I. Call to Order: Vice-President Hatch called the meeting to order at 7:05 pm. Attending: Sherrie Schafer,  Vera Hatch,  Beverly Pringle, Mike Marsalek and Rampart Property Manager Tabetha Cetrangola. 

II. Reading of Previous Board Minutes: Motion to approve minutes from 4/15/09 board meeting was made by Director Schafer, seconded by Treasurer Pringle; approved unanimously.  

III. Officer’s Reports:

      Treasurer’s report - $20,559.00 in operating cash; $187,442.00 in reserves. $7772 under budget at

            current time. $14,000 in overdue fees at current time, but $3000 are current overdue. The audit is

            still in process at the current time; search is ongoing for source of negative balance. 6 units are with

            attorney at this time for past due work. 

IV. Committee Reports:  

            Facility  –  no new info to present

            Beautification – meeting needs to be set to discuss beautification of the front entrance to Willow    

                        Greens. Look into the possibility of residents donating “Florida Friendly” plants.

            Hospitality – Treasurer Pringle volunteered to sponsor lessons on playing cards if anyone is           

                        interested. Sign up sheet is posted.                 .

 V. Management Report – Property manager Cetrangola requested that board advise on if they want to take

            HOA Foreclosure action on two properties that are very behind in dues. The banks currently are

            taking too long to start process, so the association can act quicker to try to secure HOA interest

            on the properties. Director Schafer made the motion to being HOA foreclosure proceedings;

            seconded by Treasurer Pringle; approved unanimously.

 VI. Unfinished Business – none to report. 

VII. New Business:

            Unit 2606 modification request: unit owner requests enclosure of screen porch. Board discussed

            and unit owner would have to take any and all responsibility for the structure addition. In addition

            no window A/C unit is allowed (ie window A/C unit) per the documents. Questions were raised as

            to how this will attach to the outside of the unit, weight and coloration. Secretary Marsalek 

            volunteered to check with the contractor to get the Board’s concerns answered. Motion to approve

            based on the structural questions from the contractor made by Secretary Marsalek, seconded by

            Treasurer Pringle, Director Schafer in approval. Opposed by Vice-President Hatch.

             Unit 2504 modification request: unit owner requests owner paid for window and door upgrades

            to the unit. Unit owner to be responsible for these modifications. Motion made to accept the

            modification request made by Director Schafer, seconded by Secretary Marsalek; approved

            unanimously. 

            Unit 510 Hedge removal: hedge outside of unit 510 needs to be replaced. Once the ground level

            has had more rainfall, hedge can be replaced with Viburnum. 

            HOA Website Renewal: renewal is being handled by Director Fridlund. 

VIII. Old Business:

            Units 502 and 503 tile: Property Manager Cetrangola stated that after speaking to the HOA

            insurance carrier, the HOA is not responsible for any accidents incurred on this modification.

            Unit owners would be required to install non-slip tile surface and existing unit owners (and any

            subsequent owners) would be responsible for any and all maintenance to the tile modification.

            Motion to approve modification made by Director Schafer, seconded by Vice-President Hatch,

            Treasurer Pringle in approval. Opposed by Secretary Marsalek. 

            Lease Applications: Units MUST follow the application process for rentals and renewals of             units in the Willow Greens complex. Notices have gone out to offending unit owners that have

            not followed this process. Property Manager Cetrangola has stated that HOA should make the

            background check fee on the Sales Application (as it is written on the Lease Application). 

IX. Adjournment: Motion made by Secretary Marsalek to adjourn, seconded by Director Schafer.

            Meeting adjourned at 7:55pm. 

Respectfully submitted,

Mike Marsalek, Secretary      

I. Call to Order: President Devlin called the meeting to order at 7:30 pm. Attending: Sherrie Schafer, Beverly Pringle, Karen Fridlund, Jim Powers, Michael Marsalek, Dennis Devlin, Vera Hatch.

 II.  Reading of Previous Board Minutes: Motion to approve minutes from 10/28/08 meeting was made by Director Fridlund, seconded by Director Powers; approved unanimously. Motion to approve minutes from 11/6/08 Special Meeting was made by Director Fridlund, seconded by Director Powers; approved unanimously.

III.  New Business:

A.     Election of Officers: President Devlin nominated Director Powers for the office of President, seconded by Director Hatch; approved unanimously. President Powers nominated Director Hatch for the office of Vice-President, seconded by Director Fridlund; approved unanimously. Vice-President Hatch nominated Director Pringle for the office of Treasurer, seconded by President Powers; approved unanimously. Director Fridlund nominated Director Marsalek for the office of Secretary, seconded by President Powers; approved unanimously.

B.     Signatories on Accounts: Vice-President Hatch notified board that President Powers and Vice-President Hatch are the current signatories on accounts for the Willow Greens accounts for the Board. No change is needed.

C.     Grounds Contracts: this New Business item was tabled until the 12/16/08 Board meeting. Action was tabled due to additional information needed by Board including, but not limited to, checks of supplier references and site visits supplied by the bidders.

D.     Pressure Washing: this New Business item was tabled until more bids can be received by the board due to insurance issues with one bidder and the other bidder now being out of business.

IV.  Adjournment: Motion to adjourn meeting made by Director Devlin, seconded by Director Fridlund. Meeting adjourned at 8:20pm. 

Respectfully submitted:   Michael Marsalek/Secretary

Unapproved minutes 

I.          President Devlin, called the meeting to Order at 7:10 pm and it was determined there was a Quorum (majority-40) 

II.                 President Devlin stated that the “Proof of Notice of Meeting” was satisfied \. 

III.    President Devlin paraphrased the minutes of previous ohHoHomeowners Association Meeting of November 14, 2007.  Director Powers, seconded by Director Hatch, moved that the minutes be approved, motion was approved unanimously.    President Devlin paraphrased the minutes of the Special meeting, May 22, 2007, which was recessed until August 15, 2007 concerning 4 amendments submitted to the Homeowners for approval.   The August 15, 2007 meeting was closed with Amendments 1, 2, & 4 not approved, Amendment 3 approved.   Vice President Hatch moved, seconded by Director Powers that the Minutes of the Special meeting of May 22, 2007 be approved, motion was approved unanimously.                                            

IV.       Reports of Officers:   None.                    

V.                  Reports of Committees:   Director Fridlund reported that there would be a holiday party, Sunday, December 14, 2008 at 4 pm in the Cabana.   Turkey would be furnished and owners would be asked to supply trimmings.   Lists will be posted for sign up for needed items and to note attendance.   Director Hatch noted that Christmas decorations would be put up on Saturday, November 29, 2008.  Owner Thomas suggested the group meet at the Cabana on Saturday, November 22, 2008 to look over current Christmas decorations to determine what additional decorations would be needed. 

VI.              Election of Directors:   President Devlin noted that ballots with nominations had been mailed out to owners.  The three nominees were:  Sherrie Shafer, Beverly Pringle, and Karen Fridlund.   President Devlin asked if there were nominations from the floor.   Seeing that there were no floor nominations, the nominees were elected by acclimation. 

VII.      Unfinished Business:  None 

VIII.     New Business:   None 

IX.       Adjournment:  7:25 pm 

Respectfully submitted:   Hugh Bell/Secretary

            c.  Landscape bids:   Following some discussion, directors decided more information would be needed before any decisions could be made.

            d.  Spa repair:  Unit owner Thomas reported to the directors that she had solicited 3 bids, which varied from $800 to $1200.00 to resurface the spa.  Director Bell motioned, seconded by Director Powers, that $1000.00 be authorized for resurfacing, and the bids be given to Rampart to follow up with the repair when they took over business for Willow Greens.  Motion approved unanimously.

            e.  Expand in house maintenance to 30 hrs per week.  After discussion, Director Hatch moved, seconded by Director Marsalek, that we expand in house maintenance to 30 hrs per week.  Motion approved unanimously.

            f.  Purcell Update/ Director Marsalek.   Director Marsalek thanked all who helped, and went to the County Commission meeting to oppose change of status for Purcell asphalt business which is located adjacent to Willow Greens.   This effort demonstrated that people can change things when they put forth the effort.   All were appreciative of Director Marsalek’s personal leadership in this effort.

8.  Old Business:

            a.  Awnings Bid - bldg #1 & #5.   No bids.

            b.   Power washing: Owner of Curb Appeal, who submitted a bid for power washing buildings was present.   Directors asked several questions concerning the bid, to which the owner responded.  President Devlin asked if the date of the current bid could be extended, since the board was not ready to act at this time.  The owner indicated the bid would be good through November 30, 2008.

9.   Date of next meeting:   The Annual Home Owners meeting, November 18, 2008, 7 pm, at St. John’s Episcopal Church Parish Hall, 1676 Belcher Rd, Clearwater, FL.   Between East Bay and Belleaire Rd (about 2 blocks south of Belleair - on West side of Belcher). 

10.  Meeting was adjourned at 8:40 pm.

Respectfully submitted:   (Unapproved minutes).

Hugh Bell, Secretary

            h.   Concerning the approval of modification request - Unit 301 - front door replacement.   Due to the fact that permits would need to be pulled by licensed contractor (HOA maintenance cannot do this job), the cost of all is $475.00.   Rampart manager was directed by the board to notify the homeowner, the HOA would install new six panel door according to HOA specifications.   If the unit owner wanted a different door, any cost over $475.00 would be at the home owners expense.

            I.   Rampart manager reported that several units had been cited by the Largo Fire Dept concerning gas and charcoal grill which were stored within the 10' (foot) minimum as required by the fire code.  Letters had been mailed to owner advising them of the citation to make corrections.

6.  Residents Meeting:   Director Hatch reported the issues had been emailed to board members.

7.  New Business.

            a.  Lease requirements / owners who have failed to comply:  Rampart manager provide the board with update concerning all rental properties.   Rampart felt all were in compliance with the exception of unit 2509.  After discussion, this in the hands of the board attorney for further action.

            b.   Parking violators:   President addressed this as a complaint of a resident.  Discussion followed concerning compliance and policing.   Consensus; current system adequate for now.

            c.    Cabana washrooms/update: Rampart manager furnished the board with two proposals to complete bathrooms.   Director Bell moved, seconded by Director Hatch, to replace the previous motion of July 17, 2008 “which approved the project as presented by the facilities committee for $7500.00" with: Moved to accept the bid of M.R. Lowe to renovate the Cabana Bathrooms for $14,499.00, to additionally make them ADA accessible not to exceed an additional $2,500.00, and the additional $1765.00 for stall dividers.    All to be completed 6 weeks after drawing building permits.   Approved unanimously.

            d.   Budget Committee:   Treasurer Pringle noted that she had names for the committee to begin their preliminary work Wed, Aug 27^th at Unit 102.   Members are: Pringle, Marsalek, Powers, Schafer and Thomas.

            e.   Unit owner 510 addressed board concerning, Starkey Rd project, Insurance after roofing, Purcell request to county, restrooms, update on website.

8.  Old Business:

            a.   Speed bumps: Rampart Manager reported they were ordered and would be installed soon after arrival.

            b.   Modification request /Unit 2507:   Director Marsalek moved, seconded by Director Hatch, that the modification request be approved that unit 2507 owner obtain city permits to widen the driveway 3 (three) feet by unit 2507, pending owner submitting survey to Rampart manager, and mark out any utilities and irrigation that would need to be moved at owners expense and area be put back to original condition should the owner vacate the property.  President Devlin called for vote,  4 in favor/ 2 opposed.  Director Bell noted that he voted against this motion because of the wording:“put back to original condition should the owner vacate the property” Discussion followed.   President Devlin questioned the director making the motion if he would accept striking the quoted working The director stated approval as did the director who seconded the motion.   The modified motion passed unanimously striking the wording: “and put back to original condition should the owner vacate the property”    Motion approved:  Director Marsalek moved, seconded by Director Hatch, that the modification request be approved that Unit 2507 owner obtain city permits to widen the driveway 3 (three) feet by unit 2507, pending owner submitting survey to Rampart manager, and mark out any utilities and irrigation that would need to be moved at owners expense.           

9.   Date of next meeting, September 16, 2008, 7 pm. 

10.  Meeting was adjourned at 8:45 pm. 

Respectfully submitted:   (Unapproved minutes). 

Hugh Bell, Secretary

1.    Roll Call of Directors: President Devlin called the meeting to order at 7:00 PM and roll call followed  Present: Dennis Devlin, President; Vera Hatch, Vice President; Hugh Bell, Sec;  Directors, Jim Powers, Danny Tew,   Michael Marsalek, Karen Fridlund. 

2.    Minutes of Previous Meetings: Motion to approve the June  minutes was made by Director Hatch, seconded by Director Powers,  approved unanimously.

3.    Treasurer’s Report:   Treasurer Pringle reported that she had met with Rampart accounting office to gain an understanding of their accounting system.  She reported on line items, and expenses were under budget by $5,402.00 for the year.   She also reported that one item not on the asset portion of the balance sheet was the value of common property.   This not being reported should be corrected to have a real idea of assets.  Director Bell noted for the Directors that currently, he and Director Hatch were authorized signatory’s on Intervest Bank accounts.   He recommended that he be removed as signatory, and another director be authorized.   Director Bell made the motion, seconded by Director Marsalek,  that Director Jim Powers be designated as an authorized signatory on the Intervest Bank accounts, and that this transfer be made when the three could go by the bank.   Approved unanimously.     Director Tew questioned the remainder of work to be completed by roofers, and if money was being held back until items repaired.  Rampart Manager Johnson reported that $2000.00 was being held back and another roofer may be hired to complete the punch list, since McCuller’s had not responded to his phone calls.  Director Tew also questioned Rampart concerning budget allocation of repairs on 104, that still showed up in salaries and not allocated to the repairs.   Rampart Manager Johnson reported that this had not yet been re-allocated in the financials to reflect proper accounting.   The question also arose concerning skylight repair for Unit 509 and roofer issue.  Motion was made by Director Bell, seconded by Director Marsalek directing Rampart to have Hanco complete the punch list and evaluate Unit 509 skylight with water test to determine who is responsible.   Approved unanimously.

Motion made by Director Bell, seconded by Director Powers to accept financial report.  Approved unanimously.

4.   Committee Reports

            a.   Document Committee: Director Hatch updated voting on amendments as follows: # 1, 49 Yes, 42, No; #2, 54 Yes, 38 No; #3, 68 Yes, 24 No (approved); #4, 42 Yes, 50 No.   Director Marsalek volunteered to be available on Friday, July 18, 2008 for Rampart phone call to recess special meeting on amendments for another 30 days.

            b.    Facilities Committee:   Director Powers reported the committee had met on Monday, July 15, 2008 and reviewed proposals presented at the previous directors meeting .

            c.    Beautification Committee: Director Hatch had nothing to report.

            d.   Hospitality Committee: Director Fridlund had nothing new to report, but commended Unit owner Pringle for the July 4^th party and it was reported all had a good time.

            e.   Fining committee:   President Devlin the committee had not yet met because the board had no action for them to approve.

5.   Manager’s Report: Rampart Manager Johnson reported:

            a.   Reported the board packet had new laws passed by the legislature for their review.

b.   Reported on bid by Native Earth to replant diseased Oleanders.  This prompted discussion about Oleanders, spraying chemicals that was killing grass around fencing and other areas.  Much discussion followed.   A committee of Directors, Hatch, Powers, Marsalek would look into future needs.

            c.    Reported:   HOA would not have to pull permits to re-do cabana bathrooms using own maintenance personnel.  After discussion, Director Bell made a motion, seconded by Director Tew, to approve the project as presented by the facilities committee for $7500.00 which seemed within budget

constraints by Treasurer Pringle.  Approved unanimously.    Directors Fridlund, Treasurer Pringle will work with Facilities committee on bathroom decor.

            d.   Reported:   Speed bump for Phase two (which was understood by Rampart Manager Johnson to be asphalt) could be completed by a pre-formed bump system to be epoxied in place.   Board consensus was to continue project using pre-formed bump system since money already allocated.

