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MINUTES OF THE BUENA VISTA CONDOMINIUM ASSOCIATION, INC. BUDGET & SPECIAL ASSESSMENT MEETING held THURSDAY, NOVEMBER 14, 2002 at the Cocoa Beach Library
1. Call to Order The meeting was called to order at 1:00 pm.
2. Establish Quorum of Directors Directors present: President Richard Blyth, Vice President Steve Baer, Treasurer Fran Liggio and Director Rita Stevens. Not present: Secretary Joyce John. Owners in attendance: Mr. & Mrs. Frank Barrisi, Mr. & Mrs. Scillia, Mr. Coots and Brenda Gagnier.
3. Approval of Past Minutes Rita Stevens motioned to approve the minutes of the September 19, 2002 meeting. Steve Baer seconded, all in favor. At this time, Joyce John arrived.
4. Establishment of a Quorum of Members, by Proxy or in Person 13 of 24 units were in attendance, either in person or by proxy.
5. Counting of Ballots Of those proxy votes received, four voted to fully fund reserves, three voted to partially fund reserves and six voted to fund only expenses with no reserve savings. Steve Baer motioned to fully fund the budget. There was no second and the motion died. Rita Stevens motioned to partially fund reserves. Steve Baer seconded this. Discussion: Foundation work is still not completed, a loan is being paid for the next four years for past work that wasn’t funded properly and the door and window replacements have never been done simply because there was “no money”. Other problems were discussed about water leaks, termites and ceiling damage. Vote on Partially funding reserves: Steve Baer and Rita Stevens in favor, Richard Blyth, Joyce John & Fran Liggio not in favor. Motion did not pass. Richard Blyth motioned to only fund actual expenses with no reserve funding. This was seconded by Fran Liggio. In favor: Richard, Fran and Joyce. Opposed: Steve & Rita. Motion passed.
6. Financial Report Michelle reported that there is $1600 in the operating account currently, with $5K in the savings account, which cannot be touched during the life of the loan with Kislak Bank. As for Receivables, one unit has not paid their dues in over a year and hasn’t honored the agreement they requested. The Board will aggressively pursue foreclosure proceedings to collect this income. Two other units are three months behind and one is 2 months in arrears. Accounts are sent to collections if not paid at 90 days in arrears.
7. Presentation of Bids and Discussion of Door, Window and Foundation Costs A. Foundation Repair: There is still the need to complete the foundation repairs to unit #6. Most of the work has been done and has been paid for through the last 3 years. For the final work the Association solicited 3 bids. One refused to bid with so much unknown damage and probable plumbing leaks under the foundation. A general contractor bid $10K and a local handyman, Gary, bid $3500. The $3500 price does not include repairing the plumbing. Richard Blyth proposed contracting with Gary at $3500. Joyce seconded the motion. Discussion: Steve questioned Association responsibility for fixtures although he agreed that the foundation work must be completed. In favor of motion: Richard & Joyce. Not in favor: Steve & Fran. Motion did not pass. Steve motioned to repair the foundation and interior pipes to a level ready for finish work, adding that at conclusion, documentation would show that the work was completed and signed off by owner of unit. This was seconded by Fran. In favor: Steve, Fran, Joyce & Richard, with Rita abstaining since this is her unit.
B. Doors & Windows: After 2 votes in 2 years asking to amend the declaration to make doors and windows the owners' responsibility failed, the Association must take responsibility. Through the years, many owners replaced these items when there was "no money in the Association funds". Discussion ensued. On the eight corner units there are more windows than the mailed spreadsheet showed. Also, some units have more than one door. Although many have been closed up through the years, those that have not need to be replaced. The Board will make a determination after the meeting today about which doors and windows will need to be replaced. Each unit will be billed for it’s own needs. Steve motioned to accept these guidelines to bring windows and doors to a standard with the special assessment based on actual doors and windows in each unit. There will be credits given for doors and windows that have already been replaced and do not need to be re-done. The contractor will be called out again to re-bid the actual cost per unit. This cost will be sent to each owner. This motion was seconded by Rita, all in favor.
8. Owner Input Mr. Coots brought up his concern about the renter in unit#18. Updated status report: With Mr. Blyth’s help, the motorcycle is now in a storage unit and will not be stored at Buena Vista again. The landscaping was questioned. Weeds are not being pulled and now that the irrigation system has been completely checked, chinch bugs are found. A pest control company will be called to spray.
