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Annual Meeting
11/16/06
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Woodlake
Association Annual Budget Board Meeting
November 16, 2006
6:13pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Marcy Blackwell, Vice President
Colette Williams, Secretary
Gloria Hillenberg, Director
QUORUM CERTIFIED: We have a quorum (enough Board Members present to
conduct business; there must be at least three).
BUDGET: Marcy made a motion to accept the budget that was mailed to
the Membership as it is. Denise 2nded. Unanimously approved.
NEXT MEETING SCHEDULED: The Board will meet next January 18th at
6:00pm, a Thursday.
Denise adjourned the meeting at 6:20pm.
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10/17/06
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Woodlake
Association Board Meeting
October 17, 2006
Marcy called the meeting to order at 5:32pm.
Present: Denise Schoonmaker, President
Marcy Blackwell, Vice President
Ramon Gomez, Treasurer
Gloria Hillenberg, Director
Debbie McConnell, Woodlake’s CMC Property Manager
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
MINUTES APPROVED: Marcy made a motion to approve the prior meeting’s
minutes of the September 19th meeting without reading them. Gloria
seconded. Unanimously approved.
Marcy made a motion to approve the prior meeting’s minutes of the
October 5th meeting without reading them. Gloria seconded.
Unanimously approved.
TREASURY REPORT: Ramon read from the financial statements.
DELINQUENCIES: Marcy suggested letters be sent out for the
delinquencies.
BUDGET WORKSHOP AND MEETING: Debbie gave us a proposed budget. She
says this is her "dream" budget and she is aware it will probably
be
reduced. We are having a budget workshop (does not need to be posted)
October 26 at 6:00 pm. The budget meeting will be November 16 at
6:00pm, and must be posted for the Community no later than November
2nd (14 days in advance).
POOL: The pool stairs have been fixed and signed off by the Health
Department. There are two other issues with the pool, lighting and
coping (coping: concrete or brick that is laid sideways at the top of
a wall ). Marcy had a bid from Pips Pools for $2,180.00 to fix the
coping. Denise motioned that we accept
their contract and Marcy
seconded it. Unanimously approved.
HEDGES REMOVED: Marcy said she had contracted to have dead hibiscus
hedges removed as well as debris removed from all around the property
and fences for $300.00.
SPRINKLERS: Marcy reported that the gentleman she is trying to
contact for our irrigation problems always cancels the appointments.
She will keep trying.
PAINTING CONTRACT: Marcy reported that we are out of the contract
with the painter, and he is paid in full. Marcy will have quotes for
us for the next meeting for painting other buildings.
SOD: Marcy reported the lawn service will start replacing sod in March.
FOR SALE AND FOR RENT SIGNS: Denise made a motion to approve the
policy for homes for sale and rent that was discussed at the October
5, 2006 meeting. Marcy seconded it. Unanimously approved. The policy
is to be effective immediately.
RENTALS LIMITED TO 20%: Gloria motioned to limit rentals to 20%.
Marcy seconded it.
Unanimously approved. Denise is going to check with our attorney to
see what we need to do to incorporate this into either our By-Laws or
Rules and Regulations. She is also going to check to see if we are
now over 20%, if those units that are rented will be grandfathered
in, and does the
grandfathering go with the unit owner, or the tenant.
DUMPSTER GATES: Gloria will get quotes to have the gates on each of
the dumpsters replaced. Marcy suggested chain link with the strips
that go in the holes to make it private.
PRESSURE WASHER & TABLE SAW: Skip would like to buy a pressure
washer, and a table saw. Marcy motioned that he do that (as long as
the two combined are not more than $500.00). Gloria seconded.
Unanimously approved.
MANAGEMENT REPORT: Debbie had a list of issues to discuss, as well as
a list of maintenance projects she thinks could be handled by Skip.
We discussed eliminating the recycling, which was tabled, to discuss
it at the next meeting.
PERSONAL AREAS OF LANDSCAPING: A letter will be sent to homeowners
with guidelines for their personal areas of landscaping.
PARKING LOT: Marcy is going to get bids on having the parking lot
sealed.
Marcy adjourned the meeting at 8:32pm.
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10/5/06
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Woodlake
Association Board Meeting
October 5, 2006
5:02pm Marcy called the meeting to order.
Present: Marcy Blackwell, Vice President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Gloria Hillenberg, Director
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
Denise Schoonmaker, President, arrived at 5:06pm.
HOMES FOR SALE AND HOMES FOR RENT SIGN TO BE POSTED NEXT TO
WOODLAKE’S ENTRANCE MAP SIGN: Marcy made the motion to construct a
sign similar in size to the Woodlake entrance map sign, next to the
Woodlake entrance map sign. This sign will state “Homes for Sale”
with the unit numbers that are for sale listed under it; and
underneath that, it will state “Homes for Rent” with the unit numbers
that are for rent listed under it. It will be a secure sign, similar
to the bulletin boards at each mailbox. Colette seconded. Unanimously
approved.
TEMPORARY SIGN BY WOODLAKE ENTRANCE MAP SIGN: Marcy made a motion to
have a temporary “Home for Sale” and “Home for Rent” sign posted next
to the Woodlake entrance map sign until the permanent sign can be
installed. Colette seconded. Unanimously approved.
NO REAL ESTATE SIGNS AT ENTRANCE: Marcy made the motion to allow no
“For Sale” or “For Rent” signs of any kind, including realtor signs,
at the entrance at Woodlake. Colette seconded. Unanimously approved.
