Management minutes, Thursday, August 1, 2024

Topics: attorney quote on CCR changes

Present: Ben, Cheryl, Laraine, Kerry, Jorge, Kay (notes after 6:30), Mary (8:00-8:15)

Decision: 

• Community discussion of changes before we get draft from attorneys.
• Gave permission for Ben to store his non-running vehicle in carport until end of year or removed whichever is earlier.
• Gave permission for Vinnie to store scope in inner office & have door code.
  

Action Items

• Ben will email Kay the notes he took before she got to the meeting.
• Ben will let Quinn (attorney) know that we are postponing signing contract until August 15, after August 14 community meeting.
• Request submission of draft budget requests by September 22.
• Ben will send out link to budget request.
• Ben will prepare draft of proposed budget.
• Ben will give Vinnie the inner office code. 
• Cheryl may ask contractor for an estimate of acting as a consultant for community to do work fixing path.

Quote regarding CCR

Ben reviewed the quote from the attorney on making changes to our CCR.  The fee covers four months after they give us the draft, and after that they charge their hourly rate.

Ben thinks the last CCR change removed the provision requiring all mortgage holders to be sent copies of the proposed changes; need to double-check that.  If it wasn't, we will need to get everybody's mortgage info (bank and account; kept locked up). They don't need to approve, just to not object (silence = consent).

We can get the attorney to give us language, then get community approval, or vice versa.  Ben has talked enough to attorneys to clarify that there aren't major problems legally with any of the changes,

Reinvestment Fee.  Currently have a transfer fee; reinvestment fee is based on sale price of unit. (This is the important changes. Others changes are being made "as long as we are changing the CCR".)

Storage. CCR will say we can specify rules about storage in the Rules & Regs.  Current CCR says Management decides (which is not how the community operates).

They said that without an existing record of notifying people their storage is out of compliance it will be difficult to do anything about existing storage.  It will probably have to be grandfathered.

One option would be to say no storage without explicit permission and then go through and individually approve every shed, trunk, etc.  (Shudder.)

Maybe specify in Rules & Regs that approval or grandfathering of storage does not carry to a new owner.

Changes in Maintenance Responsibility. Unit owner responsible for deck railing (currently not specified), mesh netting over openings, trim around doors & units. List is not all-inclusive, & contradictory language elsewhere in CCR supersedes the list. 

Insurance. Require unit owners to have an HO6 policy.

Participation: Remove restriction of how much can be charged for non-participation.  Currently appears to mean three times minimum wage, which is a fraction of what skilled labor actually charges.

Management Members: Three of five management members must be owners. Saying "residents or renters" still excludes spouse who aren't on the title. Require to be a resident? Only one resident from any given unit at a time (currently just an informal practice)? Currently must be owners, natural people, and residents of the State; don't have to be a resident, and we had a case where an owner moved out but finished their term on Management. 

Budget

Form for budget request at wasatch commons gmail drive.  Second ACM of September, October, & November will be budget discussion.

Bookkeeping Proposal from Healthy Books Bookkeeping

Jacqueline Wollman is owner of Healthy Books in Colorado. Jorge knows her because she is dating his son. He hasn't been able to find anyone else at all interested (not accepting new clients or not interested in small clients). She is an expert in QuickBooks. Bills in five-hour increments for cleaning up the books. We would sign an engagement letter.  Is $85/hr for any catch-up, separately from the monthly fee, or is it $85/hr after a certain amount of work covered by the monthly fee?  Can we get an educated guess on how long she thinks clean-up will take? Request to approve anything over a certain amount.

We would need to come up with procedures for submitting reimbursements etc. We are encouraging people to use the credit card if at all possible.  The Treasurer here may need to write the checks, especially for contractors.

Water Bills

Water consumption appears to be up. New rate increase as of July, "stabilization fee" fixed fee every month based on how much you use every month. Last month was $459, $166, $867 for three meters.

A complication to knowing how much water the gardens are using (for instance, to include water in their budget requests) is that the north garden shares a meter with the wild area and the east garden shares a meter with the east berm and carport orchard.

There is an urban garden program grant that has to be applied for every year.  The garden groups should be applying for this.

Vinnie has been looking into the grants to convert spray areas to drip. 

Mary thought Hans would arrange for a separate water meter once he closed on the field but he hasn't done so.  The community is okay with continuing the agreement with Mary for her to repay for the water usage as long as she is maintaining the field (as rent for llamas and garage), but wants to be sure Hans understands it will be cut off once he takes possession.

Ben's Car

Ben would like permission to store his car (non-operable, soon to be non-registered) in the carport through the end of this year.  He will be shipping it to his Dad in California.

Scope Storage

Vinnie has asked permission to store the scope in the inner office.  Permission granted.

Metal strip along Central Path

Cheryl got an informal estimate of fixing the central path, $30K. If we decide we can't take it on, it needs to be added to the reserve analysis. Raise bricks, tamp sand to discourage ants & weeds, adjust metal.

Closed meeting to discuss sensitive matter.

 

July 24th email.