BB 2008 Minutes

DRAFT

MINUTES OF THE BANANA BAY CONDOMINIUM ASSOCIATION

BOARD MEETING

held Wednesday August 27, 2008

1. CALL TO ORDER:

The meeting was called to order at 6:30 p.m. by Clyde Hoover, President.

2. ESTABLISH QUORUM OF DIRECTORS:

Clyde Hoover-President, Don Baumann-Vice President, Joy Taylor-Secretary, Donna Sands-Treasurer and Gisela Klettke-Director were in attendance. Kathy Watts of Reconcilable Differences attended and tape recorded the minutes of the meeting.

3. PROOF OF MEETING NOTICE PROPERLY POSTED:

Kathy Watts confirmed that agendas had been posted more than 48 hours in advance of this meeting.

4. APPROVAL OF MINUTES:

Clyde Hoover motioned to approve the minutes of July 9, 2008 as presented. Joy Taylor seconded the motion and it passed by unanimous voice vote.

5. FINANCIALS:

Donna Sands presented the financial report as of July 31, 2008. The Operating Account balance is $52,852 and the MM Reserve balance is $89,092. The Board did elect to move $90,000 from the MM Reserve during the month of July to a CD account due to the recent bank failures, in order to ensure our balances in one financial institution do not exceed the $100,000 insured limitation by FDIC. Funding to the reserves is $9,475 monthly with an ending balance as of this report of $163,242. The balances at Colonial Bank will be monitored regularly and additional CD’s may be purchased. Donna reported a balance in Total Equity of $44,175 and YTD Net Income in the amount of $11,909. It was discovered that several accruals were recorded twice after the adjusting entries from the CPA were made and Donna was happy to report that our financial position looks much better after these entries were corrected. Donna did have some concerns on several line items and posed questions that will need input from RDI. One item was regarding check #6323 issued and recorded on BB books as of June 30 in the amount of $9,180. The description on the check was to transfer from the Operating account to Reserves, although the bank statement for the MM Account reflects a deposit on July 7 in the amount of $7,650. Where is the difference of $1,530? Clyde did ask are the other concerns just a few hundred dollars or so. Discussion ensued regarding a difference of $15,850 that represents work done a while ago by Concrete Restoration in which BB was never invoiced so therefore has not yet paid, but is accrued as a payable on the balance sheet. These funds are not included the Reserve balance stated on the financials, causing a difference between the bank balance and the reserve balance. Donna suggested that for the sake of better business practices, we contact Concrete Restoration to ascertain if our account balance is paid in full and if so, move this amount back to the reserves. Clyde and Don felt that since the Association was not invoiced and the work took almost two years and a lot of phone calls to complete, we should not remind the company about an outstanding balance. All of the Board members agreed that the funds should be moved back to the reserves and properly reflected on the financials.

Donna concluded by saying that she and Michelle have worked well together and assured the owners their money is being accounted for and the financial reporting is being reviewed for accuracy on a monthly basis.

6. UNFINISHED BUSINESS:

Carport repairs update: Clyde felt the section 2 and section 4 carports need to be replaced especially after the additional damage from the tropical storm. Gisela stated she still feels they both can be rejuvenated. Clyde requested Gisela call vendors and get bids for rejuvenating and bringing them up to code in time for the next meeting.

Cleaning company: Clyde stated that the Board member who requested the cleaning issue be revisited has changed their mind so RDI will contact White Apron on Thursday and instruct them to proceed with the cut in services for cleaning and maintenance. The new schedule will begin as of September 1, 2008.

Brighthouse cable: Clyde stated the project is progressing rapidly and most of the residents have complied with the requests for keys. A few residents/owners have failed to give the association keys and/or access. The Board feels that since the residents/owners have been given more than adequate notice, a locksmith will not be called to gain access and rekey the locks. Owners who do not comply and therefore do not receive the upgraded cable will have to pay for the work themselves when they need it. Clyde felt the whole process and the Brighthouse personnel have been very professional.

7. NEW BUSINESS:

Discuss landscape parameters: Clyde displayed the Banana Bay handbook that all owners received years ago. He stated there were discrepancies between the rules and what the landscapers have been instructed to do. Clyde felt the Rules & Regulations need to be updated and requested the grounds committee undertake the project to clarify the handbook and to update what is incorrect. Gisela stated she and her committee would attempt to simplify the handbook. Resident Dan Boscarino offered his assistance as well.

Committees:

Grounds Committee:

Replacement of some shrubs:

Gisela reported that some of the shrubs in the islands are dead and made a motion for the Board to approve the purchase of approximately 30 – 3 gal plants for a cost of not more than $300. Joy Taylor seconded the motion and it passed by unanimous voice vote.

