessees from any historic interest on their land lease delinquencies as long as they bring their leases current by June 30, 2022. Those who are behind on their land leases should make arrangements to take advantage of this opportunity. An announcement will be sent out to all lessees from White & Katzman explaining the resolution.
New Land Maintenance Rule
Complaints have been received from time to time about Exclusive Use Areas that are not kept up. I suspect we are all familiar with the occasional EUA where grass is not mowed, or leaves are left around to blow on their neighbor’s EUA’s after spring or fall clean up period has passed, or no effort appears to have been made to keep shrubs pruned or dead plantings removed or stuff is left all over the place, etc. Homeowners are reminded that the Pond Place Declaration provides in Article VI Section 1 C of the Declaration: “Dwellings and the Land shall be kept in a neat attractive manner and kept in good repair.” Land refers to Exclusive Use Areas including those which encroach on buffer areas. The Board with one abstention codified this passage as a rule on October 25, 2021 and it will be added to the Rules and Regulations of Pond Place as a reminder that there is an expectation EUAs will be kept in a neat and attractive manner.
Service Line Maintenance Responsibility
The Board recently requested guidance from the Association’s attorney on maintenance and repair responsibility for water, sewer and gas pipes outside of a dwelling unit or other structure. His written opinion of counsel is posted elsewhere on the Pond Place website. I will summarize it as follows: Homeowners are responsible for the maintenance and repair of water and sewer pipes that exclusively serve their dwelling unit. The Pond Place Association, Inc. and Tax District are responsible for those which serve multiple dwellings. CNG currently retains full responsibility for gas pipes that extend from the foundation of dwellings outward. Homeowners are urged to obtain an indorsement to their HO6 homeowner’s insurance policy for “service line coverage”. Most insurance companies offer this endorsement for a small additional annual premium. Outside pipe breaks or ruptures can be very expensive to repair. Do yourself a favor and acquire such a rider or endorsement. The Board will be attempting to obtain coverage for all exterior service line pipes in Pond Place but has failed to identify a carrier that will write such coverage to date. Should we obtain such coverage at a reasonable price we will include it in the FY 2022-23 budget for community approval.
FY 2019-2020 Audit Now Available
Our auditor, Christopher King, CPA, CGMA of the accounting firm, King & King, presented the 2019-2020 Association and Tax District audits during the Board’s September 27th virtual meeting and answered questions. The audit, along with earlier audits, is available for inspection on PondPlace.org
Please furnish your E-Mail Addresses
In order to cut the cost of, document and speed up communication, Pond Place residents and association members who have not already done so should provide their e-mail address to White & Katzman Property Management. 58 units do not have e-mail addresses on file as of 1/24/22. Let’s improve this statistic, please. The Board will be considering the imposition of a fine on those who fail to do so.
Prohibition on Feeding of Roaming & Feral Animals
The Board enacted a new rule on September 27, 2021 prohibiting the leaving outside of food for feral and roaming animals as follows: “For purposes of health and safety, no member of the Association, members of his or her household, his or her tenants or residents of the Tax District shall leave any food outside the confines of a dwelling unit or in an open garage or shed which may attract or be consumed by bears, coyotes, coydogs, bobcats, skunks, possums, raccoons, roaming dogs or roaming cats. Violations shall be punishable by fine.”
Speed Limit
Kindly respect the 20 MPH speed limit on all Pond Place roads for everyone’s safety, including pets.
Trash Barrels
The roll out over the summer of 2021 of our new trash and recyclables service with Paine’s went fairly smoothly. Residents are reminded that trash and recyclable barrels must be kept in the garages or sheds except on the night before (currently Tuesday nights) or the day of (currently Wednesdays) pickup. Those who do not have garages or sheds are expected to place their barrels out of public view. It is not acceptable for those with garages or sheds to store their barrels outside. Please comply and help to keep the community sightly. Except for a handful of residents, the community is in compliance with these rules. Habitual violators will soon be subject to fines for non-compliance.