6.  Residents Meeting:   Director Hatch reported:

            a.  One item concerned the re-classification of the Purcell property which backs up to Phase II.  The property on which Purcell operates has been classified as Heavy Industrial (zone M-2) since 1974.  The Purcell operation has been classified as light industrial.   What Purcell wants the county to do is reclassify the business and property to Industrial-General.   Director Marsalek reported on his attendance at  the  zoning commission meeting which is the first step on sending the re-classification issue to the County Commission later in the year.   The question he posed to the Board was: To fight the reclassification or not?  If so, How?    Director Tew suggested emailing county commissioners who would be making the final vote concerning this issue.  Much discussion followed.   

            b.  Another issue concerned Unit 2509 and Rampart manager Johnson reported a final letter had been mailed to unit owner and this was now with the attorney. 

            c.   Issue of cars parking perpendicular in driveways both in drive way and on the street.  The meant cars were driving on common property grass to do so, which was also hindrance to sprinkler heads.   It was consensus of the Directors that at the next HOA Directors meeting a policy would be in place prohibiting this type of parking and notice would be mailed to unit owners at that time.

 7.  New Business.

            a.   Land Parcel/ West Property Boundary:   Rampart Manager give Directors a map showing what was owned by Willow Greens and what was owned by the property owner.   The copy indicated the owner had entrance rights off 12^th Ave.

            b.  Unit 301/ door.  Director Tew made a motion, seconded by Director Hatch, to deny request to replace the front door, and authorize maintenance to evaluate the door, to prime and repaint.   If further action needed, that would be reported back to HOA Directors.   Approved Unanimously.

            c.  Future planning/ Roofs/ Siding/ Painting/ Fencing.  Director Bell reported he had requested this be on the agenda.   After discussion, and information already gathered by the facilities committee, Directors desired to work towards a three year budget in which  plans would be made for long range maintenance needs, and make this part of a budget process to begin in August, directed by Treasurer Pringle.                                      

8.  Old Business:

            a.   Building 100 decks: Rampart manager Johnson was requested to get solid figures on this repair and report to Directors and the next meeting.   It was also requested that Rampart Manager Johnson get  2 bids from General Contractors To look at 107 deck which is in bad condition.

            b.  Awning Bid.   None at this time, as accessability to Unit 105 is still in foreclosure.   Will wait until access to all units to do this job.        

9.   Date of next meeting, August 19, 2008, 7 pm. 

10.  Meeting was adjourned at 9:10 pm.
Respectfully submitted:   (Unapproved minutes).
Hugh Bell, Secretary

6.  Residents Meeting:   Director Hatch reported that more people were attending and all were concerned that we strive to see improvement in our community.  Noted owner comments:   Rampart slow response to some work orders. One owner reported making request through Rampart Web site and phone requests but no response from Rampart.  Tile around pool not being cleaned to owners satisfaction.   Roofers:   Money held till completion - which concerns ruts behind 2405, tar on some flashing.  Pond weeds:   It was reported that the pond had been treated for algae, but weeds take another type of control chemical.  Director Bell motioned, seconded by Director Tew that Rampart contract with a company to treat the pond for July and Aug to see how that treatment worked.   If effective, then budgeting would need to take place for that kind of treatment.   Signage for pool which has age limits/supervision/ etc need to be re-posted.    Sign evidently stolen.   Rampart manager to email board concerning laws/ages and signs.   Lastly, Rampart is requested to mail approved modification requests to the unit owner who makes the request.  This will let them know it is approved and they will have documentation.

 7.  New Business.

            a.   Lease Applications: Unit 501.  Director Hatch moved, seconded by Director Powers to approve this application, as advised by our attorney, since it was filed under previous policies and procedures for leasing before changes at the May 20, 2008 meeting.  Unanimously approved.

            b.   Modification requests:

            Unit 2507 request to use common property to widen drive way.   Concern: When son parks in drive way, and when nurse parks in drive way, not enough room for wheelchair to get between them.   Motion was made by Director Hatch to disapprove the request, seconded by Director Bell.   Discussion followed: Main discussion centered around nurse parking in guest parking, thereby not obstructing owners ability to exit home on drive way.  Motion carried, with exception - President Devlin opposed the motion.

            Unit 2401: 1.   Install double pane French doors on Master bedroom balcony, 2.  Install Simonton Storm Breaker window in rear upper bedroom, 3.  Gutters on front and side of garage.  Director Hatch made a motion, seconded by Director Powers, to approve  the request contingent upon owner acknowledging responsibility to maintain gutters (owner agreed) approved unanimously. 

            c.   Elect Treasurer: After it was verified in HOA documents that Treasurer didn’t have to be a board member, Director Hatch moved, seconded by Director Bell that Beverly Pringle be Treasurer, . approved unanimously

            d.   Past due accounts: Rampart Manager Johnson reported on the two most delinquent accounts.  One is in foreclosure.  One had submitted payment schedule to the Board’s attorney and had been forwarded to Board members.  After discussion, Director Tew moved, seconded by Director Marsalek, that Rampart Manager Johnson refer this to our attorney: 1.  To request promissory note be made by the owner to the Willow Greens HOA with payment schedule (which includes late fees, interest) for one year.  If that is not possible, 2.  To have the unit owner abide by the schedule presented by the owner to the Willow Greens Board of Directors; and 3.  If the unit owner fails to meet that schedule for one month, the Board would move to foreclosure.  Approved by Directors with exception, President Devlin opposed motion.

            e.  Facilities committee proposals.  Director Powers had presented the Directors with 3 proposals.   1.  Pool Restroom renovations - discussion centered around building permits, legal issues which need to be resolved if own maintenance personnel do the work.  Rampart Manager Johnson to see if retired contractor could over see project and get permit costs, other bid, etc.   2.  Grading behind building 1.  This had been approved, but nothing done since last year.  Director Powers wanted to keep this item in front of board and not let slip through the cracks.   3.  Stockade Fence replacement behind Bldg 2300/2500/along property line behind retention pond, which included removal of privacy fences.  Lots of discussion, but issue of fence ownership was not resolved.  Board wanted more info on funding or budget for next year                        

8.  Old Business:
            a.  Speed bumps, Phase II.  Areas selected by board, Rampart Manager Johnson to get bids for next meeting.
            b.  Awning Bid.   None at this time.
            e.   Issue owner with dog not abiding by association rules.  Board to Rampart - refer to attorney.
9.   Date of next meeting, July 15, 2008, 7 pm.
10.  Meeting was adjourned at 9:30 pm.
Respectfully submitted:   (Unapproved minutes).
Hugh Bell, Secretary

6.  Residents Meeting:   Director Hatch reported that most of the conversation concerned pool chairs and lawn care.   It was reported that fabric on all the lounges had been replaced by vendor, and some of the chairs.  The remaining lawn chairs would be brought to their attention.   The main issue is: the replaced fabrics are not warranted for another year.  Lawn care - another issue.

7.  New Business.

            a.   Lease Applications: Unit 608, Director Hatch moved to approve, Director Powers seconded,  approved unanimously.  Unit 801, Director Bell moved to approve, Director Tew seconded,  approved unanimously.  Unit 501 application not complete.

            b.   Awning Bldg 1 & 5.   Rampart Manager Johnson reported problems with access to unit 105 to measure because of foreclosure.   As soon as access is available to that unit, bids will be received for all 4 awnings.

            c.   Modification requests: Unit 301 front door.  Director Powers made a motion for approval of the request contingent upon the owner signing an indemnification agreement concerning contractor.  Director Tew seconded, approved unanimously.   Unit 2501 - After discussion, Director Powers, seconded by director Hatch, moved to approve Modification request #1, Item #1, approved unanimously.   Item #2 of Modification request #1 was referred to Beautification committee, along with all of Modification request #2.    Modification request for unit 2507 was tabled and will be referred to attorney as it concerns the use of common property for this request to be approved.  The issue will be maintenance of the modification, does it become part of the owner’s property when modified and other issues which must be addressed.

            d.   Board vacancy.   With the resignation of Michael Westropp, President Devlin asked if there was someone who wanted to be appointed to the board.   Michael Marsalek, unit 2401 stated his interest in being on the board.  Director Hatch made the motion to appoint Michael Marsalek to fill Mr. Westropp’s term till Fall of 2009, seconded by Director Powers,  approved unanimously.  President Devlin welcomed our new Director Marsalek to the empty chair to join the board for the remainder of the meeting.

            e.  Lease application revision.   President Devlin had submitted to the board a packet with lease application and procedures.  After review, Director Bell moved their approval, seconded by Director Hatch,  approved unanimously.

            f.   Owner notification Unit 2509.   Rampart has sent 6 notices concerning issues with this unit.             

8.  Old Business: 

            a.  Speed bumps, Phase II.  After discussion and presentation by Rampart Manager Johnson, Director Tew moved to allocate $600.00 for speed bumps seconded by Director Marsalek, location to be determined by Rampart Manager Johnson and maintenance personnel. 

9.   Date of next meeting, June 17, 2008, 7 pm 

10.  Meeting was adjourned at 9:15 pm.

Respectfully submitted:   (Unapproved minutes). 

Hugh Bell, Secretary

WILLOW GREENS HOMEOWNERS ASSOCIATION
BOARD OF DIRECTORS MEETING
April 22, 2008
7:00 PM, POOL Cabana
1050 Starkey Rd, Largo, FL 33771

1.    Roll Call of Directors: President Devlin called the meeting to order at 7:15 PM and roll call followed.  Present: Dennis Devlin, President; Vera Hatch, Vice President; Hugh Bell, Sec;  Director Jim Powers  Director Danny Tew and Director ,Karen Fridlund.  Absent:  Michael Westropp, Treasurer.

2.    Minutes of Previous Meeting: Since minutes were not available because the previous meeting was recessed, the March minutes would be presented at the May meeting.

3.  Treasurer’s Report:   In Director Westropp’s absence, Rampart Manager Johnson reported on line items and the end result was expenses were under budget by $5,553.00 for the year.   Director Tew asked Rampart manager concerning  checks 366 & 360.  Rampart Manager Johnson said he would report back by email concerning these checks.  Director Tew also questioned cell phone expense and it was noted that is how Rampart Manager Johnson communicates with our maintenance man and this hadn’t been paid for 3 months.   It was assumed this was $25.00 a month.   Director Bell moved to approve the finance report as submitted by Rampart, seconded by Director Powers, approved unanimously.

4.   Committee Reports

a.   Document Committee:  Director Hatch reported the documents were in hands of the unit members for vote and thanked the committee for their work.  The board noted the many comments from the members who attended the Q & A at 6:30 p.m. before this evenings meeting.

          b.    Facilities Committee:   Director Powers noted the committee had met on April 7^th and had a few projects but were not prepared to make any recommendations at this time.

          c.   Beautification Committee: Director Hatch had nothing to report.

          d.   Hospitality Committee: Director Fridlund reported they had not met before this meeting but would meet this coming Saturday, April 26, 9 am at the pool cabana.

5.   Manager’s Report: Rampart Manager Johnson reported that roofing on Bldg 1 (one) was complete, but a few spots needed attention and clean up.   Director Fridlund asked about repair of lawns in back of Bldg 1 (one) which was damaged by roofer.   This was another issue for Rampart Manager Johnson to discuss with roofer.  Rampart Manager Johnson asked if the board had a preference for which buildings was roofed next - Bldg 5 or Bldg 3.   Consensus seemed to be Bldg 3, since the equipment was already in place.   Rampart Manager Johnson was questioned about roofers time lag between buildings and had he been notified with ample time for the delay.   He said, “He was  notified at the last minute that the roofer would not be on schedule, but delayed about 2 more weeks.”   Next item concerned damaged siding for Bldg 2500, 2600 & 2700 by golf balls.   It was determined that this repair would be done by Willow Greens maintenance.  Next item concerned unit owners who allow dogs to defecate on neighbors yards and waste not picked up as required by HOA documents.   This brought up issue of fining committee (which would be on the agenda).   In order to proceed, witnesses would need to come forth and identify the unit owner who does not pick up after dog and notify the board.   The issue would be turned over to fining committee to begin enforcing document terms concerning pets and pet waste.   Next item concerned the need for more funds in the reserve at Rampart due to roofing.   Rampart Manager Johnson reported a need for additional money from Willow Greens which are currently in CD’s at Intervest Bank to pay for roofing.  Director Powers made the motion that Directors Hatch and Bell (who are on signature file with Intervest Bank) be authorized to provide funds to Rampart’s Freedom MM account to help pay for roofing.  Seconded by Director Fridlund.  Approved unanimously.  A discussion followed concerning satellite dish placement and that one unit had 3 on their roof.  Rampart Manager Johnson was asked to provide Willow Greens Board with policy concerning this issue as used in other associations.   This would give the Willow Greens Board an opportunity to establish a policy and notify unit owners.  Next item concerned torn awning on bldg 1.  Director Bell requested Rampart Manager Johnson get bids to replace the 4 awnings after roofing was completed on Bldg 5 for the board to consider.

6.  Residents Meeting:   Reported under Documents Committee.

7.  New Business.

            a.    Purcell’s Asphalt Plant/Air Quality/ Environmental concerns.  Unit 706 owner reported his research and contact with EPA air quality dept and reported smells from the plant.   He also reported that unit owners should contact Joe Rodriguez at the EPA  727-464-4422 to report any air quality issues from the said plant observed by unit owners.

            b.   Re-establish fining committee:   It was noted that previous unit owners, Sherrie Schafer,  and Linda Crotty (present at the meeting) had been on the committee.  They consented to remain on the committee.  Unit owner Dee (Dorothy) Merrow volunteered to serve on the committee.  These names were accepted by President Devlin and noted info about fining was on the web site.

            c.  Modification Request:   Unit 706 request to replace window over garage.  Director Bell moved approval, seconded by Director Hatch, approved unanimously.  Unit 404 request to install hurricane shutters.   Rampart Manager Johnson had sample for board to see, as these varied from approved hurricane shutters in the documents.  Director Hatch made the motion for approval with the exception the panels be white (rather than aluminum color).  In this motion it is also noted that shutters are only approved to be installed over windows 3 days before a named hurricane is scheduled to come ashore in our area and they are to be removed with in 10 days after the hurricane has passed.  Also, installation parts which are permanently installed above and below windows are to be maintained in like new condition and is the owner’s responsibility.   Motion seconded by Director Fridlund.  Approved unanimously.

            d.   Lease application/rental criteria:   President Devlin presented items to the board members for their review and feedback concerning rental application, background check requirements, etc.  He asked for comments in a timely fashion so he could get the info for the attorney to review.

            e.   Collection policy review:   Rampart Manager Johnson was asked what was the typical time schedule as it related to delinquent home owners monthly assessments.   He reported that a letter was mailed with an assessment was 10 days over due.   If still overdue at 30 days, the attorney sent a letter which stated that if not paid, a lien would be placed on the property. If after that 30 days, then a lien would be filed against the unit.

            f.   Willow Greens website:   President Devlin noted that with Unit owner Al Moir relocating, that we needed to attend to the website.   Director Fridlund indicated she would pick up that duty and asked Director Tew if he would assist at times she might be away and he agreed. 

8.  Old Business:

            a.  Speed bumps Phase II.   Rampart Manager had not acted on this since last meeting and said he would have estimates for the next meeting.  A discussion followed concerning how many, where, etc.  No decisions made with no information.