Don Baumann presented the amendment, Article V-Paragraph 3, where it states that balconies and fences are the association’s responsibility. Because the Association is responsible, they have a right to require that plants and vines be kept from growing through and up the fences because this can cause acceleration of deterioration.

Vegetation debris was discussed and it was felt the association should bear the cost for the removal of large piles of courtyard debris since we require the courtyards to be maintained.

A letter from Commercial Mowers was distributed. It stated that due to the wet conditions due to Tropical Storm Fay, mowing would be postponed. The missed week will be added to the end of the contracted weekly mowing schedule in October. Banana Bay will not be paying for a service not received. The weekly cutting schedule will be performed a week longer than the contract specifies. Some Board members felt Commercial Mowers was not fulfilling the contract and service was not up to par. It was felt the time was not being spent on site and there was a lack of personnel. It was also felt Commercial Mowers was not weeding the islands as required. Gisela Klettke made a motion to give Commercial Mowers a six (6) week notice to clean the property. Joy Taylor seconded the motion. Gisela Klettke, Joy Taylor and Donna Sands were in favor of the motion. Don Baumann and Clyde Hoover were against the motion. The motion passed with a majority vote. RDI will contact Jon from Commercial Mowers and request a meeting to discuss the issues some Board members have.

Bid for sod around clubhouse:

Gisela requested a bid on a pallet of sod for around the clubhouse. Commercial Mowers quoted $300 per pallet, installed.

Building/Bids:

On Tuesday, August 26th Don Baumann, Gisela Klettle and Kathy Watts met with Claudia from Existing Structures to inspect the walkways and columns of the mid-rises for deterioration and suggest the next course of action. As soon as the report is received, the Board will receive a copy and discuss the next step.

Building leaks:

There appear to be numerous leaks in the mid-rise units with no obvious reason. Don Baumann made a motion for authorization to contact a leak engineer to determine the reason for the leaking and an estimate to correct the problem. The estimate and inspection would be at no charge to the association. Donna Sands seconded the motion. Don Baumann, Clyde Hoover, Donna Sands and Joy Taylor were in favor of the motion. Gisela Klettke was against the motion. The motion passed by majority voice vote.

Orientation Committee:

Nothing to report at this time.

Social Committee:

Nothing to report at this time.

8. ANNOUNCEMENTS:

Clyde stated Clayton & McCulloh has a set of the revised documents for when the association decides to go forth with amendments. RDI will check to see how much of a credit Banana Bay has.

Gisela had earlier requested RDI contact Waste Management to cut service on dumpster pick up from twice a week to once per week since she felt trash removed more than once a week was not necessary. Discussion ensued on whether this was feasible due to the amount of trash, additional odor and the lack of sanitation this action would cause. The majority if the Board felt this was not an option.

Don Baumann gave a report on the Canary Date Palm that had blown over during the tropical storm. Jon from Commercial Mowers had researched individuals looking for palms in an effort to hopefully obtain a buyer for the palm since those palms are quite expensive and it was not feasible to try and replant the palm. After an extensive search by Commercial Mowers, it was determined the prospective buyer for the palm felt it was going to be too expensive to transport it to Tampa. Jon will continue to look for a buyer.

9. OWNER INPUT:

The Board discussed the issue of allowing residents to speak during the meeting. Clyde stated the Board agreed long ago to allow the practice of residents speaking on issues being discussed, when acknowledged, during the meeting. The present Board agreed to continue the practice. Gisela felt the owners should only speak at the very beginning of the meeting but Clyde explained a resident would not be able to discuss a subject or give their opinion until they knew what the Board was saying.

Sharon Millican requested information on the patio furniture for the mid-rises and stated the furniture presently there was not useful. Sharon offered to purchase a table and umbrella, possibly at Palm Casual since Kathy had already researched prices. Gisela Klettke made a motion to authorize the purchase of a table or umbrella with a limit of $300. Joy Taylor seconded the motion and it passed by unanimous voice vote.

10. SET NEXT MEETING DATE:

The next meeting is scheduled for Wednesday September 17, 2008 at 6:30pm.

11. MEETING ADJOURNED:

With no further business to conduct, the meeting adjourned at 8:45pm.

Respectfully submitted,

Kathy Watts, CMCA, LCAM #27668

Reconcilable Differences, Inc.

MINUTES OF THE BANANA BAY CONDOMINIUM ASSOCIATION

of the BOARD MEETING

held Wednesday July 9, 2008

1. CALL to ORDER:

The meeting was called to order at 6:30 p.m. by Clyde Hoover, President.

2. ESTABLISH QUORUM of Directors:

Clyde Hoover-President, Don Baumann-Vice President, Joy Taylor-Secretary, Donna Sands-Treasurer and Gisela Klettke-Director were in attendance. Michelle Dugan and Kathy Watts of Reconcilable Differences attended and tape recorded the minutes of the meeting.

