ORCHARD KNOLLS HOMEOWNER’S ASSOCIATION (HOA)
A Self-Managed, All Volunteer Community
Minutes – Monthly Board Meeting
May 12, 2004
BOARD OF DIRECTORS (BOD): Expires
VP Detached Homes
VP Town Homes
ARCHITECTURAL REVIEW COMMITTEE MEMBERS (ARC):
1. ARC & BOD ABSENT: None
2. GUESTS: None
3. CALL TO ORDER: 7:00 p.m. Eileen’s Home. (Thank You Eileen!)
4. MINUTES: No changes. Motion made to accept. 2nd. Passed
5. HEARINGS: None
6. GUEST BUSINESS: N/A
7. ARCHITECTURAL REVIEW COMMITTEE BUSINESS:
Rossiter’s submitted a disclaimer letter as requested by Board of Directors last month (See Minutes). Letter waives future HOA obligations to maintain common area abutting their backyard. They recently requested permission to encroach upon this area with a landscape upgrade.
Architectural Change Requests (ACR):
14023 Blackberry Terrace Brick Walk
Approved, contingent upon the brick walk must closely match the existing brick of the house.
14020 Blackberry Terrace Exterior Modifications – Addition above existing garage.
Approved. In earlier months, ARC and BOD had pre-reviewed the professional architectural plans and recommended a few changes in appearance items. Owner complied with those recommendations and resubmitted drawings and plans for approval tonight.
8. TREASURER’S REPORT:
Financial Statement, April 1 thru 30, 2004 - Amounts are last day of month.
Reserve operating CD cashed. Funds placed into checkbook. No operating reserve remains.
Key Financial Measurements remain negative:
A. AVAILABLE CASH (May):
Checkbook on April 30 24,906 Balance Sheet (Includes cashed operating CD)
Operating Reserve0 Balance Sheet
Total Available Cash 24,906
Less, Committed Expenses Billable in May:
Monthly Fixed: 4,333 ABS, Insur, Water, Electric, Trash, Lawn Care
ABS Additional - Mailings/Postage 400 Newsletter & Meeting Notices
Sprinkler Startup 600 Seasonal Charge, Including Spare Bulbs
Repair Pedestrian Bridge 5,200 Work verbally released but, not started
Replace Broken Streetlight Post #6 1,300 Estimate
Repair Streetlight #2 130 If Bulb is burned out
PGC Lot-Line Upgrade 100 Not-to-Exceed
Cul-de-Sac Repairs/Upgrades 13,000 1 - Tree Option. Also includes removal of felled trees
Kinko Newsletter/Rule 2003-1 Prep 400 2,500 Pages
Legal Investigations 1,000 Rt 28 Sign, Sr Center Appeal, SHA/Sprinkler, Day Care
Prepare for Assessment Meeting 300 Signs and extra copying
Expected May Surplus / (Shortfall)( 1,757) (No Operating Reserve)
B. RESERVES at EOY 2004:
Townhome Replacement Reserves (Covenants Article VI Requires Account to be Fully Funded)
Required EOY 2004 70,300 Replacement Forecast
Actual as of This Month 60,135 Income Expense Statement
Expected Income to EOY 3,709 $843 / Month x .55% x 8 (May-Dec)
Surplus or (Shortfall) at EOY ( 6,456)
General Replacement Reserves
Required EOY 2004 61,200 Replacement Forecast
Actual as of This Month 51,346 Income Expense Statement
Expected Income to EOY 3,035 $843 / Month x .45% x 8 (May-Dec)
Surplus or (Shortfall) at EOY ( 6,819)
C. APRIL CASH FLOW:
Operating Income 5,582 $77,100 Annual Income, Less $10,118 Reserves / 12
Cash Disbursements 4,287 ABS Statement
Surplus / (Shortfall) 1,295
Assessment Delinquencies: None Significant
Bad Dept: NSF Check from previous owner of 15715 CBL turned over to our attorney for collection.
9. UNFINISHED BUSINESS - (ADDRESSED TONIGHT)
Trees Down – New Lawn Care Contractor Will Remove Them - Rick negotiated a combined contract with Landscape Innovations Inc to remove all felled trees – along with their proposal Option 1 to upgrade our 5 Cul-de-Sac circles. Community realized a significant savings. Does not remove dead or dying trees or shrubs.