FOR SALE AND FOR RENT SIGNS ALLOWED AT EACH UNIT: Marcy made the
motion to allow one “For Sale” or “For Rent” stake sign only per
unit, maximum size 2’ x 2’, not including the stakes. These may be
placed on the owner’s property in front of the unit only. No wooden
realtor post signs are allowed anywhere on Woodlake grounds. Colette
seconded. Unanimously approved.
OPEN HOUSE SIGNS: Marcy made the motion to allow no more than 3 “Open
House” signs that may be placed on Woodlake grounds while the open
house is in progress only. Colette seconded. Unanimously approved.
THESE MOTIONS ADDED TO RULES AND REGULATIONS: Marcy made the motion
to add the motions from this meeting into the Woodlake Rules and
Regulations. Colette seconded. Unanimously approved.
NEXT MEETING TIME CHANGED: The Board was to meet next October 17th at
6:00pm. This was changed to October 17th at 5:30pm.
Marcy adjourned the meeting at 5:40pm.
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9/19/06
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Woodlake
Association Board Meeting
September 19, 2006
6:17pm Colette called the meeting to order.
Present: Colette Williams, Secretary
Ramon Gomez, Treasurer
Gloria Hillenberg, Director
Debbie McConnell, Woodlake’s CMC Property Manager
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
MINUTES APPROVED: Colette made a motion to approve the prior
meeting’s minutes without reading them. Gloria seconded. Unanimously
approved.
DIRECTOR’S REPORT: There were no sales or new renters, no interviews,
since our last meeting.
TREASURER’S REPORT: Ramon reported we were under budget for August by
$949.00.
MANAGEMENT REPORT
PAINTING: Woodlake had contracted with Expert Painting to paint three
buildings: #12, #13 and #8. The first two buildings are painted, but
building #13 was done very poorly. The owner of Expert Painting has
contacted both Debbie and Marcy repeatedly to collect the 2nd half of
the money for building #13. Gloria made a motion to not pay the
remaining amount for #13 until both #12 and #13 are done to our
satisfaction, meaning they must be signed off in writing. And that
both building #12 and #13 be signed off as satisfactory before work
may begin on building #8. Colette seconded. Unanimously approved.
Debbie will send a letter to tenants of building #12 to have them
report any painting errors. A similar letter was already sent to the
tenants of building #13.
PARKING: There are various parking situations at Woodlake. Some are
covered already in our rules; some are not. Rather than post parking
signs, Colette suggested the Board issue a newsletter to all
residents. She will write it and get it approved by other Board
Members. Gloria offered to help distrubute it;
Ramon also said his
wife, Daysi could help.
COMMERCIAL VEHICLES: Debbie will call unit 67 re: their two
commercial vehicles.
UPDATED WOODLAKE HOMEOWNERS LIST: Debbie reported that CMC does not
track renters, only owners of Woodlake. The Board needs both. Debbie
will email Gloria the most updated list. Then Gloria will add renters
to it and will keep that list on her computer, as Director, and can
email that to the other Board Members.
LATE FEES: These were discussed. Colette made the motion to waive
late fees for those with extenuating circumstances only. Gloria
seconded. Unanimously approved.
WOODLAKE’S ON-SITE FILES: Debbie delivered a file box of various
documents to be sorted through. She also reported that CMC routinely
returns to their clients any files for the prior year. They don’t
keep old contracts, etc. Both old and new contracts are needed by the
Board for information on a regular basis. For example, in the
“Roofing” file should be a copy of each roofing contract and invoices
for any roofing work, on any of our buildings, whether still under
warranty or not. We as a Board would need to know who did the last
work and when that warranty expired, before ordering further roof
repairs or re-roofing. Colette made a motion that both CMC and
Woodlake keep copies of current contracts on file and that Woodlake
only keep copies of any older contracts. Gloria seconded. Unanimously
approved.
End of Management Report
BATHROOMS: The Board and Debbie all looked at both the men’s and the
women’s bathrooms at the pool. Colette made a motion to hire a
cleaning service to have the floors, fixtures and walls scrubbed once
a month in the summer months (April through October). Gloria
seconded. Unanimously approved. Ramon will contact his neighbor to
find out: how much of the work needed in the bathrooms he can provide
and how soon it can be done. If it can’t be done soon we will make
other arrangements, and will take this up again at the next meeting.
FUNGUS ON FENCE: Unit #145 has an orangy-yellow
fungus on their fence
that they have cleaned with bleach, but it is spreading. Debbie will
get somebody out to take care of it.
REPAINT WOODLAKE SIGN: Debbie will have Dwayne Spedden
repaint the
Woodlake sign.
NEXT MEETING SCHEDULED: The Board will meet next October 17th at 6:00pm.
Colette adjourned the meeting at 8:45pm.
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8/18/06
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Woodlake
Association Board Meeting
August 18, 2006
6:32pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Marcy Blackwell, Vice President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Gloria Hillenberg, Director
Debbie McConnell, Woodlake’s New CMC Property Manager
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
NEW CMC PROPERTY MANAGER: The Board wishes to thank Mary Hadnott
for
her capable help as our Property Manager these last months. Mary has
retired, and is replaced by Debbie McConnell. The Board also warmly
welcomes Debbie, who is already providing us with a great deal of
assistance.
MINUTES APPROVED: Colette made a motion to approve the prior
meeting’s minutes without reading them. Gloria seconded. Unanimously
approved.
TREASURER’S REPORT: Ramon read pertinent information from our July
31st Treasury Report from CMC. Denise made a motion to accept it.