3.PROOF OF MEETING NOTICE PROPERLY POSTED:

Kathy stated that agendas had been posted more than 48 hours in advance of this meeting.

4. APPROVAL OF MINUTES:

Clyde Hoover motioned to approve the minutes of May 21, 2008 as presented. Donna Sands seconded the motion and it passed by unanimous voice vote.

5. FINANCIALS:

Donna Sands presented the financial report and stated the Reserves are being funded on time and as of May 31st have a balance of $123,625. There is $51,337 in the Operating Account. The draft presented for June 30th shows balances of $141,043 in Reserves and $46,459 in Operating. Donna stated she has received the adjusted journal entries from the CPA. A discussion on equity ensued where Donna informed all that as of the June draft financials, the Net Income reflects a loss of $5,449. Donna stressed that with the final adjusting entries for 2007 year end recorded, we can now confirm the correct total of negative equity and continue to show Net Income losses YTD in 2008. .Clyde stated that even though the financials may show a negative balance right now, it doesn’t necessarily mean the association is in bad shape and most times it balances out as the year progresses. It may also be because of bad debts which the association has no control over. Donna reiterated that something has got to turn the losses around and recover from bad debt in prior years rather than continuing to carry them year after year. RDI requested the authorization to send unit 1803 to the attorney for collection action and all approved. Donna will complete and file the paperwork for the lien on 1702.

6. UNFINISHED BUSINESS:

Carport repairs update: Kathy presented the estimate from American Eagle to replace carports in Sections 2 and 4 for a cost of $41,000. Gisela felt the carport in section 2 could be repaired and that she had looked at the top and saw nothing wrong. Kathy reminded her there are holes in the roof and pieces of rust are falling on the cars and there’s a structural issue. Don was requested to schedule a meeting with American Eagle, Gisela, Bob and Kathy to determine if repairs were possible. Donna added that the current balance in the Carport Reserve as of June 30th is $20,830 and is supplemented each month in the amount of $2500. RDI stated there would be funds in the operating “carport repair” to cover the difference of what’s in Reserves and the estimate presented. There was audience discussion and Gisela felt Roberts Rules of Order should be used and that residents are there to listen and not talk.

Midrise pool – table and umbrella: Donna suggested taking the table from the south pool and exchanging it with the table from the north pool. Donna had ordered an umbrella stand but it wasn’t feasible due to the table’s design. Resident Sharon Millican stated the north pool needs a decent table with a commercial crank umbrella. Clyde stated that most of the tables have been donated and the association should be able to purchase a table and umbrella. Donna made a motion to purchase a table and crank umbrella that can be used with the stand previously purchased, not to exceed $300 without Board approval. Don Baumann seconded the motion and it passed by unanimous voice vote.

Cleaning company: Kathy presented a spreadsheet on what services would be removed if the Board proceeded with its intent to cut the cleaning schedule with White Apron. The changes in service would be as follows: Cleaning all four (4) mailbox kiosks would go from twice (2) weekly to once (1) per week; Sweep and mop all 4 exterior bathrooms would go from twice (2) weekly to once (1) per week; Sanitizing all pool furniture would be unchanged at once (1) per month; Clean midrise walkways and elevators would go from three (3) times weekly to twice (2) per week; Sweep hallways and wipe railings would go from three (3) times weekly to twice (2) per week; Sweep stairways would continue twice (2) per week. The Clubhouse/Pool schedule which includes vacuuming the carpet, cleaning kitchen and floor, cleaning glass walls and windows, and inspecting and cleaning both pool areas would go from five (5) times per week to once (1) per week. Don explained the walkways, pools, clubhouse and elevators are common property and need to be maintained. The Management Company strongly advised against cutting any cleaning services and informed the Board since the cleaning company had not raised their fee in 7 years, that if the Board cut services then decided they wished to return to the previous schedule, White Apron would not honor the former price but would rebid. Don Baumann made a motion to leave the cleaning schedule as it is, at a cost of $800 per month. Clyde Hoover seconded the motion. Don and Clyde voted for the motion. Donna, Joy and Gisela voted against the motion. The motion did not pass.

Parking stickers: Clyde asked if there was justification in spending the funds for stickers. Resident consensus was that having a sticker was a waste of funds in that many would not even want to use them and they would not show through tinted windows. It was also felt each area will police themselves. Don read from the DOCs and stated each owner was entitled to one reserved parking space. Joy Taylor made a motion not to purchase 500 stickers for the cost of $200. Clyde Hoover seconded the motion. Clyde, Joy, Don and Donna voted for the motion. Gisela opposed the motion.