Cul-de-Sac Upgrade Contract Approved - Rick negotiated a combined contract with Landscape Innovations Inc to accomplish removing all felled trees along with their proposal Option 1 to upgrade the 5 Cul-de-Sac circles. Contractor will accomplish upgrades in June.
Recovery of Value for Damaged Rt. 28 Sprinkler System - BOD requested that secretary convey to SHA (via our attorney) our desire to settle for a few screening trees along the berm where SHA did the damage.
Newsletter Published - Owner, volunteer, Brian Zarchin again pulled together another terrific newsletter - mailed to all owners first week in May. The 6 page newsletter included important upcoming events, several items of interest and a lighter approach to community information dissemination.
Common Area Behavior Rule 2003-1 (Common Area Code of Conduct) Mailed – Now in Effect - The final legal step to implementation was accomplished by distributing one copy to each owner of assessment record – along with the Newsletter during first week in May. The rule and enforcement is now in effect.
Updated Quote for Repair of Pedestrian Bridge - TML developed a sketch of the proposed work as requested by president. The original January 12 proposal and price expired. Increased summer labor pricing will be included in the revised submission. Work will not start until 4-6 weeks after contract is signed.
Town Home Community Inspection Conducted May 9th: Semi-annual HOA inspection of our Townhome Community was conducted Sunday May 9 at 3 Pm. Two members of ARC and 4 members of BOD participated. There were 36 maintenance violations recorded. HOA initiated Correction is a 6-Step process:
Step 1 First HOA Letter
Step 2 Second HOA Letter – Sent Certified Mail.
Step 3 Attorney Letter (Includes first two letters) – Also Certified Mail.
Step 4 BOD contracts to enter property - resolve violation. HOA bills owner net 30 days.
Step 5 If Unpaid, ABS deducts from incoming quarterly assessment income.
Step 6 If Assessment becomes delinquent, Attorney applies lien on property – including legal fees
The new list will be compared to list of previous notification letters. New first and second notice letters will be mailed in next few weeks. 3rd notice letters must come from our attorney.
Ageing Non-Compliant Maintenance List – Next Step Legal Action - Many violations have been corrected as a result of our certified letters last fall – but it is apparent many are ignoring our letters and covenant requirement to properly maintain their property. Board agreed to go back and re-inspect homes that received certified letters last fall to re-verify if violations had been corrected. If not – enforcement of maintenance for those lots will be turned over to our attorney. The list for our attorney will be provided at next month board meeting.
Center Island Uplighting Adjusted: Unity Landscape adjusted the bulbs to provide broader light coverage under the trees. They also provided 6 backup spare bulbs.
State Highway Sign in Entrance – Lisa contacted SHA requesting removal of the orange caution fence around the original site in the median – it blocked motorist vision and was a hazard. Within a few days, SHA responded – removed the fence, added soil and grassed over the concrete caissons and steel supports. The first of the two substitute signs was installed further west in front of PGC Nursery.
Entrance Flowers Delayed – Confusion on Requirements – 2005 Contract Upgrade - Rick reports that due to a misunderstanding between HOA and our new landscape contractor – there are no flowers for the period March and April in the contract for our entrance. However the Spring-Summer flowers will be installed Friday. Landscape Innovations generally waits until after Mother’s day to avoid last minute freeze. BOD agreed to upgrade contract language to include winter flowers for 2005 March and April - next contract period
10. NEW BOD BUSINESS
SHA Rt 28 Median Trees Delayed until Fall – SHA has informed us that out Crepe Myrtle trees missed their scheduled order date and likely will not be planted until fall.
Senior Center - Modified Site Plan – County Appeals Board – Secretary had earlier informed BOD of a last minute "Modified Site Plan" submitted by North Potomac Seniors Housing Project (Our eastern boundary neighbor) to Montgomery County Appeals Board. A public hearing was to be held in 15 days. Since the appeal period was short, language was vague and did not contain enclosures, maps etc – secretary turned the matter over to our attorney. We are waiting on attorney’s investigation
PGC Authorized Minor Landscape Work at PGC/Orchard Knolls West Boundary – Near Rt 28 – PGC is accomplishing significant landscape of their frontal property along Rt 28. The location where their east boundary meets our west boundary is irregular, muddy and looks poor. We requested PGC to regrade and re-seed the lot line – even if they have to encroach upon our property a few feet. They were authorized up to $100 for materials.
