Friday, November 23, 2007
New Snow Contractor
After the 11th hour withdrawl by Gibson Landscaping, we are pleased to inform all that our new contractor has been chosen. Flower Depot of Watertown will be doing our complex this season. They come highly recommended and have already responded to some icing this past week. Calcium chloride has been placed throughout our complext for PL use. Please follow all snow instructions found in the recent mailing from G&W.
Friday, November 9, 2007
GIGBSON BACKS OUT
Gibson Landscaping has backed out of our snow removal contract for 2008 as well as for Lake Winfield condos and Seymour Avenue. Our management company is working on a replacement. Gibson cited serious personal issues as the reason for backing out.
Tuesday, October 9, 2007
Fall-Winter Newsletter for 2007
Fall Cleanup
October leaf clean up and gutter clean outs will be taken care of by Agricare and G&W sometime near the end of October or early November when most of the fall foliage has dropped. Please help out by tiding up your back yards so the leaves and other debris can be cleared and ladders placed to clean the gutters.
Halloween
Halloween falls on a Wednesday this year. Please be extra cautious while driving through the complex and keep your stoop areas free of clutter to prevent accidents. If you plan to pass out treats, please make sure you have adequate lighting for our little goblins. We all want a safe and happy night of treats with no tricky surprises.
Special Assessments
The Board of Directors would like to remind everyone that the special $200 assessments for 2007 must be satisfied by 12/31/07 in full or late fees will be charged.
Snow Removal
The Board of Directors has selected a new contractor for 2007. The company is Gibson Landscaping of Bristol, CT. Although most professional snow removal companies have increased their fees significantly, we feel Gibson proposed the best bottom line cost to us. We are covered no matter how much it snows this season. Winter Rules are:
- During a storm, the contractor will plow as needed to open the main street area only.
After a storm, the contractor will honk his horn upon arrival to alert residents to move. There is a significant fine to the unit owner if an area is re-plowed because a car is not moved. - Snow will be removed from front stoops, sidewalks, front of mailboxes, and around all fire hydrants.
- Under NO circumstance is salt or a salt product to be used on any stoop or sidewalk. Only no corrosive non-salt products are allowed. If damage is caused to a front stoop because of salt use, the owner may be asked to contribute to the replacement cost.
- Remove all front mud pads so the contractor can clear your stoop properly.
All questions, issues, or concerns should be addressed to our property manager at G&W.
Litter and Dog Care
There has been a significant improvement in the littering of our community and with residents cooperating with cleanup from pet droppings. We all know that not cleaning up after your pet is a very serious health issue especially in our community with so many dogs. Thanks for doing a Great Job. If you see anyone littering or not picking up after their pets (including Winfield residents) or letting their dogs roam or left tied unattended to their decks or porches, please report this to G&W immediately.
Maintenance & improvements
The Board of Directors is very please to report that we are making very good progress on the 3 yr plan. Projects such as Satellite TV, new fencing to 10 units, new signs, paving sidewalk outside unit 12, removal of tree, roadway crack sealing, and mulching have been completed. Because of a somewhat major repair to the exterior wall from water damage to Unit 8 and some other high cost items, we were unable to tackle the drainage issue for units 3-6 or some shrubbery along the transformer near unit 13. All these things have been accomplished without raising fees!
However, the Board of Directors will be reviewing the plans for 2008 and will make recommendations at our annual winter meeting in January. Among the many ideas that have been noted include: replacing fencing on units 1-6, re-line the parking places, chip seal the roadway, fix pot holes and culverts, install speed bumps, power clean to remove mildew from the siding, repair walkways, and start a landscaping plan. Please take the time to complete the Blind Survey attached and return as soon as possible. Please do not include your name. Your opinion is appreciated and needed.
We have all been able to do a lot this year. Our goal is to keep the momentum going and invest our money wisely back into our community. Aren’t things looking better?
Pilgrims Landing Blog
We have a community Blog which can be accessed for minutes of our Directors meetings and other special announcements. Pay us a visit by typing the following URL in your internet search.
http://pilgrimslanding.blogspot.com/
Your Suggestions
A positive way for you to get involved is to make suggestions to improve our community. Simply jot your suggestion down on a piece a paper and leave in Rick’s mailbox (6) or e-mail (pilgrimslanding@sbcglobal.net). The Board of Directors will take them seriously. Remember, this is all our community.
Money Matters
Despite spending for many capital projects, some unforeseen spending for major maintenance issues, and increased cost from other services such as utilities and insurance, it looks as though our Association will end up the current year with more in our cash reserve than at the end of 2006. With that said, it is looking like we will be able to attain our financial goals including no fee increases this year and still maintain an aggressive improvement plan. We were happy to have been able to replace our insurance coverage with only a small increase thanks to hard work by our property manager.
Corporation News
In December, the Pilgrims Landing Condominium Association will renew its corporation status with the Ct Secretary of State and will retain its legal entity as a corporation.
Christmas Trees
Many of us enjoy the annual holiday tradition of buying a Christmas tree from a local stand or farmer. However, there are some issues we need to address if we choose to buy and use a live tree.
1) Please make sure you provide for sufficient water to preserve the needles.
2) Currently, when the season is over it is YOUR responsibility to dispose of the trees responsibly. The woodlands around our buildings are sadly becoming rather congested with various forms of trash including dead Christmas trees and other decorations from seasons past. To continue to use our wooded areas as dumping grounds is very irresponsible and if left unchecked will eventually haunt us. PLEASE TAKE YOUR TREE TO AN APPOROVED LAND FILL OR A RECYLING STATION FOR PROPER DISPOSAL.
Chimney Care
We all received a letter from G&W reminding us to have our fireplaces, pellet stoves, and the like inspected and cleaned yearly. A poorly maintained chimney connection can easily cause a fire or carbon monoxide can kill very easily. Our insurance carrier requires that we also submit signed evidence of this inspection and cleaning to G&W yearly. If you do not comply and if there is ever a fire, you may very well have some difficulties in recovering a claim.
