Link to request information about the current project

cloverleafproject@katchmark.com

February 15, 2012 Board Meeting Minutes

Cloverleaf Center Condominium

Meeting Minutes: Board of Directors Meeting

February 15, 2012, 7:00-9:00 PM

Upcounty Regional Services Center, Room C

12900 Middlebrook Road, Germantown MD

I.                    Farouk Youssef called this meeting to order at 7:00 PM.

II.                  Farouk Youssef, President, Andrew Kim, Vice President, Peter Franke, Treasurer, Kreg Williams, Secretary, & Hinaya Jainoor were present & a quorum.

III.                Notification of this meeting by post card & sign at the entrance to the community.

IV.                Abbreviated minutes from 1/18; motion to delay approval (FY/PF): 5 Aye, 0 Nay. 

V.                  Continuing Business:

a.      Motion to close meeting at 8:30 PM discuss loan, WTP (FY/KW): 4 Aye, 0 Nay.

b.      We signed a Letter of Intent with the contractor & reduced scope to $1.3MM ($1.7MM with engineering, legal, and contingency costs); ~$400K on hand; project will begin Mar 5 on roofs (lifetime warranty): will fix 75% of the leaks; balconies, siding, windows will follow; material samples & colors shown (FY.)

c.       We have entered the Amended Resolution in five judicial cases, including the CCOC, and it held in law; we were awarded $7000 in legal fees (FY.)

d.      We will select areas to store materials & equipment; mobile bins (FY.)

e.      Will move forward with our own money to lock in a lower price for roof tiles; bank money later, if something happens, roofs done; balconies second and siding last. Engineer will select order of building repair; “Building 1” roof last (FY.)

 

VI.                Management Report (Elan Krueger):

a.      20508 B: Work done, claim filed (>$5000 pass through cost.)

b.      12957 B:  Missing downspout alleged to have caused groundwater infiltration (water stains living room floor.)  Tenant called County, resulting in code violations. Now pristine, except carpet stain that Minkoff cannot remove (code violation.) Determine Association & Unit owner responsibilities; appeals.

c.       Sprinkler Head replacement: EK noted that one head was done and that he has the easy ones scheduled.

d.      13055 B: Owner has not responded; some communication with CCOC, other issues, motion stands (FY.) Owner can resubmit (EK.)

e.      13049 B: Owner did not respond; payments go to fines; we are trying to avoid attorney costs. EK will write again.13015 B: No report.

f.        13045-47 B: Did not report leaks.

VII.              New Business

a.      Community Forum: Community will decide later if duration of payments to be reduced (FY.) Same re bad debt, money left over, reserve study (PF.) Loan will be secured in “bite sized pieces” (FY.) Written report requested re termites has not been presented (EK.) Amendment requires SA be paid at closing (PF.)

VIII.            Meeting closed to discuss terms proposal & contract; delinquencies & WTP cases.

IX.                Adjourned at 9 PM.

January 18, 2012 Board Meeting Minutes

Cloverleaf Center Condominium

Board of Directors Meeting

January 18, 2012, 7:00‐9:00 PM

Upcounty Regional Services Center Conference Room C

12900 Middlebrook Road, Germantown MD

              I.      Board of Directors was called to order at 7:02 PM by Farouk Youssef.

            II.      Farouk Youssef, Andrew Kim, Peter Franke, and Kreg Williams were present and established a quorum of the Board; Noorul Hinaya Jainoor was absent due to work.

          III.      Proof of announcement of this meeting was by postcard and sign.

         IV.      FY noted that 30 days has elapsed since call for special regarding 2010-1 amendment; the amended resolution has now become the law of the Association.

           V.      Motion to approve minutes from 12/21/2011 meeting approved (FY, PF; 4/0.)

         VI.      Continuing Business

a.      Public discussion of bank loan, court judgments, FHA. Motion to close session at 8:30 PM to discuss these and the 2010-1 amendment as necessary (FY, KW; 4/0.)

b.      Management report: Elan Krueger noted Dec 31 financials not yet available.

                                                              i.      12957 Bridger Dr: EK noted water infiltration and mold remediation. Noted also that the Association has withdrawn its insurance claim but has three years to resubmit. FY suggested an evaluation by our engineer.

                                                            ii.      20508 Bridger Way: Water (burst pipe) damaged two downstairs units.

                                                          iii.      13015 Bridger Dr: No written report from owner regarding termites.

                                                           iv.      13045-13047 Bridger Dr: Cause of leak into downstairs unit not found.

                                                             v.      20527 Golf Course Dr: EK is willing to discuss this issue with the owner.

c.       Continuing ACC

                                                              i.      13049 Bridger Dr Hearing: Owner absent, deferred to closed discussion.

                                                            ii.      13055 Bridger Dr: FY noted elapse of thirty days since filing of the Motion to Dismiss. Motion should carry.