Owners Complain Senior Center "Blasting" Cause Damage to Homes – Two Townhome owners have complained to HOA that they believe the rock blasting done by Sr Center excavation – may have caused extensive wall and concrete damage in homes. No other homes even closer to the blasting, have complained to-date. Board decided that since no proof exists that the two events are directly related – HOA would not take a position on the matter.
New Entrance Flags and Mounts: New Flags were installed this month to enhance our new entrance flowers. BOD approved purchase of 2 bronze heavier duty mounts due to the high failure rate of standard nylon units. (Five have failed this spring) The bronze mounts are expensive – up to $35 each. Jerry will try to find heavy duty units at a reasonable cost.
2004 Sprinkler System Startup - The system is now operational – Except Zone 1, damaged by SHA is permanently shut down. Also, our contractor recommended that we stop sprinkling top of the berm (Zone 2) because of massive erosion caused by mowers in 2003 – and general lack of sun. We agreed, and electronically shut down Zone 2. We can restore Zone 2 if drought conditions arise.
Gazebo Mailbox - Attempted Break-In and Damage – Several neighbors reported that an unknown person attempted to break into the postal loading side of the mailbox unit this month. Two of three steel doors used by the post office to load the mail into individual owner’s boxes – were forced outward and bent in an obvious effort to get at the mail. In what seems to be an unrelated incident – two homes mail was found opened on the benches in the gazebo. Both items have been reported to our mail carrier. He is investigating. Board will officially advise our postmaster at Diamond Farms.
May 17 Meeting Preparation - "Special Membership Meeting for Assessment Increase"
No Rate Increase in 5 Years has resulted in a negative cash flow, inability to pay bills on time, a financial shortfall in both replacement reserve funds, and inability to maintain common areas of the community to as-built standards. In addition, members attending January 12, 2004 Annual Meeting expressed a demand for resolution of outstanding repairs, upscale community appearance and improved landscape.
Mid Year Assessment Increase is necessary, greater than maximum Board Directors is allowed to unilaterally impose. Passage requires a "Special Meeting of Membership for Assessment Increase". (Declaration of Covenants, Article V).
Seven Meeting Notices: Secretary noted that BOD has done it’s best to alert membership to this important meeting. He noted the following notifications have been or will be made (Item 2 is legally required notice):
1. WEB PAGE: Notice added to Orchard Knolls web page - early April.
2. MAILED: Written notice, including proxy(s), mailed to owners of assessment record - early April.
3. NEW SIGN: 14 X 20 notice sign installed at community exit stop sign - mid April
4. NEWSLETTER: included notice, purpose and encouragement to attend – early May
5. HOA SIGN: 24 x 36, modified to include meeting notice installed at entrance/exit- May 11.
6. HANDOUTS: BOD members will distribute handouts door-to-door May 16 – 17.
7. MINUTES: Notice included in last 3 months minutes posted on web site.
10% = Only $7,000 - Major Significance – Orchard Knolls is a small community; only 150 contributors to generate total community income. Current assessments only produce $77,100 annual income. A rule-of-thumb indicates that each 10% increase will only produce about $7,000 in new income per year. Another view might be – that every $7000 of enhancements requested by membership increase the current rate by 10%.
CPI Factor: Secretary noted that research on Dept of Labor web sites indicate that December 31, 2003 CPI for Washington DC and Baltimore area was 3.2%. BOD is allowed at any time to unilaterally implement up to 10% increase plus CPI - once a budget year. Therefore BOD can unilaterally impose an immediate 13.2% assessment increase if higher percentages are not approved by membership
Default Minimum 13.2 % Increase: In event of membership rejection of board’s recommended revised 2004 budget, either at this meeting or second meeting in June, board will immediately execute a 13.2% increase effective July 1 – December 31. This minimum increase is specified in Article V as a minimum prerogative of the board of directors with a cap of 10% plus CPI.
Financial Information Packet Identifies Needs– Secretary handed out a financial information packet which provided financial history since last assessment increase in 1999. Data provided backup for current shortfalls. Packet will be handed out at Special Assessment Increase meeting if quorum is achieved. If not, it will be handed out at 2nd Special Assessment Increase meeting on June 21.