A good and reliable maintenance man has still not been found. The Association can only afford bi-weekly cleaning for 1.5 hrs each time, so cobwebs and dirt do show. Owners need to police themselves and their guests whenever possible. It was stressed that any owner’s belongings left on the walkways, common grounds or in the Association storage rooms will be disposed of if still left out. An owner asked about pressure-washing the walkways, but they will need to be painted immediately after this work, so this job was put on hold for now.
Complaints about noise after 10 pm and before 8 am were received. Letters will be written, but all are asked to keep noise down between 10 pm and 8 am. If you have a problem, the police can be called to ask the noisy residents to be quiet.
9. Approval of Budget As motioned above, no reserves will be funded. On the budget mailed to all owners, maintenance supplies will be lowered and plumbing expenses raised, but the numbers stay the same. Without the reserves funded, the monthly assessment will be $174 per month, with total Association expenses of $50,112 for the year. Joyce motioned to accept this budget, Rita seconded, all were in favor.
10. Approval of Special Assessment As stated and approved above, the $3500 bid for foundation repair was approved and the work will be started soon.
11. Set Next Meeting: The next meeting will be the Annual Meeting, on Monday Jan 6th. When the paperwork is mailed for that meeting, a revised rules list and an owner’s directory will also be mailed to all owners.
12. Adjournment With no further business at hand, the meeting adjourned at 2:51 pm.
Immediately after this meeting, as posted on site 14 days earlier, Board members and management accessed all units to assess which doors and windows needed replacement. Billing will be sent after the contractor gets his final costs set.
Respectfully submitted,
Michelle Dugan, CMCA, AMS, LCAM #17226 Space Coast Property Management of Brevard, Inc.
Minutes of the Buena Vista Special Assessment Meeting held in the Cocoa Beach Library on Thursday, September 19, 2002
CALL TO ORDER: Richard Blyth called the meeting to order at 1:00 p.m. Directors Present: President Richard Blyth, Vice President Steve Baer, Treasurer Rita Stevens. Not Present: Secretary Joyce John and Director Fran Liggio. Owners Present: Brenda Gagnier, Charles Albro, Mr. & Mrs. Frank Barresi, Douglas George and Diane Stevens.
APPROVAL OF MINUTES of MAY 16, 2002 MEETING: Douglas George motioned to approve the minutes as written and mailed to all. Rita seconded, all in favor. Mr. Blyth stated that at that meeting a grounds committee was established which will start working soon and that the proposed house rules mailed out in May would be discussed and approved at the next meeting.
FINANCIAL REPORT: Manager reported that the extra money received by owners in July helped to bring the Operating account to a positive balance and the Association is running close budget except for plumbing repairs. An owner asked why his payments take so long to clear the bank. The SCPM bookkeeper will be asked about that. Kislak Bank required a $5K savings account be set up with them while the $40K loan is repaid over 48 months and this is now in existence but cannot be used. The Association lawyer wrote a final letter before foreclosure to an owner in arrears and they finally responded, asking for 6 months to pay off the balance. The Board agreed to this. It was stated that owners are responsible for all legal fees incurred. There are currently 2 owners 3 months in arrears. 15 day letters were sent and if they do not pay within that time, the accounts will be sent to collections with the attorney.
OWNER FORUM: There is a problem with a renter who owns a motorcycle. Management spoke to his employer after two letters were ignored. He will be asked not to push the cycle over the sidewalks nor keep it on his porch. Although the new rules sheet does not mention it, the Buena Vista Declaration of Condominiums prohibits motorcycles without Board approval and none was requested nor given.
City and county rulings about grills on porches will be obtained, but leaving grills on sidewalks and common areas is also prohibited. This seems to be a problem for some. Letters will be written reminding all that walkways and stairs must remain clear, by fire marshal ruling. There is also a problem with visitors throwing cigarette butts over the railing and discoloring the stairs when rubbing them out. All residents are asked to clean up their own mess and remove all items that do not belong.
An unregistered vehicle complaint was addressed. Code enforcement will tow the vehicle if not properly tagged within 30 days.
Residents using more that their one allowed parking space was also discussed. If a unit has more than one vehicle, city parking permits can be obtained for $10 per year and the city parking area can be used. Residents cannot use the visitor spaces.