Colette seconded. Unanimously approved.
MANAGEMENT REPORT
EGRET ENVIRONMENTAL: Debbie asked if the Board wanted to withhold
$1,000 from Egret Environmental’s final check for
services not
delivered. Colette made a motion to do so. Denise seconded.
Unanimously approved.
FOR SALE AND FOR RENT SIGNS: Debbie next discussed For Sale and For
Rent signs at Woodlake. She recommended that since there was really
no problem with these currently that we not make any new ruling on
them. Some people renting or selling have asked about where they can
post these, and complained that their signs along Sunset Point Road
have disappeared. Marcy stated that the city removes signs that are
posted along Sunset Point Road. Colette suggested that a good place
to post such signs would be right by the Woodlake map sign at the
entrance. That is off of the main road, but still visible from the
road. No motions were made.
REPORTS OF ROOF LEAKS: Debbie reported that units #42 and #103 had
reported possible leaks in their roofs, which are being looked into.
REPORT OF DRAINAGE PROBLEM AT #52: Debbie reported that there is a
drainage problem at unit #52. She will get a quote to repair it.
SPRINKLER LEAKS: Debbie reported leaks at units #92 and #85. These
are being taken care of as a top priority.
ON-SITE OFFICE FILES: As requested, Debbie will make copies of all
contracts and warrantied work, and Colette will set
these files up in
the Woodlake Clubhouse for Board use. The originals will remain at
CMC with the rest of our records.
End of Management Report
SPRINKLER SYSTEM MAP: Skip, our Maintenance Man, has a copy of the
map that shows where all the sprinkler pipes are in Woodlake. Skip
will give the map to Colette so she can make copies of it to keep in
the Clubhouse files and a copy to Debbie at CMC.
SPRINKLER SYSTEM GENERAL MAINTENANCE & REPAIR: As our sprinkler
system has not been maintained and repaired according to Egret
Environmental’s contract and as our new lawn care
company, Florida
Green Gardens, does not include sprinkler maintenance and repair,
Debbie will get bids for this.
LAWN CARE: Ramon will walk the property with Debbie to ensure we are
happy with the service provided by Florida Green gardens, who will
start on August 28th.
TREES TRIMMED: Trimming the trees in general was tabled, but it was
agreed that these two trees will be trimmed: the ficus
tree at unit
#24 and the pine tree at unit #33.
WOODLAKE MAPS TO BE FRAMED & HUNG IN CLUB HOUSE: At our prior
meeting, Colette had purchased large maps of Woodlake for $30. One is
a black and white layout of the grounds; the other is a color, aerial
view that shows Woodlake and some of our surrounding community. It
was decided at that meeting to get them mounted onto stiff boards and
then framed in simple black frames, with plastic instead of glass so
they could be hung in the Clubhouse. Colette announced that the
framing will run $300 to 400, and since we have other pressing
issues, suggested we put this off for now.
RENOVATION OF TENNIS COURTS: Oscar Wagner in unit #34 would like the
tennis courts renovated, and provided a proposal to renovate them and
the surrounding fence, for $8,050 plus $300 for nets. As we have
other pressing issues, this was tabled for now.
CLEANING GUTTERS: Cleaning gutters was discussed; particularly the
potential impact to our buildings if they are left uncleaned.
Marcy
made a motion to have the gutters cleaned at Board expense. Colette
seconded. Unanimously approved.
POOL: Mary Hadnott had been working with the Health
Department to
ensure our pool meets all current regulations. Denise reported that
some of the pavement refinishing done by Poly Pave is peeling. Mary
was working with Poly Pave to correct this and any other
imperfections. Colette made a motion to pay Poly Pave for materials
only and before paying the balance of their bill, to deduct from it
anything we have to pay others to fix; to have Dwayne Spedden
fix the
edges around the coping (the raised edge around the top of the pool)
and lay a new top on the coping and anything else needed to bring us
in line with current Health Department regulations. Denise seconded.
Unanimously approved. Debbie will get a list of items that need
attention from the Health Department. Dwayne will be hired as an
employee of CMC (as they are set up for payroll; the Board is not;
and we cannot hire him as a contractor because he is not insured, but
as an employee of CMC he is insured).
MEN’S RESTROOM REPAIR: Ramon will contact the owner of unit #26
regarding repairing the men’s restroom, which he was kind enough to
offer to do for free. He will use it as a training facility for his
crew.
SPECIAL DUMPSTER PICK-UPS: Calling for special dumpster pick-ups will
be added to the list of Maintenance Man duties. These are not to be
ordered by unit owners/residents, because Woodlake gets charged for
them.
CLUBHOUSE RENTALS: Denise has handled clubhouse rentals till now. She
turned this over to Marcy temporarily. Denise has moved out of
Woodlake, but has not yet sold her unit.
WOODLAKE MAILBOX: Denise has also had the duty of checking the
Woodlake mailbox. She will give the key to Ramon, as the Woodlake
mailbox is in the set of mailboxes closest to his unit. It is #16.
LIMITING RENTERS IN WOODLAKE: This was discussed. If Woodlake goes
over a certain percentage of renters, the entire community changes
from residential to commercial, which means higher taxes for unit
owners personally as well as for the Association, plus higher
insurance rates. The exact percentage was not known; around 33%. Many
associations have a rule that limits renters to a set percentage,
such as 20%. Woodlake is at about 20% at this point. Debbie will get
us an updated Owner Roster so we can get the exact percentage of
renters. Whether limiting renters can be done by a Board ruling or
requires a vote of the entire Membership will be looked into, and
then the Board will act accordingly, either making such motion, or
putting this on the Annual Meeting ballot. We will also get the exact
percentage at which we would be considered commercial.