Your Board of Directors
Rick Lazarski - Unit 6 – President
George Ingala - Unit 14 – Treasurer
Jackie Lancioni – Unit 12 – Secretary
Carol Curtis – Unit 10 – member at large
Warren Dion – Unit 16 – Member Emeritus
Thank you Jeff
A special thank you needs to be sent to Jeff Byers at G&W who has worked very closely with me and our Board to help us meet our goals and to watch over our community. I know things might have been rocky in the past but it looks as though those things are history. Because of Jeff’s hard work we were able to secure a new insurance policy with minimal increase to us, negotiate a much better price on other contracts for snow removal and crack sealing to name a few. Despite being property manager for many other associations, we should all appreciate his weekly inspections he makes walking through our complex and getting us all to “follow the rules”.
Thanks Jeff for your efforts this year and we all hope you continue to give your support and understanding.
Rick Lazarski, President.
Quotable Quotes:
We are what we repeatedly do. Excellence, therefore, is not an act but a habit.
Aristotle
When one door of happiness closes, another opens, but often we look so long at the closed door that we do not see the one that has been opened for us.
Helen Keller
Crack Sealing
The board of directors voted unanimously to approve the expenditure for sealing the roadway cracks before the onset of winter. The service was completed by M&S Paving of Danbury on 10/5/07.
Monday, October 1, 2007
Minutes from Association Board Meeting 8/13/07
Pilgrims Landiing Condo Association Board Meeting
Held Aug.13, Unit 12, 6:30 p.m.
Attended by Rick Lazarski, Carol Curtis, George Ingalis, Warren Dion & Jackie Lancioni
Agenda was discussed as follows:
G & W Management Expectations
Snow removal contract- 2006 contract status- Has not been paid as yet because of some discrepancies in the amounts.
Rick told us that he told Jeff to pay J & P $1500 and ask for better documentation for further payment. We all agreed.
Snow removal contract for 2007-No contract yet, Rick waiting for beds from G & W. Looking into sharing contract with Winfield condos with Agricare.
Billing and other issues- Jeff assures Rick that the system issues that caused incorrect statements has been resolved.
Complaints, Delinquencies & Foreclosures
We discussed ongoing problems with:
(Confidential name with held) foreclosure? No action taken.
(Confidential name with held)-ongoing problems with dog issues and delinquent payments
(Confidential name with held) letter to board-This was discussed at length and we all agreed this should be handled better. George to talk to (Confidential name with held) about getting some shrubs to plant around the transformer and Rick to talk to Jeff about handling these situations with warnings in a better way. It was agreed that there are times when residents do need to drive on the lawn with good judgment of course, as not to damage the lawn.
(Confidential name with held)- parking for visitors- Rick asked the board to approve the use of the large space in front of Unit 6 as a visitor/drop off spot.
We all agreed.
We also agreed that Rick is being bombarded with complaints and problems should be directed to G & W first and then discussed by the board at our meetings and that a letter should be drafted to send to residents.
Repairs
#8 (Confidential name with held)- Has significant water damage to structure, estimated cost $3000-actual $1800
New door agreement, $450 will be paid back to Association by 12/31/07
#6 (Confidential name with held)- deck repair-approx $1150 TBD
#18 (Confidential name with held)- Front stoop- Rick is looking at cost to replace it.
#12 (Confidential name with held)- sidewalk repair to be completed by Agricare at a cost of $200, they were not responding, has since been completed.
#19 (Confidential name with held)- ST TV Antennas removed from roof and repair of side vent-TBD
Pot hole repairs-on driveway and State road
New area signs-to be done this week
Plan for inspections in Sept. for possible water damage to other units like Unit 8
Agricare
We had some discussion about their performance and expectations for the future. Rick is disappointed in their performance.
3 Yr. Plan
Completed- mulching area, fencing for 10 units, tree removal & trims, new signs, Satellite TV dishes installed
Pending- drainage for Units 3-6, beautification of transformer Unit 13
Other business-
Insurance in effect with new carrier
Schedule winter association meeting in January 2008
Held Aug.13, Unit 12, 6:30 p.m.
Attended by Rick Lazarski, Carol Curtis, George Ingalis, Warren Dion & Jackie Lancioni
Agenda was discussed as follows:
G & W Management Expectations
Snow removal contract- 2006 contract status- Has not been paid as yet because of some discrepancies in the amounts.
Rick told us that he told Jeff to pay J & P $1500 and ask for better documentation for further payment. We all agreed.
Snow removal contract for 2007-No contract yet, Rick waiting for beds from G & W. Looking into sharing contract with Winfield condos with Agricare.
Billing and other issues- Jeff assures Rick that the system issues that caused incorrect statements has been resolved.
Complaints, Delinquencies & Foreclosures
We discussed ongoing problems with:
(Confidential name with held) foreclosure? No action taken.
(Confidential name with held)-ongoing problems with dog issues and delinquent payments
(Confidential name with held) letter to board-This was discussed at length and we all agreed this should be handled better. George to talk to (Confidential name with held) about getting some shrubs to plant around the transformer and Rick to talk to Jeff about handling these situations with warnings in a better way. It was agreed that there are times when residents do need to drive on the lawn with good judgment of course, as not to damage the lawn.
(Confidential name with held)- parking for visitors- Rick asked the board to approve the use of the large space in front of Unit 6 as a visitor/drop off spot.
We all agreed.
We also agreed that Rick is being bombarded with complaints and problems should be directed to G & W first and then discussed by the board at our meetings and that a letter should be drafted to send to residents.
Repairs
#8 (Confidential name with held)- Has significant water damage to structure, estimated cost $3000-actual $1800
New door agreement, $450 will be paid back to Association by 12/31/07
#6 (Confidential name with held)- deck repair-approx $1150 TBD
#18 (Confidential name with held)- Front stoop- Rick is looking at cost to replace it.
#12 (Confidential name with held)- sidewalk repair to be completed by Agricare at a cost of $200, they were not responding, has since been completed.
#19 (Confidential name with held)- ST TV Antennas removed from roof and repair of side vent-TBD
Pot hole repairs-on driveway and State road
New area signs-to be done this week
Plan for inspections in Sept. for possible water damage to other units like Unit 8
Agricare
We had some discussion about their performance and expectations for the future. Rick is disappointed in their performance.
3 Yr. Plan
Completed- mulching area, fencing for 10 units, tree removal & trims, new signs, Satellite TV dishes installed
Pending- drainage for Units 3-6, beautification of transformer Unit 13
Other business-
Insurance in effect with new carrier
Schedule winter association meeting in January 2008
Monday, August 20, 2007
Letter for Clarification of Complaint process
August 20, 2007
Dear Fellow Association Members
The Board of Directors would like to address several issues that have been identified over that past several months and are requesting your help and cooperation.
