Present

Susan Krim, Anne Navasky, Judy Reibel, Alfred Souza, Eva Thaddeus

Election of Officers

The newly elected Board met immediately after the Annual Meeting, to elect officers and to set a date. Anne Navasky called the meeting to order. The following designations were decided on after a brief conversation:

• Eva Thaddeus, President 
• Alfred Souza, Vice President 
• Anne Navasky, Secretary 
• Susan Krim, Treasurer 
• Judy Reibel, Assistant Treasurer

The date of the Next Board Meeting was set for September 22, 2019. All community members were invited to attend.

The meeting was held at the home of Anne Navasky. Minutes submitted by Anne Navasky.

Attending

Susan Krim, Annie Navasky, Joanna Dretzin, Michael Rosenberg, Judy Reibel, Eva Thaddeus. Absent: Alfred Souza. Guests: Tom Shephard, Miri Navasky, Rachel Dretzin, Barack Goodman.

Road update

Susan reported on road work to date, with the help of Tom Shephard. The trees have been cut back 5 to 10 feet from the road.  The cost was about $7,000, and has been paid for already. Ditches have been dug, and 3 culverts have been replaced.

Work proposed includes crowning the steepest part of the road (from the stream culvert to the Anne Navasky house), deepening the ditch on the east side of road and lining it with hurricane rock, digging additional side ditches dug on the west side of the road, crowning the back road from Krim to Souza, and having the road regraded after the crowning work completed. The cost will be $15,000. Eva offered to ask Eric Schnackenberg to give a competing estimate. (Update – Eric said he was too busy this season.)

The board voted unanimously to  go ahead this summer by August 1 to improve the road.

Farmhouse

A new boiler has been installed at the farmhouse, and the bill paid at a cost of $3500, approved earlier by phone meeting. The board also approved reimbursement to Deborah Meier for repairs to farmhouse screens and upstairs shower.

Treasury Report

As of July 1 (beginning of the fiscal year) we had $23,628 in our two accounts.  Since then we have paid two additional large bills ($4,600 for taxes and $3,800 for Carmen). So in effect we have $15,000 remaining.  This will allow us to pay for the projected road expenses without requiring an assessment.

Barn

Megan and Dimitri presented a preliminary estimate on the cost of three possibilities regarding the barn:

1. Demolish and remove barn.
2. Build a new structure in same location.
3. Repair and improve existing structure.

They also presented an estimate of what each Hillsdale family would need to pay yearly if the Barn work were paid for by taking out a 30-year mortgage on the farmhouse.

The Board discussed the proposal and requested that Megan get a detailed estimate ready in time for the general meeting (August 3) for two scenarios:

1. Existing structure restored similarly to the condition it was in 40 years ago, including foundation, frame, siding, flooring,  roof, and painting.
2. Existing structure restored and also improved to include a studio, bathroom and kitchenette that are plumbed, electrified, insulated and heated.

Orchard

The board voted unanimously (except for Eva, who abstained) – to reimburse Eva $500 for the expense of fencing materials for the orchard trees. The board also requested that such expenses in future be approved in advance.

Pond

It was noted that the tarp under the sand in the entrance area  is coming up in places. Discussion about whether to add more sand was inconclusive.  Some were in favor; others pointing out that the pond gradually fills up if we keep adding sand, and that it has already gotten noticeably shallower. The decision about more sand was deferred.  Miri volunteered to cut the ragged edges of the tarp this summer and see if that helps.

Recycling

The recycling bin is being used for a variety of materials including things that are not recyclable. The board agreed to ask David Mizner to make a list by the annual meeting (August 3) of what can and cannot go into our recycling bin. Annie volunteered to circulate that list to members [ed. note: it can also be posted on the website]. Alfred and Fabiana are asked to make sure their renters see this list once it has been created.

Invasive Plants

Eva raised the issue of various invasive plants that are making inroads in our community.  She has been on a personal crusade against barberry and burning bush, and Bruno and Melissa have spent time removing water chestnuts from the pond and garlic mustard from the roadsides. Eva and Bruno were asked to create a visual guide to some of the invasive plants – one that can be presented on August 3 and also posted on the website.

With no further business, the meeting was adjourned.

Annual Meeting

The Annual Meeting of Hillsdale Neighbors will be held on August 3, 2019, at the home of Anne Navasky.

