the Board Meeting of the
Banana Bay Condominium
to Order: The meeting started at 6:00 pm in the Banana Bay Clubhouse.
Notices were posted on all bulletin boards 48 hours in advance.
members present: President Barbara Peterson, Secretary Carol Langmesser,
Treasurer April Scott and Director Jim Miller. VP Clyde Hoover was unable
to attend. Michelle Davis & Ted Manna from Reconcilable Differences
were in attendance.
of the last meeting: Carol made a motion to approve the minutes of
April 21, 2016 as written and posted on the website. April seconded, all
President’s Message: Clyde Hoover had wanted to let everyone know that
homes in Banana Bay are selling for increased prices. This should make
Maintenance Employee - Kevin Dunne started working at Banana Bay last
month and has been doing a great job. He has extensive carpentry skills
and good overall experience based on owning his own business in South Carolina
and working for hotels locally. He is learning that you cannot plan a full
day. Something new happens every day.
Quote for Painting midrise walkways and both pool decks: Anchor Painting
was approved to paint the 2300 and 2400 walkways, but then we put them
on hold, hoping Ricky could paint them. Rick has moved on and the work
needs to be completed. The price is $1,350 per building, including all
materials. Anchor has also recently bid repainting the pool deck. That
cost is $4,650 for both pools, $2325 per pool deck. This includes pressure
washing, caulking all cracks, making repairs at the tile’s edge, painting
two coats, and cleaning the overspray from past painting jobs. Carol motioned
to accept this contract and use pool reserves to pay for it. Barb seconded
it, all in favor.
& walkway leveling: Mike’s Masonry ground down many trip hazards,
re-poured two sidewalks, installed a grilling pad behind the clubhouse,
added a wheelchair walkway near the 300 building and poured a new townhome
patio. He also leveled many areas in the 2300 and 2400 building so water
doesn’t sit like it did before. The total cost for this work was $5,900.00.
Carol motioned to use Paving Reserves to cover the cost. April seconded,
all in favor.
Furniture: Barb ordered 3 new umbrellas for the clubhouse pool, and
a table, chairs and 2 umbrellas for the river pool, from Palm Casual. Barb
motioned to use pool reserves to cover this cost. Carol seconded, all in
Insurance Change / Savings: Agent Steve Murrell attended a meeting
last week with the board to discuss a new option for flood insurance. Currently,
Wright Insurance is used, at a total cost of over $80,000 per year for
flood insurance. Steve recommended using Lloyd’s of London, which is unrated,
but the townhomes and clubhouse could be covered with a $14,000 savings
per year. The midrises would still have to stay with Wright, since they
are closer to the water. Carol motioned to approve this change, Barb seconded,
all in favor. Barb will sign the finance agreement for these policies to
start the end of August. Steve did say that some mortgage companies might
have a problem with this unrated company, but Murrell has assured the board
that he will take care of any extra paperwork a mortgager needs.
Repairs versus Pavers: Jack Marx and Barb have interviewed paver companies
and hope to receive costs soon. Management obtained a bid of $179,000 to
mill and re-pave all asphalt areas 1.5 inches thick, or $149K for a 1-inch-thick
surface. Barb would like to see if alternative options that would be more
environmentally sensitive could be used. There is currently a little over
$200,000 in Paving Reserves. Everyone agreed that the asphalt base was
never the correct thickness and needs a lot of repair and drainage help
due to all the flooding that occurs with any rain. More information will
come but it might take up to two years to find the right option. Pavers
would require an owner vote.
Center Repairs: Years ago, Magic Cleaners used toxic chemicals that
got into the ground and contaminated it between 15 and 30 feet deep. The
DEP researched and believes they have the correct parameters to remove
the toxins, by vacuuming the soil and removing the toxins by using an oil
with microbes that will eat the chemicals. It was confirmed that no toxins
made it to the lagoon, and this repair work should begin in early 2017.
A letter did go out to all units that could possibly be affected by this
Growing Area – Rules & Maintenance: A new growing season starts
soon. Some of the growing areas are not being maintained and the weeds
are unsightly, but there were never any written rules for maintaining.
For the future, gardeners will have guidelines to maintain their plots.
The Bermuda grasses need to be removed and then wood chips or mulch will
be added around the sides of the boxes to keep the Bermuda out and have
areas to step on while gardening. We hope to have all beds weeded this
week, before re-mineralizing the soil and adding compost. A class on “seed
tapes” might be an activity that Barb will start soon. She would also like
to get a picnic table in that area for potting and taking a break.
Plantings: The landscapers will trim next week and especially at the
Section 4 entrance. Some of the plants removed in the thinning out process
may be able to start new plantings elsewhere. There are some hedges that
need to be replaced, and some owners would like to see shrubs planted at
the wall to hide it and keep from having to paint it often.