Brighthouse cable: Cable television and internet quality in the mid-rise and townhouses is inadequate for the digital change in 2009. There have also been numerous complaints about reception. Brighthouse had previously made a presentation and have inspected the cables. The new contract will allow Brighthouse to install all new cable lines and inside attachments (home bases). In this new contract, Brighthouse will then be responsible for all future cable repairs. This contract also limits annual increases to 5% per year instead of the current 10%. The monthly fee will increase slightly but the problems will be resolved. Clyde Hoover made a motion to accept the contract from Brighthouse. Don Baumann seconded the motion and it passed by unanimous voice vote.

Hurricane Plan Documentation: Donna felt the Hurricane Plan presented by Reconcilable Differences was very well done. Donna questioned the verbiage in several places through the document regarding items stating TBD; specifically pertaining to the associations’ office business files. It was suggested that Bob could be asked if he would load the file cabinet from the clubhouse office in his truck and move it to his home for safekeeping in Port St John. Clyde Hoover made a motion to accept the Hurricane Plan as presented. Don Baumann seconded the motion and it passed by unanimous voice vote. It was requested the plan be posted on the web site. Clyde also suggested the association make sure they have keys for all the units.

Response on owner profile updating: Donna stated she would like to see all update changes before the forms are filed. Kathy stated she would pull any forms already filed and leave them and any new forms in her box.

7. NEW BUSINESS:

Committees:

Grounds: Gisela stated Joy and Edna Maloney have volunteered to serve on the committee. Duties would include inspections but any changes need Board approval. Irene stated the Carrotwood tree by the 2300 Building makes quite a mess. Bob has been working extensively on the sprinklers. Gisela reported the zones all ran at the same time. As of now the sprinklers appear to be working well. Gisela stated Commercial Mowers isn’t handling the sprinklers. Clyde informed her Bob wanted to do the sprinklers himself therefore Commercial Mowers was instructed not to get involved with them. Edna Mahoney felt the area around her unit looks better than it has in months.

Building/Bids: Board felt the building and bids committees could be combined with Don Baumann as the Chair. Don and Kathy inspected the midrise railings and presented a spreadsheet of their findings to the Board. There are a few areas that need immediate attention. Don Baumann made a motion for the Board to authorize him to compile bids to identify the issues and to make recommendations to the Board. Joy Taylor seconded the motion and it passed but unanimous voice vote. Clyde Hoover motioned to contract with Claudia from Existing Structures, per Reconcilable Differences’ recommendation, to survey the concrete and make recommendations on any areas that are in need of being addressed. Donna Sands seconded the motion and it passed but unanimous voice vote.

Orientation: Nothing to report at this time.

Social: Nothing to report at this time.

Don made a request that all committees report to the Board with recommendations and when approval is given, give the documentation to the management company to take issue with vendors and /or make necessary adjustments to schedules and workload. Donna stated her understanding was that this was what the Board and committees agreed to even though not all are following through with reports.

Don also discussed the approval of vines on fences at the townhouses at an earlier meeting. It was felt plants need to be at least one (1) foot from the fence. Don feels vines should not be allowed per the governing documents and cited an amendment that made the Association responsible for fences and balconies. With the Association responsible, rules need to be in place to protect these items. Further discussion will be done at a later meeting.

Clyde announced that the City of Cocoa Beach awarded Banana Bay with the Beautification Award and the award will be framed and hung in the recreation room.

8. ANNOUNCEMENTS:

Joy felt it was her responsibility as a fellow homeowner to make the others aware that a sexual predator was living in Banana Bay. This is public record and residents are urged to check out the website www.familyalert.us.

9. OWNER INPUT:

There appear to be vagrants in the dumpster area.

10. SET NEXT MEETING DATE:

The next meeting is scheduled for Wednesday August 20, 2008 at 6:30pm.

11. MEETING ADJOURNED:

With no further business to conduct, the meeting adjourned at 9:40pm.

Respectfully submitted,

Kathy Watts, CMCA, LCAM #27668

Reconcilable Differences, Inc.

MINUTES OF THE BANANA BAY CONDOMINIUM ASSOCIATION

of the BOARD MEETING

held Wednesday May 21, 2008

1. CALL to ORDER:

The meeting was called to order at 6:30 p.m. by Clyde Hoover, President.

2. ESTABLISH QUORUM of Directors:

Clyde Hoover-President, Joy Taylor-Secretary, Donna Sands-Treasurer and Gisela Klettke-Director were in attendance. Don Baumann-Vice President was not able to attend. Michelle Dugan and Kathy Watts of Reconcilable Differences attended and recorded the minutes of the meeting.

3. PROOF OF MEETING NOTICE PROPERLY POSTED:

Manager stated that agendas had been posted more than 48 hours in advance of this meeting.

4. APPROVAL OF MINUTES:

Clyde Hoover motioned to approve the minutes of April 15, 2008 with the corrections discussed: Gisela felt she should not have to give a report to management on issues she feels need attention, and would prefer being the liaison between the association and the landscaper. Donna Sands seconded the motion and it passed by unanimous voice vote.