9.   Next meeting:   Tuesday, May 20, 2008 - Pool Cabana

10.  Meeting adjourned at 9:40 PM

            b.   Set date for document revision ballot mailing/meeting:   Director Hatch led the discussion.  It was determined the letter outlining the document revisions, proxy ballot, etc, to be mailed residents, be emailed to the board by Friday, March 21,2008 for any suggested revisions prior to mailing to residents.   The HOA Board members are to respond with any suggested revisions by March, 24, 2008.   The letter would be mailed to residents early in the week of March 24^th, 2008 concerning document revisions, dates for proxy vote, etc.   In order to facilitate discussion of these revisions with residents, there would be an open meeting held at 6:30 pm before the regular HOA Board Meeting in April.   Discussion followed concerning timing as it concerns, letters being mailed out, proxies received, resident discussion.  After this discussion it was agreed upon by consensus that the April HOA board meeting be to the 22^nd, since there are five (5) Tuesdays in April.  It was also noted by Rampart Manager Johnson that there would be time to mail the ballots, receive them back and that the proxy vote be counted at Rampart office May 22, 2008.  At that time, if there was not a majority votes by proxy, it would be recessed for 90 days to get the required number proxies.

            c.  Fence behind 2400 bldg.   Maintenance man, Joe, reported the fence is on its last months of life due to rot, moisture, lack of air circulation, Brazilian pepper bushes, etc.  One residents concurred with this observation.   Included in the discussion was fence on east side of Phase II also.  This was referred to the Facilities Committee for plan to include fence, privacy fences, trimming of bushes, talking to owners.

            d.  Rental application for 2201.   Since the agenda, another application was received by the Board for unit 608.  After discussion of legal matters and issues of documents, board policy on some issues need to be clarified.  It was agreed that President Devlin and a board member would meet with the attorney as soon as possible to clear up issues, and propose policy to the board, clarifying vague wording in current documents concerning rental/leases.  To facilitate this action, the current meeting would go in recess, rather than adjournment and meet again to address this agenda item.

8.  Old Business:

            a.  Building 100 repairs.  Rampart manager Johnson reported the initial repair in 104 was near conclusion.  After roofing of Bldg 1, other balconies would be checked and repaired as needed.

            b.  Building #3 roofing bid.   Director Powers explained the confusion for the bid mix up.   Since the contractor was asked to make about 3 different revisions, one bid had an error, which he felt was an honest mistake.   Director Bell stated that since this contractor was doing the other 3 buildings, and doing a good job, it was not time to change contractors in the middle of this project.  Director Bell made a motion to accept the bid as revised up by a little over $2000.00.   Seconded by Director Hatch.  Approved unanimously.

            c.  Trim Painting - Status.   Rampart Manager Johnson stated that other maintenance was extremely heavy right now and would be for the next 90 days and a plan for paint of trim is to be made after that time.

8.  Meeting was recessed by President Devlin at 8:20 pm.

Respectfully submitted:   (Unapproved minutes).

Hugh Bell, Secretary

 SEQ CHAPTER \h \r 1WILLOW GREENS HOMEOWNERS ASSOCIATION

BOARD OF DIRECTORS MEETING

April 22, 2008

7:00 PM, POOL Cabana

1050 Starkey Rd, Largo, FL 33771

1.    Roll Call of Directors: President Devlin called the meeting to order at 7:15 PM and roll call followed.  Present: Dennis Devlin, President; Vera Hatch, Vice President; Hugh Bell, Sec;  Director Jim Powers  Director Danny Tew and Director ,Karen Fridlund.  Absent:  Michael Westropp, Treasurer.

2.    Minutes of Previous Meeting: Since minutes were not available because the previous meeting was recessed, the March minutes would be presented at the May meeting.

3.  Treasurer’s Report:   In Director Westropp’s absence, Rampart Manager Johnson reported on line items and the end result was expenses were under budget by $5,553.00 for the year.   Director Tew asked Rampart manager concerning  checks 366 & 360.  Rampart Manager Johnson said he would report back by email concerning these checks.  Director Tew also questioned cell phone expense and it was noted that is how Rampart Manager Johnson communicates with our maintenance man and this hadn’t been paid for 3 months.   It was assumed this was $25.00 a month.   Director Bell moved to approve the finance report as submitted by Rampart, seconded by Director Powers, approved unanimously.

4.   Committee Reports

            a.   Document Committee:  Director Hatch reported the documents were in hands of the unit members for vote and thanked the committee for their work.  The board noted the many comments from the members who attended the Q & A at 6:30 p.m. before this evenings meeting.

            b.    Facilities Committee:   Director Powers noted the committee had met on April 7^th and had a few projects but were not prepared to make any recommendations at this time.

            c.   Beautification Committee: Director Hatch had nothing to report.

            d.   Hospitality Committee: Director Fridlund reported they had not met before this meeting but would meet this coming Saturday, April 26, 9 am at the pool cabana.

5.   Manager’s Report: Rampart Manager Johnson reported that roofing on Bldg 1 (one) was complete, but a few spots needed attention and clean up.   Director Fridlund asked about repair of lawns in back of Bldg 1 (one) which was damaged by roofer.   This was another issue for Rampart Manager Johnson to discuss with roofer.  Rampart Manager Johnson asked if the board had a preference for which buildings was roofed next - Bldg 5 or Bldg 3.   Consensus seemed to be Bldg 3, since the equipment was already in place.   Rampart Manager Johnson was questioned about roofers time lag between buildings and had he been notified with ample time for the delay.   He said, “He was  notified at the last minute that the roofer would not be on schedule, but delayed about 2 more weeks.”   Next item concerned damaged siding for Bldg 2500, 2600 & 2700 by golf balls.   It was determined that this repair would be done by Willow Greens maintenance.  Next item concerned unit owners who allow dogs to defecate on neighbors yards and waste not picked up as required by HOA documents.   This brought up issue of fining committee (which would be on the agenda).   In order to proceed, witnesses would need to come forth and identify the unit owner who does not pick up after dog and notify the board.   The issue would be turned over to fining committee to begin enforcing document terms concerning pets and pet waste.   Next item concerned the need for more funds in the reserve at Rampart due to roofing.   Rampart Manager Johnson reported a need for additional money from Willow Greens which are currently in CD’s at Intervest Bank to pay for roofing.  Director Powers made the motion that Directors Hatch and Bell (who are on signature file with Intervest Bank) be authorized to provide funds to Rampart’s Freedom MM account to help pay for roofing.  Seconded by Director Fridlund.  Approved unanimously.  A discussion followed concerning satellite dish placement and that one unit had 3 on their roof.  Rampart Manager Johnson was asked to provide Willow Greens Board with policy concerning this issue as used in other associations.   This would give the Willow Greens Board an opportunity to establish a policy and notify unit owners.  Next item concerned torn awning on bldg 1.  Director Bell requested Rampart Manager Johnson get bids to replace the 4 awnings after roofing was completed on Bldg 5 for the board to consider.

6.  Residents Meeting:   Reported under Documents Committee.

7.  New Business.

            a.    Purcell’s Asphalt Plant/Air Quality/ Environmental concerns.  Unit 706 owner reported his research and contact with EPA air quality dept and reported smells from the plant.   He also reported that unit owners should contact Joe Rodriguez at the EPA  727-464-4422 to report any air quality issues from the said plant observed by unit owners.

            b.   Re-establish fining committee:   It was noted that previous unit owners, Sherrie Schafer,  and Linda Crotty (present at the meeting) had been on the committee.  They consented to remain on the committee.  Unit owner Dee (Dorothy) Merrow volunteered to serve on the committee.  These names were accepted by President Devlin and noted info about fining was on the web site.

            c.  Modification Request:   Unit 706 request to replace window over garage.  Director Bell moved approval, seconded by Director Hatch, approved unanimously.  Unit 404 request to install hurricane shutters.   Rampart Manager Johnson had sample for board to see, as these varied from approved hurricane shutters in the documents.  Director Hatch made the motion for approval with the exception the panels be white (rather than aluminum color).  In this motion it is also noted that shutters are only approved to be installed over windows 3 days before a named hurricane is scheduled to come ashore in our area and they are to be removed with in 10 days after the hurricane has passed.  Also, installation parts which are permanently installed above and below windows are to be maintained in like new condition and is the owner’s responsibility.   Motion seconded by Director Fridlund.  Approved unanimously.

            d.   Lease application/rental criteria:   President Devlin presented items to the board members for their review and feedback concerning rental application, background check requirements, etc.  He asked for comments in a timely fashion so he could get the info for the attorney to review.

            e.   Collection policy review:   Rampart Manager Johnson was asked what was the typical time schedule as it related to delinquent home owners monthly assessments.   He reported that a letter was mailed with an assessment was 10 days over due.   If still overdue at 30 days, the attorney sent a letter which stated that if not paid, a lien would be placed on the property. If after that 30 days, then a lien would be filed against the unit.

            f.   Willow Greens website:   President Devlin noted that with Unit owner Al Moir relocating, that we needed to attend to the website.   Director Fridlund indicated she would pick up that duty and asked Director Tew if he would assist at times she might be away and he agreed. 

8.  Old Business:

            a.  Speed bumps Phase II.   Rampart Manager had not acted on this since last meeting and said he would have estimates for the next meeting.  A discussion followed concerning how many, where, etc.  No decisions made with no information.

9.   Next meeting:   Tuesday, May 20, 2008 - Pool Cabana

10.  Meeting adjourned at 9:40 PM

WILLOW GREENS HOMEOWNERS ASSOCIATION BOARD OF DIRECTORS MEETING
Tuesday February 19, 2008
7:00 PM
Location:  Pool Cabana

 Vice President Hatch called the meeting to order at 7:00 pm.   Roll Call of Directors:    Present: Vice President, Hatch, Secretary, Hugh Bell; Treasurer, Mike Westropp; Directors, Tew and Powers.   Absent: President Devlin, Director Fridlund

Minutes of Previous Meeting: Motion was made to accept the minutes by Director Powers, seconded by Director, Tew, passed unanimously.

Treasurer’s Report: Treasurer Westropp gave a run down of the final year end financials for 2007 noting: 1.  Operating fund at end of year of $21,076.19, Reserve funds of $259,828.00 for Total assents of $280,905.18.    2.   Actual year end receipts over expenses were $1,352.59.  It was noted that Rampart had not sent February financials, so no report could be made concerning February 2008.  Rampart manager Johnson reported they were backlogged at Rampart with audits, etc.   It was noted by several directors that this was not the first time financials were late, or had not gotten to directors in a timely fashion.    Director Bell made the motion to accept the year end report, seconded by Director Powers, passed unanimously.

Committee Reports

a.  Document Committee: Director Hatch had emailed changes for the current HOA documents to the board members and presented each one as it had been proposed with their visit to the HOA attorney.  Director Bell made a motion to accept the committees work and to present them to home owners for a vote.  This was seconded by Director Tew.   VP Hatch opened the floor for discussion.   Most of the discussion centered on concerns of property rental and property fences.   After lengthy discussion from residents and board members, it was noted there would be an open forum concerning this at the Residents meeting, Tuesday, March 4^th, 7 PM at the Pool Cabana.   After that, Rampart would follow boards directions in mailing out ballots and notifying residents of the meeting where votes will be counted.  Motion passed unanimously.

          b.   Facilities Committee: Director Powers noted most of their items were on the later agenda.

          c.   Beautification Committee:   Director Hatch said there was nothing to report.

d.   Hospitality Committee: In Director Fridlund’s absence, resident Beverly reported that the next Hospitality event would be on Friday, March 14, 2008, Pool Cabana, “Bingo Bash”.   Residents are asked to bring appetizer to share, there own beverage of choice (NO GLASS CONTAINERS).  Volunteers are needed to HELP.  Also if anyone has items to use for door prizes, please bring them.  It was also suggested that donations of diapers, items for children be brought to support Pinellas Village.  All thanked Beverly and committee for their work.

Manager’s Report:   Rampart Manager Johnson reported that all the items to report on were on the balance of the agenda. 

Residents Meeting: Director Hatch reported that most of the items discussed at the Residents meeting centered around the documents being presented, fence issue and pool cameras.

New Business

1.  Presentation of final draft / document changes:   Completed above under committee report.

2.  Rentals  in Willow Greens / roster / documentation :   Completed above under committee report.

3.  Oak Trees / Unit 907: Letter had been received by board members.   Rampart Manager Johnson, along with Joe, Maintenance person and Director Powers inspected the area.   They noted there could be a problem in the future, but didn’t appear to be one now.  The Tree removal person was contacted and Rampart manager Johnson was told, root trimming would be best when needed at cost of about $175.00.   Discussion followed as to costs of removing trees and permits required by City of Largo, plus replanting of any tree removed.  Follow that discussion, the Directors referred this to the Facilities committee with authority, that when it is needed, to do root trimming.

Old Business

1.   Building 100 termite abatement proposals:   Director Powers reported that another Termite inspector had inspected BLDG. 1 and found no dry wood Termites.  Most of the damage is water rot.  The repairs to unit 104 had been going along well and in the end would cost about $5,000.00 to repair the decking of the upper balcony, and the application of a new membrane material would be installed next week and the project should be finished.   The next balcony would be 107 for the same process.

          2.   Building 100 repairs / status,

3.  Building 2300 roofing proposals 

4.   Roofing proposals other buildings:  All these were wrapped into one presentation and bidding process.   Bids where for roofing: BLDG., 100,300,500, 2300.   Director Powers presented the Bids to the board.  Discussion followed.  Director Bell made a motion to approve the bid from McCullers for $188,135.00 and for Rampart to check on financial strength of roofer (that is possible) and this to be funded from the reserve account.  This was seconded by Director Powers.  It as noted that current roof reserves were approximately $169,000.00 and more would be coming in during the coming months to fund the project and confirmed by Treasurer Westropp.  Motions passed unanimously.   It was noted that work could begin around March 1, with 2300 being in greatest need, and all being completed before hurricane season.  It was noted that much hard work had been done by Director Powers getting all the bids, etc.

5.  Pool Cameras:   Director Tew reported that all was up and running since lightening had damaged the computer motherboard and processor.  He had purchased both, reinstalled system software and all was up and running with a few web items to complete.

Next meeting date: Tuesday, March 18, 2008, 7 pm at pool cabana.

Adjournment:   8:25 pm.

Respectfully Submitted (Unapproved minutes)

Hugh Bell, Secretary.

            e.  Repair of ceiling damage/Allen 2302: After discussion concerning owner/association responsibility.  Director Westropp made the motion to deny repair by association, seconded by Director Tew.  Four directors voted for the motion and three against.

            f.   Parking/ 48 hr zone(s)/ Review City of Largo code (discarded car): President Devlin reviewed items from city code concerning parking of vehicles, outside storage, etc.  Discussion followed concerning parking throughout Willow Greens and coming up with a uniform policy.  Director Bell made the motion that the board adopt a rule that all parking on the streets be 72 hours and that be presented to the owners at a meeting which would be advertised 14 days in advance and was seconded by Director Hatch.  Two voted for the motion and four against.  Motion failed.   Director Power noted his conversation with the owner of a car parked for a long time and the owner said it would be gone by the end of the month. 

7.  Old Business:

            a.  Recommended changes to the Association Documents/ status: Refer to Documents committee report above.

            b.   Building 100 termites abatement proposals.   Hold untill repairs made to porches.

            c.   Building repairs/status.  Property manger Johnson reported that repairs to 103 deck could be done in house and recommended Joe and Jim be authorized to carry out the repairs in house and could be done much less expensive than calling in outside sources.  If determined they could not do the work, then we would revisit outside sources.  Director Bell made a motion, seconded by Director Westropp, that Joe and Jim be authorized to do further investigation of deck in 104, make repairs, using the membrane materials suggested by Rampart on top of the decking which could accommodate tile if needed to finish these into sound structures.  This could include work on 107 and 106 as the repairs unfold.  Cost is unknown, but will be materials and labor.  Approved unanimously. 

            d.  Bldg 2300 roofing proposals.  Covered in other agenda items.

            e.  Painting plans 2008 / trim painting.  Rampart manager Johnson recommenced referring to the Facilities committee and a plan will be proposed at the February meeting using in house maintenance for lower trim and outside contractor to do upper trim.    Referred to Facilities committee.

8.  Date for next meeting: Feb 19, 2008, 7 pm. Pool Cabana.

9: Meeting adjourned: 8:15 pm.

Respectfully submitted:   (Unapproved minutes).

Hugh Bell, Secretary

WILLOW GREENS HOMEOWNERS ASSOCIATION
BOARD OF DIRECTORS MEETING
Decembrt 11, 2008
7:00 PM, POOL Cabana
1050 Starkey Rd, Largo, FL 33771 Approved Minutes

The meeting was called to order by President Devlin at 7:00 pm.