G&W Management Company has been hired to administer the property common areas, collect fees, pay our bills, and to represent our Association in all legal issues affecting this Association. Although we are glad to see regular inspections and aggressive involvement by G&W, we realize that there have been some issues with Warning letters and fines and we wish to address them.
On behalf of the Board I met with our property manager and discussed the process and this is what we have agreed should take place. As we see it, there are three basic categories of issues that G&W will be involved with:
1) Our first category, include matters of legal representation, late fees, non-payment of fees, member statements, administration of contracts, and the like, we authorize G&W to act in the corporation’s best interest and to report those actions to the Board of Directors regularly. Any matter or complaint involving billing or legal matters must be directed explicitly to our property manager at G&W. The Board will not involve themselves routinely in these matters unless we deem so necessary or required to by our counsel. No Board member can act in direct conflict to our attorney who represents this corporation and is in the best interest of the corporation.
2) Our second category, we identified issues such as (but not limited to) roaming dogs, members not cleaning up after their pets, barking dogs, trash or other health related issues, unauthorized changes to the common areas, repair and maintenance to the exterior structure and the like to fall under this category we will call quality of life issues that affect us all. The Board has directed G&W to act directly on our behalf to issue warnings and fines if they clearly can identify any violator. However, there may be times the Board will assist G&W to determine who is in violation but this is expected to be the exception rather than the rule.
3) The third category involves issues that do not affect the quality of life in our community and these include but are mot limited to parking issues, driving behind ALL units, and the like. Also, if G&W can not clearly identify a violator, they must ask for the Board's help. In these cases the Board along with our property manager will handle complaints directed to them before any warning or fine is imposed
All complaints or other concerns should be directed to G& Management and this letter states under which category they will travel to resolution. Please keep in mind that all your complaints or other issues will be addressed in a fair and unbiased manner. If any issue is addressed by the Board in category 3 and involves any Board member, the member affected will refrain from any vote. Your Board of Directors does try very hard to meet at least once per quarter but will address any emergency matter as soon as we can gather a quorum.
We are all custodians of the common area we all share and as such, we are responsible judges to know when it is feasibly possible to drive behind or onto any common area to load or unload large items which can not be brought through the front door. Access to the areas behind our condos will be allowed when the ground is dry and firm enough to support your personal vehicles and no tire marks or destruction of grass will occur. Access would not be allowed when the ground is too soft, on rainy days, or over winter snow cover. These would be considered unfavorable conditions to access the common areas with your vehicles. Further we ask that you drive as close to the tree line as possible to avoid driving over the out drain next to unit 7. Violations will be handled by the Board under category 3 above.
In reference to visitor parking, there are visitor spots in front of unit 1 and unit 6 and two outside unit 22. Although parking along the roadway is also permitted, it is precarious at best and residents and visitors are urged to use extreme caution. Violations where walkways are obstructed or any other parking issue will be handled by the Board under category 3 above. Hopefully we will be able to paint new lines this spring to help clarify the parking area better.
Our hope is that we not get into a “situation” as what has been developing in recent months. We are all adults and should be able to address our concerns reasonably. As your president I have come under fire many times and have been singled out as the lightening rod for all complaints. This must end. Please direct your complaints to Jeff Beyers, our professional property manager, at 860-274-6725. Also, if you lost or misplaced the Association Rules and Regulations that were mailed to you this spring, please ask Jeff to send you a fresh copy. We will be updating those regulations soon to incorporate the policies stated above and they are on our “to do” list.
Lastly, your Board of Directors is working hard to manage our limited funds and to provide the best leadership we can. If we look around there have been many nice changes this year such as new fencing, satellite TV, new property signs, mulching, and several others. We have a 3 year plan and are trying very hard to work through it. We are making some real progress but we need everyone’s help and cooperation.
Sincerely,
Rick Lazarski President Pilgrims Landing Condo Assoc.
Dear Fellow Association Members
The Board of Directors would like to address several issues that have been identified over that past several months and are requesting your help and cooperation.
G&W Management Company has been hired to administer the property common areas, collect fees, pay our bills, and to represent our Association in all legal issues affecting this Association. Although we are glad to see regular inspections and aggressive involvement by G&W, we realize that there have been some issues with Warning letters and fines and we wish to address them.
On behalf of the Board I met with our property manager and discussed the process and this is what we have agreed should take place. As we see it, there are three basic categories of issues that G&W will be involved with:
1) Our first category, include matters of legal representation, late fees, non-payment of fees, member statements, administration of contracts, and the like, we authorize G&W to act in the corporation’s best interest and to report those actions to the Board of Directors regularly. Any matter or complaint involving billing or legal matters must be directed explicitly to our property manager at G&W. The Board will not involve themselves routinely in these matters unless we deem so necessary or required to by our counsel. No Board member can act in direct conflict to our attorney who represents this corporation and is in the best interest of the corporation.
2) Our second category, we identified issues such as (but not limited to) roaming dogs, members not cleaning up after their pets, barking dogs, trash or other health related issues, unauthorized changes to the common areas, repair and maintenance to the exterior structure and the like to fall under this category we will call quality of life issues that affect us all. The Board has directed G&W to act directly on our behalf to issue warnings and fines if they clearly can identify any violator. However, there may be times the Board will assist G&W to determine who is in violation but this is expected to be the exception rather than the rule.
3) The third category involves issues that do not affect the quality of life in our community and these include but are mot limited to parking issues, driving behind ALL units, and the like. Also, if G&W can not clearly identify a violator, they must ask for the Board's help. In these cases the Board along with our property manager will handle complaints directed to them before any warning or fine is imposed
All complaints or other concerns should be directed to G& Management and this letter states under which category they will travel to resolution. Please keep in mind that all your complaints or other issues will be addressed in a fair and unbiased manner. If any issue is addressed by the Board in category 3 and involves any Board member, the member affected will refrain from any vote. Your Board of Directors does try very hard to meet at least once per quarter but will address any emergency matter as soon as we can gather a quorum.
