Pond Place Association, Inc. Budget Adopted
The draft budget that was circulated in May to the community was adopted by the Board of Governors at its June 22, 2023 meeting. That budget amount was $184,908.00. The annual Association fee for the fiscal year is $475.00/dwelling. This amount is due and payable by July 31st and you will be receiving invoices from White & Katzman for this amount in the near future. As in the past, those homeowners who were allowed to opt out of community trash and recycling collection and continue to do so will receive a credit on their invoice for their pro rata cost of same.
Trees
In early June McLellan Tree Service removed 20+ dead trees (most small) around the community and pruned the tree canopy invading the tennis court. At its June 22, 2023 meeting the Tax District Board approved a proposal to plant 8 trees around Pond Place this season.
Look for them on the entryway area knoll, adjacent to the marshy area behind 3 Owl Court near the pond, in the planting bed near the Rte. 44 gate, behind Keystone and on the Finch Run island.
Pickleball Public Comment
The FY 23-24 Tax District budget includes funds to refurbish our tennis court. Members of the community have approached the Board requesting the court be simultaneously striped for pickleball. Others have voiced concerns about duel use of the court. Our general counsel, Attorney Gregory McCrackin, has advised the Board that it may permit duel use and may adopt, after public hearing, rules regarding court usage. The Board will be holding a public comment session via Zoom on June 29, 2023 at 6:30 P.M. The Zoom link will be sent out to all residents/owners who have e-addresses on file with White & Katzman and will also be posted on our website: www.pondplace.org . Those for and against pickleball duel use of the court should plan on attending to share their views.
Collections
At its November 2022 meeting the Board voted to adopt the proposed White & Katzman collection policy for delinquent Pond Place Association, Inc. dues. Sad to report, but several homeowners are seriously delinquent in their obligations and their cases will be turned over to our collection attorneys, Rosenberg & Rosenberg of Avon, for legal action in the event they fail to immediately bring their accounts substantially up to date. Please understand that White & Katzman has no authority to defer or compromise indebtedness. The Board encourages everyone to catch up to avoid the imposition of attorney’s fees and costs.
Here again is the policy summarized:
Pond Place Collection Policy
Dues owed to the Pond Place Association, Inc. delinquent by more than 75 days, after final written demand for payment, shall be referred for collection to Collection Counsel to the Association.
Taxes due the Pond Place Tax District delinquent by more than 75 days, after final written demand for payment, and after authorization by the Tax Collector for the District (Treasurer), shall be referred for collection to Collection Counsel for the Tax District.
Land lease accounts that are delinquent and where the same party is delinquent to either the Pond Place Tax District or the Pond Place Association and is being referred for action to Collection Counsel for the Association, shall simultaneously be referred for collection to the Collection Counsel for the Association.
Land Lease accounts delinquent by at least 12 payments, where all other financial obligations to the Pond Place Association, Inc. and Pond Place Tax District are correctly maintained, after written demand for payment, shall be referred for collection to Collection Counsel for the Association.”
Driveway/Parking Area Weed Control
Again this year we are using True Green/Chemlawn to treat our pea stone driveways and parking areas against unwanted weeds. All of these areas are considered common elements and are NOT part of a homeowner’s exclusive use area even if they are the only homeowner served by a driveway. As we have previously allowed, those who have their own driveway or all of those sharing a common driveway or parking area, may opt out from treatment by notifying White & Katzman in advance. Once their name is on the opt-out list that location will remain opted out until other notification is made by e-mail or snail mail. Those who opt out are expected to keep their areas free of weeds by their chosen method. The first treatment was done on May 8, 2023 and follow up treatment on areas residents thought were missed occurred on May 30, 2023. Repeat treatment will occur later in the season.
Stubb Pond Matters
The Northington Board voted to return to using the services of Life, Inc., our former pond treatment provider and the first seasonal treatment of Stubb Pond with DEEP approved algaecides and herbicides occurred on May 11, 2023 with good results. Due to shallowness, siltation and rising annual water temperatures the pond has been beset by high concentrations of aquatic weeds and algae. The next scheduled treatment will occur on either July 3rd or July 5th, depending on weather. Residents will receive notification in advance by either e-mail or delivery of paper notices for those who do not have e-mail addresses on file with our management company.
Susan Jansen’s resignation as Treasurer of Northington Meadow, Inc. was tendered and accepted earlier this month and Jim Downey, a retired CPA and Pond Place owner/resident, was elected on June 22, 2023 to fill the vacancy.
Board Meetings
The next meetings of the Pond Place Tax District and Pond Place Association, Inc. Boards will be held on July 25, 2023 at 6:30 P.M via Zoom. All owners and residents may attend the meetings and are invited to make comments. Hyperlinks and instructions for participation will be posted on our website www.pondplace.org the day of the meeting. White & Katzman may also send hyperlinks to the Zoom meeting via electronic mail for those who have e-addresses on file. Subject to pending formal Board approval, all meetings will be held on the 4th Thursday of the month except for November which will be held on the 5th Thursday of the month due to Thanksgiving. Meetings will commence at 6:30 PM.