ELECTRICITY REIMBURSEMENT: When building #1 was painted, the
contractor used the electrical outlet of unit #15 instead of
providing their own generator. That unit owner will be reimbursed.
8:28pm Denise had to leave for work, which still left a quorum.
REMOVAL OR REPAIR OF BENCHES: Some of our benches need to have mold
removed and slats replaced. Gloria also reported that some people
leave their food trash around the benches that they sit on, instead
of disposing of it in the dumpsters or their own waste cans. Marcy
will call Skip to have the benches either repaired or removed,
whichever is cheaper.
NUMBERING THE DUMPSTERS: Colette recommended numbering the dumpsters,
#1, #2 and #3, so that people would know which dumpster they should
take their large items to, without any question. It was agreed that
that’s a good idea, however we already have signs on them that state
that large items should be placed in the main dumpster, so the
numbers need to work with the signs that are already on the dumpsters.
NEXT MEETING SCHEDULED: The Board will meet next September 19th at
6:00pm.
Marcy adjourned the meeting at 8:46pm.
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6/23/06
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Woodlake
Association Board Meeting
June 23, 2006
6:48pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Marcy Blackwell, Vice President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Gloria Hillenberg, Director
Mary Hadnott, Woodlake’s CMC Property Manager
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
LAWN CARE & SPRINKLER SYSTEM: Marcy made a motion to replace the lawn
crew. Colette seconded. Unanimously approved. Denise signed the
contract to hire Florida Green Gardens.
LAWN SOD REPLACEMENT: Marcy announced that she and a few other
Woodlake Members have paid to have areas of their lawns sodded
and
recommended Woodlake replace sod in all areas needed, as we have
funds available to do so, to get our lawns back in shape. Colette
made the motion. Marcy & Denise simultaneously seconded. Unanimously
approved.
MINUTES APPROVED: Colette made a motion to approve the prior
meeting’s minutes without reading them. Gloria seconded. Unanimously
approved.
TREASURER’S REPORT: Denise made a motion to accept the written budget
report from CMC as our Treasurer’s Report. Marcy seconded.
Unanimously approved.
DIRECTOR’S REPORT: Gloria announced that unit #28, a 2/2 with loft,
sold for $156,000 and unit #136, a 4/2 that hasn’t been updated, sold
for $175,000.
PAINTING & WOOD REPLACEMENT: We have wood that B&J had ordered, that
will be used on various buildings.
TREES TRIMMED AND/OR REMOVED: Mary will walk the property and make a
fresh list of trees to be trimmed, including the yellow plant that is
coming through the east wall around the pool and the ficus
tree at
unit #24.
POOL DECK: Our pool deck resurfacing is still in progress. Mary is
working with the Health Inspector to ensure the job is completed
correctly, all repairs made.
DELINQUENCIES: We had passed the motion at the last meeting (May 3,
2006) to send any unit owner who is 2 months or more behind to the
attorney for collection, so another motion was not needed. Mary will
see that this is done.
WOODLAKE MAPS TO BE FRAMED & HUNG IN CLUB HOUSE: Colette had
purchased large maps of Woodlake for $30. One is a black and white
layout of the grounds; the other is a color, aerial view that shows
Woodlake and some of our surrounding community. Mary will get them
framed, mounted onto stiff boards and then framed in simple black
frames, with plastic instead of glass. These will be hung in the club
house.
NEXT MEETING SCHEDULED: The next meeting was scheduled for August 19,
2006 at 6:30pm.
ADJOURNMENT: Denise adjourned the meeting at 8:05pm.
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5/3/06
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Woodlake
Association Board Meeting
May 3, 2006
6:40pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Marcy Blackwell, Vice President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Mary Hadnott, Woodlake’s new CMC Property Manager
QUORUM VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
MINUTES: Colette made a motion to approve minutes from the prior
meeting (not the Annual Meeting; those will be approved at the next
Annual Meeting; this is to approve the minutes of the regular Board
Meeting that took place immediately after the last Annual Meeting, on
February 16th.) Denise seconded. Approved unanimously.
TREASURY REPORT: Ramon gave the Treasury Report. Denise made a motion
to accept it. Colette seconded. Approved unanimously.
DIRECTOR REPORT: There was no director’s report prepared for this
meeting. Mary will run an updated list for the Board of which units
were sold since the last meeting.
PAINTING AND WOOD REPLACEMENT: Mary reported that in both buildings
that were painted recently by J&B Painting, there are numerous
errors, such as overpainting (brown paint on white
surfaces and vice
versa), door handles painted that should have been covered, and there
are numerous holes that were to be filled to prevent animals from
entering buildings, which have not been filled. They also may have
damaged some sprinkler heads by parking their vehicles on the grass.
Also that the bills received from J&B Painting need
to provide more
information so that they can be properly verified by her. Also there
was substantial water damage to one unit as a result the painters
having left the water turned on to that unit that should have been turned off
when they were through. That unit owner asks reimbursement
only of her $500 deductible. Woodlake’s water bill was also $900
higher as a result of this error. Mary reported that J&B Painting
has
agreed to cover the $900 for the water and that they should also
cover the unit owner’s $500 deductible, which the Board will
meanwhile pay her, and get back from J&B Painting in the form of
their reduced payment.
