MEETING MINUTES

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

JUNE 5, 2024

MEETING MINUTES   

Clusters at Runnymeade Farms

Board Meeting Minutes

Wednesday, June 5, 2024

In attendance: Dave Booth, Amy Pezzimenti, Debi Giampetro, George Mc Farland, Kathie DeFreytas (management company), Joanne Coughlan

Agenda items discussed:

1) Sawgrass Lane Stormwater Project update: 

o Discussion on the condition/appearance of the disturbed areas. Discussion was help on where and how the grass will be cut by Ebling. Dave and Kathie initially met with Ed from Ebling, and the area was cut- but the appearance was not acceptable to the impacted neighbors. Joanne met with Jim from Ebling, and the final outcome was the first initial “cut” would need to include the area to be cleared of all rocks so not to ruin lawn mowers. Grass cutting to extend the existing lawn to incorporate the newly planted deciduous trees and then cutting to last evergreen tree as to maintain them. There is to be NO PATH past the last evergreen tree. The area will be cut approximately 3 weeks (depending on weather and growth patterns).

2) Discussion of sloppy edging and mowing (clumps of grass left on lawns) by Ebling in our development. Understand they are shorthanded and will watch for better results on next cutting. 

Painting- 

o Decision for painting was agreed upon- 2027. 

o During 2025, we will need to set up specs/criteria on the homes and put paint bids out to 3 area paint companies. 

o Home inspections will happen in 2025. Action Item: Need deadline set for any repairs to be completed by homeowner. 

o Each home with need to have customized specs. 

o Inspections generally run approx. $250 per household which the Board will absorb.

o Need to set up a committee to discuss the colors (shades of current colors) to change to a more current/updated colors. 

Repairs and time limits when work to be done or fined: (Kathy to send letters)

44 Sawgrass- Roof- 60 days

49 Sawgrass and 30 Sawgrass- Painting back sliding glass doors- 30 days

13 Muirfield- Repair Garage and frame- 60 days

7 Muirfield- Paint new deck-60 days

Other New Business/Items

o No parking in streets (especially in circles) on trash mornings. Trucks cannot navigate the road with cars parked.

o Swale behind 43 and 44 Sawgrass still needs to be installed (storm water issue/flooding).

o 8 Muirfield approved new deck but still need township permits.

o There is no limit on the number of rentals allowed in each development. 

o Need the white painted “boxes” on Runnymeade Drive with the newly paved road. Dave to attend Supervisor’s meeting to bring to their attention again.

Kathy on vacation 6/10-6/23

Meeting adjourned 

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

August 30, 2023

MEETING MINUTES   

Clusters at Runnymeade Farms

Board Minutes- August 30, 2023

Meeting attendees: Dave Booth, George McFarland, Amy Pezzimenti, Chris McKee

Kathie DeFreytas -Joanne Coughlan (by Zoom).

Financial Review and Budget- Budget was reviewed and approved by Board. 

o Monthly fees will stay the same for 2024.

o Surplus due to snow budget not utilized.

o Discussed a new RFP for trash companies.

o Landscaping issues (see below)

Landscaping Issues

Kathie will request a meeting with Ed from Ebling to discuss ongoing/late projects.

o River rock placement and replacement; New tree/shrub plantings behind 35 Sawgrass where the fence is located; Need to add annual maintenance of vines in disturbed area where Green Giant trees will be planted; Will need to purchase “Gator Bags” to water new trees planted; plantings to be discussed around PECO boxes; fence posts behind Debbie’s home.

PECO Project

All residents who feel they have damage to their properties will need to submit a form to PECO to open a case. Kathie sent out an email to all homeowners.

Safety Issues

o Discussed adding to By-Laws a safety requirement for Chimney and Dryer Vent Cleanings

o Dryer- Must be cleaned every two years- inspection receipt must be submitted. 

o Chimney- Must be cleaned every two years.

o If you do not use Chimney- you must submit a document that you do NOT use it for Board records. 

o Notification will go out and homeowners will have 90 days to have inspection/or proof of scheduling. $25 fee monthly fine until completed. 

o Home Repairs- Board will send letters to homeowners who have visible repairs needed. Homeowner will have 90 days to RESPOND or $50 monthly fee until a response is received; $100 month fine if repairs are not completed after 6 months. 

o Homeowners will be required to submit proof of Homeowners Insurance to the office in 2024. 