The meeting was held at the home of Anne Navasky. Minutes submitted by Eva Thaddeus.

In Attendance

Marty Bone/Michael Rosenberg, Dmitri Cavander/Megan Gelstein, Rachel Dretzin, Susan Krim, Wendy Lidell, Debbie Meier, Victor & Annie Navasky, David Mizner/Miri Navasky/Bruno Navasky, Judy Reibel, Alfred Souza/Fabiana Viso, Eva Thaddeus

Absent

Jane Rose

Financial Report

Susan Krim reported that approximately $10,000 remains in the checking account, and $12,000 in the savings account.

Road Repairs

Susan reported that the plan is part finished. Tree removal is complete, but ditches still need to be re-established, and Carmen still needs to make improvements to the road. Tom has found somebody who will blow leaves out of the ditches within the next 2-3 weeks.  After that, the next part will be to have the ditches and 2 culverts re-dug, and rocks put in strategic locations.  Susan will push for getting it all done before winter. She cannot be sure of the time frame right now. She coordinates with Tom who puts time pressure on Carmen. Final cost of all the road improvements will be about $12,500.

At one point the town was willing to take over ownership and maintenance of our road.  Victor wonders if the town would still be interested. They would pay. However, we would lose control, and the town could choose to tar, widen, extend the road, or link it with others without community approval.

Barn Repairs

Annie has gotten two verbal estimates on stabilization:

• $100K – Phil (worked on Dmitri and Megan’s house)
• $75K – barn guy recommended by Herrington

These estimates are for structural stabilization only.  Not renovation or improvement.

There are various possibilities that range from letting it fall down, to repairing and renovating it, to demolishing and rebuilding it.  Suggestion is that we work on getting a menu of estimates for the different possibilities so we know how much they would all cost.

The consensus is that we would like to renovate it and make it more functional.

Michael and Wendy voiced a need to limit the expenditures. Rachel voiced an interest in a renovation that might include a studio rental space that she and/or Miri could rent as a workspace.

A motion passed unanimously to investigate further to learn the cost of the different possibilities.  Meanwhile Judy and Annie will investigate the possibility of the community getting a line of credit to finance work on the barn.  Wendy will look into the possibility of a Kickstarter campaign to fund the restoration.

Annie put us on notice that a barn cleaner will be throwing away junk in August.  Everything we want to preserve must be removed from the barn by early August and stored elsewhere temporarily.

Tennis Court

Carmen gave us two quotes for a new fence.

• 4”x4” green turkey wire,  pressure treated wood: $9150 plus tax
• vinyl coated chain link: $13,000 plus tax

There will need to be an assessment of approximately $1K for each family to fund this. A motion passed in favor of authorizing the Board to get the tennis court fence built as soon as possible and to determine which option (a or b) will be funded.  All were in favor except Bruno who voted no.

Orchard Progress

Eva reported that Will has mowed a walking path around the orchard and the meadow, and will keep these places mowed so we can visit and enjoy them.

The trees are doing well with the exception of some leaf rust that has made an appearance.  Trees are growing fast. Blueberries and black currants have had berries this year. Probably year after next for the fruit trees.  We have quince, pears, plums, a peach, an apricot and several kinds of apple trees. The deer fencing is working. Weeding the shrubs is an ongoing need.

Pond Algae

Bruno reported that Antony Archer-Wills, the “pond guru,” came and said good things about our pond.  Overall it is healthy and fit for swimming. Algae might be caused by extra nutrients contributed by grass clippings.  Will will be starting to move grass clippings away from the pond.

Recycling

David reported that we got the $80 bin instead of the $100 bin and it is too small for us.  This one filled up in 2 weeks so it would be nice to get the bigger one.  It is mixed recycling – plastic, glass, aluminum. The supermarket also has recycling in case our bin is full.

Election of Officers

A motion was passed unanimously that the existing Board will continue with the addition of Megan. This means the Board consists of Annie, Susan, Joanna, Judy, Michael, Alfred, Eva, Megan.

With no further business, the meeting was adjourned at 11:00 in time to watch the World Cup final.

The meeting was held on the morning of July 15, 2018, at the home of Anne Navasky. Minutes submitted by Eva Thaddeus.

Attending

Michael Rosenberg, Anne Navasky, Susan Krim, Alfred Souza, Judy Reibel

Financial Report

Susan Krim gave the financial report.  We currently have $12,300 in our Savings account (for Capital improvements) and a total of $13,800 in our operating account.