Colette made a motion that once Mary has verified the bills, that we
pay them minus $5,000.00 to cover all errors, and that once all
errors have been corrected, that the remaining monies be paid to
J&B
Painting, minus any costs to Woodlake for correcting any such errors.
Denise seconded. Approved unanimously.
At 8pm Marcy had to leave, but we still had a quorum, so continued
business.
LIGHTING AT BUILDING #7: Denise reported that Ned Reid and other
owners of buildings #6 and #7 have installed a light in a recessed
area between the two buildings, that is close in design to
the new
Progress Energy lights. Denise made a motion that they be allowed
to
keep the one light there as long as they are responsible for all
costs, including installation, maintenance and electricity costs.
Colette seconded. Approved unanimously.
One of our Progress Energy lights, #7159591, which was installed in
the wrong place, still needs to be moved. Mary says she has seen this
kind of thing take more than 2 years. She has called Robert McCabe,
as has Denise. This light is really not needed where it is, and is
very much needed where it was supposed to be placed, which would give
more light to the area between buildings #6 and #7. We will persist
until this light is moved.
PLAYGROUND EQUIPMENT: Colette mentioned that the new slide has some
rust on its poles and recommended a rust remover, followed by
repainting. Denise says Skip can take care of that.
TREES TRIMMED and/or REMOVED: The Board had received a bid for tree
trimming. Mary will see if she can get a better price for us.
LAWN AND SPRINKLER SYSTEM: Mary will follow up to ensure all
sprinkler heads are working.
POOL DECK/MULCH & FLOWERS: The pool deck is in the process of being
refinished. It required more paint than anticipated (3 coats), for
which we were not charged labor on the 3rd coat. The edges of the
deck and pool still need to be done. Mary will see that it gets done.
Because the pool deck refinishing was more costly than anticipated,
the money for additional flowers and mulch around the pool went into
that instead.
DELINQUENCIES: For months, a sign was posted at the bulletin boards
warning those who are late paying their monthly Woodlake Association
fees, that those who are two months late will be sent to the attorney
for collection. Mary asked for Board approval to do so. Colette made
a motion to send any unit owner who is 2 months or more behind to the
attorney for collection. Denise seconded. Approved unanimously.
DUMPSTERS: We have a situation of people dumping their bagged trash
and other small items in the dumpster area, but not putting it in the
dumpster itself, which we then pay our Maintenance Man, Skip, to
clean up. Mary will get some appropriate signs made up, as requested
by Denise.
OPENING ON THE BOARD: Ward Ketrow had resigned as
Director as of
April 1st. Denise made a motion to appoint Gloria Hillenberg
as
Director. Colette seconded. Approved unanimously.
OUR NEIGHBORS AT SUNSET POINT ASSOCIATION.: The Woodlake Association
Board of Directors received a letter from the Sunset Point
Association (the condos right next to ours, on Sunset Point Road),
stating that dog owners who walk their dogs on their grounds should
kindly clean up after them; not drive cars over their grass (which
can break sprinkler heads), and not leave shopping carts on their
property; that we show due consideration for their property. Mary
will contact specific identified offenders. The Woodlake Board also
asks our Members to please show our neighbors at Sunset Point
Association
any kindness and consideration possible.
Denise adjourned the meeting at 8:55pm.
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Annual Meeting
2/16/06
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Woodlake
Association Annual Board Meeting
February 16, 2006
6:46pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Ward Ketrow, Director
Gary Niznik, Woodlake’s former CMC Property Manager
Mary Hadnott, Woodlake’s new CMC Property Manager
QUORUMS VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three) and a Membership
quorum (enough unit owners present to conduct business; there must be
at least 45). There were a total of 53 Members either present or by
proxy.
VOTE FOR BOARD MEMBERS: There were no notices of intent to run for
the Board received from the Membership. Denise made a motion to
reinstate Marcy Blackwell as Vice President. Colette seconded the
motion; it was passed unanimously by the Board.
MINUTES: Colette made a motion that the prior meeting’s minutes (of
November 5, 2005) be approved without reading them. Denise seconded;
it was passed unanimously by the Board. Colette handed out copies of
those minutes to the Membership, and gave a copy to Mary for our files.
DIRECTOR’S REPORT: Ward reported that 4 units had sold and that two
rental units have new tenants. Unit #142 sold for $189,900/Unit #16
sold for $169,000/Unit #91 sold for $145,000/Unit #81 sold for $165,000.
TREASURER’S REPORT: Ramon gave the Treasurer’s report, reading
pertinent parts from the budget.
MANAGEMENT REPORT: Mary Hadnott covered areas that
she intends to
help the Board with, such as painting and wood replacement and asked
the Membership to call her with any questions or reports of items
needing attention.
Mary Hadnott informed us that Woodlake’s taxes are
prepared by a CPA
that is not part of the property management company.
VOTE: The Membership had voted on this issue:
1. Should the review by a Certified Public Accountant required by
Section 718.111 of the Florida Statutes be prepared for the next
fiscal year. (The cost of this will be approximately $1,500.)
_____ YES (A “yes” vote indicates that you DO want the review
prepared.)
_____ NO (A “no” vote indicates that you DO
NOT want the review
prepared.)
Gary Niznik counted the votes: 37 voted no; 9 voted
yes.
7:20pm Denise made a motion to adjourn. Ward seconded.
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2/16/06
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Woodlake
Association Board Meeting
February 16, 2006
7:20pm Denise called the meeting to order.