The sprinklers are not working properly. The maintenance man will make that a priority to re-set the controller. Broken heads found behind patio and in front of house on east side of Doug.
The roof access stairs and locked door were vandalized. This will be repaired within the month and then the roof will be cleaned off and checked for wear and damage.
BOARD DISCUSSION REGARDING SPECIAL ASSESSMENT: At the last meeting, an emergency need for cash to cover plumbing repairs was needed, and the Buena Vista governing documents allowed the Board to require an “Advanced Payment”. All but one owner has paid the $300 requested, but in forecasting the financial future, payments in advance did not help the Association, because the pre-payments just show as another liability. Plumbing repairs have already cost over $7700 this year, and with an older building, pipe and solder are failing.
Over the years, promises were made to some that “When we have money, your problems will be taken care of.” Unfortunately, no extra money was ever found to make these repairs.
ADOPTION OF SPECIAL ASSESSMENT: Richard Blyth motioned to convert the July 2002 "Advanced Payment of $300 from each Owner” to a "Special Assessment" applicable against each owner. Rita Stevens seconded. Steve Baer agreed with the motion and stressed that the money was already spent on these repairs. All owner accounts will now show the advanced payment as a “Special Assessment” and no one is pre-paid because of that. Motion passed unanimously.
REPAIRING / REPLACING DOORS & WINDOWS: The amendment to return responsibility for these items to owners failed and so the responsibility for repairing and replacing them is still an Association responsibility. Because no reserves were saved for this item, there is no money to repair. A need to special assess for the repair and replacement was discussed. The Board agreed that those who have already replaced their own have a legitimate right to repayment from any Special Assessment needed, but it was stressed that the Association does not have responsibility for porch doors and windows.
Discussion ensued about a standard parameter and type of door and window that would be allowed. A local door and window contractor will be asked for a total price per door and per window. Armed with this information, the Board will meet in October or November to discuss a Special Assessment for same.
The engineer used for the renovation will be contacted to obtain the name of the pressure grouting company used. There should be a 10-year warranty on that work and the Board wanted to do whatever is necessary to ensure there is no further sinking going on.
SET NEXT MEETING: The meeting will take place November 14th at 1 pm at the Cocoa Beach Library.
ADJOURNMENT: The meeting adjourned at 2:30 p.m.
Respectfully submitted,
Michelle Dugan, CMCA, LCAM Space Coast Property Management of Brevard, Inc.
Buena Vista Condominium Assn, Inc. Minutes of the Board of Director's Meeting held at the Cocoa Beach Library on May 16, 2002
Call to Order: Meeting was called to order at 1:00 p.m.
Establish Quorum: Present: President Richard Blyth, Secretary Francis Liggio, Treasurer Joyce John & Director Rita Stevens. Not Present: VP Steve Baer. Residents Diane Stevens & Brenda Gagnier present.
Approval of Minutes of Last Meeting: Brenda asked that it state 3 units, not two, still need structural and floor work done due to the sinking in 1987. With that change, Rita Stevens motioned to approve the minutes, Joyce John seconded, all in favor.
Construction Update: Asphalt has been installed at the completed sewer line areas. To complete the work, concrete car stops are still needed. Discussion ensued about using the same number as unit instead of letters. As long as most owners feel secure with this, it will be done. One owner has a construction company and might be able to help with the acquisition of car stops. The electrical room is finished and paid for, although it was stated that there is a large space beneath the door. The maintenance man will look into this. There have been no further plumbing problems reported, but the cost of this major plumbing work was not in the budget. The palms have been trimmed and plants have been planted. It was requested that some plants be moved to better locations. Much discussion ensued about a Landscape Committee. The Board agreed that Rita Stevens, Fran Liggio and Brenda Gagnier would be the committee. They will bring requests to the Board for approval to move or plant anything. Monthly reports of actions will be presented at meetings. It was stated that this should help the owners work together to make the area more attractive.
Establishment of Quorum of Members9 owners were present by proxy, with 6 in person. Therefore, a quorum was met to have a member's meeting.