Tennis Court

Anne reported that several families wanted to get the tennis court put in useful condition. She also requested that some members wanted to put up a regulation basketball post and net at the edge of the tennis court at their own expense.   The consensus of the Board members present was that there was no objection to either of these per se, but that we need to know what the costs would be for the fence and that the basketball net installation should be coordinated with the fencing in a manner that was not obtrusive or dangerous.   Anne will get a fencing estimate.

Barn Repairs

The cost to bring the barn up to stability is prohibitive, one rough estimate from a contractor was $100,000 and one was $75,000.   Anne will try to get a written estimate from the $75,000 contractor.  There is partial interest from Board members in taking out a mortgage to save the barn.  This possibility will be posed to the entire community at the next full community meeting.  Meanwhile the board approved a  cleaning of the barn.  Anne will get an estimate from the Junk Man and if it is reasonable we shall send out a memo to the community that personal items should be removed or they will be disposed of by a certain date, hopefully in August. Henceforth personal items should not be stored in the barn.

Recycling

Recycling was discussed.   David Mizner spoke to Carmen Barbato, Jr.    He can provide a dumpster that will receive all recyclables and he will charge $125 per “pull” (each time it has to be emptied). The Board approved this unanimously and has given David permission to follow through with Carmen.

Home Rentals

The Rental of their homes, by community members was discussed.  It was decided that the renters should understand that they cannot have group rentals and that they should be told to use discretion when having friends join them at the pond.

Road Repairs

Tom Shepherd visited to give a report on his tour of the roads with Carmen Senior.   40 years worth of leaves and material have collected at the sides of the road and have built a ridge that directs water back to the center of the road.  The first order of business is to vacuum the sides to rid us of the leaf and detritus build-up.   Then  Carmen can access the material and also dig out the ditches at the road sides.  At the same time, he can replace the 3 or 4 culverts that need replacing.  Tom will bring us an estimate for the vacuuming which he thinks will be in the area of $1500.  The whole job should be about $12,000.   The Board approved all of the preceding  to the amount of $15,000.

Community Meeting

The Board established a full community meeting for Sunday, July 15.   A notice will be sent out by Anne Navasky.

With no further business, the meeting was adjourned.

The meeting was held at the home of Anne Navasky. Minutes submitted by Anne Navasky.

Present

Alfredo, Michael, Susan, Judy, Eva, Annie

Previous Minutes

Minutes from annual meeting were reviewed and approved unanimously.

Tennis Court/Orchard

Eric Schnackenberg declined to bid on the tennis court, but gave us a bid on the orchard fence that was over $3000, which is too much for us at this point.

Eva inspected the tennis court and found that the surface as well as fence would need to be redone. Eva will look into Random Harvest’s type of fencing as a lower-cost possibility for the orchard.

Judy noted that  the tennis court is an asset to the community and should not be let go.  There is the possibility that somebody at Herrington’s will know who does tennis courts and can give a price. Judy will look into this.

Forestry Program Tax Savings

Ted Truman, our neighbor, is enrolled in the NYS Department of Environmental Conservation Program 480A, which requires participant landowners to manage at least 50 acres of their property as an undeveloped, sustainably managed woodlot.  As compensation the property assessment is reduced by 80%.  Eva has been in communication with the consultant who wrote the Truman application and will continue to look into it as a possibility for us.  The Board expressed interest in possibly enrolling a year from this December (applications are due in December)

Possible Mortgage from Key Bank

Question:  as a homeowners association, are we eligible to receive a Home equity loan/Home equity line of credit?  Annie will continue to research this question.

Jane Rose Site

The Board considered options for relocating Jane Rose’s site at a potential buyer’s request and voted unanimously to do nothing at present.

Road Repairs

Tom Shepherd asked a tree guy to give an estimate and proposal for what he thinks is needed for road. The tree guy says, “Within 2 years it will get washed out if we do nothing.” We are losing ditches and drainage, as well as ability to push snow away.  He recommended a 3-4 foot cutback on both sides of the road. Also trees ready to fall will be cut back. He can make the decision about whether a big old tree can stay or go.

The tree guy will charge us $7500 provided that 1) we pay cash, and 2) we don’t interfere with his decisions. Carmen can do culvert replacement for $2500. He charges by the hour for ditches — it could possibly cost about $7500. Susan estimates $14,000 total to secure road from being washed out.