We are all custodians of the common area we all share and as such, we are responsible judges to know when it is feasibly possible to drive behind or onto any common area to load or unload large items which can not be brought through the front door. Access to the areas behind our condos will be allowed when the ground is dry and firm enough to support your personal vehicles and no tire marks or destruction of grass will occur. Access would not be allowed when the ground is too soft, on rainy days, or over winter snow cover. These would be considered unfavorable conditions to access the common areas with your vehicles. Further we ask that you drive as close to the tree line as possible to avoid driving over the out drain next to unit 7. Violations will be handled by the Board under category 3 above.
In reference to visitor parking, there are visitor spots in front of unit 1 and unit 6 and two outside unit 22. Although parking along the roadway is also permitted, it is precarious at best and residents and visitors are urged to use extreme caution. Violations where walkways are obstructed or any other parking issue will be handled by the Board under category 3 above. Hopefully we will be able to paint new lines this spring to help clarify the parking area better.
Our hope is that we not get into a “situation” as what has been developing in recent months. We are all adults and should be able to address our concerns reasonably. As your president I have come under fire many times and have been singled out as the lightening rod for all complaints. This must end. Please direct your complaints to Jeff Beyers, our professional property manager, at 860-274-6725. Also, if you lost or misplaced the Association Rules and Regulations that were mailed to you this spring, please ask Jeff to send you a fresh copy. We will be updating those regulations soon to incorporate the policies stated above and they are on our “to do” list.
Lastly, your Board of Directors is working hard to manage our limited funds and to provide the best leadership we can. If we look around there have been many nice changes this year such as new fencing, satellite TV, new property signs, mulching, and several others. We have a 3 year plan and are trying very hard to work through it. We are making some real progress but we need everyone’s help and cooperation.
Sincerely,
Rick Lazarski President Pilgrims Landing Condo Assoc.
Tuesday, July 10, 2007
New Signs Delayed until August 18th
We will be installing new signage along the roadway very soon. They will include speed limit signs, no tresspassing, litter and dog claen up signs and new unit direction signs.
Hopefully these will help us with safety, the trash and litter problems, and finding our units.
Due to illness the sign company was not able to complete the order until 8/10.
Wednesday, June 20, 2007
Movie Stars and Ongoing Grooming of Common Areas
Photo of Leonardo in Thomaston recently.
So what does a movie star have to do with grounds maintenance? Absolutely nothing, just wanted to get your attention!
Agricare is continuing to groom our property and I am trying to stay on top of the process. I hope you have noticed the pushing back of the brush lines along the roadway as well as back of units 7-22. The pines and trees covering the street lights will also be trimmed as needed.
We are planning to remove several more trees next spring and plant grass is those areas as well along with appropriate shrubbery. Over time the area will start to show significant improvement and I hope will become more park like. Drop me note if you have any ideas or concerns.
Thanks
Rick
Thursday, June 14, 2007
Allied Satellite TV
Our DirecTV installer is Allied Satellite & Antenna from Fairfield, CT. To order new service call them directly at 203-913-9380 or 203-374-6766 but DO NOT call DirectTv for installations. http://www.alliedsatellitetv.com
For programming do call DirecTV at 1-800-347-3288 or click on this link for their web access http://www.directv.com/
For problems with reception, check your connection or call Allied Satellite at the number above.
There is a $50 cabling charge for new cables run to each condo unit. There is a maximum of 3 cables allowed per unit.
For programming do call DirecTV at 1-800-347-3288 or click on this link for their web access http://www.directv.com/
For problems with reception, check your connection or call Allied Satellite at the number above.
There is a $50 cabling charge for new cables run to each condo unit. There is a maximum of 3 cables allowed per unit.
Sunday, June 10, 2007
Pilgrim PETE - no pilgrim for sure
Pilgrim Pete makes his debut. Nice to see but he doesn't have a great personality. This guy has a 14 inch shell and good striking range. He's also much quicker than you think.
Please stay clear of all wildlife around our complex. These are wild animals and they will protect themselves. Watch those small pets and don't allow your cats to roam.
Pilgrim Pete joins a long list of local inhabitants such as Heidi and Bucky the Deer, Rocky Racoon, Sammy Squirrel, and Danny the duck to name a few.
Sunday, June 3, 2007
Satellite TV
BLAST OFF !!!!!!!!
Our first "wave" for installations will be Friday, June 8th. Get your forms filled in before calling installers at 203-913-9380
Forms may be obtained from Rick or Linda in unit 6.
You will need to pay onetime $50 cabling fee to the installer and whatever DirectTv requires the day of installation. Installations after June 8th are handled directly through the number above and maybe be grouped together.
Enjoy!
Friday, June 1, 2007
DOG POOP PROBLEMS
Poor FIDO. His owner still walks him every day but when he makes a poop, he leaves it there. It looks bad, smells awful, and breeds worms to infest other dogs and some humans. PLEASE be a good dog owner and PICK UP AFTER YOUR FIDO.
Thanks
3 year plan and special projects planned
SPECIAL PROJECTS FOR 2007
Plant rhododendron to conceal transformer unit 13
Trash and refuse removal & remove some shrubbery - COMPLETED
Signage (speed signs, unit directions, littering, ETC.)
Trim tree near light pole Unit 11 – (Unit 11 owner can not move car)
Remove 1 tree near Unit 11 - COMPLETED
Pave walkway in front of Unit 12
Mulch 35yds in all outdoor beds - COMPLETED
Satellite TV Dishes, equipment, installation - COMPLETED
Install drainage pipes to down spouts from units 1-3
Replace privacy fencing @ $450 per unit (10 units) - COMPLETED
MAINTENANCE PROJECTS FOR 2007
Fix sidewalk drains along units 7 thru 22
Repair flashing under siding for Unit 8
SPECIAL PROJECTS PLANNED FOR 2008
Replace privacy fencing @ $450 per unit (6 units)
Replace Walkway to U22 and install safety rails & landscape area
Move mailboxes and replace with locking secure UPS approved type
MAINTENANCE PROJECTS FOR 2008
Roadway crack sealing and paint parking area lines
SPECIAL PROJECTS PLANNED FOR 2009
Mulch 35yds in all outdoor beds -
Replace Mail Boxes with locking secure boxes
Replace privacy fencing @ $450 per unit (6 units)
Proposed Power wash buildings
Clean out and Fix catch basins along roadway
Plant rhododendron to conceal transformer unit 13
Trash and refuse removal & remove some shrubbery - COMPLETED
Signage (speed signs, unit directions, littering, ETC.)