Voting ResultsFour votes were against making doors and windows the owner’s responsibility and eleven voted in favor, but 17 in favor were required to pass this amendment, so it failed. The Association will be responsible for door and window replacement when needed. Discussion ensued about porch windows not being the responsibility of the Association. Discussion also ensued about the need to Special Assess all owners if the need to replace doors and windows comes before the Board.
Financial ReportTwo owners are in arrears more than 120 days. One is being sold in June and the title company has already been asked to take all fees owed out of closing. The other account is going into foreclosure proceedings due to non-payment and no agreement made to pay.
There is no money in the bank account and there are outstanding bills to pay. The $7K in plumbing repairs were not budgeted and with no reserve fund established all owners must cover the deficit. Per Buena Vista Declaration of Condominium #VII, owners can be required to keep a deposit of assessments on account. After much discussion, Richard Blyth motioned to require a balance of $300 per unit to be kept on account. This extra $300 will be due before July 1, 2002. It can be sent in one lump sum or in smaller amounts, as long as on July 1st all owners have a credit balance of $300 in their account after paying their July assessment. Rita Stevens seconded the motion, all in favor, motion passed.
Much discussion ensued about keeping reserves on hand for emergencies and to do preventative maintenance instead of emergency maintenance.
RULES UPDATE: Mr. Blyth typed up a consolidated set of rules from the different pages that had been sent through the years. He asked that these be used for discussion purposes and then at the next meeting, with any changes requested voted on, these new rules could be incorporated for use with all new and existing owners and tenants alike.
Discussion ensued about owner changes inside their units. Management recommended that any changes desired, inside or out, be brought before the Board at a duly-called meeting, and approved in writing by the Board and noted in the minutes before work could begin. Copies of permits would be required before work could start. It could also be required that if in renovating, interior wall plumbing is broken, the owner doing the work would be responsible for repairs. Richard Blyth motioned to start this procedure. Rita Stevens seconded, all in favor.
SET NEXT MEETING DATE: The next meeting will be held September 19th, the third Thursday of the month, at 1:00 p.m. If any emergency items come up, the required 48-hr notice will be posted and minutes sent to all owners.
ADJOURNMENT: There being no further business, Rita Stevens motioned to adjourn at 2:20 p.m. Richard seconded, all in favor.
Respectfully Submitted,
Michelle Dugan, CMCA, LCAM #17226 Community Association Manager Space Coast Property Management of Brevard, Inc.
Minutes of the Board Meeting of the BUENA VISTA CONDOMINIUM ASSOCIATION, INC. held on THURSDAY, March 14, 2002
Call to Order:The meeting was called to order at 1:10 pm in the Cocoa Beach Library Captain’s Room.
Establishment of a Quorum of Board Members: Present: President Richard Blyth, Secretary Joyce John, Director Rita Stevens. Director Fran Liggio arrived at 1:55 pm. Not Present: Vice President Steve Baer.
Unit owners present: Charlie Albro, Frank Barrisi, Douglas George, Diane Stevens and Brenda Gagnier.
Approval of the Minutes of the Last Meetings: Joyce John motioned to approve the November minutes, which had been mailed to all owners. Rita Stevens seconded. All in favor. The Jan 22nd minutes were mailed to all owners as well. Mr. Blyth read the minutes. Rita Stevens motioned to approve these minutes as written. Joyce John seconded. All in favor
President’s Report: Mr. Blyth updated the members about current projects. Petro Plumbing finished installing new main lines in the parking lot and Steve Marks is working on the electrical room. Maintenance/Janitorial contractor Zane Sieber was hired to clean and do small maintenance jobs bi-weekly.
The Association opened a charge account with Ace Hardware in Cape Canaveral. Petro Plumbing was hired again when a pipe in the wall between units #4 & #28 was found. Cocoa Beach Plumbing was called in for a leak between the walls of units #14 & #12, and Petro was again hired to repair a stoppage in unit #24. The owner of unit #32 was billed for the removal of a rusty and dangerous screen door and vandalism required the purchase of all new fire extinguishers. Mr. Blyth responded to a complaint about dripping water in unit #32 causing problems in an adjoining unit. Mr. Blyth also received a visit from the city of Cocoa Beach about the city dumpster being used by residents. A notice was placed at each unit door reminding residents not to use any dumpster except the one at the south west side of the property. There was a problem with windows leaking in unit #42 which caused damage to the unit below. There is still work to be done to finish the plumbing repair, the asphalting and the electrical room. There was a problem with the outside lights, but they are now working properly. The handyman Zane, along with the janitorial work, is putting in extra hours to replace the shut-off valve handles that have rusted, and he is also replacing valve boxes.