5. FINANCIALS:

Donna Sands presented the financial report and stated the Reserves are being funded on time and as of April 30th has a balance of $113,909. The association is approximately $10,000 under budget so far this year due to expected repairs not yet being completed. Donna stated she had a meeting concerning financials with Michelle on May 9th and felt it was a productive meeting. Donna Sands requested and made a motion for approval from the Board to contact the CPA, Ron Cole, to answer questions she has concerning Equity. Joy Taylor seconded the motion and it passed by unanimous voice vote.

6. UNFINISHED BUSINESS:

Carport repairs update: Kathy requested approval from the Board to get bids for replacement of 2 more carports. One carport is in section 2 and the other in section 4. The Board gave their approval to proceed with the bidding process since the budget has funds earmarked for this project.

7. NEW BUSINESS:

Dryer vents: The President of Dryer Fire Prevention Company, Philip Charron, sent a proposal for dryer vent maintenance. The proposal was discussed and the majority felt the proposal was too high. Clyde felt it was a safety issue and requested input from the other Board members present. The majority felt some washers are not spinning enough and causing the drying process to take longer. The majority of the Board felt that if a resident thinks their dryer vent is blocked, they need to address the problem/clean the vents using their own funds. The Board discussed budgeting to clean the vents in future years. Gisela and Bob will check the mid-rise stacks for blockage and the Board requested Dryer Fire be called to determine if the end 3 bedroom units in the midrises are on a single stack or if they are also all individually vented.

Dumpster - fencing bids: Kathy from RDI presented the Board with 2 bids for fencing around the vegetation dumpster behind the midrises, as requested last month. East Coast Fencing was $2,934.54 and Custom Fencing bid the project at $2,100. The Board felt it was not necessary to fund the project at this time, since the dumpster is rarely overloaded and unsightly.

Mid-rise – 4th floor gutters: There have been complaints about the gutter on the 4th floor of the 2300 mid-rise overflowing whenever it rains. Kathy stated she is aware of the issue and has requested Don Baumann accompany her to inspect the gutter next week.

Landscaping concerns – palm at clubhouse: The Board felt that Oleanders that are away from the buildings should be allowed to grow taller in order the enable the buds to bloom. Plants by the buildings will still be trimmed. Vines will be allowed on fences as long as they do not protrude over a foot onto common property and do not have “suckers” that would cling to the wood. Clyde Hoover made a motion to remove the queen palm in the clubhouse courtyard. Joy Taylor seconded the motion and it passed by unanimous voice vote. RDI will inform Commercial Mowers of the decisions.

Mid-rise – table and umbrella request: Residents have requested a table and umbrella, with a holder, since the present table will not allow a holder allowing the umbrella to be secure. Donna Sands offered to investigate a holder for the existing table; possibly a cement holder.

Committees:

Grounds: Gisela requested the email address and phone number for Jon at Commercial Mowers since she is now the liaison.

Building – White Apron: Donna Sands questioned whether it was necessary to have Conrad clean some areas 3 times a week. RDI was directed to contact White Apron and inquire as to what services they could provide for $400 a month instead of the $800 presently being paid.

Orientation: The updated owner profile was discussed by the Board. Section 15 of the form will be changed to read “any person staying” instead of “family members”. Completed forms will be sent to RDI and copied to Donna who will keep track of the forms received.

Kathy from RDI strongly stressed the Board needs to confer with the association’s attorney before charging any renter or new owner an application fee since it does not state in the governing documents that the association is allowed to.

The majority of the Board requested liens be filed by them in order to save attorney fees.

Clyde thought there was a revised copy of the governing documents and requested Michelle be asked if she has seen one. The Board feels the documents need to be condensed.

8. OWNER INPUT:

Clyde brought up a plumbing issue in the 1300 building in the past week. Two of the units were flooded and it was felt the water was coming from the emergency line which appears to end at a cement wall under the building. Clyde felt he’d be able to obtain “as built” blueprints from the builder John Butler. Clyde felt the expenses incurred by owners when damage is caused by inadequate drain lines should be reimbursed by the association. The Board will research the drains to determine where the drain lines are. The Board also felt owners should be made aware that their individual shut off valves may not work due to corrosion.

9. NEXT MEETING DATE:

The Board felt that unless there is an issue that needs discussion, the meetings will be curtailed for the summer and resume in September.

10. ADJOURNMENT:

With no further business to conduct, the meeting adjourned at 9:00pm.

Respectfully submitted,

Kathy Watts, LCAM #27668

Reconcilable Differences, Inc.

MINUTES OF THE

BANANA BAY CONDOMINIUM ASSOCIATION

of the BOARD MEETING

held Tuesday, April 15, 2008

1. CALL to ORDER:

The meeting was called to order at 6:30 p.m. by Clyde Hoover, President.