Roll Call

Present:  Dennis Devlin, President;  Vera Hatch, Vice President;   Michael Westropp, Treasurer;  Directors Karen Fridlund, Jim Powers, Danny Tew, ike Johnson, Rampart Property Manager,  

Absent:  Hugh Bell, Secretary

Minutes of the November meeting’  Motion to accept made by Director Hatch, seconded by Director Fridlund and passed unanimously.

Treasurer’s Report:  Director Westropp reported operating assets at $13,971 and reserves at $249,361.  Utilities are over budget while expenses are under budget.   Director Westropp noted that delinquencies are under control however, there will be a loss of approximately $3000  due to two foreclosures.  Director Westropp will provide a more in depth report at the next meeting after he has had more time to analyze the financial statements.

Committee Reports:

Document Committee:  Mr. Cianfrone’s  revised proposal for document amendments was presented to the board at the meeting.  The Committee will need to review and present to the board for approval in January.  Mr. Johnson proposed that the Committee consider correcting the documents to reflect an accurate count of the units in Willow Greens to 133.

Facilities Committee:  Chairperson Jim Powers stated that the committee is discussing a number of projects, one of which is painting buildings.  It was suggested that jit was not necessary to paint entire buildings, but that trim painting would be sufficient.  Rampart has painters who would be willing to work on the weekends at a cost of $800 to $1000 per building.  No decision was made at this time.

Beautification Committee:  Director Hatch thanked those who helped in decorating the community for the holidays but expressed a need for funds to replace many of the old decorations.  Resident Barbara Thomas asked for a $200 allowance so that new lights & decorations could be purchased after the holidays when they are on sale.   The committee will await the decision of the board and the availability of funds.

Hospitality Committee:   Director Fridlund announced that there will be a Holiday Party at the pool on December 14th.  Food, decorations & prizes will be donated and there will be no cost to the association. 

Manager’s Report:  Mike Johnson gave the board an estimate of $400 to refurbish the mailboxes in Phase II.   He and Jim Powers will be doing a weekly walk through the property and asked that residents help by pointing out any items or areas that need to be addressed.  Mr. Johnson asked that he be allowed to proceed with urgent repairs through email approvals which would then be ratified at the next board meeting.  The question of the legality of approving through email will be addressed and Mr. Cianfrone’s opinion requested.  Mr. Johnson said that there was only one work order that has not been resolved.  Other open work orders are scheduled for completion in January.

Resident’s Meeting:

Director Hatch ran through a summary of some of the resident’s concerns.  1.  The issue of the yellow vehicle that has been parked for several months, was once again brought up.  There is no legal way for the board to force the removal of the car.  It was suggested that the board put up signs limiting parking on Willow Greens streets.  No decision was made.    2.  The fountain needs to be tied down and the jets cleaned.  Mr. Johnson said it would be taken care of.
3.  The question was asked why the shed is not being fully utilized.  Apparently the ladders are taking up an entire wall and it was suggested they be secured outdoors so that other items can be stored in the shed.  4  Residents asked that Micah address the problem of the red weeds overtaking many lawns.  Micah should also trim palms and some low tree branches.

New Business

 1.  Hospitality Committee request for funds:  Director Fridlund asked the association for $500 to pay for printing of a community booklet.   Mr. Johnson suggested a “Social Fund” be established to fund the committee.   Director Hatch made a motion to create a Social Fund with a beginning balance of $500.  All advertising proceeds would be credited to this fund.  Jim Powers seconded the motion which passed 5 to 1 with Director Westropp opposed.  Director Hatch then made a motion to allocate up to $500 from the Social Fund to be used to create the community booklet and to carry on the work of the Hospitality Committee.  The Hospitality Committee would be allowed to sell advertising in the booklet and all funds earned wold be returned to the Social Fund.  Motion was seconded by Director Powers, passed by a vote of 5 to 1 with Director Westropp opposed. 

2.  Building 100 termites:  According to the association documents, it is very likely that termite infestation is the responsibility of the association.  Mr. Johnson will request two additional bids and options for termite fumigation.

3.  Repair/Maintenance response time:  An estimate of $2000 was presented to repair the Resident Allen’s roof.  Since this has been on the work order list since August, Director Hatch made a motion to have the roof repaired by Hanco Roofing, seconded by Director Fridlund.  Motion passed unanimously.    Mr. Allen asked if interior repairs will also be made, since the additional damage was caused by the delay in getting the roof repaired.  This issue will be on the January agenda.

Old Business

1.  Grounds Maintenance Contract:  Director Powers made a motion to accept Native Earth’s contract as written for the year 2008.  Motion was seconded by Director Hatch and passed 4 to 2 with Directors Tew & Westropp opposed. 

2.  Building 100 repairs:  In a December 11, 2007 letter from Mr. Cianfrone, it was determined that the Association is responsible for repairs to the balconies on building 100.  Director Fridlund made a motion directing Rampart to get bids from three general contractors for the repair in kind of balconies in building 100, including sealing & protection of the decking and replacement of the railing in accordance with current building codes.  Motion was seconded by Director Hatch and passed unanimously. 

3.  Roof Replacement plans for 2008:  The Facilities Committee was directed to get bids for the replacement of roofs.  Re-roofing will be done based on the recommendation of the roofing consultant‘s report of 2006.  Buildings 1, 3, 5, 21, 22 & 24 are the first six to be considered.  The number of buildings to be done will be determined on current estimates and the amount in the roofing reserve. 

Next meeting:  January 15, 2008

There being no further business, the meeting was adjourned at 9:30 pm.
 

WILLOW GREENS HOMEOWNERS ASSOCIATION
BOARD OF DIRECTORS MEETING
Tuesday, November 13 2007
7:35 PM

St. John’s Episcopal Church Parish Hall, 1676 S. Belcher Rd., Clearwater, Florida 33764
 

1.  Call to order and Roll Call of Directors:  Directors Bell, Devlin, Fridlund, Hatch, Tew, & Powers (Westropp, absent)  met and were called to order at 7:35 PM  by Director Tew. 

2.  Election of Officers: Director Tew called for nominations for president.  Director Hatch nominated Director Tew who declined.  Director Hatch nominated Director Devlin, seconded by Director Fridlund, who accepted the nomination and was acclamation by an acclamation vote.  Director Tew nominated Director Hatch for Vice President, seconded by Director Fridlund,  who accepted the nomination and was acclamation by acclamation vote.  Director Hatch nominated Director Westropp for Treasurer (who had accepted in absentia), seconded by Director Powers and was acclamation by acclamation vote.  Director Powers nominated Director Bell for Secretary, seconded by Director Devlin,  who accepted the nomination and was acclamation by acclamation vote.

3.  Approval of 2008 Budget:   Discussion: Main objection was not enough member participation and location.  Director Bell made motion to approve, seconded by Director Devlin.   Directors Bell, Devlin, Fridlund, Tew and Powers voted for approval, Director Hatch voted to disapprove.  Motion carried.

4.    Minutes of Previous Meeting: Motion to approve minutes made by Director Hatch, seconded by Director Fridlund, approved unanimously.

5.    Treasurer’s Report:   Director Bell reported: Accounts under budget, Revenue by approx $3000; Adm expenses, approx $3300; Grounds, $2400; Salaries, $6000; Taxes/Insurance, $66; Misc, $665.   Accounts over budget, Utilities, approx $5000; Pool Spa, $3500.   Year, over budget: $1361.   Director Bell reported to the members on the Reserve accounts:   Total reserves: $237,512.   Major accounts include roofing: $139,178.  painting: $48,292.  paving: $20,934.  Termites:   $15,194.   Director Hatch made motion to accept report, seconded by Director Tew.   Motion carried unanimously.

6.   Committee Reports

            a. .   Document Committee:  Director Hatch reported that she and another member of the committee met with the attorney in September, but had not received results.  No one had received new document wording from the Attorney.  Rampart to check with attorney.

            b.  Facilities committee: Had not met.  Members  Moir, Powers, Thomas have been the committee and will notify all of meeting day and time.  Meeting will be held with Rampart Manager Mike to begin looking at long term issues and plans.  

            c.  Beautification Committee: Director Hatch reported the committee will meet Saturday, Nov 17, 2007, 9 AM at the Pool Cabana to discuss Christmas decorations.   Decorating to take place on Saturday, Nov 24, 2007.

            d.  Hospitality Committee: Director Fridlund reported they will be meeting and still had the request for $500.00 from the board to put together hospitality items.  Will notify of meeting. 

7.   Manager’s Report: Rampart Manager Johnson deferred comments till the business portion of the meeting.

8.   New Business:

            a.   Repair of unit 104 Balcony:   Director Tew expressed concern of who is responsible for repairs below roof covering since each unit owner owns building, unlike condo owner who only owns inside walls.  What is HOA responsibility.  This issue to be presented to Attorney.  Discussion concerned:  Did we need consulting firm detailed info (cost of $2600.00) or simply pictures, drawings and questions for Attorney to answer question of responsibility.   Rampart Manager Johnson said there was enough information ready for the attorney to answer the question so a few board members with our manger could meet with the attorney to make a determination soon.  At this point, Rampart Manager Johnson also reported that Terminix had been contacted to check Bldg 1 for Termite issues.  It was determined there was a termite infestation in Bldg One too, which might also be part of problem in 104.  Since Bldg 1 had been under termite contract, that would be checked to see if it was still in force and contact Commercial Termite for these issues if appropriate.   The Terminix report had been emailed to directors this same day, so most directors were un-aware of the report.  

            b.  Bids for ground maintenance.   This was discussed.  Rampart Manager Johnson and several board members will meet

            c. & d.   Discussions and concerns were voiced by unit members concerning roofs.  It was determined that plans for roof and painting for 2008 would be referred to the facilities committee, meeting with Rampart Manager Johnson and report to the board in the next month or two.

            e.  Review of audit.   President Devlin ask for comments concerning audit review.  There were none.

9.  Old Business: 

            a.   Recommended changes to the Association Documents: Status:   Nothing received to date.  Rampart Manager Johnson asked to check with attorney and documents concerning insurance provision concerning whether HOA could be named as insured in case of catastrophe, and the questions concerning the possibility of a unit owner walking away with money and leaving the HOA with a destroyed unit and HOA having to rebuild at cost of unit members.

10.   Set next meeting date: After discussion, HOA directors meeting set for 2^nd Tuesday, Dec 11, 2007 at pool cabana.

11.  Adjournment: Director Fridlund moved the meeting be adjourned.  Meeting adjourned at 9:05 PM.

Respectfully submitted,

Hugh Bell, Sec/Treas.

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Monthly Meeting, Tuesday 7:00 pm
October 16, 2007

The meeting was called to order by President Tew at 7:05 pm.

Roll Call

Present:  Danny Tew, President; Dennis Devlin, Vice President; Directors Vera Hatch, Al Moir, Karen Fridlund

Minutes of the September meeting:  Motion to accept made by Director Devlin, seconded by Director Fridlund and passed unanimously

Treasurer’s Report was presented by Mike Johnson in Treasurer Bell’s absence.  The statement as of August 31, 2007 shows Operating Assets at $19,000; Cash at $10,000; Reserves in excess of $213,000 and a current surplus of $341.  Revenues are $3000 under budget due to uncollected fees on a foreclosed unit.  Director Hatch made a motion to accept the budget, seconded by Director Devlin.  Motion passed.

Committee Reports:

Grant Committee -  Director Fridlund announced that the Grant Committee is no longer active due to the proposed plans to widen Starkey Rd.  The Committee will be reactivated when the Starkey Rd project is more clearly defined.

Document Committee -  Director Hatch and Sherrie Schafer met with the Association Attorney, Joe Cianfrone to discuss some concerns presented at last month’s meeting regarding the proposed document changes.  One of the questions asked was if the amendments pass, would the Association have a legal right to compel residents to maintain their property.  Mr. Cianfrone found that Section 8 in our documents clearly defines the Association’s authority to enforce compliance.  He also said that the Fining Committee, although inactive, has legal standing to fine residents who do not maintain their property. He also suggested the Board adopt written guidelines  regarding maintenance and modification items.  

He was also asked whether the board has the right to remove fences if the seller and buyer do not.  He will include this in the amendment so that it will be clear that the board will have this authority. 

A final draft will be presented to the board for approval and to the residents for a vote after the November meeting. 

Facilities Committee -  Director Moir stated that there was no meeting this month but that Jim Powers will continue to chair the committee and future meetings will be held.

Beautification Committee - Director Hatch is planning a meeting on Saturday, November 17^th at 9 am at the pool to discuss holiday decorations.  Notice will be put up in the bulletin boards.

Hospitality Committee -  Director Fridlund asked the Association for $500 to pay for printing of booklets and small gift baskets.  The booklets would include resident information, an “Angies List” as well as other pertinent facts.  Mike Johnson suggested asking businesses to advertise in the booklets to help with the cost.  Director Fridlund also asked that Willow Greens have its annual garage sale.  Dates will be Friday, November 2^nd & Saturday, November 3^rd, 8 am to 1 pm.  Ads will be placed in the St Pete Times & Largo Leader.

Manager Report:

Mike Johnson announced the hiring of a new maintenance person, Bob Transue.  Mr. Transue will work 20 hours per week. 

Mr. Johnson asked that the board approve sending out the budget recommendation to residents.  Director Devlin made the motion, seconded by Director Moir and passed unanimously. 

New Business: 

President Tew pointed out that the budget is sufficient to cover expected expenses but not unexpected or emergency situations. 

The 2^nd floor balconies in building 100 are deteriorating and will need to be repaired or replaced.  The question of homeowner vs association responsibility will be taken to Mr. Cianfrone once a report on the extent of the damage is made.  Director Tew stated that the board has a financial responsibility to the residents and will discuss funding options when the cost for these repairs is made known.

Sod replacement between building 800 & 900 has been done and the sprinklers have been adjusted to water most of the area.  Micah needs to make additional adjustments so that the entire area is covered.

Mr. Johnson received three bids from landscaping companies ranging from $48,000 to $65,000, Native Earth’s being the lowest.  Should the Association decide to hire one of the other companies, maintenance fees would have to increase by $10.00 per month, per unit.  Director Devlin made a motion to accept Micah’s bid, seconded by Director Fridlund.  During discussion, it was suggested that the Association extend Native Earth’s contract to 3 years but add certain provisions to insure a better job on the premises.  Some of the provisions would include a 30 day notice to terminate the contract, a mandatory background check on employees and a checklist of work to be done.  Director Devlin withdrew his motion with a second by Director Fridlund.  Native Earth’s contract, up in December, will be addressed at the next board meeting.

The issue of bats was brought up and the attorney’s position restated.  Per Mr. Cianfrone, the lot owner is responsible for issues within his/her unit and this is not the responsibility of the Association.  President Tew expressed the dangers in not following the legal opinion of our attorney and that, although the Association did try to eradicate the bats from a unit in Phase 2, the Association, following Mr. Cianfrone’s advice, will not continue to do so.

There being no further business, Director Devlin made the motion to adjourn.

5.   Manager’s Report: Rampart Manager Johnson reported on: 1.  Dryer vents in some units are never cleaned.  He present bag of lint which is fire hazard.   These vents are in the entry ceilings of some units.  This was discussed as possible need for maintenance person to have this on schedule to check.  No decision.   2.  Rotten wood under windows of unit 405 will be fixed.   However, area around these units need yard and flower beds to be lowered, re-graded and re-sodded to keep this from being a continual problem.  3.  Unit 502, Lift being brought in to fix rotten wood, and thought needs to be given to all units of this design and put in new flashing, etc.  4.  Announced resignations of Jim Powers as maintenance supervisor.  Jim thanks everyone for the time he spent working for Rampart and the community, but felt it was time for him to retire. All applauded Mr Powers for his work and applauded him.  Rampart manager reported that a new person would be on the ground soon and would let the board know.  Jim would still be on board to help with the transition.  5.  Director Bell asked Rampart manager concerning unit owner compliance with furnishing Insurance documents.  It was stated that all but one had complied and a letter from our attorney was being mailed to the one unit.  Director Bell asked if all had full coverage, to which Rampart manager replied, all they did was keep them on file.  Director Bell requested the Rampart manager have copies mailed to the HOA Board for their review.   6.  Rampart manager reported that all fire hydrants had been tested and all are in good working order.   7.  Rampart manager also mentioned time and date for Budget meeting for 2008.   Location was discussed concerning Pool Cabana or at Rampart.   Rampart manager reflected that more could be done at the office, by having computer available, so board would meet at Rampart office for budget workshop, and present it at the next meeting.  Budget Workshop for 2008 to be on Oct 11, 2007 at 7 pm, Rampart Office. 