Financial Report:Manager Michelle Dugan stated that as of today, with all current bills paid, there is $5K in the bank. The electrical contractor will need to be paid an additional $2700 to complete his contract and there is then not enough money to do the complete asphalting work.
Much discussion ensued about the initial $15 per unit per month added two years ago to pay for building repair in two units that had structural floor damage. All that money was used in 2002 to make most of the repairs to one unit.
Another problem found is that the units have bathroom roof vents, but there are no vents for the kitchen sinks. This could be why so many water stoppages are occurring.
Asphalt, Inc bid $2585 to close up the trench and re-asphalt just that area opened. The final sealcoating of the entire 702 square yards of common pavement would be an additional $1063.
Discussion ensued about how the plumbing bills have added up, leaving no money to finish the projects that the loan was initially taken to complete.
As for receivables, two owners are in serious arrears. Both have been sent to collections. Richard Blyth stated that the condo docs require the Association to know who the mortgage-holders of all units are. He said the Board may need unit owners' help in obtaining this information in the future.
Old Business: Water Intrusion / Plumbing Update; Electrical Room Repair; Asphalt: These items were discussed earlier in the meeting.
Discussion ensued about enforcing a rule that owners be responsible for cleaning up their own messes, taking their construction debris away and not leaving it in the Association dumpster.
Regarding previous discussion about what is needed and the money available, Joyce John motioned to proceed with just the initial 7" of rock and overlay work to ensure that the parking lot is safe. Rita Stevens seconded, all in favor.
New Business: Unit damage: A bill of $400 was submitted for removal and re-installation of new cabinets when a leak was found in the wall behind the new cabinets. Much discussion ensued. The president stated that he had given approval when the unit was under water. Joyce stated that if Richard gave the permission, then the Association should be liable. Therefore, Joyce motioned to approve the bill for payment, Richard seconded, all in favor. It was stated that NO ONE CAN DO ANY WORK WITHOUT permission from the Board and with city permits on FILE with the Association.
Approval to have Member Vote on Declaration change: On March 1, 2002 new regulations came into effect for windows and doors. To replace these now costs 3 to 4 times as much as before, because laminated glass able to withstand 120-149 MPH winds is required. There are some units that need windows replaced, and many others where owners have replaced them themselves. An amendment change is proposed to make the doors and windows of the units the owners’ responsibility. Joyce made the motion to mail this amendment to all owners for vote. Rita seconded, all in favor.
Open Discussion:Rita asked about the House Rules. Mr. Blyth stated that Joyce John provided a variety of house rules that had been passed out through the years. Some even said a stated rule was due to a legally-changed amendment. The lawyer was unable to find any filed amendments with the county. Mr. Blyth stated that the members of the Board need to go through all pages and make a cohesive one-page guide. Then, owners will be asked for input. Mr. Blyth asked Joyce, Rita & Fran to present a revised rules and regulations to the Board at the next meeting. He said the Board has the authority to devise reasonable rules and all previous versions need to be voided.
Fran Liggio asked about the water damage in her unit. Doug George offered to install sheetrock if the Association pays for the materials. The Board asked for an estimate of cost and thanked him.
Set Next Meeting Date: The next meeting will be held May 16th at 1pm at the Cocoa Beach Library. The minutes of this meeting, as well as the amendment change proxy will be sent with an agenda for the next meeting.
Adjournment: There being no further business, the meeting adjourned at 2:20 p.m.
Respectfully Submitted, Michelle Dugan, CMCA, LCAM #17226 Community Association Manager, Space Coast Property Management of Brevard, Inc.
Buena Vista Condominium Association, Inc. MINUTES of the Board of Directors Meeting held Thursday, January 24, 2002
1. Meeting called to order at 10:07 am in President Richard Blyth’s unit, #36.
2. Quorum Attained: President Richard Blyth and Secretary Joyce John were present; vice-president Steve Baer attended by speaker phone. Residents present: Charles Albro, Diane Stevens, Frank Barrisi, Douglas George.