2. ESTABLISH QUORUM of Directors: Clyde Hoover-President, Don Baumann-Vice President, Joy Taylor-Secretary, Donna Sands-Treasurer

and Gisela Klettke-Director were in attendance. Kathy Watts of Reconcilable Differences attended and recorded the minutes of the meeting. Thirteen

(13) members also attended.

3. PROOF OF MEETING NOTICE PROPERLY POSTED:

Manager stated that agendas had been posted more than 48 hours in advance of this meeting.

4. APPROVAL OF MINUTES:

Clyde Hoover motioned to approve the minutes of January 22, 2008 as written. Don Bauman seconded the motion and it passed by unanimous voice

vote.

5. UNFINISHED BUSINESS:

Carport repairs update: Kathy reported she, Don Bauman and Bob Szcerba inspected the finished carport at Section One and requested the company

add knee braces for additional stability. Don felt the exposed screws needed to be painted or covered with a plastic tip and one area in the northeast

corner could use an additional screw. The final check and certificate of completion will not be signed until the Don is satisfied with the construction.

The Board and owners are very pleased with the look and color of the carport.

Midrise alarm installation completion: After numerous visits the Fire Marshal has signed off on the alarm system for the mid-rises. Management wishes

to thank all the mid-rises residents for their patience.

Flag pole: In order to enable Bob to hoist the flag, the Board approved the cost of renting a bucket truck for $75 per hour to restring the rope on the

flag pole and to replace any bulbs necessary on the tall parking lot light poles.

6. NEW BUSINESS:

Dryer vents: The President of Dryer Fire Prevention Company, Philip Charron, sent an email to management after his company was called to clean a

unit’s duct. The following are quotes from his letter which was presented to all Board members: “the wind speed started as 2 mph and was 9.1 mph

after our work….this unit should have the duct replaced. It is only .3 mph above the danger threshold of 8.8 mph. Anything below that speed will

allow moisture to condense in the duct. The difference between a starting speed of 2 mph and an after speed of 9.1 mph indicates a real danger of

fire. The poor configuration of this duct seems certain to continue to cause trouble. Don stated it would be prudent to have a scheduled service since

it would be dangerous if the dryer vents got clogged. There was discussion about scheduling cleaning of these between 18 and 36 months. Clyde

requested Management get some prices for a scheduled service every 18-24 months.

Committees:

Grounds/Buildings: Gisela offered to chair a committee on grounds and buildings. Gisela felt a group is needed to see things with a new eye. Bob

maintains the grounds and buildings and all agreed he does an excellent job.

Bids: Clyde requested Don chair the bids committee due to his expertise. Clyde explained to the owners present that the procedure used to be to

automatically take the lowest bid which doesn’t always work out.

Orientation/Welcoming: Gisela stated she felt the association should inquire as to the criminal record of all prospective owners and renters. Gisela also

suggested the association sign off on all applications (renters and new owners) and charge a fee of $100. Michelle Dugan from RDI strongly suggested

the Board consult their attorney before adopting this procedure since the governing documents do not state this procedure is allowed. Clyde asked

Gisela to get a new renter/owner packet together for review at the next Board meeting. Clyde suggested getting 3 or 4 items together for a mailing and

Jim Millican suggested adding an owner update form to that mailing. It was suggested to list the proposed committees and ask if anyone would be

interested in participating.

Social: Clyde stated there used to be many covered dish gathering and would like the association to be more of a community again.

7. ANNOUNCEMENTS:

-Gisela suggested protective sleeves be purchased and placed around the base of each lamppost when they’re replaced.

-Don announced the Citizens Patrol is touring the property more often. Clyde stressed residents need to call the police when there are disturbances or

suspicious activity. Clyde also suggested the association get the city codes on what the police are required to respond to.

-The issue of parking was brought up and one vehicle was towed last week. Kathy from RDI will compile prices on parking decals and present it to the

Board.

8. OWNER INPUT:

a.) It was brought to the attention of the Board that more of the trees at the mid-rises needed trimming as they were rubbing against the garage roofs

and the gutters. Kathy will contact Commercial Mowers and make the arrangements to have them trimmed back.

b.) RDI received a complaint from an owner about the vegetation dumpster in the south mid-rise parking lot. Kathy had previously emailed the Board

with a brief history on why it’s there. “There used to be a large aluminum dumpster on wheels in section 3. When the wheels broke, Waste

Management informed us they wouldn't be using aluminum anymore and went to a steel dumpster that had to be stationary. The only place WM and

Bob felt it could be placed was in that particular place in the 2300 parking lot since the truck has to be able to get to it in order for it to be emptied. As

for the usage, it's primarily for residents and Bob to put vegetation in. Waste Management comes on Wednesday to empty it.” Clyde suggested a

fence be built around the dumpster to shield it or another place be found. Gisela volunteered to look for new placement.