Trim tree near light pole Unit 11 – (Unit 11 owner can not move car)
Remove 1 tree near Unit 11 - COMPLETED
Pave walkway in front of Unit 12
Mulch 35yds in all outdoor beds - COMPLETED
Satellite TV Dishes, equipment, installation - COMPLETED
Install drainage pipes to down spouts from units 1-3
Replace privacy fencing @ $450 per unit (10 units) - COMPLETED
MAINTENANCE PROJECTS FOR 2007
Fix sidewalk drains along units 7 thru 22
Repair flashing under siding for Unit 8
SPECIAL PROJECTS PLANNED FOR 2008
Replace privacy fencing @ $450 per unit (6 units)
Replace Walkway to U22 and install safety rails & landscape area
Move mailboxes and replace with locking secure UPS approved type
MAINTENANCE PROJECTS FOR 2008
Roadway crack sealing and paint parking area lines
SPECIAL PROJECTS PLANNED FOR 2009
Mulch 35yds in all outdoor beds -
Replace Mail Boxes with locking secure boxes
Replace privacy fencing @ $450 per unit (6 units)
Proposed Power wash buildings
Clean out and Fix catch basins along roadway
Satellite TV is here!
Pilgrims Landing Condominium Assoc., Inc.
Dear Fellow Residents
The Board of Directors is pleased to announce that installation of our community satellite system is nearing completion and the first installation day will be Friday, June 8th. This service is being provided as an alternative to cable service and after many requests from other residents. This service offers almost 200 HD quality channels as well as ALL your local Channels such as 3, 8, 13, 30, 59, 61, etc. NESN and YES are included as well..
You will have three choices: 1) elect to receive high quality DIRECTV satellite service, 2) have no TV service at all, or 3) do nothing and remain a customer of Comcast. This is entirely your decision and you are free to choose any option and no one will force you to do anything either way. In consideration of the community system, no unit owner will be permitted to attach their own satellite dishes to any exterior surface or roof and must use the community service system if they want satellite TV.
If you decide to get connected to satellite television, you will need to do a few things.
1) Look over the attached brochure and choose your package. If you are a renter, you can not install the satellite TV cables unless you first obtain the written permission of your unit owner and is on file with G&W Management.
2) Stop by my unit #6 to obtain the registration and sign up form. Complete your paperwork before you call the technicians. I must tell you that DirectTv requires your social security for identification and a credit check will be performed.
3) Call our service provider, Allied Satellite (Bryan Muthersbaugh) at (203) 913-9380 or (203) 374-6766 to schedule an installation date and time. Because this is the startup period, the provider would like to have several scheduled installations at one time but this is not a requirement for future installations. Their fax number is (203) 338-8484. Our first installation day is Friday, June 8th.
4) Upon arrival of the service technician, he will be able to install up to 3 direct lines to your unit and provide signal converters. Since our dishes are HD compatible, this service is available to you as well as regular satellite service. It is your choice. The cost for this cable installation is only $50 paid directly to Allied Satellite and any other costs required for DirectTv service. Make all checks payable to Allied Satellite. All installers are bonded and insured and will need a responsible adult on site during installation.
5) After installation, the installer will provide all service numbers for DirectTv and Allied Satellite in case you have any questions or problems. They will demonstrate the use of the system. If you have a satellite dish attached to your unit already, please remove it as soon as you are connected to the new community system.
On behalf of your Board of Directors, thanks for your time and helping us improve our little community at Pilgrims Landing. Over the next few months and years ahead we are committed to improving our environment for us all in a sound financially responsible manner. Great things are ahead and this is a great place to live.
Have a nice summer.
Rick Lazarski, President
585-7990
6/1/07
Dear Fellow Residents
The Board of Directors is pleased to announce that installation of our community satellite system is nearing completion and the first installation day will be Friday, June 8th. This service is being provided as an alternative to cable service and after many requests from other residents. This service offers almost 200 HD quality channels as well as ALL your local Channels such as 3, 8, 13, 30, 59, 61, etc. NESN and YES are included as well..
You will have three choices: 1) elect to receive high quality DIRECTV satellite service, 2) have no TV service at all, or 3) do nothing and remain a customer of Comcast. This is entirely your decision and you are free to choose any option and no one will force you to do anything either way. In consideration of the community system, no unit owner will be permitted to attach their own satellite dishes to any exterior surface or roof and must use the community service system if they want satellite TV.
If you decide to get connected to satellite television, you will need to do a few things.
1) Look over the attached brochure and choose your package. If you are a renter, you can not install the satellite TV cables unless you first obtain the written permission of your unit owner and is on file with G&W Management.
2) Stop by my unit #6 to obtain the registration and sign up form. Complete your paperwork before you call the technicians. I must tell you that DirectTv requires your social security for identification and a credit check will be performed.
3) Call our service provider, Allied Satellite (Bryan Muthersbaugh) at (203) 913-9380 or (203) 374-6766 to schedule an installation date and time. Because this is the startup period, the provider would like to have several scheduled installations at one time but this is not a requirement for future installations. Their fax number is (203) 338-8484. Our first installation day is Friday, June 8th.
4) Upon arrival of the service technician, he will be able to install up to 3 direct lines to your unit and provide signal converters. Since our dishes are HD compatible, this service is available to you as well as regular satellite service. It is your choice. The cost for this cable installation is only $50 paid directly to Allied Satellite and any other costs required for DirectTv service. Make all checks payable to Allied Satellite. All installers are bonded and insured and will need a responsible adult on site during installation.
5) After installation, the installer will provide all service numbers for DirectTv and Allied Satellite in case you have any questions or problems. They will demonstrate the use of the system. If you have a satellite dish attached to your unit already, please remove it as soon as you are connected to the new community system.
On behalf of your Board of Directors, thanks for your time and helping us improve our little community at Pilgrims Landing. Over the next few months and years ahead we are committed to improving our environment for us all in a sound financially responsible manner. Great things are ahead and this is a great place to live.
Have a nice summer.
Rick Lazarski, President
585-7990
6/1/07
Rules & Regulations Revised 4/27/07
Part A – Administrative
1) MANGEMENT COMPANY – The current management company is G&W Management, INC., P.O.Box 879 Watertown, CT. 06795, (860) 274-6725 herein referred to as “the management company”.