6.   New Business:

            a.  Modification request for unit 404 (hurricane shutters).  Moved to table till more information is obtained.  (Information such as: statement from company that board approved shutters could not be installed.  Pictures of the type shutter the owner wanted installed.)

            b. & c.   Sharon Bobowski requested the board address issues concerning: 1.  renters (noise and parking); 2. clarify what type of vehicle meets the intention of docs to prohibit parking of commercial vehicles.   After board discussion, it was stated by President Tew that it was not the HOA responsibility to report noise, and asked Sharon to call police concerning noise, etc.  The board discussed commercial vehicles briefly, but didn’t want to define the term more directly than currently stated in the HOA documents.

            d.  Status of removal of construction debris west of property.   Rampart manager reported that much had been done to meet codes with city of Largo. 

            e.   Resignation of Jim Powers reported in 5. Above.

            f.   Election of Directors for 2008 Board.   Four (4) vacancies will be on the board for election.  Terms which expire: Director Hatch, Director Devlin, Director Moir, Director Mouzakis.  HOA annual meeting to be held, November 11, 2007 (Tuesday) at St. John’s Episcopal Church Parish Hall, 7 pm, 1676 S. Belcher, Clearwater, FL 33764.

Old Business:

1.  Recommended changes to the Association Documents.  Previously discussed.

2.  Micha’s bid for removing stumps and replacing oleanders next to building # 2 & #9.   After discussion, two motions made.  1.  Director Hatch moved that the bid for building 2 be modified to: no more than $1000.00, to cut stumps to ground level and grade.  No sod to be installed.  That work be done on another day than Wednesday, which is the day for regular lawn care.  Seconded by Director Devlin, motion passed.  2.  Motion by Director Hatch, concerning oleanders by building #9, that stumps be removed per bid, 2 being removed by hand or cut to ground level because of electric utility, and 35, 3 gal oleanders with 1 yr guarantee be planted to replace old hedge.  Director Devlin seconded, Motion carried.

3.  Bats: Attorney opinion in letter dated: September 7, 2007:  “Pursuant to the Declaration, the Association’s maintenance responsibilities related to structural items of the buildings.  The lot owner is responsible for other maintenance issues within the unit.   It is my opinion, a lot owner is responsible to eradicate bats.”    Rampart manger expressed that if bats enter through roof (i.e. hole in roof) it would be HOA responsibility, but to enter through attic ventilation (part of construction in good order), would be homeowner responsibility.

4. Address Fire Marshall’s report: The Largo Fire Marshall had met with board members and advised the board that the previous report and inspections were reviewed.  He felt that the charge of $1045.00 for this inspection was not appropriate since no inside inspections were made and they would refund that amount.  They would come up with a fair amount to be charged based on different criteria.  The inspections will be done every two years.  They had cited some residents for storage of gas grills on lanais and gas cylinders in garages.  These citations would be sent to unit owner and they would deal with owner compliance and that was not a HOA board issue.  They would also recommend that homeowners replace smoke detectors every 10 years as a recommendation, because no manufacturer warrants them more than 10 years.  The issue of gas grills on common property - requrested Rampart manager get liability issue discussed with insurance company and quote for insurance coverage of HOA if grills were on common property.

Adjournment:   Meeting adjourned at 9:20 PM.

Respectfully,   Hugh Bell, Sec/Treas.

August's Meeting was cancelled by the board.  No meeting took place.  The next board meeting will be held on September 18, 2007.

 WILLOW GREENS HOMEOWNERS ASSOCIATION"
BOARD OF DIRECTORS MEETING
Wednesday August 1^st, 2007
7:00 PM
1676 S. Belcher Rd., Clearwater, Florida 33764

1.    Roll Call of Directors:  Present:   Danny Tew, President; Dennis Devlin, Vice President; Hugh Bell, Sec/Treas; Directors; Vera Hatch, Al Moir, George Mouzakis, Karen Fridlund.

2.    Minutes of Previous Meeting: Motion to approve minutes made by Director Mouzakis, seconded by Director Hatch, approved unanimously.

3.    Treasurer’s Report:   Director Bell reported: 1.  Acct 6001 as reported on the Rampart statement mis-quoted budget to date figure as $2800 as of June 30, which was the annual budget figure.  Other expense items over budget were in categories of Utilities, Pool, and Building Maintenance and repairs.  It appears currently the total variance would be about ($7357).  Director Mouzakis asked Rampart Manager Johnson how much the estimated cost of processing the petition had cost the Association?   Rampart Manager Johnson replied it was in the neighborhood of $500 but he hadn't yet received the attorney bill. Director Mouzakis moved to approve the report, seconded by Director Moir, approved unanimously.

4.   Committee Reports

            a.  Grant Committee:   Director Fridlund reported the committee want to first discover information about the Starkey Road expansion before deciding what to do concerning application for a grant from the City of Largo.  In the process, they also met with the City of Largo manger who overseas the grant program.   Those discussions proved fruitful, especially information that the Starkey Road expansion, as it affects Willow Greens,  has been put off till 2012.   The committee felt like investing too much time into new entrance, etc , without knowing what land would/could be affected by the expansion at this time would be a waste of time and energy.   With that in mind, they felt the committee should wait before proceeding.

            b.   Document Committee:  Director Hatch reported that she and another member of the committee would be meeting with the attorney about changes previously discussed and get recommended wording, etc.

            c.  Facilities committee: Director Moir reported they did not meet last month.  Meetings are 2^nd Monday’s, Pool house, 7PM. 

            d.  Beautification Committee: Director Hatch reported they had not met, too hot lately to work outside.

            e.  Hospitality Committee: Director Fridlund reported on their last meeting of July 2, 2007, with 4 members attending.  They came up with ideas and over all goals to enhance community activity and sense of community.  All, of which, was presented  in writing to the board. 

5.   Manager’s Report: Rampart Manager Johnson stated most of his comments would be as agenda items were presented.  He went on to give credit to Jim Powers, who does much of the maintenance in Willow Greens, and goes above and beyond the 20 hours to accomplish tasks for the HOA.  All applauded his work and offered thanks.

6.   New Business:

            a.  Set Annual Members Meeting date and time:   The date of Nov 14, 2007 was suggested and Director Bell will see if the Parish Hall of St. John’s is available and report back.

            b.  Set dates for Budget Committee meeting:   Director Bell suggested not doing this by committee, but the board and all interested members meet to discuss the proposal Rampart presents and do this at one meeting if possible.  Thursday, Oct 11^th was suggested so Rampart could present a proposal.   Director Bell will also contact St. John’s for this date if possible.

            c.   Addressed Fire Marshall’s Report: President advised the board that the Largo Fire Inspectors had made an inspection of the property and we had been cited for violations.   We have been charged $1045.00 for this inspection, and it will be done every two years.   The main citation concerned outdoor grills (other than electric).   According to the inspection, grills must be stored out doors 3 feet from property and not used within 10 feet of buildings. Also discussed was the fire marshal’s statement that all fire detectors have to be replaced if they are 10 years old.   Discussion followed including the issue of use on common property and liability to HOA.  Director Mouzakis made the motion to have Rampart draft a letter to notify owner members advising them of fire inspection report, items which need to be address and units cited in the report and to comply by 08/24/07 as indicated in the citation by the Fire Marshal.  Director Hatch, second; passed unanimously.   Director Mouzakis made another motion to have Rampart contact the attorney to advise the HOA concerning liability of storing LP gas containers on common property so unit members could access them in something like how BlueRhino stores their’s at Home Depot and other retail outlets) and report to the board.  Director Hatch seconded, passed unanimously.

            d.  Report on meeting with Association Attorney re-violation letters (Private Fences, Animal Shelter): President Tew reported that discussion with the attorney concerning the fence and determined it was grand fathered in.  It would be up to the resident to maintain the fence however.   The second item concerned the response by unit member to a violation letter concerning keeping of cats as a shelter.  President Tew noted the attorney advice for the board concerning any exception in the policy concerning the number of pets per unit, while helping SOS/SPCA was commendable, would not be desirable.   Director Bell made the motion that another letter be mailed with copy of HOA documents concerning pets and for the unit owner to comply within 10 days.  Second by Director Fridlund, passed unanimously.

            e.   Discuss Association’s Attorney recommendation to adopt and publish uniform rules and regulations due to changes in the law restricting the use and maintenance of the lots and improvements thereon.   Architectural Control Issues:   This was referred to the Facilities Committee for recommended changes.

            f.   Budget deficit (Does there need to be a special assessment):   Director Devlin spoke to this issue.  Director Mouzakis noted that it was to early too get an accurate estimate of any deficit and suggested we wait till the October budget time when we would have a better idea of where we are, and what year end projections might be.   Rampart manager thought this would be a good idea and better projection could be made after three quarters of the year.                                           

            g.  Is there a need to secure a quote for root pruning of oak trees and budget it for next year: Director Devlin spoke to this issues, as did President Tew.  Most believe a wait and see attitude if something develops which can be attributed to tree roots.

            h.   Fractional Ownership: Rampart manager has made the HOA Board aware of new sales techniques, different from time shares, called fractional ownership.  In discussion of fractional ownership, george asked that the doc committee meeting with atty also address the association securing a security deposit - hopefully of $1000 - from owners renting their units to protect the association with the costs such as the recent garbage incident when a renter left.  The Documents committee was instructed to ask the attorney when they met, if a line needed to be added in our documents concerning this type ownership.

Old Business:

1.  Recommended changes to the Association Documents.  Previously discussed.

2.  Micha’s bid for removing stumps and replacing oleanders next to building #9: Discussion by President Tew with Rampart manger and Jim Powers, maintenance, this will be self done project with rental of back hoe to finish project behind building #2, then use the equipment to dig up roots of oleanders behind bldg 9 and replant oleanders.

3.   Bats: Rampart had furnished board members with documents as it relates to bats and their protection.   The closed season on trapping or moving, bats is from April 15 to Aug 14 each year.  Home owners, however, can put lights on in attics and use moth balls, both of which are said to deter bats.  If attics can be free of bats, then entrance areas can be screened.   One unit member present had written letters to previous boards concerning missing flashing under the eaves and replacement.  Birds had taken up roost, and he had requested the HOA to replace the flashing and close the eave.  Nothing has been done.  This was referred to Rampart manger and Jim Powers, maintenance to replace flashing under eaves of #607.

4.  Refurbishing the Cabana Bathroom: Since the previous meeting, and vote on this item, previous assumptions and dollars would be changing and new vote needed.  This is out for bid.   Rampart manger Johnson did request vote to install new toilets in the bathrooms, while the $100.00 per toilet rebate from the county had not expired.   Director Mouzakis made the motion to authorize $500.00 for toilet replacement with rebates.  Director Hatch, seconded.  Passed unanimously.

Adjournment:   Meeting adjourned at 9:30 PM.

Respectfully submitted, (These are approved minutes)

Hugh Bell, Sec/Treas.

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Members Meeting, Tuesday, Aug 1, 2007
7:00 pm, St. John’s Episcopal Church Parish Hall
1676 S. Belcher Rd, Clearwater, FL 33764

President Tew called the members  meeting to order at 7:00  pm and welcomed residents, who were in attendance, and representatives from Rampart.

Background: The members meeting was called by a petition of 10% of the unit members per HOA documents.  A copy of the petition, a letter regarding the meetings place, time, date, and a letter from the HOA attorney concerning the issue presented in the petition, were mailed to unit members with notification of the called meeting.

1.  Rampart manager Mike Johnson reported to the unit members in attendance that a quorum of 44 unit members was needed to constitute a members meeting.  An attendance sheet was passed for those in attendance to sign (one signature of each unit) representing their unit at the meeting.

2.  The attendance sheet was given to Rampart Manager Blair Newton who reported that 23 unit members were in attendance and this did not constitute a quorum.

3.  Due to lack of quorum the meeting was cancelled.

4.  Director Mouzakis noted that only 5 of the 18 signatories of the petition attended the special meeting which was not held because only 23 residents (including 7 Board members) attended and 44 were needed for a quorum. Only two of the signatories stayed to attend the Board meeting.

Submitted,
Hugh Bell,
Sec/Treas, Willow Greens HOA

Willow Greens Homeowners Association
|1050 Starkey Rd, Largo, FL 33771
Monthly Meeting, Tuesday, 7:00 pm
June 19, 2007

President Tew called the meeting to order at 7:05 pm

1.  Roll Call: Present: Danny Tew, President; Dennis Devlin, Vice President

Directors: Vera Hatch, Al Moir, George Mouzakis, Karen Fridlund;  Rampart Property Manager:  Mike Johnson.  Absent:   Hugh Bell

2.  Minutes of the May 2007 meeting:    Director Hatch made a motion to accept the minutes, seconded by Director Fridlund.   Motion passed unanimousl

3.  Financial Report:  In Treasurer Bell’s absence, Mike Johnson reviewed the Treasurer’s report.  Operating assets are at $14,731 with our reserves at $182,534.  There is a negative variance in the amount of $5448 due to revenues being $3490 under budget and a larger than usual utility bill.  The power company claims that they replaced a faulty meter and charged $1160 in back fees based on prior usage.  Mike Johnson will investigate and attempt to get a refund or credit.  Director Devlin made a motion to accept the Treasurer’s Report, seconded by Director Moir and passed unanimously.

4.  Committee reports:

            a. Grant Committee:   Director Fridlund presented a proposal by Landscape Architect Pam Edwards for $750.  This would include a conceptual layout and design for landscaping the front entrance of Phase I & II as well as the two secondary entrances to the property.  An additional fee of $750 would  be due upon acceptance of the plans.  Ms. Edwards would then get bids and serve as project manager.   Director Fridlund stated that this would be a necessary first step in working towards applying for the Good Neighbors Partnership Grant. 

            b. Document Committee:   Director Hatch read the committee recommendations regarding the changes being proposed to the  documents.  The board was asked if the committee could now take this proposal to the attorney for review.

           c. Facilities Committee: Director Moir reported that the committee had met but that Chairperson Jim Powers was on vacation.  The committee was continuing to work on the enhancement of the shed and would be addressing other projects, such as the fence in Phase II at a future meeting.    

            d. Beautification Committee: Director Hatch stated that the committee would be ready to help with landscaping around the shed once the plants are delivered.

            e. Hospitality Committee;   Director Fridlund met with Beverly _____ who will be chairing the committee.  Several ideas will be discussed at the next meeting, including get togethers and speakers who will be invited to address the community on various issues.  

5.    Modification requests: 

a.    Unit 302   Request to install Armor Panel Hurricane Protection.  It was determined that this would not alter the appearance of the exterior.  Motion to approve was made by Di\rector Mouzakis and seconded by Director Devlin.  Motion passed unanimously.  At this time, Mike Johnson reminded the board that it is imperative that the association have specs for hurricane protection.  If an association does not have specifications in place, it would be possible for residents to use any type of covering to protect their property from hurricane damage. 

b.    Unit 205  Request to replace existing fence with a white vinyl fence.  In a previous board decision, all privacy fences were to be kept in good repair but not replaced, and no new privacy fences would be allowed.  Motion to deny this request was made by Director Hatch and seconded by Director Devlin, passing unanimously.

c.    Unit 2504  Request to replace the garage door with a new door which would be like the original.  Director Mouzakis made a motion to approve, seconded by Director Fridlund.  Motion passed with Director Devlin voting against due to the fact that no specs or paperwork was presented to the board.