c.) It was stated the palm tree in the Recreation Room courtyard needed to be trimmed. Kathy will contact Commercial Mowers about the trim.

d.) Mid-rise railings: it was determined there are some railings sinking and rotting out. Members asked if it would cheaper to just replace them. Don

stated it would cost approximately $52,000 to replace them all. Clyde questioned whether each floor could be scheduled to be done at intervals. Don

suggested repairing instead of replacing since they will continually rot. The Board requested RDI identify issues with the mid-rises and contact Dave

Westner to repair them.

e.) Janet Weiss presented specs to replace the windows on the screened area of her unit and requested approval from the Board. After examining the

design and specs, Don Bauman made a motion to approve the specs presented. Donna Sands seconded the motion and it passed by unanimous voice

vote.

9. NEXT MEETING DATE:

Clyde asked the Board members if Wednesday would be a more convenient day for a meeting and since there was no objection, further meetings will

be on the 3rd Wednesday of the month. Therefore the next meeting will be scheduled for Wednesday the 21st of May at 6:30pm.

10. ADJOURNMENT:

With no further business to conduct, the meeting adjourned at 8:15 pm.

Respectfully submitted,

Kathy Watts, LCAM #27668

Reconcilable Differences, Inc.

MINUTES OF THE

BANANA BAY CONDOMINIUM ASSOCIATION, INC.

ANNUAL MEETING

Held TUESDAY, MARCH 4, 2008

7:00p.m.

1. Call to Order:

Clyde Hoover called the meeting to order at 7:00p.m. There were not enough members present or by proxy to establish a quorum. 80 unit owners

were required to have this Annual Meeting commence. Only 24 members were present and 37 mailed in their proxies.

2. Establish Quorum of Directors:

Vice President Clyde Hoover, Secretary Don Bauman, Treasurer Irene Nishirmura, and Directors Jim Millican and Kelly Pemberton were in

attendance. Michelle Dugan and Kathy Watts of Reconcilable Differences attended the meeting and Tina Lybarger of Reconcilable Differences

recorded the minutes.

3. Appoint Chairman and Inspectors of Election Committee:

Volunteers were requested from the audience to count and validate the ballots received. Three residents, Janet Weese, Lisa Mulloolly, and Barbara

Salber, offered to serve, and Property Manager Kathy Watts also offered to count ballots. They were directed to start opening outer ballot envelopes

at that time.

4. Collection of Ballots not yet cast:

Ballots were turned in during sign in and handed to manager Kathy Watts as they were received.

5. Speakers while ballots were being counted:

RBC Centura Bank: Christy Whelan and Bridgette Parchment

Bridgette Parchment spoke to attendees about ID theft. A pamphlet was given to all who attended, along with a flyer for quick referencing re:

information on protecting your identity. Bridgette spoke on how to guard your personal information, use of unique passwords, controlling incoming and

outgoing mail, ordering your credit report every year and what to do if there are mistakes and you are a victim of identity theft. Christy Whelan headed a

drawing and Blockbuster gift cards were given to those whose names were pulled from the pool of entries.

Neighborhood Watch: Sgt. Ireland of the Cocoa Beach Police Department and two of her colleagues spoke to attendees.

Sgt. Ireland informed all attendees to call, call, call the police department. If you see anything out of place, strangers, actions, vehicles, etc; CALL!!!!

If you do not call they do not know and cannot help. Throughout Sgt. Ireland’s presentation she stressed over and over again to call. This is what they

are there for. They cannot enforce condominium rules and regulations but they can document situations and place on official record. They can remove

trespassers and they can uphold the law. If you feel threatened or see anything or anyone that is not supposed to be there, call. Of course you can

always call 911 but there are non emergency contact numbers: 868-3251 or 868-3260. Sgt. Ireland informed all of a “National Night Out” which

will be held in August for all residents. Complete information will be available once finalized. She also spoke of the electronic neighborhood watch

program. This is a program set up to email information to participants. Some information contained through the ENWP are alerts, arrests and events in

the city and neighboring areas. She encouraged all with email to sign up.

6. Approval of Minutes from Previous Annual Meeting:

Minutes were again not able to be approved since a quorum of owners was not established through attendees and proxies. This makes three years that

we were unable to attain a quorum of owners. Next year, if a quorum is attained, 3 years’ worth of minutes will have to be approved.

7. Officers Report:

No report given, as a quorum was not established through attendees and proxies.

8. Committee Report:

No report given, as a quorum was not established through attendees and proxies.

9. Election of Directors:

The results of the ballot count were given. The 2008 board will consist of: Donald Baumann, Clyde Hoover, Gisela Klettke, Donna Sands and Joy

Taylor. All outgoing members were thanked for their service.

10. Adjournment:

There being no further information the meeting was adjourned at 8:15p.m.

MINUTES OF THE

BANANA BAY CONDOMINIUM ASSOCIATION, INC.

