December 2007 > Annual Meeting Minutes
TABERNA HOMEOWNERS’ ASSOCIATION
ANNUAL MEETING of December 17, 2007
The meeting was called to order by Bob Costanzo, President, at 7PM. It was determined that a quorum was reached through those present and by submitted proxies. Board members present were: Bob Costanzo, President; Bernadette McNulty, Vice President; Suzanne Forsythe, Treasurer; Alva Windham, Acting Secretary; and Representatives Terry Smith, Jim Krise, and Martha Daniels. The Pledge of Allegiance was led by Alva Windham.
PRESIDENT’s OPENING STATEMENT: The President reviewed the key goals set for 2007 that included actions in the Beautification Project, improvement in communications between the Board and residents, the issue of emergency medical services response, and Covenant and By-Laws compliance. Accomplishments included:
1) The paving of the parking lot at Todd Denson Park and the enhanced median across from the Taberna Townes development;
2) The development of the Taberna HOA Web Page that provides users with all of the Covenants and By-Laws, financial information, committee members, minutes, and an inter-active section for questions and answers;
3) Obtaining agreement with the owners of the two commercial properties on each side of Taberna Way at the front entrance of Taberna in regards to the retention of current landscaping and decorative fencing of that area. Agreement with East Carolina Bank, the third owner, is expected to be completed in 2008.
4) Meeting with Craven County’s EMS Director to share information about desired improvements in the services that are provided.
5) Adopted an amendment to the Community regulations providing clarification of the standards for lawn and home maintenance.
COMMITTEE CHAIRMEN STATEMENTS:
Building & Grounds (B&G): Jim Wilson provided background as to the duties and responsibilities of the B&G. These include management of the approximately 121 acres of common areas, management of the canoe dock area and Denson Park, landscaping contracts, working with the architect hired in 2006 to provide ideas for the Beautification Project, monitoring for Covenant and By-Laws violations, and the Committee’s interactions with the Board. He explained the required bidding process for landscaping contracts and announced that the awarded contracts were for a two year period.
Crime Watch (CWC): Larry Alderson provided information as to how the Committee is now set up with 45 Crime Watch areas each headed by a Block Captain. The Block Captain has four to five volunteers who report to him/her regarding anything that has to do with crime watch, crime in the community, or messages from the New Bern Police Dept. In conjunction with the Community Picnic, the Crime Watch Committee held a Crime Watch Day that had representatives and displays from NBPD, Fire Dept., and EMS. A Citizens Patrol Area was set up in conjunction with the Police Dept. with communication between both in order to provide the Community with alerts as quickly as possible. Volunteers are also utilized for the evening patrols around the community.
At this point, the President recognized and thanked the other Committees and their Chairmen for their service to the Community. The Chairmen are Dick Turner of the Architectural Comm.; Wayne Maruna of the Finance Comm.; and John Reichenbach of the Adjudicatory Comm.
Suzanne Forsythe presented the 2007 projected financials and 2008 budgets for the THOA Master and the four Sub-Associations. She reported that there are 779 residential lots and 2 commercial properties making up Taberna, with Taberna Townes to eventually add 41 residences. As of November, there were 77 vacant lots, down from 2006’s report of 92.
MASTER HOA: Total 2007 Revenues are projected to be $193,772 as compared to $185,102 per the 2007 budget. $193,029 is expected in 2008. Starting with 2008, the budget will include projections for interest earnings as these are becoming substantial. 2007’s Total Expenditures are projected to be $187,252 vs the budget of $185,102. The 2008 budget calls for $189,484 in total expenditures. Landscaping costs increased across the board, but we have two year contracts which will assist in 2009 planning. An appropriation of $3,968 of 2007’s left-over monies is to be applied to 2008 expenses. She noted that excess funds of $3,545 showing on the 2008 Budget represents the projected interest earnings on Reserves. Reserve interest is not to be considered usable for Operational Expenses nor used for the direct calculation of dues.
Balance Sheet: She expects to have approximately $24,065 in cash on Jan. 1, 2008. This includes $6,000 in escrowed contractor deposits and $3,968 in appropriated monies leaving a balance of $14,000. This represents approximately one month’s operational expenses and is considered prudent to keep on hand and is kept in an interest bearing account. Deposits into both the Replacement Reserves and Operations Contingency Fund were made according to the 2007 budget.
MASTER DUES: The 2008 Master annual dues will be $235 per regular lot, $265 per Lake lot, and $258 for each Commercial lot. This represents a 2.17% increase.
Overall, in her opinion, the Association continues to be in good financial condition.
SUB-ASSOCIATIONS: All are expected to end in line with their budgets. The 2008 budgets were impacted by the increase in Landscaping costs and the results of an in-depth review of their Replacement Reserves by the Finance Committee. She expressed her appreciation and thanks to the members of this committee for their work on this project.
SUB-ASSOCIATION DUES: Total annual assessments for 2008 will be $725 for Abbington Woods; $683 for Boleyn Creek Villas; $2,000 for One Taberna Way; and $1,355 for Taberna Landings. Abbington and One Taberna Way will continue to have their annual dues invoiced on a quarterly basis. Boleyn and the Landings will have their annual billing schedule switched to a semi-annual schedule.
NEW and OLD BUSINESS: There was no new or old business to review.
