CAPE GARDENS CONDOMINIUMS
BOARD MEETING MINUTES
Tuesday, July 1, 2008
at Reconcilable Differences Office, 109 Long Point Road
1. Call to Order:
The meeting was called to order at 5:50 pm at the management office of Reconcilable Differences; 109 Long Point Rd, Cape Canaveral.
2. Establish Quorum of Members:
Board members present were Suzanne Rios-President, Rose Tokmento-Vice President, Beverly Davis-Secretary and Ray Granberry-Treasurer. Kathy Watts represented Reconcilable Differences (RDI). Two residents also attended: Dave Cutnaw and Dave Jareckas.
3. Proof of Meeting Notice:
Kathy Watts stated the agenda was posted at least 48 hours before the scheduled meeting on the association bulletin board.
4. Financial Report: As of May 31, 2008 the operating account has a balance of $8,784.23 and the Reserve account has a balance of $1,965.00. River Gardens has been paying their current invoices and have been sending additional funds for their past due balance.
5. New Business:
Landscaper update: The Board felt the grass is looking much better since it’s been raining. Even though the rain was needed, it appears the initial rains washed out a lot of dirt behind the units and quite a few tree roots. The Board discussed the possibility of purchasing sod for those areas. Beverly Davis requested the landscaper leave the “fingers” at her property alone and Suzanne felt the weeding that was agreed upon is not being completed as contracted. Kathy will contact Jon from Commercial Mowers and express the Boards concerns on the weeding. The Board also requested that Jon be asked for options for the areas along the buildings where the foundation is showing due to dirt being washed away. Another item the Board requested was a bid on red mulch for the “fingers”.
Maintenance updates: The Board requested RDI purchase a hose nozzle for the pool hose. Kathy stated she would get one next time there’s a visit to Home Depot.
Pool updates and repairs: Kathy reported the response from Beach Pools and the Board discussed contracting with Price Rite. The prior bid from Price Rite was $325 compared to the bid of $220 from Beach Pools. Suzanne requested RDI contact Price Rite and inquiry as to the possibility of them lowering their fee. Kathy stated she would call Price Rite. Price Rite will also be requested to send an estimate to detect and repair the leak in the pool.
Pool furniture updates: The Board requested RDI collect prices on 2 loungers and a table set with a crank umbrella in tan. Kathy stated she would check Wal-Mart, Big Lots and Home Deport.
Pool building insurance: The Board was informed of information received from Ranew Insurance where an appraisal for the pool building (restrooms and storage) would cost approximately $300-$400 and would probably save that amount on the premium. It was the consensus of the Board, at least for the present, not to spend the additional funds for the appraisal and just continue with the liability insurance.
6. Old Business:
153/155 King Neptune: The Board requested a letter be sent to the owners of these 2 properties stating the rocks in the front yard will need to be removed and replaced with sod to comply with the DOCS regarding the esthetic nature of the property. The owners will be given 30 days to complete the project else the Board will be required to complete the project and bill the owners for any expenses incurred.
7. Announcements:
There has been concern over vehicles cutting the corner at 7958 Evelyn and in doing so have damaged the water pipes. The Board requested RDI meet with the landscaping company for options on placing cement logs or other items in that area to prevent the “shortcuts”.
8. Owner Input:
It was reiterated that cars are not allowed to park on the street, on the grass, or on the sidewalks. There are only 3 parking spaces in front of the pool. If your home’s vehicles do not fit in your driveway, you need to make alternate arrangements for parking if the 3 open spaces are being used. RDI composed a “parking notice” that will be used to inform offenders that their vehicle will be towed and any other violations.
Suzanne Rios requested approval to extend the end of her driveway approximately 2’-3’ enabling cars to exit the drive without going over grass. This project will also eliminate the need to add sprinklers or sod to that area. It was suggested Suzanne present a form application to the Board in order to show there is no favoritism involved.