ORGANIZATIONAL MEETING

Held TUESDAY, MARCH 4, 2008

The meeting was called to order at 8:20 p.m.

After discussion about whether to wait for Gisela Kettke, who did not attend, and the statute that requires the new Board to elect officers within 10 days of the Annual Meeting, Clyde Hoover was asked to serve as president and he agreed. Donna Sands was asked to serve as Treasurer since she has a finance background, and she agreed. Don Baumann agreed to serve as Vice President and while Joy had wanted to serve only as a director, she is a residing owner with a local job and did agree to serve as Secretary if the need for document signing arises, but management assured her that they would take and prepare minutes of meetings and ensure proper mailings will be sent out. Therefore, Gisela will serve as a director.

With no further business to discuss, the meeting was adjourned at 8:30p.m.

Respectfully submitted,

Tina Lybarger, RDI

Kathy Watts, LCAM #27226???

Michelle Dugan, CMCA, AMS, LCAM #17226

Reconcilable Differences, Inc.

BANANA BAY CONDOMINIUM ASSOCIATION

MINUTES OF THE BOARD MEETING

held FRIDAY, JANUARY 22, 2008

1. CALL to ORDER: The meeting was called to order at 6:35 p.m. by Irene Nishimura.

2. ESTABLISH QUORUM of Directors: Secretary Don Bauman, Treasurer Irene Nishimura, Director Kelly Pemberton and Director Jim Millican were in attendance. Vice President Clyde Hoover could not attend. Kathy Watts of Reconcilable Differences also attended and recorded the minutes of the meeting. Nine members attended.

PROOF OF MEETING NOTICE PROPERLY POSTED: Manager stated that agendas had been posted more than 48 hours in advance of this meeting.

3. APPROVAL OF MINUTES: Don Baumann motioned to approve the minutes of the November 2, 2007 meeting. Kelly Pemberton seconded the motion and it passed by unanimous voice vote.

4. FINANCIAL REPORT: Irene reported as of December 31, 2007, the association is approximately $15,685 over budget. Some of the overage is due to the north pool developing two leaks that needed to be repaired, the termite bond and unexpected legal expenses.

5. UNFINISHED BUSINESS:

Carport repairs update: Kathy reported she’s been in contact with American Eagle twice a week for updates and they expect to have the permit within a week. Once the permits are approved, residents will have 5 days’ notice to remove their cars from the carport and park elsewhere until repairs are complete.

Midrise alarm installation completion: The last unit has had their alarm upgraded and we’re just waiting for the extra phone lines to be installed in order for the Fire Inspector to test the alarms and then to sign off on the project.

Fire alarm monitoring: The fire code requires the alarms to be monitored by an outside company with calls directed to the fire department when the alarms go off. The Board felt one dedicated phone line per midrise with the elevator line as a backup would be more than sufficient for safety. The Board suggested a procedure manual for midrise evacuation and requested Reconcilable Differences develop a draft packet for the Board to edit and if necessary make additional procedures. It was stated at least 2 owners from each midrise would check the elevators for individuals in case of a fire and they were unable to exit the elevator. There are also owners not able to navigate the stairs so these procedures would enable them to evacuate safely.

6. NEW BUSINESS:

Rodent problems at townhouses: An owner in building 1100 reported a problem with rodents. Bob is placing traps and bait containers hoping to eliminate the problem. Jim Millican suggested moving the gutter in order to prevent access to the balcony.

Midrise door panels: An owner had asked to paint a mural on the glass panel next to their door on the midrise. The Board stated that was not allowed as it would interfere with the overall appearance of the property.

7. ANNOUNCEMENTS:

-Brighthouse is requesting that anyone having cable interference contact the management company to be put on a list and to also call the Brighthouse office itself to file a complaint. If Brighthouse has enough units with interference, they will upgrade the entire association, midrise and townhomes, at no cost to the association. A notice will be places in the display cases requesting owners to contact RDI and Brighthouse.

-Edna Maloney thanked the Board for all their hard work.

8. OWNER INPUT:

-Ryan Smith from unit 2202 is a Wildlife Officer and has offered to establish a Neighborhood Watch for Banana Bay. Kathy will contact the Cocoa Beach Police and attempt to schedule an officer to speak at the annual meeting in March.

-Terri Booth sent a list of questions for the Board and RDI to answer. They were answered in writing and handed to her at the meeting.

9. NEXT MEETING DATE:

It was decided to substitute a “Meet & Greet” with the candidates instead of a formal February Board meeting. The “Meet & Greet” is scheduled for February 12. 2008 at 6:30pm.

10. ADJOURNMENT: With no further business to conduct, the meeting adjourned at 7:35 pm.

Respectfully submitted,

Kathy Watts, LCAM #27668

Reconcilable Differences, Inc.