ELECTION OF the 2008 BOARD of DIRECTORS:
The terms of four Board members end as of Dec. 31, 2007. These include Bob Costanzo, Suzanne Forsythe, Bernadette McNulty, and Terry Smith. The slate put forth by the current Board, and included in the ballots distributed to all residents, to fill these open seats for the 2008-2009 Board included Bob Costanzo, Suzanne Forsythe, Steve Harman, and Gene Peele. The President asked for any nominations from the floor. Tom Conway nominated Phil Buffa. The President then requested that one member of each household present to stand. Those who wished to vote to
Page 2 of 4
accept the Board’s slate of candidates were asked to remain standing, the others to sit down. Combining the majority of those who remained standing with the proxy votes received showed that the proposed slate of candidates were elected. Phil requested to have a count for those who voted for him, but then rescinded this request. The 2008 Board of Directors and their terms are: Bob Costanzo (2008-2009), Suzanne Forsythe (2008-2009), Steve Harman (2008-2009), Gene Peele (2008-2009), Alva Windham (2007-2008), Jim Krise (2007-2008), and Martha Daniels (2007-2008).
QUESTIONS / COMMENTS FROM THE FLOOR:
Question 1: From Phil Buffa, 125 Waldon Road: Can DOT design the front entrance onto Rte 70 to permit the center lane exiting Taberna with a light that would allow one to drive straight across Rte 70 or to turn left? This would permit more traffic to flow out of Taberna during a light cycle.
Response from Bob Costanzo: It is a DOT issue which this Board addressed with them in mid-year. DOT responded that it would be a safety issue due to traffic exiting onto Rte 70 across from Taberna. In their opinion, changing the light sequence would decrease the amount of time residents would have to exit; and DOT is not conducive to do so at this time.
Question 2: From Tom Watson, 110 Arbon lane: At last year’s meeting there was a lot more concern about the fence at the front entrance, and you have addressed that the fence is still there. Weyerhausuer got some pretty bad press; was there any change in that?
Response from Bob Costanzo: This was one of the issues from last year’s meeting when we thought that we didn’t have a chance to keep the fence. This year, as a result of conversations with Weyerhausuer, their attorneys, and our attorneys, we revisited that issue and found that Weyerhausuer was willing to go to court for and with us to help us maintain the landscaping in that area. I am pretty confident that without that foreknowledge, when we met with one of the current land owners, we could not have been as firm in our position about what we could and couldn’t do in Taberna. So again, I want to publicly thank Weyerhauseuer for their help and support during 2007.
Question 3: From Ed Gorzalski, 102 Reinach Lane. A terrific job on the front entrance. When I came in this evening, I noticed the artistic renditions of the suggested improvement for Emmen Road. They look terrific. I live in that area and wonder, based on what Jim Wilson said tonight, is that the plan we are committed to or is it subject to revision?
Response from Bob Costanzo: That was a rendering from our architect, Jack Daft, to give us some ideas. As Jim indicated, they are planning on approaching other landscapers for additional ideas and costs. That is just the initial rendering.
Question 4: From Ed Gorzalski: If I remember, the dues budget of ’08 is going to be 2.7% above 2007. Is that correct?
Response from Suzanne Forsythe: The dues increase in 2008 by 2.17%.
Question 5: From Ed Gorzalski: Due to pending inflation, next year’s projections are close to 3%. Is that enough money to operate in view of any unanticipated costs?
Response from Bob Costanzo: We think it does. I give Jim a lot of credit in getting landscaping bills under control and 70% of what we spend is for landscaping. Suzanne has been very aggressive to ensure that we have sufficient dollars in the bank in case of hurricane and or other damages. We are fairly comfortable with these numbers.
Page 3 of 4
Additional comments from Jim Wilson: Two things: As of today we are $3,000 under budget (2007). As for Emmen Road, it does not have the luxury of having a watering system as the front entrance does. So we have to take that into consideration (for the Beautification Project on Emmen Rd) and it may be necessary to change some of the plantings we have in mind.
Question 6: From John Serumgard, 112 Sursee Court: This isn’t really in Taberna, but I feel it affects Taberna. I was on the Super 70 Corridor website within the last three weeks and noticed that they have identified some small projects that they can do much earlier than the larger stuff like the by-passes. One of those small projects is to close the traffic light at Food Lion and to build the grade separation at the airport road. There is no identification as to what they are going to do with Taberna, but it seems to me that even those two actions would significantly impact us here in Taberna. Do we have anyone monitoring that or do we have any comment on that?
Response from Bob Costanzo: We started out last year going to meetings on Super 70. We are paying attention to the Super 70 project and will attend the community meeting that will be held in January. We have asked our county representative to possibly attend our January HOA meeting. We have not heard back from him as of yet. So we are looking to stay informed as to whatever we can do to improve the traffic flow. I think long term is critical. With the opening of Carolina Colours, the addition of additional shopping in that area, and the possible addition of Lowes in the area, I think three to four years from now we may be surprised as to how we need to get around. The City does not own Airport Road nor any of the feeder roads. We attended a meeting this year and there was some indication by the City Manager that they were looking forward to picking up those roads at some point after the State has brought them up to the City’s standards. So, there are a couple of things we have to keep in mind relative to that. One is working with the City to see that those supportive roads are in place before they make changes as you have indicated.
President: Ladies and gentlemen, is there anything else? Thank you for coming.
The meeting was adjourned.
Alva R. Windham
Page 4 of 4