Discussion ensued concerning a verbal confrontation between residents. It appears one resident on King Neptune accused a resident on Evelyn of not picking of their dogs waste while the resident on Evelyn stated it wasn’t their dog and they always carry a bag with them for the purpose. Several residents reported there was extreme obscene language and behavior by the resident on King Neptune. The Board offered to send a letter to the owner of the property on King Neptune but the resident on Evelyn refused the offer stating he was concerned with retaliation. The Board stated obscene language and behavior will not be tolerated in the community.
9. Set Next Meeting Date: The next meeting will be determined at a later time.
10. Adjournment:
With no further business to discuss, the meeting was adjourned at 7:00 pm.
Respectfully submitted,
Kathy Watts, CMCA, LCAM #27668
Reconcilable Differences, Inc.
MINUTES OF THE
ANNUAL MEETING
OF THE CAPE GARDENS OWNERS’ ASSOCIATION, INC
Held March 26, 2008 at the
Management Office, Reconcilable Differences,
at 109 Long Point Rd, Cape Canaveral, FL
1. MEETING CALLED TO ORDER:
The meeting was called to order at 6:35 pm by Mike Lee-President.
2. CERTIFICATION OF PROXIES & ESTABLISHMENT OF A QUORUM OF MEMBERS FOR ANNUAL MEETING:
Sixteen were needed either in person or by proxy. Eleven (11) proxies were received and six (6) owners were present totaling 17. A quorum was established for the Annual Meeting.
3. READING AND APPROVAL OF MINUTES FROM 2007 ANNUAL MEETING:
Mike Lee made a motion to accept the 2007 Annual Minutes as written and mailed to all owners. Beverly Davis seconded the motion and it passed by unanimous voice vote.
4. PRESIDENT’S MESSAGE:
Mike Lee stated he would be resigning as of the end of the meeting and will be moving within a couple of months. It’s been a challenge this past year and with Jennifer Glick having moved, volunteers are needed for the Board. Mike also felt disheartened by the lack of involvement in the community. Michelle reviewed the state procedures for taking over the association and stated it would happen if an owner filed a complaint but felt if someone cared enough to file a complaint, odds are they’d volunteer to help. Mike continued by saying he’s tremendously pleased with the work and time given from RDI with regards to the landscaper and other vendors to make Cape Gardens a pleasant place to live.
5. FINANCIAL REPORT:
Michelle discussed the financial situation. While the expenses are meeting budget to date, there are two foreclosures and one bankruptcy within the Association. While we hope to eventually receive the funds due, these high dollars owed were considered a part of the annual budget in the past years so therefore non-payments affect the operating fund. Rose Tokmenko asked about the Reserve account. Michelle stated the Reserves were just set up this past January so there’s approximately $980 deposited so far.
6. OPEN FORUM – COMMENTS & DISCUSSION:
Due to Mike’s request for volunteers to serve, all in attendance offered to help and three offered to serve on the Board. Hazel Banks and Frank Stranscak offered in writing to assist when they moved to their respective homes.
Michelle reported the River Gardens Board would like to meet with the new board from Cape Gardens and attorneys to possibly revise the easement documents. While the new Board at River Gardens agrees that shared amenities are good for both Associations, they feel they have too much risk in pool maintenance yet Cape Gardens shares the liability of the dock.
Beverly Davis discussed the issue of the peacocks and the cost for removing them. Beverly reported it would be $250 for a licensed trapper to trap and remove 2 peacocks with an additional $50 for any extra peacocks removed. Beverly gave her address in case anyone wished to contact her and join the group hoping to remove the damaging and noisy birds legally.
7. PRESENTATION OF 2008-9 BOARD MEMBERS:
The 2008 Board will consist of owners Ray Granberry, Beverly Davis and Rose Tokmenko.
8. NEW BUSINESS:
The proxy mailed to all owners asked for voting input on a number of maintenance items. These votes were discussed. The new Board will need to decide formally on some of these issues, but the votes were a straw poll to assist the Board in their decisions. Mike stressed to the new Board to make their decisions for the betterment of all even though funds may need to be spent.
