Minutes of Sept. 27, 2013 Board Meeting

MANORS AT CENTRAL PARK
CONDOMINIUM ASSOCIATION
Minutes of the 27 September 2013
Meeting of the Board of Directors of the
Manors at Central Park Condominium Association

(UNAPPROVED)

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 9:45 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 Meeting of 15 March 2013.

5.       New Business:

a.       Management Report – Ryan Dorner

                                                   i.      Ryan reviewed the items in the Management report with the Board.

                                                 ii.      Ryan updated the Board on Central Park Master Association Board discussions at their meeting of 26 September 2013:

1.       There was a discussion about granting an easement along North Central Park to allow WOW! Cable to service the Manors and the other three sub-associations in Central Park.  Master Board indicated their intention to sign the documents granting the easement.

2.       Should volunteers or a contractor install holiday decorations at both entrances to Central Park?  If they get volunteers, they can put up more decorations.

b.       Treasurer Cybulski presented Ryan with a work order list for exterior painting and wood trim replacement.

c.       Fall 2013 landscaping clean-up – Ryan to inform landscaping contractor that we will probably have a few units that will need removal of perennials, unapproved bushes, decorative materials, etc.

d.       Maintenance contracts

                                                   i.      Fertilizer contract expires at end of 2013.  Need to discuss 2014 contract when presented, specifically 5 vs. current 6 fertilizer apps plus continued 1 grub control app.

                                                 ii.      Snow and lawn contracts expire at the end of 2015.

6.       Old Business:

a.       President Grobbel to re-send a list of lawn repairs, evergreen replacement, and miscellaneous landscaping items.

b.       There was discussion on how to get the existing units at the Manors eligible for FHA Project Certification and warrantable mortgages.  Mortgage professionals have suggested that we revise our Master Deed to split our project into two phases, such as: Phase 1 (the 118 completed units) and Phase 2 (the 47 units owned by CPTF plus the 1 owned by Lombardo).  This would put Phase 1 at 100% complete, which should remove the last major barrier to eligibility.  Ryan will contact our attorney for guidance and cost estimate to make this revision.

c.       Proposed changes to the Master Deed and Condominium Bylaws.

                                                   i.      Identified Articles possibly needing revision and/or additions, such as

1.       redefine “loose pets” to mean those not on a leash

2.       allow voting by mail

3.       authorize recovery of attorney fees on rental unit violations

4.       limit percentage of rental units (FHA requires at least 50% of units be owner-occupied)

5.       define permissible locations for play areas behind Units 1-14

6.       change the existing lease term restriction wording to bring it in compliance with Fannie Mae, Freddie Mac and FHA Condo Project certification policies  without violating the 1994 amendment to the National Housing Act; this will probably require the following deletion (strike-out): “…no tenant of a residential unit shall be permitted to occupy a residential unit, except under written lease, the initial term of which is at least one (1) year, unless specifically approved in writing by the Board of Directors.”

7.       revise the article in the Bylaws defining responsibilities for “incidental damage”

8.       revise the article in the Master Deed defining responsibilities for upkeep of specific portions of the common elements

9.       others?

                                                 ii.      Ryan will contact our attorney for guidance and cost estimate to revise these articles.

7.       Next Meeting:

The next Board meeting is on Friday, 22 November 2013, at 9:30 AM at the offices of Kramer-Triad Management Group, L.L.C., 320 East Big Beaver Road, Ste 190, Troy, MI 48083.

8.       Meeting was adjourned at 11:42 AM EDT.