The Board of Northington Meadow, Inc., which holds title to the Stub Pond parcel, and which is composed entirely now of the members of the Pond Place Association, Inc. Board of Governors, will be holding public meetings transacting Stub Pond business and reporting to the community during the regular Pond Place Association, Inc. meetings to provide more openness and inclusion.
Building Guide Revisions
Members of the Boards and the Design Review Committee have been working to update, expand and improve the Pond Place Building Guide. The fourth and final meeting dedicated to this purpose was held on April 13, 2023. A public comment session on the new guide was held on June 15, 2023 and it was well received. All substantive issues have been resolved and the revised guide is in final stylistic editing after which it will be presented to the community and Board of Governors for final adoption later this summer.
Spring Inspections & Enforcement
Mike Montgomery and Lauren Pizzoferrato from White & Katzman have already begun the Spring 2023 inspections of the community and will be issuing written maintenance violation notices. Those who received correction orders last year which remain incomplete will be invited to appear before the Board of Governors to explain why they should not be fined. Please do your part to help keep the community in good repair and attractive. As a reminder white & off whites for aesthetic reasons are prohibited for any exterior purpose whatsoever. Homeowners in violation of this rule will expect to bring their properties into compliance this summer. If you received written permission from CM Property Management for a white or off white color application or for installation of a white fixture, the Board may depending on the circumstances delay or defer enforcement. If you purchased your house during the last few years and when you purchased it something on it was white, and it was not noted as a violation or discrepancy on your Resale Certificate, the Board may depending on the circumstances delay or defer enforcement. All others will be expected to re-stain their white or off white trim, garage doors and doors with a DRC approved color. White windows, weatherstripping, drip edge, molding, garage weatherstripping will need either to be spray painted black or brown or be replaced.
New Land Maintenance Rule
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 enforced. Homeowners are expected to keep their lawns mowed, weeds in check and their properties in good order. Owners who have tenants should understand that delegating these maintenance obligations to tenants will not excuse compliance or remission of fines in the event of non-compliance by tenants.
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 HO3 or HO5 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 has been unable to obtain coverage for all exterior service line pipes in Pond Place but will continue to endeavor to do so.
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. FYI it costs more than $2.00 to send a postal communication presently. Bills, budgets, meeting notices, violation letters and similar really important messages will continue to also be sent by mail. Quite a few units still do not have e-mail addresses on file. Let’s improve this statistic, please. Most courtesy messages will only be delivered electronically.
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.”
FY 2020-2021 Audit Available
The Association and Tax District FY 2020-2021 audits conducted by King & King, CPAs are now available on our website. The FY 2021-2022 audits are in preparation
Speed Limit
Kindly respect the 20 MPH speed limit on all Pond Place roads for everyone’s safety, including pets.
Trash Barrels
There has been improving compliance with our trash and recycling barrel rules. 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 be subject to fines for non compliance.
Those members who opted out in writing last year from community wide trash and recyclables service through Paine’s will be treated automatically as continuing their opt out without further action on their part. Members who purchased after 6/30/2021 or previously failed to opt out are NOT eligible to opt out in the future. Those who wish to receive service should contact Mike Montgomery or Lauren Pizzoferrato at White & Katzman, not Paine’s.
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 at www.pondplace.org .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 should be sent to White & Katzman by uploading through the PILERA platform or by e-mail or snail mail to the attention of our manager, Michael Montgomery.
Residents or owners are welcome to contact me with issues, complaints, concerns or for guidance. Best wishes to all for a happy and healthy Spring.
Christopher J. Rossetti
(860) 678-0889
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 x128
E: cheyna@wkmanage.com
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 2023. 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.
Unpaid FY 21-22 dues and taxes are now DELINQUENT and are being turned over for collection.
Unpaid FY 22-23 Dues to the Association are now DELINQUENT and are being turned over for collection.
FY 23-24 Taxes to the Tax District are due in two installments, the first half (like town taxes) on July 1st, 2023 and the second half on January 1st, 2024. 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; these unpaid taxes are now DELINQUENT and are being turned over for collection.
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.
Land Leases in arrears on July 1, 2022 will carry retroactive interest at 3% from the date of delinquency with respect to all delinquent payments from due date. Those more than 12 months delinquent will be referred to the Association’s attorneys for legal collection.
Taxes in arrears are currently carrying a rate of 1.5% per month retroactive to the date of delinquencies. Those 75 days or more delinquent will be referred to the Tax District’s attorneys for legal collection.
Delinquent Association obligations carry interest at the rate of 12% per annum from date of delinquency. Those more than 75 days delinquent will be referred to the Association’s attorneys for legal collection.