2) Board of Directors – The Association membership elects a Board of Directors at the annual meeting in January to various terms who oversee the Pilgrims Landing Condominium Association. A current list of Directors may be obtain from the management company.
3) DUES - Condo Association dues must be paid directly to the management company and be at the management company offices before the close of business on the 10th of each month. Payments received after the 10th of each month will be assessed late charges by the management company. Unpaid dues are also subject to interest charges, collection and legal fees.
4) FINES AND LEVIES – The Pilgrims Landing Condominium Association Board of Directors has the power to invoke reasonable penalties for non-compliance to these regulations by any unit owner or renter including authorizing the management company to remove any unauthorized item(s) from any common area and bill the unit owners directly for this service.
5) SPECIAL ASSESSMENT – As deemed necessary by the Association, unit owners will be asked to contribute a one time fee called a special assessment. These special assessments must be paid by a separate check directly to the management company by the specified due date either in total or by installments. Unpaid special assessments are also subject to interest charges, collection and legal fees.
6) RESALE - A condo unit owner must obtain from the management company a RESALE DOCUMENT AND CERTIFICATE prior to the sale of the unit. The management company will charge a small fee for these documents and are to be paid for by the condo owner requesting the documents.
7) DEMOGRAPHICS – The unit owner must provide the management company updated information to include telephone, new car registrations, emergency contact numbers, etc.
8) INSURANCE CLAIMS – Any insurance claim against the Pilgrims Landing Condominium Association’s insurance carrier must be made directly with the management company.
9) RENTALS –
a. All unit owners must inform the management company when their unit is rented. Such notification must include the names of the renters, and the telephone numbers of the persons in the units.
b. All unit owners who rent their units must provide the renters a copy of the current Association Rules and Regulations.
c. Unit owners will be held responsible for any late fees and penalties for any violations by their tenants.
10) TRASH – All trash is to be held by the unit owners or renters in secure containers in the rear of their units until trash day. No loose trash bags will be tolerated since they draw wild animals and pose a health threat to the community. All trash is to be placed by the curbside as specified by the management company and the empty trash containers must be removed promptly.
11) RECYCLING – All Association members are encouraged to recycle and the management company will inform the Association members as to the manner and schedule.
12) RULES AND REGULATIONS – The Association Board of Directors is authorized by the Association bylaws to publish rules and directs the management company to enforce these rules as agent for the Association. Copies may be obtained from any Director or from the management company.
13) MEETINGS – The Board of Directors will hold two public Association meetings approximately during the months of June and January. If there is an issue that any unit owner would like to discuss with the Board between the public meetings, they can contact any board member and ask to be included on their meeting agendas. Because of the confidential nature of some Board business, not all information is made public.
Part B – Vehicles
1) SPEED LIMIT – The posted speed limit on the complex roadways is 15 miles per hour. All residents are asked to observe this speed limit and to be mindful of all residents walking on the roadways.
2) PARKING – Each unit has two assigned parking spaces. Permitted vehicles are limited to passenger vehicles such as cars, pickup trucks, and motorcycles. There will be no storage of recreation vehicles such as boast, RVs, trailers, and the like in area parking or other common areas.
3) EXCESSIVE NOISE – Unit owners are not permitted to play car stereos loud enough to be heard from the roadway. There shall not be any excessive racing of car engines or prolonged idling of motors during cold weather. Excessive and prolonged barking of dogs will not be tolerated. Please observe reasonable hours and be mindful of your neighbors and loud noises at night time and early morning hours.
4) REGISTERED VEHICLES – There shall be no unregistered vehicles within the complex. Such vehicles will be towed away at owner’s expense.
5) SNOW REMOVAL – During (or after) a snow storm, all unit owners or renters may be asked to move their vehicles to facilitate snow removal. Cars may be towed at owner’s expense for non-compliance. The management company will also notify the unit owners of the correct procedure before the winter season begins. Absolutely no salt products are to be used on any pre-cast concrete steps or walkways since their use will corrode the concrete surfaces. Sand barrels will be provided throughout the complex for use by residents.
6) GUESTS –
a. Guests of unit owners or renters are required to comply with all Association regulations and rules.
b. The unit owners will be held accountable for their guest(s) actions.
c. Guests are allowed to park along roadways and other areas where they will not obstruct walkways, mailboxes, or owner’s parking spaces.
d. Cars may be towed at owner’s expense for non-compliance.
7) SECURITY –
a. The Plymouth Police have been asked to make regular patrols through our community. Crime prevention is everyone’s responsibility and all Association members are encouraged to call the Plymouth Police and report any suspicious activity in our community.
b. It is every condo owner and renter’s responsibility to be mindful of security by locking their units and vehicles when unoccupied.
PART C – Common Areas
1) DEFINITION – The Association common areas includes all areas outside of the interior walls of the individual units.
2) PETS IN THE COMMON AREAS –
a. All dogs must be leashed in the common area and not allowed to run free in the complex.
b. No dog is to be left unattended either to roam freely or by tether to any unit. ALL pets must be supervised at all times by their owner and those owners must be with that animal.
c. All pet owners MUST remove all dog feces left by their pets in all common areas including property directly behind their units and disposed of safely.
d. Excessive barking both from inside or from outside their units will not be tolerated.
e. Fines will be imposed for non-compliance.
3) ALTERATIONS – No unauthorized changes are to be made on the common areas unless approved by the Association Board of Directors in writing. Unauthorized changes include but not limited to satellite TV dishes, tree swings, new windows, new doors, or any other physical changes in the defined common area. Substantial penalties or other legal action may be imposed if deemed necessary by the management company or the Board of Directors.
4) CLUTTER & LITTER –
a. Unit owners are not permitted to leave items such as children’s furniture, carriages, toys, or other items in front of their units or in any common area. Besides being unsightly, clutter, litter, and debris will draw vermin and other pests posing a serious health risk. If after several requests to remove such clutter is not adhered to, the management company will be instructed to remove such items and will bill the unit owners for time and material. Littering of all common areas will not be tolerated.
b. Litter includes all household trash, cardboard, Christmas trees and other decorations left on roadways, common areas, or tossed into the wooded areas.
c. Items left beneath the mail boxes such as telephone directories must be removed immediately or they will be disposed of by the Association.
d. Town of Plymouth transfer station permits are available from the town at no cost and all unit owners are encouraged to dispose of large items or brush by taking them directly to the Town transfer facility.