Present: Denise Schoonmaker, President
Colette Williams, Secretary
Ramon Gomez, Treasurer
Ward Ketrow, Director
Gary Niznik, Woodlake’s former CMC Property Manager
Mary Hadnott, Woodlake’s new CMC Property Manager
Marcy Blackwell, Vice President arrived late
QUORUMS VERIFIED: We had a Board quorum (enough Board Members present
to conduct business; there must be at least three).
LIGHTING DISCUSSION: Ed Reid had presented a letter to the Board
requesting to have the Board repair and/or replace the old light pole
that had been closest to his unit before the new lights were
installed. He also requests other lights be installed (not on poles).
It was pointed out that if this is approved for one, we may have many
other such requests, and we cannot authorize one and deny the rest.
It also would not match the new lights. Motion sensor lights were
recommended. Cutting back some of the trees to allow more light from
the street lights to get through was recommended to be looked into.
PAINTING: Denise announced J&B can schedule painting one of our
buildings for next week. Marcy made a motion to accept their bid.
Colette seconded; it was passed unanimously by the Board.
MULCH UNDER PLAYGROUND EQUIPMENT: Denise mentioned we need mulch
under some of the new playground equipment: the slide and climbers.
Mary will take care of that. Marcy will call a mulch company that
sells it in bulk.
POOL DECK REFINISHING: Denise announced the deck is being measured so
that we don’t over-buy the stain for the pool deck. Mary will ensure
the pool has been checked so that it is ready for caulking around its
outside borders.
SPRINKLERS COME ON AT NIGHT: The sprinklers have all been repaired,
and are checked monthly by our lawn care company. They come on at
night now, so you won’t run into the stinky water in the daytime.
TREES: Dead and diseased trees have been removed. Mary will have
Dwayne trim the bottle brush tree in front of Woodlake and look into
a tree that is reported to have termites.
8:05pm Denise made a motion to adjourn. Ward seconded.
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1/6/06
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TREES WILL BE REMOVED TUESDAY,
JANUARY 10TH
PARKING RESTRICTIONS:
Several trees will be trimmed/removed on
Tuesday, January 10th, near units 41 through 44. Please park your
vehicles in other areas on this day.
If you have questions about this, please call or email our Property
Manager at CMC. Contact information is below.
OUR NEW CMC MANAGER
Woodlake Association, Inc. has a new Property Manager at CMC: Mary
Hadnott. Mary comes to us with 8 years of
experience and is warmly
welcomed by the Board. Gary is thanked for his past assistance.
She may be reached at:
Community Management Concepts (CMC) (727) 535-2424
Mary Hadnott, Propty Mgr,
Ext. 114
Email addresses for Mary:
mhadnott@cmcfla.com
—Woodlake Board of Directors
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11/4/05
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NOTICE: The November 3rd Board of Directors Meeting has been
rescheduled to November 7th.
This will be a special instructional meeting given by Gary Niznic of
CMC.
Then, the Annual Budget Meeting will be held on November 10th.
Woodlake Board of Directors
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9/12/05
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NOTICE ON NEW LIGHTING
New outside pole lighting will be installed by Progress Energy by the
end of October 2005, replacing the existing Woodlake lighting system.
The first step of the installation, placing various colored
flags and
lines of matching spray paint on the lawns to mark out electrical and
water lines, etc., is being done by a company called Geomasters.
Please
do not remove these.
Other notices will be posted as needed to keep you informed of the
lighting installation and any special assistance needed from the
community from time to time, such as restricted parking while they work
in various areas of Woodlake to get the new lighting system installed.
Thank you for your patience during these times.
Woodlake Association Board of Directors
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7/15/05
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Letter
Sent To All Unit Owners:
Community Management Concepts
CMC
4175 East Bay Drive
Suite 205
Clearwater, FL 33764
Tel: 727-535-2424
Fax: 727-536-6464
Dear Homeowner:
We are pleased to announce that your Board of Directors has
selected Community Management Concepts, Inc. (CMC) as managing agent for the
Woodlake Condominium Association, Inc. We are proud to be affiliated with
your fine Association and look forward to commencing our management duties.
As your managing agent, we will be providing your Association
with a comprehensive management program, which includes the collection and reporting
of maintenance fee payments. Four your convenience, you will find enclosed a
coupon book for the payment of your maintenance fee. Please make sure that a
coupon accompanies your August 1st payment and mail it in the
enclosed envelope. If you desire, you may make future Association maintenance
fee payments through an Automatic Fund Transfer (AFT) option, rather than
having to write a check each month. Automatic Fund Transfer is a payment
option, which enables CMC to electronically debit your checking account on
the 5th of each month for the payment of your maintenance fees. If
you are interested in this option, please return the enclosed AFT form
(completed) along with a voiced check to CMC at the address listed below.
Your form must be received no later than July 28th, 2005 if you
intend to initiate the AFT option for you August 1st, 2005
payment.
Remember, your maintenance fee payments are due on the 1st
of each month and late payments will incur penalties, A coupon must accompany
each payment. Coupon books will be mailed out in March to those owners who do
not select the AFT option. Please make your check payable to Woodlake
Condominium Association, Inc.
I am sure you will have questions regarding the operation and
services offered by your Association. All questions should be addressed to
Gary Niznik, Property Manager. Any questions may be
directed to him through email; gniznik@cmcfla.com or in the
office at (727) 535-2424 ext 215.
Questions regarding your maintenance fee payments should be
addressed to:
Community Management Concepts, Inc.
4175 East Bay Drive, Suite 205
Clearwater, FL 33764
Attn: Renee Stepan, Controller
Renee’s office contact information is as follows:
TEL: (727) 535-2424 extension 211.