6.  New Business:

            a.  A proposal made by Native Earth for the removal of oleander stumps behind building 2
was presented.  The bid was $1200 and included filling in the holes with dirt but did not include sod.  Having inspected the area, Mike Johnson felt that sod would be needed.  The proposal was tabled until next month.  

b.    An additional proposal by Native Earth to sod the area around the oleanders at bldg 9 for $250 was also tabled.

c.    Mike Johnson presented the board with the cost of insuring any volunteers that work
on WG property.  The premium for a full workmen’s compensation policy would be $750 and would exclude volunteers from climbing ladders or using power tools.  Since volunteers can save the community money, a motion to accept the policy was made by Director Mouzakis and seconded by Director Moir.  The motion passed unanimously.

d.    Mike Johnson proposed that the bathrooms be refurbished by our maintenance

personnel at a cost of under $5000.  The renovation would include replacing two feet of the drywall with green board, new stalls, including a handicapped stall in each bathroom, refurbishing the sinks & vanities, replacing toilets, lighting, repainting and retiling the floors.  Mike brought up the fact that the pool area is an important asset and should be maintained especially since the other areas of the pool have been upgraded.  A motion to spend no more than $5000 on the renovation of the restrooms was made by Director Mouzakis and seconded by Director Hatch.  Motion passed with Director Devlin opposed  Director Devlin did not object to the renovation but felt the funding should come from an assessment rather than the reserve.  Later at the meeting, residents questioned why other bids were not sought.  Mike Johnson is getting two more bids to satisfy this request.

e.    A “Cabana” committee was created to help decide on colors for the tile, paint and

vanities.   A notice will be posted regarding a committee meeting.

f.     An estimate of $4000 for the replacement of the mailboxes was presented to the

board.  Director Mouzakis made a motion that we not proceed, seconded by Director Moir and the motion passed unanimously.  A resident asked if the mailboxes could be moved and was told that they could be but permission by the post office would be necessary.

g.    The board was asked to vote on Landscape bid made by Ms. Edwards.  It was

decided that before any action be taken, Director Fridlund would ask Richard Klute of the Good Neighbors Partnership to come to Willow Greens and assess the community’s chances of getting a grant.  

8.  Old Business:

            a.  Mike Johnson presented three pool maintenance bids.  The lowest was from Florida Chemical.  They are currently cleaning the pool and residents seem satisfied.   Director Mouzakis made the motion to continue using Florida Chemical, Director Devlin seconded the motion, which passed unanimously.

b.    Mike Johnson will be meeting with the building administrator of Largo to discuss the

clean up of the debris left by the builders of the Golf Lake Condominiums.

c.    Director Mouzakis made a motion to ask for two hour consultation with our attorney

to present the Document Committee’s proposed changes to the association documents.  The committee representatives will discuss four issues:  (1) document changes, including how to present these proposals to the residents and when to consider for a vote (now or at the annual meeting).  (2) Guidance regarding hurricane protection specifications.  (3)  The impact, if any, of new legislation  (4)  Guidance regarding improvements lacking documentation, and how to handle these situations in the future.  Director Devlin seconded the motion which passed unanimously. 

d.    Rampart sent letters to all residents who have not sent in proof of homeowner’s

insurance to do so by June 22^nd  A second, stronger letter will go out to those who have not complied.

9.  Adjournment   Motion to adjourn made at 9:00 pm

May 15, 2007

Vice President Tew called the meeting to order at 7:00 pm and welcomed residents who were in attendance.

1.  Roll Call: Present; Danny Tew, President; Hugh Bell, Sec/Treas; Directors; Vera Hatch, Al Moir, George Mouzakis, Karen Fridlund.  Absent:  Dennis Devlin, Vice President.

2.  Minutes of the regular Board meeting of April  17^th were presented.   Director Hatch made the motion for approval; Director Moir seconded; motion passed unanimously.

3.  Financial Report ending April 30, 2007. 

            Director Bell reported that financials for the year looked in order, that expenses were above normal in bldg repair and maintenance.  This is due to 3 items not budgeted: 1. fire extinguisher maintenance, 2.  electrical repairs and 3. Misc.  This budget category is about $3200.00 over spent compared to budget.   All in all, at the end of the 1^st quarter, most items are in line or under budget.     Director Fridlund moved to accept the financial report, seconded by Director Hatch, passed unanimously.

4.   Committee reports.

a.  Director Fridlund reported the Grant committee will be meeting Saturday, May 19^th, 8:30 a.m. at the pool.   She invited residents to join in this effort to submit a grant to the City of Largo.

b.   Director Hatch reported that a survey concerning current HOA documents had been mailed to homeowners and results would be made available soon.  The committee will meet again on Tuesday, May 22, at 6:30 p.m. to discuss survey results and determine how to proceed with changes in HOA documents and feed back from residents.

c.  Director Moir reported that the facilities committee had met on May 7^th and discussed landscaping for the maintenance shed.   The plan is to plant hedge bushes with snow bushes in front of the hedges, then fill the space under the shed with vinyl to match the building.  The landscaping to be trimmed with the concrete edging.   Total cost: $460.00.

e.   Director Hatch reported that the beautification committee had replaced a few plants at the front entrance which had not survived with heartier plants.  Nothing else reported.

d.  Director Fridlund reported that the hospitality committee would meet following the grant committee meeting on Saturday, May 19th. About 9:30 a.m.

5.  Residents meeting: Director Hatch reported that minutes had been posted on the bulletin boards for several weeks following the last meeting an that most issues raise were on the agenda to be discussed.

6.  Modification requests: None

7.   Manager’s report:   Mike Johnson, Rampart property manager, was introduced as a manager with much experience in property management.  He will be working with Blair Newton, and supplementing work to review our property and make recommendations for maintenance and areas to improve the property and values for home owners.  He reported having only been working with us for a few weeks and will have more to report later.

8.  New Business:

a.  Landscape improvements around maintenance building, Quotes and Funding.  President Tew renewed discussion from the Facilities committee report.   After discussion, Director Bell motioned that of the $460.00 for landscaping the building be charged to account 6230 and was within normal budgeted items.  Seconded by Director Fridlund, passed unanimously.

b. Rampart’s practice and policy reference owners who have a credit balance for maintenance fees.  Director Mouzakis had requested this to be on the agenda because of a credit balance he discovered to his account.   After discussion, it was noted that at the end of each year, the board would look for any items like this and notify owners to settle the credit at that time.

 c. Pool Maintenance: President Tew noted that with the departure of our pool person, that Florida Chemical had been contracted on a month by month basis to maintain the pool.  He asked Rampart manager if they would get three (3) bids by pool companies and report to the board by next meeting.   Then the board could decide if they wanted to enter into a contract with a pool company on a more permanent basis.

            President Tew also asked Rampart Manager if cost estimates for lighting the pool area were complete at this time.  Rampart Manager said he would check into this.  Background: State law has certain lumination requirements for pools which are now being enforced.  Beginning next week, a sign will be posted at the pool which will state, the pool will close at dusk.  The pool will be locked from dusk to dawn until Willow Greens can become compliant with the law.  Future opening at night will depend on cost of lighting and the board being able to approve the cost to comply with the law.

d.   Securing loose construction materials at Golf Lake Condos: President Tew contacted City of Largo building administrator and was satisfied that they would be inspecting the site and requiring compliance to secure loose materials - and this should be taken care of by hurricane season.  President Tew noted to Rampart Manager that notification should be mailed to Golf Lake that the fence they erected is on our property.   This would be an advisory letter so if action needed to be taken in the future, there would be a paper trial, especially if Golf Lakes is in bankruptcy.

 e.  Personal items stored on common property, i.e. bicycles being left lying in front of unit 605.   President Tew requested Rampart manager mail a letter to owner of unit 605 quoting deed/and bylaw  Section 11(l) which “restricts allowing anything to remain on the lot or other property in the subdivision which would be unsightly or hazardous”.

 f.  Acquiring Amex, MC or Visa corporate cards generating rewards points.   Director Tew, Fridlund and Mouzakis spoke about positive aspects of businesses using this type of card.  Director Hatch spoke about concerns of having more things for board to decide about points, etc.   Director Hatch made motion that we not get another credit card, seconded by Director Bell, approved by majority of directors with Director Mouzakis voting against the motion.

g.  Kathy Knapp would like to know what the association’s position is on sensor lights.  Some residents have been required to pay for upgraded exterior sensor lights while others have been reimbursed for upgraded sensor lights.    Director Hatch stated that the past board policy was: If you upgraded the lights to sensors light, the resident paid.  If it was simple replacement of the exterior lights that was paid by the association.   All seemed to agree on this policy.

h.   Recommended changes to Association documents.  Director Hatch stated this would be under discussion of the next meeting listed in item 4. b. of these minutes.

9.   Old Business: 

a.  Report on Tribute for Tor (Vera, Al, and George).  Director Hatch reported that information would be presented at the June meeting and right now they were considering a tree by the pond and a stone remembrance.   One resident had donated $100.00 towards this and others are asked to donate

b.  Last year’s surplus: President Tew reported that he and Director Hatch had visited with Debbie at Rampart and she explained to their satisfaction the book keeping of Rampart.

10.   Adjournment:   President Tew asked for motion to adjourn.  Director Fridlund made the motion and it was seconded unanimously at 8:00 pm.

Respectfully submitted.  Director Hugh Bell, Sec/Treas.

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Monthly Meeting, Tuesday, 7:00 pm
April 17, 2007

Vice President Devlin called the meeting to order at 7:00 pm and welcomed residents who were in attendance.

1.  Roll Call: Present: Dennis Devlin, Vice President; Hugh Bell, Sec/Treas; Directors; Vera Hatch, Al Moir, George Mouzakis, Karen Fridlund.  Absent:  Danny Tew, President;

2.  Minutes of the regular Board meeting of February 21^st and the emergency board meeting of April 3^rd, 2007 were presented.   Director Hatch made the motion for approval; Director Moir seconded; motion passed unanimously.

3.  Financial Report ending March 31, 2007. 

            a.  Director Bell reported that financials for the year looked in order, that expenses were over budget by a little under $500.00.   He also noted over budget items in repairs and maintenance.   Rampart manager told the board, part of the overage was the survey of $1000.00 and purchase of new pressure washer which caused some of the overage..  Director Bell reported that two CD’s had come due and were renewed, 1 at 5.20 APY and the other at 5.l5 APY.   Director Hatch moved to accept the financial report, seconded by Director  Fridlund, passed unanimously.

            b.  Director Bell then reported on a document he had emailed to the board members concerning the issue raised about last year’s surplus.   He visited with Debbie at Rampart, who does their accounting and they reviewed the books.   Director Bell did a brief explanation of the document he prepared concerning accrual accounting vs cash accounting.   He reminded the board he was neither an accountant nor a book keeper and that he was used to cash accounting from previous boards.   He also stated it takes some time to get a grasp of accrual accounting and how it works in comparison to cash accounting.   The board is to read the documents, and get with Debbie at Rampart to further their understanding.

4.   Director Devlin called for Residents’ meeting report.

            Director Hatch reported that they met after the emergency board meeting on April 3^rd and items discussed were beautifying area when the new shed is erected, pool furniture, up date of restrooms in cabana.   She also applauded volunteer work done by resident Powers to beautify the mail box area and entry area to the units numbered in the 2000's.   This was seconded by all in attendance.   The issue of who was responsible for cracks in the drive ways was addressed and according to HOA documents, this is owner responsibility.

5.  Committee reports:

            a.  Director Fridlund reported the Grant committee had met.

            b.   Director Hatch reported that a survey concerning current documents had been mailed to homeowners for feedback before the committee did further work.

            c.  Director Moir reported on the facilities committee and that the shed was in the process of being erected, security cameras were up and running, especially recording movements at 11 p.m., and the lock on the gate would not unlock after 11 pm. Till 7 am.  They also recommended the purchase of the new pool furniture.

            d.  Director Fridlund reported that 4 had signed up for the hospitality committee and they would post the meeting time so residents could attend.

            e.   Director Hatch reported on the beautification committee and suggestions for what to do when the shed is erected.   She also asked for volunteers to be on the committee and help with beautification projects.   Resident Thomas asked about debris from neighbor condo projects and problems with that if a hurricane came.   This item was to be put on the next month’s agenda.

6.  Modification requests: Vice President Devlin said there was one request from unit 101, to remove old window tint and install new 3M security film.  Director Hatch made the motion for approval, seconded by Director Mouzakis, passed unanimously

7.   Manager’s report:   Blair , Rampart property manager made no report.

8.  New Business:

            a. How to fund pool furniture.   After discussion about cost of pool furniture, Director Mouzakis motioned that of the proposal of $7673.50, $2000.00 from the budget be used and the balance from the Pool Reserves.  Seconded by Director Hatch, passed unanimously.  It was then suggested a posting for residents, if they wanted some of the old furniture it would be given to them before being discarded otherwise.

            b.  Enforcement of deed restrictions (owners who rent units).   Director Devlin mentioned an email the board had received from a resident about rental neighbors who played loud music.  She had called the police on several occasions.  The floor was opened for discussion.   Director Bell motioned to Rampart manager who told the board a letter had been sent to the owner and this unit had been a problem.  He stated that rather than letters threatening to fine, a letter from an attorney notifying of eviction seemed to be the most effective.  The board asked Rampart to follow through which such a letter and that supporting documents may be available from the unit owner who called the police and had their reports.  Director Devlin wanted the board to be more pro-active notifying renters of HOA by laws and expectations and they did apply to those renting property in Willow Greens.

            c.   Quote from Micah to replace sod where needed behind buildings 25,26 & 27.  Rampart manager reported that after the usual Friday walk around the grounds with President Tew and our maintenance men, because of shade, St. Augustine didn’t grow well in these areas.   Micah had proposed a bid to take up the sod and replace it with another variety of grass that tolerated shade better.  Director Fridlund reported that some of what she thought was that type of grass had been planted elsewhere and didn’t appear that good.   Rampart manager said the grass did have a different appearance from St. Augustine, but could not comment further on the type of grass.    Director Mouzakis motioned that since this was within the budget the proposal be accepted, seconded by Director Moir, all voted for approval except Director Fridlund who would like more information about the type of grass before she would vote approval.

9.   Old Business: 

            a.  Report on Tribute for Tor (Vera, Al, and George).  Director Fridlund mentioned she was also on this committee.  Ideas were reported by members, including plaque with raised likeness, a resident proposing a tree with marker, and a type of stone with plaque somewhere.   The question was raised about how this was to be funded.   Donations were discussed and Rampart manager said checks could be mailed to Rampart and they would make a line item to keep track.   Separate checks would be requested for this to occur.  Director Bell said he would post something on the bulletin boards to request donations and give instructions.  

            b.  Last years surplus - addressed in Financials.

            c.   Letters to residents ref: Security Cameras Pool Lock, Storm letter, etc.   It was mentioned that someone need to notify Fire, Police and 911 about lock on pool.  Director Bell said he would do this.

10.   Adjournment:   Vice President Devlin asked for motion to adjourn.  Director Mouzakis made the motion and it was seconded unanimously at 8:25 pm.

Respectfully submitted.  Director Hugh Bell, Sec/Treas.

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Emergency Meeting, Tuesday, April 3, 2007

President Tew called the meeting to order about 6:35 pm and welcomed residents who were in attendance.

1.  Roll Call: Present: Danny Tew, President; Dennis Devlin, Vice President; Hugh Bell, Sec/Treas; Directors; Vera Hatch, Al Moir and Karen Fridlund.  Director George Mouzakis was on speaker phone via cell to hear the meeting.

2.  Agenda: President Tew announced that the only agenda for the meeting was a petition presented by resident Kathy Knapp, #801 which read: “Signatures on this community petition oppose the purchase and placement of the board approved 12' X 16' shed on the east side of the pool cabana.” 

            A.   President Tew spoke of some ground rules for the open discussion to follow since we are all residents, this would not be a shouting match and people were to be respectful of each other in our conversations.

            B.  Each resident would state their name, unit number, whether they were property owner or just resided at the property, and speak to the issue presented in the petition.

3.  Floor opened to residents comments.    Residents from 2307, 2305, 603, 510, 2402, 2709, 704, 405, 102, 2504, 801, 401, 702, 802, 803, 204, 2707, 2506, 2202, 2302 spoke to the issue.  The majority of comments concerned location and potential detraction of cabana.  A number of comments concerned cost, structural integrity of shed, reasons we needed a shed/benefit, some felt it too large.   Ms Knapp spoke to the petition she presented having visited most unit owners stating out of the 92 she visited, 80 had signed the petition.  She also stated having visited Florida shed, and it would be built on site.  She made her case supporting the petition.  Several unit owners expressed their support for the board’s actions.