Additional Townhome Streets and Roads Assessment/Budget – First Increase Since 1990: Secretary provided handout paraphrasing covenant Article VI, a widely unknown financial factor impacting current budget analysis. Townhome owners pay $25/Month ($75 Quarterly) for replacement and maintenance of townhome streets and street related costs - in addition to - General Assessment. It has never been raised since 1990. Secretary noted from Covenants Article VI – that BOD has obligation to annually identify a separate townhome budget which justifies the ongoing $25/month". He then identified line items and percentages in the current 2004 budget which relate to the $25 special assessment.
Townhome Streets and Street Related Only - The point of this discussion was to note that any increased budget costs associated with specific townhome streets – should correspondingly increase the separate streets assessment for townhomes. However, covenants also caution, that no common area costs or other administrative or operating costs (except gazebo and lawn care along the sidewalk) should be charged to the special townhome streets and roads assessment. A letter from our attorney in the assessment file specifically identifies this cautionary note.
Establishing Priorities for Revised Budget: A unilateral increase by BOD does not require a revised budget. An amount greater than BOD unilateral increase - requires a revised budget with justified costs. The first priority is to make up deficits in the two replacement reserve funds. It is unlawful to maintain a deficit in Townhome Replacement Reserves. When General Replacement Reserves runs a deficit – it becomes difficult to accomplish higher value replacements such as our recent inability to purchase replacement Tot-Lot equipment without borrowing against the fund. We were forced to take a $9,000 loan against the fund.
The second priority is to establish a new lawful Operating Reserve (Not a Replacement Reserve) to be used in the event we run out of operating monies. A recommended initial amount is 2% of the previous year expense budget - less than $1,500. A second element of a new Operating Reserve is to establish a Revolving Private Lot Maintenance Reserve. This revolving fund allows BOD to correct private lots when owner refuses. This is not an expense – only a revolving fund repaid by the owner under threat of lien – a process allowed by covenants.
The third priority is repairs. Repairs Vs removals (such as Pedestrian Bridge issue) need to be balanced against demands of the community to spend funds for enhancements.
List of Repairs and Enhancement Costs: In anticipation of an eminent assessment increase this year, a list of costs for outstanding repairs and requested community enhancements was reviewed at last January 12, 2004 Annual Meeting. There was much discussion. A survey produced the top 5 enhancements requested by membership. That list was used to produce 4 alternate budgets for the meeting tonight:
Four Alternative 2004-2005 Budgets Proposed for Membership Vote: All cost items, financial and asset repairs, and all community enhancements requested by membership, were considered for the revised budget. Secretary proposed presenting membership with four alternative budgets identifying these needs - to include remainder of 2004 and all of 2005 requirements. That approach would reduce likelihood of revising the budget again at upcoming November 2004 Annual meeting. Secretary handed out a meeting procedure which proposed a review session followed by a straw vote on each one. This approach would allow membership (rather than Board of Directors) to see the individual needs and recommend their own rate increase; Maximum, Reduced, Moderate or Low. After the straw vote identified how membership wished to proceed – a secret ballot vote would validate the budget and rate they selected. He distributed handouts on the 4 draft proposed budgets for review:
A – Maximum Benefit Budget 112% Townhome Increase 92% Single Family Increase
Accomplished all upgrades and enhancements and would limit future increases to 2006.
B – Reduced Benefit Budget 86 % Townhome Increase 81% Single Family Increase
Accomplished most repairs and enhancements and also limits future increases to 2006.
C – Less Benefit Budget 73 % Townhome Increase 69% Single Family Increase
Accomplished some repairs and enhancements – may require another increase in 2005.
D - Lowest Cost Budget 55% Townhome Increase 50% Single Family Increase
Limited repairs and enhancements. No new services. Requires another increase in 2005.
BOD Shocked, Polarized, Split - Rejects Multiple Budgets – The lowest proposed budget required a 50% increase. BOD was shocked at major increases required to resolve current financial needs. Immediately, one member said they would move away before paying those rates. Another said proposed budget rates were too high to be labeled as a "recommendation". Two other members were not surprised and expressed desire to include all deficits, repair costs, and costs of member requested enhancements. One member remained neutral.