5) UNITS 7 thru 22 – Automobiles are not permitted on the grass behind units 7 through 22 unless absolutely necessary and with written permission from the Board of Directors. Call the management company to schedule or see any board member.
6) PLANTINGS – Although in the common areas, the unit owners are permitted to tastefully plant flowers or other vegetation directly in the front or in the rear of their individual units.
7) WINTER – Snow removal will be handled by a contractor which will include clearing all sidewalks, roadways, and front steps. Although the snow removal contractor will apply sand as needed, the individual unit owners can and should use sand provided in barrels throughout the complex. All storm damage such as downed wires, limbs, etc should be reported to the management company immediately.
8) MAINTENANCE – All maintenance issues in the common areas such as loose or damaged siding, lights not working, privacy fencing damaged, outside water drainage issues, and the like should be reported to the management company as soon as possible. The Association is not responsible for any issues within the interior of each unit such as electrical, plumbing, windows, doors, decks, fireplaces, etc.
PART D – Units
1) SMOKE DETECTORS - Smoke detectors should be installed on both floors of each unit and maintained by the unit owners. The Board recommends changing your detector batteries at the seasonal time changes as a reminder. Fresh batteries save lives.
2) FIREPLACES – All fireplaces must be cleaned and inspected by a licensed chimney sweep every year by September 1st. All unit owners must be able to present a current cleaning certificate if requested to by the management company prior to the heating season.
3) EXCESSIVE NOISE – Unit owners are encouraged to be respectful of their neighbors and to take measures to limit unnecessary or excessive noise including radios, TVs, or pets.
4) GUESTS – Condo owners or renters are responsible for all their guests and can be held accountable for any violations.
5) VOLATILE ITEMS – Unit owners will not store dangerous chemicals, gasoline, or other flammables in any unit. All propane tanks used in outdoor barbeques must be periodically checked for leaks and properly maintained and may never be stored with any dwelling.
6) ANTENNAS – Unit owners are not permitted to attach any antenna or satellite dish to any outside wall or particularly to the roof. (See Part C3 above).
7) Satellite TV – The Association will provide to the unit owners access to a commercial grade satellite TV antenna. Connection to this system is optional and will require a one time $50 cabling charge paid directly to the contractor or the management company. The satellite TV provider is DirectTv and arrangements for installation may be made directly with the satellite TV provider. Up to 2 SAT TV lines are permitted to each unit.
8) DECK & PATIOS – Unit owners are asked to use good judgment in the use of their deck and patio areas. Unit owners should not allow trash or clutter to accumulate on the deck and patio areas as this is both unsightly and a magnet for pests. (also see section 4C)
9) PETS –
a. No more than 1 dog and 1 cat are permitted in any unit and the all animals must weigh 50 pounds or less.
b. No pit bulls are allowed anywhere within the complex at any time.
c. ALL dogs and cats must me licensed every JUNE by the Town of Plymouth and be up to date with all inoculations such as distemper and rabies .
1) MANGEMENT COMPANY – The current management company is G&W Management, INC., P.O.Box 879 Watertown, CT. 06795, (860) 274-6725 herein referred to as “the management company”.
2) Board of Directors – The Association membership elects a Board of Directors at the annual meeting in January to various terms who oversee the Pilgrims Landing Condominium Association. A current list of Directors may be obtain from the management company.
3) DUES - Condo Association dues must be paid directly to the management company and be at the management company offices before the close of business on the 10th of each month. Payments received after the 10th of each month will be assessed late charges by the management company. Unpaid dues are also subject to interest charges, collection and legal fees.
4) FINES AND LEVIES – The Pilgrims Landing Condominium Association Board of Directors has the power to invoke reasonable penalties for non-compliance to these regulations by any unit owner or renter including authorizing the management company to remove any unauthorized item(s) from any common area and bill the unit owners directly for this service.
5) SPECIAL ASSESSMENT – As deemed necessary by the Association, unit owners will be asked to contribute a one time fee called a special assessment. These special assessments must be paid by a separate check directly to the management company by the specified due date either in total or by installments. Unpaid special assessments are also subject to interest charges, collection and legal fees.
6) RESALE - A condo unit owner must obtain from the management company a RESALE DOCUMENT AND CERTIFICATE prior to the sale of the unit. The management company will charge a small fee for these documents and are to be paid for by the condo owner requesting the documents.
7) DEMOGRAPHICS – The unit owner must provide the management company updated information to include telephone, new car registrations, emergency contact numbers, etc.
8) INSURANCE CLAIMS – Any insurance claim against the Pilgrims Landing Condominium Association’s insurance carrier must be made directly with the management company.
9) RENTALS –
a. All unit owners must inform the management company when their unit is rented. Such notification must include the names of the renters, and the telephone numbers of the persons in the units.
b. All unit owners who rent their units must provide the renters a copy of the current Association Rules and Regulations.
c. Unit owners will be held responsible for any late fees and penalties for any violations by their tenants.
10) TRASH – All trash is to be held by the unit owners or renters in secure containers in the rear of their units until trash day. No loose trash bags will be tolerated since they draw wild animals and pose a health threat to the community. All trash is to be placed by the curbside as specified by the management company and the empty trash containers must be removed promptly.
11) RECYCLING – All Association members are encouraged to recycle and the management company will inform the Association members as to the manner and schedule.
12) RULES AND REGULATIONS – The Association Board of Directors is authorized by the Association bylaws to publish rules and directs the management company to enforce these rules as agent for the Association. Copies may be obtained from any Director or from the management company.
13) MEETINGS – The Board of Directors will hold two public Association meetings approximately during the months of June and January. If there is an issue that any unit owner would like to discuss with the Board between the public meetings, they can contact any board member and ask to be included on their meeting agendas. Because of the confidential nature of some Board business, not all information is made public.
Part B – Vehicles
1) SPEED LIMIT – The posted speed limit on the complex roadways is 15 miles per hour. All residents are asked to observe this speed limit and to be mindful of all residents walking on the roadways.
2) PARKING – Each unit has two assigned parking spaces. Permitted vehicles are limited to passenger vehicles such as cars, pickup trucks, and motorcycles. There will be no storage of recreation vehicles such as boast, RVs, trailers, and the like in area parking or other common areas.