Financial Report

We have the funds to do the road (cutback, ditches and culverts) immediately without an assessment. The board voted unanimously to fund and begin roadwork immediately (cutback, ditches and culverts)

Barn Restoration

Rich Herrington came to look at it.  He estimates it was built around 1865, and says it is worth saving.  He gave recommended Wes Coon, a local farmer who specializes in repairing barns, is doing a barn in Rhinebeck, and is doing the cement work at the Random Harvest. He says the back beam is split, and needs new sills, so process would be as follows:

1. Remove floors
2. jack it up
3. Put in new sills
4. Pull the beams back into shape

He estimates $50,000 to stabilize the structure and he can start work in the fall.

The board agrees that in principle, depending on cost, we want to stabilize and save the barn. Annie and Susan will pull together a proposal within next couple of weeks that will include mortgage, bylaws, quote for barn repair that includes painting the barn. [n.b. from Bruno: there may be tax credits available to offset some of the cost]

* Depending on cost, ways to finance the barn repair will be discussed at our next meeting.

Farmhouse Repairs

A second dehumidifier was installed in the basement, and a leak fixed in the oil tank. Debbie will be keeping the dehumidifier on from May till September.  The basement shouldn’t be used for storage any more.

A rotting window needs to be replaced.

With no further business to discuss, the meeting was adjourned.

Meeting held at the home of Anne Navasky; minutes submitted by Eva Thaddeus.

Present

Anne Navasky, Joanna Merlin, Michael Rosenberg, Susan Krimm, Judy Reibel (community member Wendy Liddell also attending).

The meeting was called to order by Michael Rosenberg.

Road Repairs
There was a discussion of the state of the Hillsdale neighbors road.  Tom Shepherd has been pursuing a road engineer to go over all of the trouble spots with him in order to try to find a solution to the problems that would be more permanent than the current solution offered by Carmen Barbato, which is to patch as the problems arise. Four main trouble spots were delineated: the area between the farmhouse and the Rosenberg house, the area in front of the Reibel house, the dip in the road leading to the four houses on the hill, and the back road leading to the Liddell house and the Souza/Viso house.  Judy pointed out that Carmen’s repair system has been working for us for 40 years.   Anne pointed out that he often tries to avoid bringing in new gravel when it is needed because he knows that we are trying to keep costs down.  Susan said that Tom Shepherd may need to find a new engineer, since the one he is pursuing seems to be unavailable recently.

Financial Report

Susan Krimm gave the financial report.  As of April 2, 2017 the community had $11,441 in the savings account and $9122.12 in the checking account with another $2000 about to be deposited, making the balance $11, 122.12. She related that the community will be processing a 3% increase in rent for Debbie Meier in June, 2017.

Farmhouse

There was a discussion of the farmhouse.  Tom looks in twice a year to do “troubleshooting”.  As to repairs in between times, Debbie should email Michael Rosenberg and he will take care of the problem.  She should be notified that in an emergency, should she not find anyone available to help, she should call repairmen and take care of the emergency herself.  The community will reimburse her for appropriate expenses.

Annual Meeting

An agenda was set for the Annual Community Meeting, which will be held on July 16th.

• Introduction of new members  (Including Eva Thaddeus)
• Letting the community at large know that Jane Rose’s site is on the market
• The road.
• The fence around the tennis court—wire fencing with steel posts is what is required.
• The Barn:  we have a received a very approximate estimate to make it sturdy and “save” it for the future. We should discuss as a community the pros and cons of mending it and the suggestion that we take out a mortgage to do so.

The meeting was then adjourned.

Meeting held at the home of Susan Krim; minutes submitted by Anne Navasky.

Present

Anne and Victor Navasky, Joanna Dretzin, Judy Reibel, Marti Bone and Michael Rosenberg, Susan Krim

Present by Proxy

Frank Haupel, Bruno, Miri and Jenny Navasky, and Patrick Thaddeus

Absent

Charles Perrow, Deborah Meier and Jane Rose

Financial Report

Michael Rosenberg chaired the meeting and called first on Susan Krim to present a financial report.   Susan reported that as of June 12, 2016, the community had  $11,353 in the Chase checking account and $6,339 in the Chase savings account (with some large bills expected in September, such as taxes and insurance).  She also pointed out that there were two expensive projects that the Board has been considering: 1) tennis court fence and 2) major road repair. There was a discussion of the two expensive projects.