                                                          iii.      12834 Duck Pond Dr: EK will cut the wire.

d.      Access to Units for work on sprinkler system: Proceed with test case “B”; EK will send a stern letter to the unresponsive owners prior to further Board action.

e.      ezStorage: PF noted storage unit rent increase to $72/month, and asked Summit to make these monthly payments. Summit agreed to issue these checks on 20^th of each month. Noted that the storage boxes need replacement.

       VII.      New Business (8:20)

a.      EK approved an owner’s request for Waiver of Late Fees.

b.      No new ACC.

c.       Motion to open the floor to discussion (FY, PF 4/0.)

     VIII.      20509 GCD asked about the special assessment and sale of their unit.

          IX.      Motion to adjourn to closed session (FY, KW; 4/0.)

            X.      Closed discussion of legal action regarding repairs (delinquent owners), court award for attorney fees paid by the Association, investigate prepayment of 2010-1, action on Cases 56 and 62-08, and discussion of units in foreclosure.

          XI.      Adjournment at 9:00 PM.

Project Update and Effect on Parking

Work will start on March 5; it will involve serious reduction in parking spaces.
Each owner will be notified by the contractor and by Summit Management.

If you have any issues that you wish to bring to the attention of the Board...

If you have any issues that you wish to bring to the attention of the Board, please send by mail to:

Cloverleaf Center Condominium

PO Box 2346

Germantown, MD 20875-2346

We can then address these issues in a legal manner.

Text of December 12, 2011 Communique

Cloverleaf Center Condominium

P.O. Box 2346

Germantown, MD 20875-2346

Communiqué

Date:   December 12, 2011

From:   President, Board of Directors

To:       All Plex Unit Owners

Re:       Renovation Project Update

Dear Plex Unit Owners:

After much time and effort, the Board is delighted to announce that it has identified a reputable financial institution that is willing to provide our community with a commercial loan at a reasonable interest rate, closing cost, and method of repayment. 

As we have stated repeatedly, the Board has had difficulty in securing a loan, because of the high rate of assessment delinquencies in our community, and had previously received notices of rejection from eight banks.  The present opportunity may be our best chance to finally move the project forward.

A Brief Recap:  The Board contracted Structural Rehabilitation Group, LLC (Structura) for a comprehensive engineering study.  The study revealed that renovations will involve structural framing repairs/replacement, selective sheathing replacement, installation of weather-resistive barrier, new wall flashings, and flashings at improperly-lapped sheathing joints, removal and reinstallation of roof-to-wall flashing and ice/water shields, removal and replacement of wood trim with synthetic (PVC) trim, new roofs, and various deck repairs to make them fully compliant with County Code.

This project is thus large in scale and will take approximately 48 to 52 weeks to complete.  At the end, our community will have solid, code-compliant buildings without the water-leak problems that many Plex Unit owners have experienced.  It is expected that these renovations may increase the property value of the buildings as much as 18%.

After gathering all the necessary facts and extensively analyzing them from multiple angles, the Board, unfortunately, arrived at the conclusion that the prior Board’s estimate of $14,100 per unit is obsolete and will not be sufficient to cover the entire cost of the project, mainly due to the increased scope of work (including the roofing). 

To commence this project, the Board will amend Resolution 2010-1 of March 17, 2010 to reflect the following changes:

• The total amount of the loan will be $1.7 million to cover all aspects of the renovation.
• The monthly Special Assessment will remain at $235.
• The loan repayment term will be extended from 60 months to 108 months.
• The Special Assessment will cover the costs of the engineering study, the loan, loan interest and cost, unforeseen conditions, and the costs for renovation of Building 1, which is already completed except for the roof.
• Owners who purchased a Plex Unit through a regular home sale or a foreclosure, after the $14,100 collections originally began in October 2008, will also be responsible for their portion of the increased cost of the project.  Owners who are in this situation will be notified separately by our Property Management Company about how much the additional payment will be and when their monthly payments will begin.

Please note that the 98 Plex Unit owners will have thirty (30) calendar days from the date of this Communiqué to file a petition with the Board to call for a Special Meeting, in accordance with Article II, Section 6(b) of our Bylaws, to make a decision on the proposed amendment to the March 2010 Resolution.  Article II, Section 6(b) requires signatures from not less than fifty percent (50%) of the affected class of home owners (e.g., 49 Plex Unit owners) for the petition to be presented to the Board. Otherwise, the Board’s final vote on this amendment will be controlling.

Although no one can predict the future, the Board's position is that if our community does not move forward with the renovation project and seize this opportunity to secure the necessary loan now, its chance of obtaining another, reasonable one will diminish considerably (and the overall cost of the project will most likely be higher) in the future.  The Board asks that all Plex Unit owners give serious thought to this very important matter and come to a wise, well-informed decision that will provide the community with long-term benefits for everyone.