Minutes of the 15 March 2013
Meeting of the Board of Directors of the
Manors at Central Park Condominium Association
Meeting of the Board of Directors of the
Manors at Central Park Condominium Association
1. Meeting was held at the offices of Kramer-Triad
Management Group, L.L.C.,
320 East Big Beaver Road, Ste 190, Troy, MI 48083.
2. Meeting began at 9:40 AM EDT; Quorum was established
with all three Board Members being present.
Board Members present: President Mike Grobbel, Treasurer Larry Cybulski,
and Secretary Bhartan Amin. Also
present: Ryan Dorner (Kramer-Triad property management).
3. The Board approved the agenda for this meeting.
4. The Board approved the meeting minutes of the Special
Meeting of 13 February 2013.
5. New Business:
a. The Board received and approved a reimbursement
request from a co-owner in the amount of $20.
This is a one-time only action and will be paid when presented with the
replacement sales receipt.
b. Trip hazard at the curb in front of Unit 162. The Board approved to have the trip hazard
repaired as soon as weather permits.
Meanwhile, the Board will look into a temporary repair to prevent
further injuries.
c. Formation of Architectural Control Committee (ACC). At the 2013 Annual meeting in January,
several co-owners requested that the Board look into the formation of such a
committee and also volunteered to serve on it. After considerable discussion,
the Board approved the establishment of the ACC with a membership not to exceed
five co-owners. President Grobbel will
send an e-mail to those who have previously expressed interest as well as post
a notice on the Manors’ blog for any other co-owners who are interested in
serving on the ACC. A Board meeting will
be held for the purposes of:
i.
meeting with
those who have asked to be considered for appointment to the ACC,
ii.
reviewing and
discussing the Board responsibilities that have been proposed for delegation to
the ACC and
iii.
making the
appointments to the ACC.
6. Old Business:
a. The following work orders were approved:
i.
Replace and
paint as needed, the exterior wood trim beneath the front window of Unit 51 on
Lexington West.
ii.
Completion of
brick repairs above garage doors on remaining units.
iii.
Completion of 2012
asphalt paving project, specifically crack filling and seal coating of the
roadway in front of 6958-6980 Lexington South and the private access drive in
front of 6915-7011 N. Central Park. Also obtain estimates for:
1. crack filling and seal coating the private access
drives in front of 7069-7355 N. Central Park.
2. crack filling the newly paved road surfaces.
iv.
Purchase and
installation of new irrigation well pump and controller at the cost of $5,628.00.
b. There was extensive discussion on FHA Project
Certification and warrantable mortgages.
The Association is facing one hurdle after another in obtaining Project
Certification and meeting the warrantability requirements.
i.
The Carpenters
Pension Trust Fund refuses to complete the Builder’s Certification form that is
required by the FHA,
ii.
As currently
written, Article VIII, Section 2 of our Bylaws allows the Board of Directors to
provide written approval for lease terms that are less than one year in length.
The FHA requires that no lease terms be permitted that are less than 30 days.
According to our attorney, the wording in our Bylaws is too loose since it
theoretically gives the Board the right to approve a 29 day lease. In order to
receive FHA Project Certification, the Board will have to revise the Bylaws at
some expense to clarify that the Board can only approve lease terms that are
between 30 and 365 days in length.
iii.
Most lenders
will not warrant a condo mortgage in a project that is less than 90% complete
and the Manors is currently only 71% complete.
A “warrantable” mortgage is one that meets the many requirements for
purchase by Fannie Mae & Freddie Mac and the completion percentage is now
the only requirement that our project fails to meet.
c. Updating the Master Deed and Condominium Bylaws.
i.
The Board
identified the following Articles/Sections/Paragraphs as possibly needing
revision and/or addition:
1.
Revise Bylaws Article
VIII “Leasing of Units”, Section 2 “Restrictions on Leasing”, revise to
recognize FHA 30 day minimum term length.
2.
Revise Bylaws Article
VII “Use and Occupancy Restrictions: Enforcement”, Section 1 “Establishment of
Restrictions”, Paragraph (L) “Pets”, change the 5th sentence.
3.
Revise By-laws Article
II “Membership and Voting”, Section 4 “Method of Voting”, add provisions to
allow voting by mail.
4.
Add new Sections
3 and 4 to Bylaws Article VII, which would allow recovery of attorney fees for
legal proceedings conducted against a co-owner who violates the Bylaws
5.
Revise the Addendum
to Bylaws dated April 16, 2009 (which only pertains to Units 1-14), Section 3
“Use and Occupancy Restrictions”, Paragraphs:
a.
(d) “Fences”
b.
(e) “Patios”
c.
(f) “Play Areas
& Equipment”.
6.
Revise Master
Deed Article V “Common Elements” (which only pertains to Units 16-167):
a.
Section A
“General Common Elements”, Paragraph (6), revise parenthetical comment
regarding windows.
b.
Section B
“Limited Common Elements”, Paragraph (2), revise parenthetical comment
regarding windows.
ii.
The Board
discussed the costs and the lengthy process for drafting the changes, notifying
co-owners of the proposed changes, conducting the election and the 2/3rds
requirement for approval.
7. Open Discussion.
The Board discussed relative priorities of updating the Bylaws versus
conducting a replacement reserve study.
Reserve studies are normally conducted when a project is 100% complete,
but the Manors cannot wait until then. Time-dependent reason to get the Bylaws
updated is to obtain FHA Certification.
If other issues prevent getting the FHA Certification, consider
initiating the reserve study.
8. Management Report presented by Ryan Dorner.
a. The Board reviewed the updated Renters’ report.
b. The Board reviewed the Violation report.
9. Next Meetings:
a. A Special Board meeting will be held to appoint the
Architectural Review Committee.
b. The next Regular Board meeting will be held on Monday,
20 May 2013, at 7:00 PM at President Grobbel’s residence.
10. Meeting was adjourned at 12:13 PM EDT.