Board Rejects Higher Increases - Two members wanted to proceed recommending larger increases. Two were solidly opposed. BOD was split. There was heated debate and high level of discussion. BOD was deadlocked. Secretary cautioned that a 13.2% unilateral BOD increase this late in the year yields only ½ at end of year - not enough to pay for pipeline 2004 expenses. President finally steered BOD into recommending only one revised budget. Possibility of another increase for 2005 at Annual Meeting in November will remain open.
Ongoing Vs One-Time Costs There was much debate over which items were "one-time" Vs which produce "ongoing cost". Results of that analysis determine when next increase will occur. It was decided that whatever was recommended – we would display amounts in columns of "ongoing" vs. "one-time".
11. REMAINING UNFINISHED BUSINESS - (NOT DISCUSSED TONIGHT)
Replacement of Damaged Streetlight Post Delayed: Cherry Blossom Court Streetlight post is broken off at the bottom near the ground.
Day Care – Attorney Confirms License, Insurance and HOA Registration Requirements: Jerry noted that our records indicate there are no registered Day Care Operations in Orchard Knolls at this time. However owner observations indicate otherwise. BOD decided to table the matter until a less busy time.
May Have to Rent Storage for HOA Records: ABS wants to discard all HOA records older than 7 years. If we want/need to save them, we must make arrangements for other storage. We asked ABS to provide a cost to store those records in a suitable facility. We have not heard back. Treasurer will discuss with ABS
Supplemental Community Flowers - On Hold – A proposal for upgraded colorful and creative flower bed designs for our east and west entrance marque and center island was submitted by our new lawn care contractor (Landscape Innovations, Inc). Total cost is $12,643 in addition to our new contract which already includes three times more flowers than were installed last year. Rick reminded contractor that the flowers were already included. Contractor agreed to make an adjustment. Jerry reminded BOD that at annual meeting, we advised membership that we did not have funds for non-budgeted projects. Project deferred to next meeting.
Replacement for Outdoor Electronics Enclosure Needed "CedarShed Industries" makes a red cedar model with shake roof to match our homes. The 6 x 9-foot model could replace the existing ant-infested and leaking "Rubbermaid" unit causing deterioration in our electronic clock and digital controls for sprinkler and lighting systems. We have replaced two sets of controls due to ant infestation ($500 each). Ants will not infest a cedar unit. New unit would also provide storage for HOA owned equipment rusting in the Rubbermaid enclosure or stored in members garages. Location is not negotiable because it must cover a myriad of underground water valves and electrical connections currently emanating at west end of east side berm. Height is six feet. Unit is screened with shrubs. Cost is $1800. Volunteer Labor.
BOD Meeting Date Needs to be Adjusted: Current financial statements are not getting to us in time for second Monday of the month. Mohammad advised that when BOD meets early in the month - there is not enough time between closing bank books and ABS updating our monthly financial statement. BOD should consider changing policy to have future meetings on the 3rd Monday of each month
Snow Removal Contractor No Longer Available: BOD must solicit bids for a new snow removal contractor.
New East Stone Marque – It is past time to consider this capitalized investment. It would accomplish more than any other upgrade to dramatically improve our entrance, image and community value. Jerry met with "Maryland Cast Stone" on Southlawn Drive, original builder of our west side stone marque. Artwork and mold are gone – however they do same work. "Orchard Knolls" tablet would cost $1,600 today and can be done in 2 months. Cost for matching blue stone for the marque wall is unknown but we know it was acquired from "Stoneyhurst" quarry. Stone mason is "Stoneworks" in Gaithersburg. Labor cost is unknown. Black colonial lanterns are $600 each without labor. Total is estimated between $10 – 12K. Our auditor advised (see previous minutes) that we could add a line item to the budget to allocate funds annually for 3 years.
All Townhome Community Retaining Walls Unsightly – Need Pressure Wash and Stain. Townhome PT retaining walls require periodic maintenance. They have not been serviced in 13 years.
All 6 Wood Benches are Unsightly – Need Pressure Wash and Stain. These PT benches require periodic maintenance. They have not been serviced in 13 years.
Retaining Wall Behind West Berm Needs Repair – The large PT wall is bending and falling backward on the west end and may need significant repair soon.
Retaining Wall by Gazebo Covered with Mold and Decay - This dog-leg section of wall at the intersection of Cherry Blossom Lane and Cherry Blossom Place is highly visible and makes our community look poor. All town home owners must pass it to retrieve their mail daily. It needs pressure wash, stain and sealing.