Design Review Committee
Owners and residents are cautioned that virtually any change to the exterior of a dwelling, garage or shed, including re-staining, requires written prior approval of the Design Review Committee. The Exterior Modification application form is available here. Those who have applications pending are advised that the committee has been reviewing and voting on applications electronically to expedite processing. Association members are urged to read the Pond Place Building Guide carefully to assure that they have submitted all necessary information and documentation required. It has been my experience many do not do so which will cause delays in approval. Insurance documentation is only needed if the Committee so requires after their review of the application. Color approvals now require submission of swatches. Most modifications of the exterior of your dwelling, garage or shed require prior approval of the Design Review Committee. You act at your peril if you execute an exterior modification without prior approval. Applications and correspondence can be sent to the Design Review Committee by e-mail to: pondplacedrc@gmail.com
Revisions to the Pond Place Building Guide
The members of the Design Review Committee have been charged by the Boards with reviewing and updating the Pond Place Building Guide. I know many owners and residents have views and suggestions on new materials, fixtures, additions, etc. The committee will welcome your suggestions for changes and improvements in writing to their e-mail address: pondplacedrc@gmail.com . It is hoped that the new proposed guide will be ready for public comment in May 2022.
Compliance to Building Guide Color Requirements
Management Contact Information:
POND PLACE PROPERTY MANAGER
Mr. Michael Montgomery
Managing Agent
P: 860.291.8777 x107
E: Mikem@wkmanage.com
POND PLACE ADMINISTRATIVE TEAM
Ms. Lauren Pizzoferrato
Assistant Property Manager
P: 860.291.8777 x122
E: Laurenp@wkmanage.com
POND PLACE ACCOUNTING TEAM
Ms. Cheyna Fortson
Accounts Receivable
P: 860.291.8777 x112
E: cheyna@wkmanage.com
Urgent – Position Open
The Board is looking for someone with appropriate skills to serve as the notetaker and composer of the minutes of board meetings. That individual would attend the virtual meetings of the boards and then transcribe the minutes. Examples of the minutes can be found on our website. The expectation is that the transcription would be done within 10 days of the date of the meeting in the form of a Microsoft Word editable (.docx) document. Corrections, additions and deletions at the request of the board would have to be made subsequently. Meetings usually last less than 2 hours. The position pays $175.00/meeting. Preference will be given to residents of Pond Place. Those interested should contact me at 860-678-0889 or by e-mail at: pondplacepresident@gmail.com
Volunteers Needed
The Board encourages members of the community to assist in certain aspects of self- management of the community. The Board especially needs members of the community who have skills or experience in IT, web design, investment advice, finance, minute/note taking to volunteer. Persons with skills or experience in carpentry, architecture, formal landscape design, home inspection, arbor science or pond science/hydrology are also needed and most welcome. Please call me if you have any of these skills and would like to serve at 860-678-0889.
Reminders
Trash & Recyclables pick-up: Paine’s picks up trash on Wednesdays weekly and recyclables on Wednesdays bi-weekly on their B-Week schedule with one day delays for certain specified holidays: Memorial Day, 4th of July, Labor Day and Thanksgiving during 2022. The schedule is posted on www.pondplace.org Your barrels need to be on the curb by 6:00 AM on Wednesday mornings and should be returned to their sheds or garages before sunrise the day after. Should new residents or owners wish smaller or larger barrels than those inherited from the prior owner or tenant they should contact White & Katzman, not Paine’s. Likewise any requests for special pick-ups or complaints regarding non pick-ups should be routed through White & Katzman.
Persons who have fallen into arrears on their obligations to the Pond Place Association or the Pond Place Tax District are reminded their delinquent amounts will be carrying a high rate of interest. It is in their best interest to get these arrearages paid off.
- FY 21-22 Dues to the Association will become delinquent if not paid by July 31st; 2021
- FY 21-22 Taxes to the Tax District are due in two installments, the first half (like town taxes) on July 1st and the second half on January 1st, 2022. Taxes become delinquent if not paid by the 31st of the month in which they are due and will carry retroactive interest at 1 ½% per month (18% per annum) until paid;
- Your land lease payment (if you have not already paid your lease off) is due in the amount of $50 on the 1st of every month. Those who are not delinquent may prepay an entire year in the amount of $519.11 and take advantage of a significant savings.
Christopher J. Rossetti, President