Vote #1: to investigate the legality of paying Board members to serve: Mike stated he requested that this be added hoping it would be an incentive for people to become involved. State Statues seem to be clear that the Board is a voluntary position.
Vote #2: to irrigate and sod the first four homes on King Neptune: The consensus appears to be the owners do not want to pay to have the irrigation connected to these four houses. Most felt it was the owner’s responsibility to pay to tap into the association’s sprinkler system and a member present said all were hooked up originally by the developer. Those home owners will be asked why rock was required at any time. If not dome for a good maintenance reason, they will be asked to replace the rock with sod and maintain it correctly.
Vote #3: to include the front shrub beds in the landscaper’s job description: A majority of the owners would like to make the front yard shrub beds the responsibility of the association. Mike Lee, as President, approved the bid from Commercial Mowers to take over the responsibility of weeding, spraying and trimming the shrubs at the bid cost of $125 per month.
Vote #4: A vast majority agreed that the re-grouting of the pool tiles was a necessary expense.
-The pool re-grouting is necessary maintenance and will be taken care of at a cost of $550 to be shared with River Gardens. Owners present asked that this work be done quickly, before pool use increases.
Vote #5: By almost a 2 to 1 margin, the feeling is that a railing is the preferred choice if needed on the sidewalk to prevent a mishap and liability issues. The insurance agent, Ranew Insurance, will be asked who is responsible for accidents on the sidewalk since it is not thought by some to be common property.
A resident has plans to remove a large oak tree in his back yard. Neighbors stated they will ask him about trimming it instead, but if he truly feels the tree is a danger, he will be able to remove it.
9. ADJOURNMENT:
The meeting was adjourned at 7:50pm.
Respectfully submitted,
Kathy Watts, LCAM #27668
Reconcilable Differences
ORGANIZATIONAL MEETING
OF THE CAPE GARDENS OWNERS’ ASSOCIATION, INC
Held April 4, 2008 at the
Management Office, Reconcilable Differences,
at 109 Long Point Rd, Cape Canaveral, FL
1. Call to Order:
The Organizational Meeting was called to order at 6:00pm.
2. Directors Present:
Rose Tokmenko, Beverly Davis, Ray Granberry and Suzanne Rios.
3. Appointment of Officers:
Suzanne Rios volunteered to be president. All in favor.
Rose Tokmenko volunteered to be Vice President. All in favor.
Beverly Davis volunteered to be Secretary. All in favor.
Ray Granberry volunteered to be Treasurer. All in favor.
4. New Business:
a.) The Board discussed the estimate from Commercial Mowers for installation of sod in the common area surrounding the pool and the entrance sign for the cost of $735.00. The Board requested Commercial Mowers be questioned to determine whether the irrigation in those areas is working property before funds are used for sod.
b.) Rose Tokmenko, as Vice President signed the agreement addendum for Commercial Mowers to furnish all tools, equipment and supplies necessary to provide maintenance to the bedding areas between the driveways. Detail maintenance to consist of trimming hedges to a uniform standard, weed removal by mean of weeding and herbicide and removal of general debris and cuttings. The agreement was approved at the annual meeting.
c.) Michelle Dugan reported the Board of River Gardens was in contact and requested the Cape Gardens Board approve the following proposal. They would like to pay $2,000 now, $2,000 in June and $2,000 in August in order to get caught up on past due amounts. This is in addition to paying current expenses. Ray Granberry made a motion to accept the proposal. Suzanne Rios seconded the motion and it passed by unanimous voice vote.
d.) The Board requested Kathy from RDI email a list of all Board members and their email addresses to each other.
e.) The Board requested Kit Carson be questioned on what irrigation pumps and parts are covered by warranty.
f.) Ray Granberry requested his financials be sent email.
5. Adjournment:
With no further business to discuss, the meeting was adjourned at 6:50pm.
Respectfully submitted,
Kathy Watts, LCAM #27668
Community Association Manager
Reconcilable Differences, Inc.