Directory Update - Rick has begun steps to produce a new directory. He will contact Lisa Goodman and Rita Becker to arrange and schedule remaining logistics, reproduction and distribution work.
East Entrance Flower Bed Below Grade - Due to increased elevation of Blackberry Dr/Rt 28 East – flower bed is below grade of new sidewalk.
Delayed: Two New Streetlights for Blackberry Drive Island - Quote received for $2,750 to accomplish this project by bringing power through our conduit under Blackberry Drive from West side marque power source. BOD decided to delay and review the need after uplighting project is complete.
Delayed: One New Streetlight for Cherry Blossom Place Parking Area – Non Garaged Townhomes do not have post lamps. Center of the parking area is dark at night. One added streetlight is proposed on the curb at the center of the parking area. This added light requested by neighbors could do much to reduce vandalism to the street trees and parked automobiles. Expected cost is $1300. There are no funds at this time.
Delayed Upgrade – Underground Townhome Streetlight Circuit Fully Loaded - Capacity on this main streetlight circuit is needed for 3 future projects: 1) Additional uplights for center island, 2) Center island streetlights, 3) New colonial lamps at Townhome entrance. Circuit begins behind Cherry Blossom Ct, then North, West, and South along Cherry Blossom Lane. Contractor load tests concluded that further addition was not possible. A new parallel circuit will be required.
Blackberry Drive Crosswalk at Playground - Lisa is working with Montgomery County in an effort to have this accomplished.
Blackberry Drive & Terrace Stop Sign to Replace Yield - Lisa is working with Montgomery County in an effort to have this accomplished
HOA Neglect of Common Areas Adjacent to End-Unit Townhomes - End unit townhomes appear to own the corner lot, however, they own only 4-feet from the side of the brickwork. Remaining side area to the street is community responsibility. Community lawn care is neglecting weeding, feeding and trimming these areas. Most have become eyesores.
HOA is taking excellent care of it’s common area abutting 15701 Cherry Blossom Lane parallel-to Blackberry Drive. That town home’s common area side lot receives HOA sprinkling, trimming, fertilization, weeding, insecticide and lawn cutting. HOA should treat all their townhome abutting common area properties alike. The issue is neglect of community trimming, fertilization, weeding, insecticide and lawn cutting for other townhome side lots owned by the community.
Inefficient Curb Parking in Townhome Community - Limited curb parking is permitted and posted by signs on North and West Cherry Blossom Lane. However, spaces are not marked. Vehicles park randomly creating very inefficient use of the limited space. Proposal is to "tic" mark each space. American Striping quoted $399 to do the job in 2001.
Alleged Unlicensed Business in Cherry Blossom Place - Owner recently rented a townhome to ARC of Montgomery County: According to our attorney, this County Service appears to be a family home for mentally challenged adults requiring adult assisted living. Home is not allowed to exceed three adults. A License to operate may be required. HOA application and approval may be required. Rick obtained copy of lease for our files. Our attorney is investigating.
Dog Waste Sign Intentionally Smashed - Citrus Grove Cul-de-sac - In-ground sign has been intentionally smashed as if by a heavy hammer, beat, split and wrapped around the steel pole. Some members of the board wanted to remove it. BOD decided to replace it.
HOA Mail (Distributed by ABS) to Owner’s Alternate Addresses - Some owners have "blind" addresses for their actual residence. Their assessment bill is mailed to and paid by another financially responsible agent. ABS continues to ask BOD - Should HOA mail, prepared by ABS, be mailed to owner’s "alternate" address? Should it be duplicated for resident’s HOA property?
HOA Mail Does not get to Tenants - Due to lack of volunteers, several years ago, BOD discontinued door-to-door delivery of HOA information. Instead, all such distributions are accomplished via US mail - addressed only to owners at record-of-assessment address. Neighbors continue to ask BOD to distribute HOA informative mail to all homes to include tenants.
Annoying Home Alarm - Cherry Blossom Lane owner wants BOD to take action - Alleges that a loud, continuous, and obnoxious exterior alarm in Cherry Blossom Ct. goes off frequently (at least once a month)... alarm continues all day and does not get shut off until occupant comes home at 5pm. Says he visited owner who explained that it is an interior alarm therefore no county law applies. Cherry Blossom Lane owner alleges that alarm device is exterior mounted above rear kitchen door and very loud.