4.   President Tew then led off the board discussion by stating how this new board would operate.  First, residents would be allowed to speak at board meetings, which had not been the case for the past couple of years.   Second, unit owners are being encouraged to be on committees formed by the board and even head the committees, and a board member would be on the committee to report to the board.  Third, board minutes were in more detail that previously to help communicate to owners.   Forth, the board wanted the owners involved.   

            A   How we got here?    President Tew summarized the process which included the Facilities committee meetings in January and February 07, the Board meeting in February and March 07, the agendas posted which had “shed” as an agenda item, pros and cons were discussed about location and working with the City of Largo, which ultimately had its say on locations.  Of the locations the city would approve, the location voted on by the board was central to the HOA for carrying out maintenance of our common areas.   It was also stated everything would be done ascetically to have the shed fit into our surroundings, to include stucco, windows that look like others, landscaping, etc.  The shed meets Miami Hurricane codes when installed etc.

            B.   President Tew also stated that as petitions go, petition signers only get one side of the picture.   That most petitions, like the one presented to the board are in opposition of things.   He further stated, that petitions opposing board could be done at anytime when an owner doesn’t like what a board does.  For boards to reverse decisions, which have been thought out over several months, agenda posted, people having the right to speak at board meetings, and no objections were raised by owners, would set a bad precedent by reversing decisions made in due process. 

            C.   President Tew opened the discussion from Board Members.  All directors spoke, including Director  Mouzakis by speaker phone.   Director Hatch and Devlin, who had opposed the motion at the March meeting, each stated their reason for opposing the motion for the shed.  Director Hatch on location, Director Devlin, on the fact it was not in the budget, and location.  Both indicated they supported the board in the overall decision.  

            D.   President Tew asked if anyone on the board wanted to make a motion.  No motion was made concerning the March 07 board decision regarding the purchase and installation of shed.

E.    President Tew asked for a motion to adjourn.   Motion was made by Director Hatch, seconded by Director Devlin.   Meeting was adjourned about 8:15 p.m.

Respectfully submitted:   Hugh Bell, Sec/Treas

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Monthly Meeting, Tuesday, 7:00 pm
March 20, 2007

President Tew called the meeting to order at 7:05 pm

1.  Roll Call: Present: Danny Tew, President; Dennis Devlin, Vice President;  Directors; Vera Hatch, Al Moir, George Mouzakis, Karen Fridlund.  Absent:   Hugh Bell

2.  Minutes of the February 2007 meeting:    Director Hatch made a motion to dispense with reading of the minutes and approval of them, seconded by Director Moir.   Motion passed unanimously.

3.  Financial Report:  In Treasurer Bell’s absence, President Tew asked for any exceptions or problems with the financial statement as presented by Rampart.  One question was brought up regarding the fact that our budgeted income and actual income (for maintenance fees) is the same even though we now have delinquencies in excess of $9000.  Manager explained that maintenance fees are “guaranteed” income regardless if the funds have been received or not.  Director Hatch made a motion to accept the Treasurer’s Report, seconded by Director Fridlund and passed unanimously.

4.  Committee reports:

            a. Grant Committee:   Director Fridlund reported that as it would be very difficult to meet the deadline for 2007 application, the committee will use the coming months to prepare the application and put the front entrance project together.   Director Fridlund spoke with the head of the Good Neighbors Partnership, Robert Klute who expressed  his willingness to work with Willow Greens to help the committee obtain a grant for whatever project the committee decides to pursue.

            b. Document Committee:   Committee Chair Sue Newberry expressed disappointment in the lack of  response to the St. Patrick’s Day get together.  It was decided to cancel the party but to continue working on the document changes.  The next meeting is scheduled for Wednesday, March 28.

            c. Facilities Committee: Director Moir reported that the committee had met and Jim Powers  was chosen to chair the committee.  Several items were brought up for discussion.  

                        1.)   Installation of security cameras, computers, etc.   Cameras have been installed and the security system is up and running.  The security camera for the cabana needs to be replaced, but the other two cameras are operational.  Only board members have access to the system.

                       2.)   Storage Shed:    Director Moir reported that the City of Largo will not grant a permit to build the 12’ X 16’ shed either in the back or side of the pool area.  The only viable location is directly in front of the cabana and this site has been approved by the City.   Director Hatch objected to this location and Director Fridlund questioned the need for so large a shed.  Director Moir expressed the need for a large storage area for tools, machinery and future items needed by maintenance.  He also suggested that the shed could be made to blend in with the existing cabana with some additional work.  President Tew mentioned the possibility of other sites, but given the central location of the pool, this area was deemed best suited.  Director Mouzakis made a motion to proceed with the construction of the storage shed in front of the cabana.  Motion was passed with 4 to 2, with Directors Devlin & Hatch opposed.

                    3.)  Phase II Fence:   Chairperson Powers looked into the cost of new white vinyl fencing to replace the existing wood fence in Phase II.  The estimate of $16,000 was presented and the board decided to revisit this expenditure when formulating next year’s budget.

                       4.)  Pool Furniture:  Resident Barbara Thomas presented various bids and options for new pool furniture.  After researching for best quality and price, it was determined that the cost would be $7673.  Since only $2000 was budgeted for this, the board will have to determine how to fund the balance.  An assessment of $50-$60 per unit would cover the expenditure.  Director Devlin expressed concern regarding funding of new projects and suggested the board combine costs for the shed & pool furniture, determine the amount to be assessed and act on it as soon as possible.   

            d. Beautification Committee: Director Hatch said the committee would have another meeting on Saturday March 24^th to work on the front entrance.  Since it will be at least another year before any permanent work is done in that area, Director Hatch suggested the BC do some landscaping and planting to clean up the entrance and make it presentable.  The BC did some landscaping work around the pool area at the last meeting

            e. Hospitality Committee;   Director Fridlund will be scheduling an upcoming meeting to be posted.  She also presented a binder that was given out by Rampart in which a new owner could find pertinent information on Willow Greens.  Director Fridlund suggested we look into creating a similar handbook to be given to new residents.   In an effort to promote a better community spirit, the Hospitality Committee will have wine & cheese at the next residents’ meeting.  

 5.  Modification requests:  There was one modification request but the resident was not in attendance.  Since this was a request  to reconsider a previous board decision, the resident was asked to attend.  President Tew determined the board could not address this request without the owner.

6.   Rampart Managers report:   Blair , Rampart property manager presented his report.

a.      Willow Greens’ property has been surveyed and all corners noted.  Jim Powers will put up markers for property lines.

b.      Micah is replacing all sod that was incorrectly laid.

c.      Mr. was asked to give notice to Golf Condominium owners that their fence is actually on our property.   This is to protect Willow Greens in the eventuality that the condominium puts up a permanent fence which would have to be on their property.

d.      Mr. was also asked to contact East Bay Golf  Course owners to trim the trees along the back of buildings 25, 26, 27 since the trees are on their property.

e.      Delinquencies are being taken care of.  Letters have been sent to all delinquencies over 30 days, anything over 60 days has been sent to our attorney.   Although, there is no notation regarding action taken on individual accounts, Mr. assured the board that each delinquency is being handled.

7.  New Business:

            a.  Director Fridlund made a motion to have the association paint the exterior of all existing personal fences white, supplying all paint and labor with the individual owner responsible for future maintenance.   Director Hatch seconded the motion which passed unanimously.

            b.  It was suggested that a letter go out to all residents providing the new security code for the pool gate.  In addition, there will be an explanation of pool rules, hours of operation and and information on the surveillance cameras with a disclaimer that the cameras are for “surveillance” only and not to be considered as a substitute for resident security.  Mr. will compose and send out the letters.

8.  Old Business:

            a.  An arborist was brought in to inspect the oak trees around units 800 & 900.  He determined that the trees are not causing any damage and that the cracks in the sidewalks & driveways are a result of regular settlement.  The sidewalk is currently raised 1/8”.  Liability begins at 3” or more.  Board determined that the trees will remain, however roots may be cut or “barriers” put in place to deter root growth.   Cutting the roots will not damage the trees.

b.      Willow Greens Tropical Weather Policy will be mailed to all residents with the mailer regarding pool security..

c.      Garbage Can violations can only be stopped if the board continues to follow up and enforce. 

9.  Adjournment   Motion to adjourn made at 9:00 pm

Willow Greens Homeowners Association
1050 Starkey Rd, Largo, FL 33771
Monthly Meeting, Tuesday, 7:00 pm
February 21, 2007 (Draft Copy)

President Tew called the meeting to order at 7:05 pm, and welcomed residents who were in attendance.  He also asked for introduction of residents not known to him..

1.  Roll Call: Present: Danny Tew, President; Dennis Devlin, Vice President; Hugh Bell, Sec/Treas; Directors; Vera Hatch, Al Moir.  Absent:  George Mouzakis, Karen Fridlund

2.  Minutes of the January 16, 2007: President Tew made a motion to despense with reading of the minutes, Seconded by Devlin.   Director Hatch motioned for approval of minutes; Director Devlin seconded; motion passed unanimously.

3.  Financial Report Year ending December 31, 2006.   Director Bell reported that financials for the year end looked in order, however, reserves rolled over at the end of the year were $11,773.00, not the estimate of $18,492.00 reported in January.  Financials for January 2007 reflected expenses were in line, but the 2007 budget would have a shortall of $4096.00 because of the shortage in surplus from 2006.   This would have to be dealt with as the year went along and to be reviewed by the board.  Total reserves on hand at the end of January were $149,377.11.

There was some discussion about deliquent accounts,  3 between 30 and 60 days and one over 60 days.   This would be addressed when Rampart manager arrived for the meeting.

4.  Committee reports:

            a. Grant Committee: In Director Fridlund’s absences, Director Hatch reported that it was too late this year to apply for the City of Largo grant.   The committee would work during 2007 to propose a grant when it was timely.    A resident asked if the grant was specifically for the front entrance.  President Tew, who attended the meeting with the city, gave his opinion that a grant had to be for something to benefit the whole community.   And while a front entrance might not meet the grant requirements, the city would certainly review it.

            b. Document Committee:   Director Hatch reported that the past proposals for document changes would die as of February 22, 2007, and they were working on other processes, like door to door visits with information, etc, to include more residents in decisions facing document changes.  This would be on going before going to the attorney again with documents.

            c. Facilities Committee: Director Moir reported that the committee had met and two items were priorities.  

                        1.)   Installation of security cameras, computers, etc.   Discussion followed concerning bids.   Director Devlin expressed concern on one bid which left labor cost after the initial esitmate ambigious.   He believed the total cost, including labor, should be in the bid.   He also express concern that in January, when he voted to approve the $3000.00 for this, his decision was based on a surplus in the budget - so how would this be paid for.   Discussion followed.   Rampart manager suggested that the capital improvement budget account be used for these over expense items as a place to keep track of these expenses.   Director Devlin expressed concern that maintenance fees had been kept at the 2006 level, and during the budget process, residents who were present expressed approval of special assessments to meet needs should they arise.   Director Bell said he had run a hypothetical special assessment on $20,000.00 and it would amount to a little over $150.00 per residence, if needed for the year. 

Discussion moved to Director Moir who said cable TV had been run to the Cabana, but Internet access for a 3 yr contract would be $47.50 a month to Brighthouse.  Th internet connection would allow a designated person to have access to cameras from home computer so as to assess need for intervention in the pool area, should it be needed, without someone having to confront anyone physically.  Discussion was also expressed as to when the cameras would be on, and this was not yet finalized, The committee was to proceed with the Data Tech bid which was local.

            2.)   Storage Shed for Maintenance:   Director Moir reported that our maintenance men had gotten quotes from Home Depot and Lowes on sheds.   Director Bell reported on two estimates from local shed builders.   Both were in the $5000.00 range.   Director Devlin again approached the issue of funding.  Director Bell expressed the idea of special assessment if needed and continue to monitor expenses as we move through the year.  The information about the buildings was forwarded by Director Bell to Director Moir and the committee to make final determinations.  Director Bell made the motion to authorize $5500.00 for the building from capital improvements account.  Director Hatch seconded.  Director Devlin opposed, others approved.    

            d. Beautification Committee: Director Hatch said the committee would meet on Friday, Feb 23^rd, 6:30 pm in the cabana to discuss flower beds around pool area, and other areas.   Director Hatch also brought up pool furniture replacement which was in the budget.  Discussion followed concerning which committee - Facilities or Beautification.  This task was given to the Beautification committee with budget of $2000.00 (included in 2007 budget).

            e. Hospitality Committee;   Director Fridlund was absent and no report.  Director Bell mentioned an idea of having a TGIF social, maybe once a month.  The idea being, people bringing a snack to share, own beverages and let a board member volunteer for a particular month, to furnish a bag of ice, paper cups, plates, etc.  Most in attendance seemed to think this would be a good idea.   Will pass on to hospitality committee.

5.  Modification requests:  President Tew led Board through requests.

            a.   Unit 303 Expansion of screened porch. After discussion, there was a question about survey, and would the unit encroach on common area.  The resident was present and furnished a survey.  It was felt there would be no problem, so Motion to approve modification request was made by Director Bell; seconded by Director Hatch;  motion passed unanimously

            b.   Unit 2202 Installation of storm Door.   Motion to approve modification made by Director Hatch; seconded by Director Devlin; motion passed unanimously.

6.   Rampart Managers report:   Blair , Rampart property manager gave a maintenance priority list: 1.  Pool lock; 2. Low voltage landscape lighting for front entrance; 3. Final coat of paint on Front entrance wood; 4. Repainting yellow in no parking areas; 5.  Replacing faded no parking signs if needed; 6. Elevation issues as regards standing water behind 100 bldg.; 7: Pressure washing issues behind bldg. where bucket truck can’t go; 8.  Stump removal of dead oleanders.  Accomplished and saving money were bldg repairs, pot hole filling, water leak fix.  Issues: what type of shrub to replace oleanders behind bldg 200.  Discussion was held about violation letters, fines, etc.   The fine committee members were Sherry Shaffer, Linda Crotty - and one to be named, it research of old minutes couldn’t make a determination.   President Tew indicated we should follow through with letters related to fines, if that is the wording used.   More to come.

7.  New Business:

            a.  Oleanders along south side of unit 901.   President Tew mentioned these are dying and will need to be cut down to allow regrowth.  The home owners (present) were asked about moving personal plants to allow this and they were in agreement.

            b.  Prohibit smoking in the cabana:   After a short discussion, Director Hatch moved that smoking be prohibited in the cabana and appropriate signs be posted.  Director Devlin seconded.   Motion passed unanimously.

            c.  Replace rock bed in front of units 404 & 405.  This was refereed to the beautification committee to work with landscape vendor.

            d.  Water leaks inside units, how should HOA be involved.   After discussion and referring to documents, the HOA is not to be involved with inside water leaks.

            e.  Questionable violation Unit 2502 “polycarbonate storm panel”.   It was determined that the storm panel had been approved.  However, concern was expressed over the discoloration of the panel since installation.  President Tew commented that maintenance of the panel was the same as for maintenance of other fixtures and the panel needed to be replaced with a clear panel since this one had discolored.   The home owner was present and seemed to agree with compliance for replacement with new clear panel.

            f.  Questionable violation Unit 2503 “Satellite dish on roof”.   This use of a satellite dish was approved for this unit.  Discussion concerned the unclear policy in the past.  In order to be clear, a motion was made by Director Hatch, “On February 21, 2007, the Willow Greens HOA board will no longer allow satellite dishes to be mounted on any roof surface.”  Seconded by Director Devlin.    Motion passed unanimously.

            g    Garbage cans outside units:   President Tew brought up the issue of garbage can storage placement, especially as it concerns units with one car garages, and outside storage.  Director Devlin said previous boards had dealt with this issue and there were things in writing.  He would research this, discussion followed and referred to the facilities committee for further review.

            h.  Storage shed for maintenance workers.  Already discussed in Committees.