Lighting between Publix Wall and Section 4 units: Barb found some solar
lights that might work for the dark areas between the Publix wall and the
nearby buildings. The lollipop lights were never added there. There is
no electrical run out there, so we sent letters to those affected, but
no one really wanted to use their own electricity, so these motion sensor
solar flood lights might work very well. Carol motioned to purchase two
to place on one building to see how it works. If it works out well, then
four more will be purchased for the 2 other areas. Barb seconded, all in
Contract (Blue H2O): Barbara has used this company in the past and
they have now bid $150 per week to give 5 hours per week to the property
to check, repair and keep things running smoothly. Barb motioned to approve
this contract, Carol seconded, all in favor.
Conservation Update: Some people completed the two-page form that Barbara
left in the units during the termite inspections. April & Barb will
start checking water costs in September and check against past years’ use.
Area Lighting: The new light seems to be working out well, and no more
homeless people have been seen in the area.
Leak Under Foundation: Unit # 1502 had an irrigation pipe break under
the courtyard foundation, so Mike’s Masonry broke up the pad, found and
capped the pipe and re-poured the slab. That cost was $800.00 and was included
in the total approved to be paid from paving/sidewalks reserves below.
& approval to mail ballot to owners re: “Opt-Out of Fire Sprinkler
Retro-fit”: Due to Florida Statute requirements, Banana Bay must
have an owner vote to not have to add fire sprinklers to the units, stairwells,
clubhouse and common areas of the association. The attorney wrote up the
ballot, and the cover letter will note that it could be up to a $6,000
special assessment per unit to pay for the retro-fit, if less than a majority
of owners vote yes to opt out. We need at least a month to get enough votes
back. If the Board meets in October, we can make it a budget discussion
and voting meeting, so the board agreed to October 7th, at 6 pm as the
final date to have the votes in, but owners will be asked to return their
ballots as quickly as possible.
caught and broke the people door in the garage of building 2314, so Ted
will go over and help Barb move it safely away and then will have Dave
or Kevin replace it.
Report: Michelle stated that as of July 30, 2016, the Association has
$693,461.55 in Reserves, using various bank CD’s and savings accounts to
keep them safe and earning a little interest. There is $19,443 in the operating
account, but we have $16,044 in prepaid owner fees, so in reality, there
is only $3,400 in the operating account. Year to date, the Association
is $20,045 over budget, but there have been a number of repairs done that
should be able to use reserve funds, so that will be discussed next.
Report: Receivables are at $67,677, but the majority of that, $35,995,
is owed by one unit that has finally agreed to make payments of $1,000
per month minimum until the debt is paid off. Another unit owes $27,592
and has stopped making their agreed payments to the attorney, so foreclosure
has been started. Most of the other small amounts are being handled and
paid as soon as we show the owner where their payment was missed.
to move Reserve Funds to Operating for Detailed Repairs to be Discussed:
Along with those issues that were approved above tonight, carpentry/balcony
funds of $9,719.63 were used, fire system repairs cost $1,928.38, pool
repairs and supplies totaled $3,299.27, door replacements cost $628.35,
lighting costs were $1,978.49, painting costs were $578.83, drywall repairs
totaled $1,101.12, and roof repairs cost $4,205.00. These total $23,439.07.
Carol motioned to use Reserves for the various needs. Barb seconded, all
New A/C unit in Clubhouse: The air conditioner in the clubhouse quit
working in June. Tom Hoskins replaced it at a cost of $4,200. April motioned
to ratify the use of clubhouse reserve funds to cover the cost. Carol seconded,
all in favor.
Bibb Project: Ken & Carrie’s Plumbing did this work. Total cost
was $6,102.35. Use of Misc Reserves was already approved at the last meeting.
to Move Funds from Sunrise to FL Community Bank re: FDIC maximums:
A large savings account in an out of state bank was closed at turnover,
and needs to find a new home now, since only $250,000 can be kept in one
bank under one federal ID number. Florida Community Bank right now has
a 1.03% money market rate, but Banana Bay already has some funds there,
so we will add all allowed up to the maximum, and then look for another
bank with decent interest for the balance. April motioned to move funds
from Sunrise Bank to the other two banks, so that we do not have more than
$250K in any one bank. Carol seconded, all in favor.
agreed that our weekly meetings between management and board members help
to cover issues and have answers before the meetings at which items can
be voted on. They are held on Wednesdays at 10 am.
clubhouse has a leak from the roof, down the walls into the office and
also into the main room. It seems to not be a roof issue, but a flange
connection. The area will be opened up and the plumber will be on site
for other work tomorrow, so he will check it out.
being no more business to discuss, the meeting adjourned at 7:19 pm.
Davis, CMCA, AMS, LCAM #17226
Differences, Inc. (8/29/16)