FAX: (727) 536-6464
Email: rstepan@cmcfla.com.
On behalf of your management team, I want to personally welcome
you and if we can be of assistance to you in the future, please do no
hesitate to contact us.
Sincerely,
Renee Stepan
Controller
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7/12/05
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Stray Cats
at Woodlake
Several Woodlake residents have asked what can be done about cats
intruding in their gardens, etc.
Michelle of Rampart Properties has told us that residents should not
call our Management Company nor Board Members, but instead, should call
Animal Control.
I contacted Pinellas County Animal Services (727) 582-2600 at 12450
Ulmerton Road in Largo, FL 33774. I was told that
they will come out to
pick up a caged animal (or one caught in a box; but they won't chase
around to catch it themselves). They will supply a cage to you for a
$40 deposit, which you can keep for 3 business days. After that you
have to return it, or pay a late fee. They recommend you call ahead to
reserve a cage in your name; then you have to pick it up. They won't
bring it out.
You can also purchase a Medium Animal Cage Trap, model #1089 that is
used for cats, raccoons, etc., from the Home Depot Garden Department
for $39.96. This cage is 32" long, 10.5" wide and 12.5" high.
Additionally, Michelle told us that Pinellas County does have a leash
law, meaning that all animals must be on leashes.
We suggest you talk to your neighbors, if you know whose cats are
intruding in your yard.
If the offender is a stray, he/she is likely better off at the shelter,
where people come regularly to adopt pets. Kittens born of strays have
much less chance of survival. It is kinder to get the adult female
spayed. What's more, June is Adopt a Cat Month, which means that the
adoption cost is reduced for this month to only $15.
Sincerely,
Woodlake Board of Directors
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7/11/05
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FROM: MICHELLE CLARK
REMPART PROPERTIES, INC.
To All Woodlake Unit Owners
The amounts shown on the coupons recently mailed to your for the
special assessment are incorrect and should read as follows:
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Size of
Unit
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Percentage
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Total Amt
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1st
Coupon
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2nd
Coupon
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1 Bed/1 Bath
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0.65750%
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$114.87
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$57.41
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$57.40
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2 Bed/1 Bath
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0.85660%
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$149.57
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$74.79
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$74.78
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2 Bed/2 Bath
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0.90700%
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$158.37
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$79.19
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$79.18
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3 Bed/3 Bath
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1.131040%
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$228.81
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$114.41
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$114.40
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4 Bed/2 Bath
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1.141125%
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$246.41
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$123.21
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$123.20
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The assessment may be paid in one lump sum, due July 15, 2005, or
in two installments. The first installment is due July 15, the second
installment is due August 15, 2005.
Instructions for payment in the original
letter to you are changed as follow:
If you
wish to pay the entire assessment in one lump sum on or
before July 15, please make your check out for the total amount due and send
with ONE coupon. Throw the
second coupon away.
If you
wish to pay in two installments, cross out the amount shown on
the first and second coupons and substitute with the correct amounts shown
above. Then mail your payment with the coupon before the date due directly to
the Accounting Department at Rampart Properties. The mailing address is as
follows:
Rampart
Properties, Inc.
Attn:
Tricia South
10033 Dr.
Martin Luther King Jr. St. N. 2nd Floor
St.
Petersburg, FL 33716
In order
to properly and expeditiously process your payment, please be sure to use the
coupons. Unit owners who have signed up for “Association Pay” will
still need to pay via this coupon. The bank will not automatically transfer
your special assessment amount.
Please accept our sincere apologies for this error.
Thank you,
Michelle Clark
Rampart Properties, Inc.
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6/28/05
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Letter Sent To All Unit Owners from Rampart Properties
Re: Woodlake I Condominium Association
Special Assessment
Dear Unit Owner,
Please be advised that a meeting of the Board of Directors was
held on June 21, 2005, for the purpose of levying a special assessment in the
amount of $39,460.95 for the replacement of the community lighting system,
removal of the old lights, pool deck resurfacing, replacement of the
playground equipment, mulch and re-landscaping of the front entrance and
clubhouse areas.
At a meeting held prior to the Board of Directors meeting, the
members voted to transfer $22,000.00 from the roofing reserves to operating
in order to reduce the amount of the total assessment to $17,460.95. The
assessment amounts are based upon the proportional interest of each unit as
determined by your governing documents and are listed below:
1 bed/1 bath 0.65750%: $114.81
2 bed/1 bath .085660%: $149.57
2 bed/2 bath 0.90700%: $158.37
3 bed/2 bath 1.31040%: $228.81
4 bed/2 bath 1.411.25% $246.41
Enclosed please find coupons to be returned with your payment.
The assessment may be paid in one lump sum, due July 15, 2005 or in two equal
installments. The first installment is due July 15, the second installment is
due August 15, 2005. If you wish to pay the entire assessment in one lump
sum, please make your check out for the total amount due and send with both
coupons. In order to properly and
expeditiously process your payment, please be sure to use the coupons. Unit
owners who have signed up for “Association Pay” will still need to pay via
this coupon. The bank will not automatically transfer your special assessment
amount. Payments received after the printed date on the coupon will be
subject to the late fees indicated on the coupon.
Thank you for your prompt attention in this matter. Should you
have any further questions, please do no hesitate to contact me.
Sincerely,
RAMPART PROPERTIES, INC.
Managing Agent for Woodlake I Condominium Association
Michelle Clark
Director of Management Services
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6/24/05
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Notice: This government program offers low-flow toilets for only
$60
each (seat not included).