3. Approval of Minutes of November meeting: Due to time constraints, this was set aside while those present read them.
4. New Business: PLUMBING PROBLEMS: 2 bids were received for the replacement of sewer lines on the east side of the building. Sun Plumbing bid $5855 and Petro bid $4620. The only difference was that Petro did not include concrete patching. Joyce John motioned to spend up to $5855, with the approved contractor being decided after obtaining the concrete repair price from Petro. Discussion ensued. Sun Plumbing had videotaped the lines, but Petro had as well, earlier. Steve Baer seconded the motion, all in favor.
ELECTRIC ROOM: Steve Marks Construction of Merritt Island bid the job this morning at $6,850, and included the required galvanized steel doors with louvers in the price. Larcon had bid $8,749, excluding the doors. The engineer had recommended both companies. Steve Baer motioned to accept the proposal from Steve Marks, Joyce John seconded, all in favor.
OTHER MINOR MAINTENANCE MATTERS: Landscaping: The contractor does include palm trimming in his price. This will be done in the next 2 months. The final planting in the back will be done as soon as good-quality specimens are found. They will also take out two overgrown plants in the back. The irrigation will be checked the first part of next week to ensure proper coverage.
Doors & Windows: The initial proposal to make doors and windows the owners’ responsibility was voted on at the November meeting, but did not receive the required number of positive votes. The lawyer will be asked to work on the allowable legal wording to take the responsibility out of the Association’s hands and make the owners responsible. The screen door on unit #32 is hazardous and must be removed. SCPM will remove it and the owner will be billed.
At this time, Steve Baer had to remove himself from the meeting. At the same time, Rita Stevens came in, so a quorum was still met.
Mr. Blyth asked for approval to open an Ace Hardware account. All approved. A handyman is needed for small repairs, and janitorial work is also needed. Michelle obtained a price of $40 per week to sweep walkways, remove spiderwebs, clean light fixtures and wipe down window ledges and railings. She was asked to obtain a price for bi-weekly cleaning, to include checking lightbulbs, in the hopes of cutting the yearly bill in half.
The soffitts at the south west end blew out in the last wind. These will be replaced by the handyman. The storage rooms are also dirty and full of mud. These will be cleaned out. It was reiterated that all property under the stairs belongs to the Association. There is no storage for private use. Richard Blyth, Doug George and Charles Albro have keys to these storage rooms.
The walkway in front of unit #10 has sunk and the owner feels it has gotten worse. This will be investigated.
There is a lot of drywall and window sill damage in unit #24. The recent waterproofing and painting have stopped further water intrusion, but repair was requested. The Board will discuss this.
Michelle stated that with the waterproofing & painting, the landscaping and irrigation system, and now the electrical room, unexpected plumbing repair and final parking lot paving, the $40K loan will have been used up. The original “extra $15 from each owner to repair the sunken areas of the building” that was started in May of 2000 was used for that purpose, but there is no longer a “$15 per unit” fund. As the budget, sent in December of 2001, states, only $110 per month is going into a “deferred maintenance” account. With the loan payback of $975 per month, no more money is currently being set aside for the foundation repairs. This work is still not complete, but a majority of it was done in 2001.
As for receivables, two owners are still in arrears by more than 60 days. One has already been sent to the lawyer. The other will be sent if not paid by 1/31/02.
Mr. Blyth stated that the “House Rules” are being distributed to a committee who will get together and consolidate all that have been printed through the years. They will then get input and put together a revised set, which will then be upheld.
Next meeting: In trying to best meet members’ schedules, the next meeting will be held on March 14th at 1:00 p.m. in Mr. Blyth’s unit.
Adjournment: Meeting adjourned at 11:15 a.m.
Respectfully Submitted,
Michelle Dugan, CMCA, LCAM Space Coast Property Management of Brevard, Inc.
BUENA VISTA CONDOMINIUM ASSOCIATION, INC.MINUTES OF THE 2002 ANNUAL MEETING HELD AT THE COCOA BEACH LIBRARY ON THURSDAY, JANUARY 10, 2002
The meeting was called to order at 1:00 by President Charles Albro.
All Directors were present: President Charles Albro, Vice President Frank Barresi, Secretary Joyce John, Treasurer Fran Liggio and Director Rita Stevens.