8.  Old Business:

            a. Tree removal around buildings 800 and 900: Rampart Manager Blair reported on findings from the extension center concerning root removal as possible way to control root damage.  Discussion followed.   Issue to be watched where buildings are affected.

            b. Tracking, prioritizing, scheduling repairs and maintenance: Director Devlin furnished the directors and others with such a list.   Rampart Manager Blair reported that most items were being done and he would check on a few others.  Some discussion follow concerning roof inspections.  That to be determined.

            c. Willow Greens Tropical Weather Policy: Director Devlin presented this policy to the board.  Director Hatch moved it be accepted, seconded by Director Devlin; motion passed unanimously.

            d. Procedure for new residence orientation: Much of the discussion centered on process for knowledge of new owners and renters.  Rampart Manager Blair presented forms they used with condo associations that could be tailored to HOA.   Resident Newberry mentioned she had one from a previous management company that could be used and would send it to Rampart for use.  Attention then turned to insurance issues, and the fact that homeowners policies did not cover property that was rented, only if the home owner lived in the property.  In essence, a unit could burn down when occupied by a renter and the homeowner policy would not apply.   Rental units need to have a different policy by the owner.   This matter to be continued.

            e. Tribute to Tor.  After discussion, Director’s Moir and Hatch will work on this to bring idea to the board.

            f. Pool Security/Surveillance; Already discussed under committee.

            g. List of Approved Venders - til next meeting

            h. Bulletin Board Ads:   Bulletin board installed in cabana for residents use and committee sign ups etc.

            i. Survey of the Complex: Rampart Manager Blair submitted one bid to the HOA board and was waiting on another.  This is to survey only the boundaries of the property so permanent markers could be put in place.   Motion to authorize $1000.00 made by Director Moir and seconded by Director Bell.  Motion passed unanimously.

9.  Residents meeting:   Director Hatch reported that much of what was discussed at the residents meeting was in the agenda.

10.   A unanimous motion to adjourn occurred at approximately 9:30 pm

Respectfully submitted,

Hugh Bell, Sec/Treas

            g.   Re-visit plans to lease or purchase lift for pressure washing and tree trimming.  Discussion revolved around cost/usage/maintenance of lift.  Consensus was this be dropped for now.

            h.   Survey of Complex (Board approval to have Rampart manager obtain bids to flag all corners of the property).   This was discussed.   President Tew to contact Rampart manager to investigate if past surveys were available at city and the vendor(s) who did previous surveys.   Idea to have previous vendor with record of survey help with cost. Director Devlin made motion to move forward with this type survey.  Director Hatch seconded;  Motion passed unanimously.

8.  Old Business:

            a.  Procedure for new residents:  President Tew expressed concern, as did other directors, that orientation of new residents, both owners and renters was not being accomplished.  Questions raised:   1. Why HOA applications for sales/leases, which are part of the deed restrictions, were not being done.   2.  Why packets were not available for new home owners/renters.   3.  Why no welcoming committee for new residents.  Discussion followed.  Director Fridlund made a motion to form Hospitality committee to address welcome concerns. Director Hatch seconded;  Motion passed unanimously.

            b.   Tree removal around buildings 800 and 900:   Discussion centered on aescetics of oaks in community verses damage by roots.  President Tew suggested root removal as method of control.   Others weren’t so sure that was the answer.  Director Mouzakis suggested that he knows an arborist he could contact to look at the situation and give an opinion concerning root removal as control method or removal.   It was suggested that President Tew request Rampart manager contact the Extension office and have someone from that office give and opinion too.   President Tew to contact Rampart manager with this item.  This to be tabled till information can be gathered.

            c.  Tracking, prioritizing, scheduling repairs and maintenance.  Director Devlin and others have expressed concern about scheduled maintenance of items which are monthly, quarterly, semi-annually or annually.   Director Moir expressed concern about this too, and that items have priority as to which gets done first, etc.   President Tew summarized discussion: 1.  Directors come up with list for Rampart - and Rampart to make it happen.  2.  Needs: Storage building and tools needed for maintenance personnel.   3.  Director Devlin, who has made list of items for maintenance, was asked to renew this list for directors.   This list would eventually be codified and given to Rampart manager for review and action.  

            d.   Willow Greens Tropical Weather Policy (presented by Director Devlin):   Discussion followed with appreciation to Director Devlin for work done thus far.   Other items were discussed for addition to the policy, i.e. - use of generators, cooking in garages, etc.  Director Devlin was asked to bring policy back with some additions.

            e. Establish committees and assign directors to chair committees.  President Tew asked the board for committee establishment and who wished to Chair and sit on which committees. After discussion from the board and residents it was decided that committees could be chaired by directors or residents.  Rather than the board decide who would chair the committees, this responsibility would be delegated to each committee.   The following directors were assigned or volunteered to represent the board of directors, and be the person to report on activities and recommendations of the committee at the Boards of Directors monthly meeting .   Document; Director Mouzakis & Hatch; Budget; Director Bell; Hospitality; Director Fridlund; Beautification; Director Hatch; Grant; Director Fridlund; Facilities; Director Moir.    Director Hatch made the motion that these committees be authorized, seconded by Director Fridlund.  Motion passed unanimously.  Directors were requested to ensure committees met and have member names by February meeting.

9.   Residents meeting:   1^st Tuesday of each month, 6:30 pm in pool cabana.

10.   Adjournment:   President Tew asked for motion to adjourn.  Director Mouzakis made the motion and it was seconded unanimously at 10:15 pm.

Respectfully submitted.  Director Hugh Bell, Sec/Treas.

December's meeting was not officially held on account of the board quorum was not met.

WILLOW GREENS HOMEOWNERS ASSOCIATION OF PINELLAS, INC. PRIVATE

                                                      BOARD OF DIRECTORS

November 22, 2006   (Approved Copy)

                                                                         MINUTES

The Organizational Meeting of Willow Greens Homeowners Association of Pinellas, Inc. Board of Directors was held on Wednesday, November 22, 2006.

CALL TO ORDER: Mr. called the Organizational meeting to order at 7:06 p.m.

ESTABLISH QUORUM:  With six directors out of seven present, a quorum was established.

ELECTION OF OFFICERS:

MOTION:              Danny Tew as President.

                            Motion made by Mr. Moir, seconded by Ms. Hatch.
Unanimously carried.

MOTION:              Dennis Devlin as Vice President.

                            Motion made by Mr. Tew, seconded by Mr. Mouzakis.
Unanimously carried.

MOTION:              Hugh Bell as Secretary/Treasurer.

                            Motion made by Mr. Tew, seconded by Mr. Devlin.
Unanimously carried.

ADOPTION OF THE 2007 BUDGET:

MOTION:              To approve the Proposed 2007 Budget as presented. Motion made by Mr. Mouzakis, seconded by Mr. Bell.
Unanimously carried.

NEXT MEETING DATE:  The next meeting will be December 12, 2006 at  7:00 p.m.

ADJOURNMENT:

MOTION:              To adjourn.

                            Motion made by Mr. Bell, seconded by Mr. Devlin.
Unanimously carried.

There being no further business, the meeting was adjourned at 7:09 p.m.

Respectfully submitted by,

Laurie Lorenz,

Recording Secretary                                                        

The scheduled Meeting of the Willow Greens Homeowners Association, Inc. Board of Directors was held on Tuesday October 17, 2006 at the Association Clubhouse.

CALL TO ORDER:  Mrs. Hatch called the meeting to order at 7:00 p.m.

ROLL CALL:Dennis Devlin, Tor Fridlund, Kathy Knapp, Allan Moir and George Mouzakis.

Vera Hatch arrived late.

ALSO PRESENT: Blair , Property Manager, Laurie Lorenz, Recording Secretary and several unit owners.

APPROVAL OF MINUTES: 

Motion:          To approve the September 19, 2006 minutes as written. Motion was made by Mr. Moir, seconded by Mr. Mouzakis. Unanimously approved.

TREASURERS REPORT: Ms. Knapp reported on the current Financial Statement. The financial position of the Association stands as follows: The operating fund assets are at $21,307 and the reserve assets are $143,802.  

COMMITTEE REPORT:

·         Document Committee: Ms. Hatch stated that the Committee has met and has drafted its suggested changes for the Board to review before the matter is sent to the attorney to be drafted for mailing to the unit owners. The amendment items in the following motions are to be sent to the attorney for drafting.

Motion:          For foundations to be the responsibility of the unit owner including lanai’s added by the unit owner. Motion made by Ms. Hatch, seconded by Mr. Fridlund. In Favor – Ms. Hatch, Mr. Moir, Mr. Mouzakis, & Mr. Fridlund. Opposed – Mr. Devlin & Ms. Knapp.

Motion:          For all items that service one unit only be the responsibility of that unit owner. Motion made by Mr. Mouzakis, seconded by Mr. Moir. Unanimously approved.

Motion:          Water leaks not caused by storms or covered by the regular Homeowners insurance policy excluding construction defects are the responsibility of the unit owner, in the event of a construction defect the Association is responsibility for the repair of the cause the leak. Motion made by Mr. Mouzakis, seconded by Mr. Fridlund. Unanimously approved.

·         Budget Committee: Ms. Knapp stated that the first meeting was held 3 weeks ago and approximately 26 owners attended. The Committee is recommending that the maintenance fees are not increased this year.

Motion:          To approve the Proposed 2007 Budget for mailing to the membership. Motion made by Mr. Fridlund, seconded by Mr. Moir. In Favor – Ms. Knapp, Mr. Moir, Mr. Mouzakis & Mr. Fridlund, Opposed – Ms. Hatch & Mr. Devlin. Motion Passes.

MODIFICATION REQUESTS:

A.     Installation of white window/screen storm door at Unit 2305:

Motion:          To approve the installation of a white window/screen storm door at Unit #2305. Motion made by Mr. Mouzakis, seconded by Mr. Fridlund. Unanimously approved.

MANAGER’S REPORT: Mr. stated that a Trapper has been contacted about the bat issue in four units. He also stated that the chlorinator for the pool is not working properly & suggested a stenner feeder system be installed in the pool this system will better monitor the pool chemicals. The flashing on the 900 bldg. will be painted to match the building. Mr. has received contacted Porter Paint regarding the trim paint on the 300 bldg. they will be out later this week to look at the problem. He also stated that he has looked into a keypad system at the pool gate for additional security, this is not very cost effective.

UNFINISHED BUSINESS:

A.     Building 100 Drainage Problems: Mr. stated that G.A. Nichols has been out to the survey the drainage issue behind the 100 bldg. and have submitted a proposal in the amount of $5980 for the repairs, Mr. will get additional bids for the next meeting.  

B.    Clubhouse Cable Connection: Mr. stated that the proposal was received it will cost $150.00 to install the cable & $15.00 per month for the service.

Motion:          Not to proceed with the installation of cable TV in the Association Clubhouse. Motion made by Mr. Fridlund, seconded by Mr. Mouzakis. Unanimously approved.  

C.    Nightly Locking of the Pool Gate / Gate Card: This item was covered earlier

D.    Landscaping Quotes: Mr. has received quotes from Phillips Environmental & U.S. Lawns for the landscaping, both proposals came in higher than the current contract.

Motion:          To proceed with the plantings proposed by Micah. Motion made by Mr. Mouzakis, seconded by Mr. Fridlund. Unanimously approved.

NEW BUSINESS:

A.      Unit 404 Repair Re-Imbursement: Mr. stated that the repairs completed at unit 404 should be re-imbursed by the Association due to the fact that it was caused by defect in the building.

Motion:          To approve the re-imbursement of Unit #404.  Motion made by Mr. Moir, seconded by Ms. Hatch. Unanimously approved.

B.      Unit 510 Repairs: Mr. stated that Blanton Glass had been contacted to repair/replace two windows in Unit 510 however due to the extensive damage they refused to bid the project, AAA has been contacted & they have submitted a bid. Mr. is getting additional bids before a final decision is made.

C.      Purchase of a Cherry Picker: A suggestion was made regarding investigating the lease or purchase of a cherry picker for use by maintenance staff.

D.      Whether or not to mow the “ditch”: The Board decided not to mow the “ditch”.

E.      Establish a Preferred Vendor List: Ms. Hatch would like to add Hendricks Roofing the existing vendor list for Willow Greens, the list will be placed on the Association’s website.

F.       Building 300 Paint Concerns: This item was covered earlier.

G.      Building 900 Flashing: This item was covered earlier.

H.      Pool Cleaning Frequency: Mr. that Dan will check the pool chemicals daily and vacuum the pool three times a week.

RESIDENTS MEETING: Mr. covered these items in his report.  

 ADJOURNMENT:

Motion:          A motion was made to adjourn the meeting by Ms. Hatch, seconded by Ms. Knapp. Unanimously approved.

There being no further business to discuss, the meeting was adjourned at 9:30 P.M.

Respectfully submitted,

________________________

Laurie Lorenz

Recording Secretary

The scheduled Meeting of the Willow Greens Homeowners Association, Inc. Board of Directors was held on Tuesday September 19, 2006 at the Association Clubhouse.

CALL TO ORDER:  Mrs. Hatch called the meeting to order at 7:00 p.m.

ROLL CALL: Vera Hatch, Dennis Devlin, Tor Fridlund, Kathy Knapp and George Mouzakis.

Absent: Allan Moir. Jimmy Hassan has resigned from the Board.

ALSO PRESENT: Blair , Property Manager, Laurie Lorenz, Recording Secretary and several unit owners.

APPROVAL OF MINUTES: 

Motion:          To approve the August 15, 2006 minutes as written. Motion was made by Mr. Mouzakis, seconded by Mr. Fridlund. Unanimously approved.

TREASURERS REPORT: Ms. Knapp reported on the current Financial Statement. The financial position of the Association stands as follows: The operating fund assets are at $28,071 and the reserve assets are $159,054.  

• Creation of Budget Committee: Kathy Knapp will chair the Budget Committee. Ms. Knapp asked for volunteers to serve on the Committee, the first meting will be held on Thursday September 28^th at 7:00 pm.
• New Items to be considered by Budget Committee: Ms. Hatch stated that at a previous meeting it was mentioned that several items should be budgeted for, Mr. stated that those items have been added to the budget. 

COMMITTEE REPORT:

·         Document Committee: Ms. Hatch stated that the proposed amendment will be mailed to all owners with the second notice of the Annual Meeting.

·         Landscape Committee: Mr. Fridlund has received the grant application for the beautification of the front entrance. Mr. Fridlund and Ms. Knapp will serve on this Committee, they will look into having plans drawn for the sign and landscaping to submit with the grant application.

MODIFICATION REQUESTS:

A.     Water Softener Installation in Units 801 & 2205:

Motion:          To approve the installation of a water softener in the garage with the requirements that discharge valve is not visible from the street in Units 801 & 2205. Also that unit #2205 has a water shut-off valve for the unit installed at their expense. Motion made by Mr. Mouzakis, seconded by Mr. Devlin. Unanimously approved.

MANAGER’S REPORT: Items will be covered later in the meeting.

UNFINISHED BUSINESS:

A.     Paver Quotations for Unit 807: Mr. stated that Paver Solutions had been contacted for this project however other bids are being solicited from other contractors.

Motion:          To proceed with installation of pavers over the existing river rock at a cost not to exceed $1000.00. Motion made by Mr. Mouzakis, seconded by Mr. Devlin. Unanimously approved.

B.    Removal of Tree Stump at Unit 2709: Mr. stated that the stump will be removed on Friday September 22^nd.  

C.    Action Plan for Water Problem behind Bldg. 100 & 900: Mr. stated that he has contacted the G.A. Nichols firm to look at the water problem behind bldgs. 100 & 900 and to make a recommendation on how to rectify the situation.

NEW BUSINESS:

A.      Cable & Internet Hookup at Pool Lanai:  Mr. stated the Brighthouse Cable has been contacted and will be out to see if it is possible to run cable to the pool Lanai.

B.      Request for Minutes to be Sent Within 7 Days After Each Meeting: This will be done in the future.

C.