The two choices of toilets can be seen on the internet at:
1. Go to: www.gerberonline.com
Click on the American Flag.
Click on “New Products”.
Tech Specs - Select #21.702
This takes you to a detailed information on this toilet.
2. Go to: www.americanstandard-us.com/
In the “Search” box type in: 3038
Or just enter this, below, which is the exact page for detailed
information:
www.americanstandard-us.com/ProductNew.asp?prodID=1278
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6/18/05
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Dear Unit Owners,
The Woodlake Board of Directors needs your help.
If we don’t get at least 45 proxies in favor of transferring
funds from the roofing reserves, the assessment per unit will be twice as
much. Please read the
newsletter for more information.
The section on page 2 “how much will each unit be assessed?”
gives more on per unit cost.
To fill out the proxy:
1.
You can check off Denise Schoonmaker
to act as your proxy, or write in the name of another, or YOU CAN SKIP THIS
PART because if nobody is checked, Denise will still act as your proxy.
2.
Vote “FOR” or “AGAINST”. (The Board recommends
a vote “FOR”.
3.
Fill in date and unit #.
4.
Sign it and print our name next to that on the
lines provided. Both/all unit owners must sign/print their names if more than
one owner.
5.
You can skip the Substitution of Proxy section
at the end. (This is only filled in if the proxy you’ve chosen in the top
section can’t make the meeting.)
6.
Bring your proxy to the meeting on June 21st
OR drop it off at unit #52. There is an envelope provided for this on the
door.
Thank you and we hope to see you at the meeting!
Colette Williams,
Secretary
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3/24/05
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Please Note: If any association member has questions please
contact Michelle Clark at Rampart Properties. Michelle’s Telephone Number is
(727) 712-8989.
Click here for additional
contact information
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1/15/05
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WOODLAKE CONDOMINIUM, INC.
A
Corporation Not-for-Profit
FINAL NOTICE TO ASSOCIATION MEMBERS
OF
ANNUAL MEETING
AND
ELECTION
The annual Meeting of WOOLAKE ASSOCIATION, INC. will be held at
the following place, date and time:
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Place of Meeting:
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Woodlake Clubhouse
2050 Sunset Point Road
Clearwater, FL 33765
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Date of Meeting:
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February 9, 2005
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Time of Meeting:
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6:00 P.M. (Registration 5:30)
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One purpose of the Annual Meeting is to elect members of the
Board of Administration for 2005, as well as transact such business as may
properly come before the membership. An Agenda was enclosed for you information. (click to see
agenda)
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The Board of Administration currently consists of five (5)
members serving staggered terms. The current Board has one seat expiring in
2005. Since there were no Notices of Intent to be a Candidate for the Board
of Directors received, there will not be an election. The Board of Directors
shall appoint a member to fill the one board vacancy.
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In addition, the unit owners will consider the financial
reporting requirements as outlined in Florida Statute Chapter 718 and the
Florida Administrative Code. These regulations would require a Certified
Public Accountant to complete a review of the Association’s 2004 financial
records. Your Board of Directors is recommending that the membership vote to
waive this financial reporting requirement and to continue to receive the
same financial reporting which has been provided in previous years.
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Also, the unit owners will consider the application of any 2004
excess operating funds be applied to next year’s operating funds. Since a
vote of the membership is required on these issues, your Board of
Administration urges each homeowner to be present for this important meeting.
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Should you
be unable to attend the Annual Meeting, please return the Proxy. Please
note that the Proxy allows you to instruct your proxy holder concerning the
above issues. The return of your Proxy
will help to ensure that a quorum is attained at the Annual Meeting and
thereby avoid additional solicitation expenses. You may also fax your proxy
to Rampart Properties at 727-712-0772.
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Immediately following the Annual Meeting there will be an
Organizational Meeting of the Board of Directors to elect officers.
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This notice was mailed to all unit owners at their last address
of record on the 10th day of January. 2005 by order of the Board
of Administration and in compliance with Chapter 718.112(2)(d)3 Florida
Statutes.
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Michelle Clarke
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Michelle Clark, CMCA®
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Rampart Properties, Inc.
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As Agent for Association
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12/8/04
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To All Woodlake Homeowners…In the next few weeks there will be a
few things taking place.
1.
Please make note of Any
Rotten Wood on the outside of your building. A contractor will be walking the property
to bid on doing the wood replacement. Please take a few moments to view your
front and back yards to notice any wood you think is bad. This will ensure he
will get every unit the first time around. We will be doing the wood
replacement before the next building will be painted and any previous painted
buildings. Any buildings still needing wood replaced will be done before
being painted. Depending on how much wood replaced per building may be
synchronized with the buildings left to paint. (please leave a list on the
outside of your door by Monday Dec. 6th)
2.
Landscapers… we have
discussed with them their duties on their contract and this is what we have
cleared up and what we want done for the Community to look its best. Starting
the Week of Dec. 6th on Tues or Wed they will be out to spray
round up on all the weeds in the beds and around the bushes. They will also
be trimming shrubs, bushes and cleaning out the flower beds. Note: This will
be done by the landscapers unless the Unit Owner has already trimmed
them. The round-up will be applied
first around all the property. It will take 2 weeks before the weeds die then
they will be working in zones. They will start with building 4, 3, 2, and 1.
Depending on how long each building takes we are hoping to see a difference
that we will all be Happy with. Buildings 5, 6, 7, 8 next. Then 9, 10, 11,
12, 13, 14. The pool and clubhouse
last.
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