Neighbor’s Down Spouts Flood Common Area – Common Area Floods Private Lot - Owner requested help at 2003 and 2004 Annual Meeting. Area of concern is between 15728 & 15732. Down spout runoff from 15732 and 15734 floods common area and this owner’s property with constant water/mud.
Water Pooling at Gazebo; Mosquito Breeding Ground - Owner requested that HOA regrade this area to eliminate water from pooling and risk of mosquitoes breeding. .
Preserve South West Tot-Lot Equipment - Requesting South West Lot’s baby-swings and see-saw be preserved.
SHA’s New Plum Trees for Center Island Due - SHA agreed to install one or two mature purple plum trees in center island in spring 2004.
SHA’s New Crepe Myrtle Trees for Rt 28 Median Due
SHA agreed to install crepe myrtles every 13 feet in Rt 28 Median - Blackberry Drive to Sr Center spring 2004.
12. UNFUNDED TREE AND SHRUB PROBLEMS:
Dead Trees, Limbs, and Shrubs:
Two Removed Trees not Replaced - Northwest Corner Cherry Blossom Lane – (2002)
2 Stumps Remain - Northwest Corner Cherry Blossom Lane – (2002)
Large Dead Cherry Tree – Across From 15740 CBL. (2003)
Two Dead Decorative Trees - Front of 12006 Cherry Blossom Place. – (2002)
Several Dead Hedges – Under "Orchard Knolls" - Front Entrance Marque (2002)
Several Stumps - Along Creek Bank NW of 15722 Blackberry Drive (2001)
Two Stumps - Between 15722-15726 Blackberry Dr – (2003)
One Stump – South side of N/W Berm – Beside 15730 Blackberry Drive – (2002)
Removed Tree not Replaced, Stump Remains – Citrus Grove Rd Circle – (2003).
Removed Tree not Replaced. Stump Remains – Citrus Grove Ct Circle– (2003)
Dead Hedge Shrubs in entrance under Orchard Knolls sign.
Two Overgrown Holly Exceeding Wall Height – Blocking Light Fixtures - Entrance
Tree Limbs Engulf Streetlight Fixtures – Cherry Blossom Lane (2003)
Dangerous Limbs Overhanging Striped Parking – South Cherry Blossom Lane (2002)
Long Dead Tree Limb – Between 15707-15709 Cherry Blossom Lane – (2003)
Tree Limbs at Eye Level – Along All Sidewalks (2003)
Shrubs Protruding through Fences Along All Sidewalks (2003)
Unsightly Decorative Common Area Trees Have Never Been Shaped
14. UNFUNDED COMMUNITY IMPROVEMENT REQUESTS:
Matching Colonial Lamps at Townhome Entrance
Brass "Orchard Knolls Towns" Plaques on Existing Stone Columns
Permanent Flagpoles with Uplighting at Front Entrance
Increase Berm Height at Senior Housing Boundary
Security Lighting along Creek and Bike Path
Add 2 Missing Red Maples at each end of North-East Blackberry Drive
Upgrade North-East Tot-Lot
Upgrade South-West Tot-Lot
Covered Picnic Pavilion over South West Lot
Trim All Common Area Trees.
Add One Streetlight to Cherry Blossom Place Parking
Transformers Screening in Cherry Blossom Place
15. LEGAL ISSUES:
CB Place – ARC of Montgomery County
Townhome Landscape Issues (Do Covenants Apply?)
Delinquent Assessment Collections (ABS Attorney)
Blackberry Drive/Rt 28 Intersection Pepco Illumination
Day Care Regulatory Update
Huge Sign at Entrance - SHA
Financial Recovery – Rt 28 Sprinkler System Vs SHA
NSF Financial Recovery – Previous Owner 157?? CB Lane – NSF
Senior Center Appeal – Modification to Landscape
Back County Land Taxes – (Should not be billed to HOA)
16. ADJOURNMENT AND NEXT MEETING - Monthly meeting adjourned at 9:30 Pm.
Next meeting will be Monday Jun 14, 2004, 7:00 Pm, location to be determined. Call any board member for location. Orchard Knolls owners and residents welcome. Input by US mail, email, or web page is welcome.