Tennis Court

Susan posited the question of how many people would use the tennis court. Michael pointed out that even if community members did not use the court themselves, a functioning tennis court would be an asset for those who contemplated renting their house in the summer months.

Road Repair

Anne described  the areas of the road which needed special attention:  the severe dip on the way to the Blackman, Dretzin , Thaddeus and Navasky houses; the flat area in front of the Reibel house; and the turnoff road that runs past the Haupel and Perrow houses.  Anne will explore hiring an engineer to make some suggestions of how to approach the repair.  Susan and Michael said they would ask Tom Shepherd to look at it and see if he could work with Carmen Barbato to make some successful permanent repairs.

Recycling

The recycling issue was brought up again.  Susan reported that she had asked Carmen Barbato to start recycling, but it was never effected.  She also suspects that although we may present him with recycling bins, that the garbage is not actually recycled on his end at his private dump. No resolution was reached.

Community Orchard

Anne presented a proposal by Eva Thaddeus and Bruno Navasky to turn a small tract of land on the far western side of the meadow south of the pond, into a small fruit orchard.  They would first designate the area, have Will Chase plow it, they would plant a cover crop for one season before planting the trees.  The community would be responsible for plowing and purchasing the trees ($50 to $100 apiece).  This proposal passed unanimously.

Farmhouse/Barn Repairs

It was decided to ask Tom Shepherd for a proposal to fix the barn. Tom also looked at the stairs in the Farmhouse leading to the basement, and said because the area is too narrow for a banister to be installed, they should be used only by workmen and not the tenants.

Board Election

Michael called for nominations for the Board.  There were no new nominations and the current board agreed to serve for the next year.  Their election was unanimous.

With no further business, the meeting was adjourned.

The meeting was held on the morning of June 12, 2016 at the home of Judy Reibel. Minutes submitted by Anne Navasky.

Present

Michael Rosenberg, Frank Haupel, Susan Krim, Judy Reibel, Anne Navasky and Joanna Dretzin.

Michael called the meeting to order.

Financial Report

Susan reported on the financial condition of the community, which seems to be good.   At this moment the capital fund (savings) has $ 6180 and our regular account (day to day useable funds) has a balance  of $ 11,600.  There are no arrears.  Susan warned that we shall have expenses coming up, and a discussion of the Road ensued.

Road Renovation

The road is going to need major renovation at the dip leading up to the 5 houses on the hill.   Anne volunteered to explore the possibility of having a road engineer look at the road before Carmen does any patching.  It was decided to ask the engineer to look at 3 problem areas:  1) in front of the Perrow house where water collects, 2) the dip in the road, and 3) the flat area in front of the Reibel house.

Farmhouse

There was a discussion of the farmhouse rent.  We did not increase the rent as agreed upon in 2015.    Therefore there will be a 6% increase  in July, 2016.  (This amounts to $72 per month).   The next 3% increase will be in July 2017.  Susan has asked Tom to inspect the farmhouse to make sure there are no ongoing safety issues, after Debbie mentioned problems with the stairs leading to the basement.

Geese at Pond

There was a discussion of the problem of some geese possibly settling at the pond.  Various methods of removing geese were suggested.  The Board decided to wait And see if they disappeared by themselves.

Community Orchard

There was a discussion of a suggestion made by Eva Thaddeus and Bruno Navasky to plant a small and limited fruit tree orchard in the field to the south of the pond.  The board decided that it would be a good idea and Anne was instructed to have Eva and Bruno mark the area they were interested in planting.  Community members who are interested in this will be able to see the anticipated area and make comments.  Judy Reibel requested Peach trees.  Since the earth has to be turned over first and left to air, the actual project is not imminent.

Annual Meeting

An Agenda for the coming community meeting was decided on.   It is as follows:

• Michael will chair the meeting .
• Susan will give a financial report and summarize what’s been accomplished this past year.  (ie. the septic installation, the removal of the old tennis court fencing).
• Michael will call for a discussion of new fencing at the tennis court and the proposal for an orchard.
• Michael will call for a vote of officers.  He will then adjourn the meeting.

With no further business to discuss, the current meeting was adjourned.

Meeting held at the home of Susan Krim; minutes submitted by Anne Navasky.