3) EXCESSIVE NOISE – Unit owners are not permitted to play car stereos loud enough to be heard from the roadway. There shall not be any excessive racing of car engines or prolonged idling of motors during cold weather. Excessive and prolonged barking of dogs will not be tolerated. Please observe reasonable hours and be mindful of your neighbors and loud noises at night time and early morning hours.
4) REGISTERED VEHICLES – There shall be no unregistered vehicles within the complex. Such vehicles will be towed away at owner’s expense.
5) SNOW REMOVAL – During (or after) a snow storm, all unit owners or renters may be asked to move their vehicles to facilitate snow removal. Cars may be towed at owner’s expense for non-compliance. The management company will also notify the unit owners of the correct procedure before the winter season begins. Absolutely no salt products are to be used on any pre-cast concrete steps or walkways since their use will corrode the concrete surfaces. Sand barrels will be provided throughout the complex for use by residents.
6) GUESTS –
a. Guests of unit owners or renters are required to comply with all Association regulations and rules.
b. The unit owners will be held accountable for their guest(s) actions.
c. Guests are allowed to park along roadways and other areas where they will not obstruct walkways, mailboxes, or owner’s parking spaces.
d. Cars may be towed at owner’s expense for non-compliance.
7) SECURITY –
a. The Plymouth Police have been asked to make regular patrols through our community. Crime prevention is everyone’s responsibility and all Association members are encouraged to call the Plymouth Police and report any suspicious activity in our community.
b. It is every condo owner and renter’s responsibility to be mindful of security by locking their units and vehicles when unoccupied.
PART C – Common Areas
1) DEFINITION – The Association common areas includes all areas outside of the interior walls of the individual units.
2) PETS IN THE COMMON AREAS –
a. All dogs must be leashed in the common area and not allowed to run free in the complex.
b. No dog is to be left unattended either to roam freely or by tether to any unit. ALL pets must be supervised at all times by their owner and those owners must be with that animal.
c. All pet owners MUST remove all dog feces left by their pets in all common areas including property directly behind their units and disposed of safely.
d. Excessive barking both from inside or from outside their units will not be tolerated.
e. Fines will be imposed for non-compliance.
3) ALTERATIONS – No unauthorized changes are to be made on the common areas unless approved by the Association Board of Directors in writing. Unauthorized changes include but not limited to satellite TV dishes, tree swings, new windows, new doors, or any other physical changes in the defined common area. Substantial penalties or other legal action may be imposed if deemed necessary by the management company or the Board of Directors.
4) CLUTTER & LITTER –
a. Unit owners are not permitted to leave items such as children’s furniture, carriages, toys, or other items in front of their units or in any common area. Besides being unsightly, clutter, litter, and debris will draw vermin and other pests posing a serious health risk. If after several requests to remove such clutter is not adhered to, the management company will be instructed to remove such items and will bill the unit owners for time and material. Littering of all common areas will not be tolerated.
b. Litter includes all household trash, cardboard, Christmas trees and other decorations left on roadways, common areas, or tossed into the wooded areas.
c. Items left beneath the mail boxes such as telephone directories must be removed immediately or they will be disposed of by the Association.
d. Town of Plymouth transfer station permits are available from the town at no cost and all unit owners are encouraged to dispose of large items or brush by taking them directly to the Town transfer facility.
5) UNITS 7 thru 22 – Automobiles are not permitted on the grass behind units 7 through 22 unless absolutely necessary and with written permission from the Board of Directors. Call the management company to schedule or see any board member.
6) PLANTINGS – Although in the common areas, the unit owners are permitted to tastefully plant flowers or other vegetation directly in the front or in the rear of their individual units.
7) WINTER – Snow removal will be handled by a contractor which will include clearing all sidewalks, roadways, and front steps. Although the snow removal contractor will apply sand as needed, the individual unit owners can and should use sand provided in barrels throughout the complex. All storm damage such as downed wires, limbs, etc should be reported to the management company immediately.
8) MAINTENANCE – All maintenance issues in the common areas such as loose or damaged siding, lights not working, privacy fencing damaged, outside water drainage issues, and the like should be reported to the management company as soon as possible. The Association is not responsible for any issues within the interior of each unit such as electrical, plumbing, windows, doors, decks, fireplaces, etc.
PART D – Units
1) SMOKE DETECTORS - Smoke detectors should be installed on both floors of each unit and maintained by the unit owners. The Board recommends changing your detector batteries at the seasonal time changes as a reminder. Fresh batteries save lives.
2) FIREPLACES – All fireplaces must be cleaned and inspected by a licensed chimney sweep every year by September 1st. All unit owners must be able to present a current cleaning certificate if requested to by the management company prior to the heating season.
3) EXCESSIVE NOISE – Unit owners are encouraged to be respectful of their neighbors and to take measures to limit unnecessary or excessive noise including radios, TVs, or pets.
4) GUESTS – Condo owners or renters are responsible for all their guests and can be held accountable for any violations.
5) VOLATILE ITEMS – Unit owners will not store dangerous chemicals, gasoline, or other flammables in any unit. All propane tanks used in outdoor barbeques must be periodically checked for leaks and properly maintained and may never be stored with any dwelling.
6) ANTENNAS – Unit owners are not permitted to attach any antenna or satellite dish to any outside wall or particularly to the roof. (See Part C3 above).
7) Satellite TV – The Association will provide to the unit owners access to a commercial grade satellite TV antenna. Connection to this system is optional and will require a one time $50 cabling charge paid directly to the contractor or the management company. The satellite TV provider is DirectTv and arrangements for installation may be made directly with the satellite TV provider. Up to 2 SAT TV lines are permitted to each unit.
8) DECK & PATIOS – Unit owners are asked to use good judgment in the use of their deck and patio areas. Unit owners should not allow trash or clutter to accumulate on the deck and patio areas as this is both unsightly and a magnet for pests. (also see section 4C)
9) PETS –
a. No more than 1 dog and 1 cat are permitted in any unit and the all animals must weigh 50 pounds or less.
b. No pit bulls are allowed anywhere within the complex at any time.
c. ALL dogs and cats must me licensed every JUNE by the Town of Plymouth and be up to date with all inoculations such as distemper and rabies .
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