Ten owners in Person: Stevens #6, Gagnier #8, John #10, George #14, Liggio #24, Baer #28, Blyth #36, Stevens #42, Barresi #44, Albro #48. Four owners by Proxy: Coots #4, Hayes #20, Vera #30, Blaine #40. Quorum of 13 unit owners was met and exceeded by one.
Michelle Dugan read the minutes of the 2001 Annual Meeting. Charles Albro motioned to approve them as written, Frank Barrisi seconded, all in favor.
· Building update Charles Albro stated that much had been accomplished in the last year. Painting of the building was accomplished and all new fire extinguishers were purchased, although one was recently broken. A light was also stolen recently. The landscaping and irrigation system were installed as well. The stairwell at unit #18 will be completed within two weeks, when the landscaper takes all the rock away. Drainage was done while placing the sprinklers, and seems to have helped on the south side. Hibiscus will be planted in front of the south facing porches for shade, and sod will be placed in the small areas soon.
The electrical room must be addressed now. Bill Ferguson, engineer, submitted a bid from Larcon for $8,749, but felt it was too high. More bids will be sought. This work will also include changing the pitch of the roof on the electrical room, because it currently drains into unit 6 & 8. The engineer must supervise this job, along with FPL.
The second serious problem is plumbing. For the third time in two months, a unit was flooded with sewage. Petro Plumbing raised all the clean-outs and used schedule 80 pipe for that. A camera was used to see how the septic lines are aging. On the north side of the property, along the sidewalk, the pvc pipe is not straight. Through the years, the ground shifted, and these pipes that run to the road are dipped and do not flow properly. All the lateral lines from the building are cast iron and in good shape, but not the lines to the street. There is a “Clean-out” at the north west corner, next to the seagrape, that was not known about before, but even after cleaning it, drainage still wasn’t right. Many units are having problems. Petro bid $8,400 or by the hour they would charge $80 to repair the lines, but do not know what they will find. There is a problem with what people are flushing down the toilet and putting down their drains. Tampons, prophylactics and rice are the worst problems and residents are asked not to flush these items.
There is a problem with unit #34. The window is falling down on the south side, where a contractor did not place fascia all the way up the wall. Water intrudes and drains down into the lower unit. The owner will be asked to have this repaired, since his contractor did the work.
Frank Barrisi thanked Charlie for all of his hard work through this reconstruction. All present agreed.
· Committee Updates The Rules Committee has not yet met, but it is hoped that they will soon.
Envelopes were opened and ballots counted out loud, in the presence of all owners.
Based on majority votes, the five directors will be Steve Baer, Richard Blyth, Joyce John, Fran Liggio, and Rita Stevens. Richard was nominated as president by a resident. All in favor and he accepted. Steve Baer was nominated as vice president and the three ladies wanted to stay the same; Fran will be treasurer, Joyce will be secretary, and Rita will be a director.
A resident asked that all owners present be noted by name in the minutes from now on. All agreed.
The need to replace doors and windows was discussed. Many have replaced their own, and it was noted that if the Association has to replace them, a special assessment will be needed. This will be discussed in more detail later.
Charlie thanked Michelle for her work and help this past year. She stated that serving the Board was a pleasure and Charlie was a great help with all the contractors on site.
Doug George motioned to adjourn at 2:10 pm, Richard Blyth seconded, all in favor.
Respectfully Submitted,
Michelle Dugan, CMCA Charles Albro Community Association Manager Outgoing Board President Space Coast Property Management of Brevard, Inc. Buena Vista Condominium Assn.
BUENA VISTA CONDOMINIUM ASSOCIATION, INC.ORGANIZATIONAL MEETING HELD IMMEDIATELY AFTER THE ANNUAL MEETING ON THURSDAY, JANUARY 10, 2002
The Board, with the exception of Fran Liggio, who could not stay, met to discuss a plan for working on the plumbing issue. Mr. Baer will contact his plumber for a quote, and Michelle will ask Petro if they filmed the sewer check. She will also ask for a written bid from Petro. The engineer will be asked to work closely with the new Board in regard to the electrical room and be asked to obtain more bids, as well as include his fee and a complete bid, including doors, hardware, pitching roof, etc.
As soon as the information is received, the Board will decide when their next and future meetings will be.
Respectfully submitted,
Michelle Dugan, CMCA Community Association Manager Space Coast Property Management of Brevard, Inc. 1/13/02 |