Painting

Discussion on poor painting from last contractor (windowsills peeling). Discussion on whether homeowners can paint their own homes. Painting discussion tabled until April 2024 meeting. Homes last painted in 2019 so may need to paint beginning 2026/2027. 

Misc. Items

Janet Moor Hardy Board siding approved.

Addition of Dog stations mentioned- Already a noticeable increase of dog waste around development due to Apartments.  

Kathie to order wooden signs (Keep Right, Unit Numbers, Stop Signs, No overnight parking)

Discussion of an October Social to take place on the Sawgrass overflow lot on Oct 21

Discussion and approval for Dec 4th Board meeting and Holiday Social at Township Building.

Meeting adjourned and to meet again at December Meeting. 

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

December 6, 2022 

MEETING MINUTES   

1. A meeting of the Board of the Clusters was held on Tuesday, December 6, 2022 at 7:00 pm at Edgemont Township Building. 

2. Those in attendance were board members David Booth (Chair), George McFarland, Chris McKee and Amy Pezzimenti.  Kathy DeFreytas also attended. 

3. The financial reports were distributed and reviewed for the residents. 

4. David Booth reviewed the long range plan for woodpecker damage to cedar siding.  

5. David Booth also reviewed the status of the property surveys. 

6. The following two motions, which were previously distributed to the residents, were proposed, discussed and voted on: 

MOTION #1 OF THE BOARD OF DIRECTORS OF CLUSTERS 1 AT RUNNYMEADE FARMS ASSOCIATION, INC TO AMEND THE BY-LAWS, SPECIFICALLY, ARTICLE IV, SECTION (4)(d) 

WHEREAS, Clusters 1 At Runnymeade Farms (Hereafter “Clusters”) is currently a community of forty-five townhomes (Hereafter collectively referred to as “Lot Owners”) located in Delaware County, Pennsylvania which is subject to the Uniform Planned Community Act, 68 Pa.C.S. A. 5101 et seq.;

WHEREAS, Clusters operates consistent with the terms of both the Declaration of Restrictions, Covenants and Easements, originally dated April 21, 1982, which Declaration has been amended from time to time (Hereafter collectively referred to as the “ Declaration”) and the By-laws of the Association which have been amended from time to time ( Hereafter collectively referred to as “By-laws”);

WHEREAS, Clusters is administered by the Clusters 1 At Runnymeade Farms Association, Inc., a Pennsylvania non-profit corporation (Hereafter “Association”);

WHEREAS, the Association is made up of the members of the Association who own the lots as identified in the Declaration.

WHEREAS, the Board of the Association is duly elected by the lot owners ;

WHEREAS, the Board of the Association has the power and duty to adopt and amend By-laws and regulations ( 68 Pa.C.S.A. 5302(a)(1) and By-Laws, Article XII (1) ); 

WHEREAS, the Board has recognized the persist difficulty in reaching a quorum at scheduled Annual or Special meetings in order to conduct the business of the Association. 

WHEREAS, the current By-laws require fifty percent (50%) of the members be present in order to reach a quorum to conduct a meeting. See: By-laws, Article IV, Section 5 (d) which states: 

QUORUM. The presence at the Annual or Special Meeting of Members and/or Proxies entitled to cast fifty percent (50%) of the votes of each class of Membership shall constitute a quorum for any action except as otherwise provided by these By-Laws, the Articles of Incorporation, or the Declaration. If a quorum is not present at any Meeting, the Meeting may be adjourned to a later date within thirty (30) days thereafter, at which meeting the quorum shall be one-half (1/2) of the quorum required at the adjourned Meeting.

WHEREAS, an Association meeting cannot lawfully take place to conduct business unless a quorum is present at the beginning of the meeting;

WHEREAS, the current By-laws state a quorum can be reached by counting both the individual lot owners present at the meeting who are qualified to vote as well as the Proxies received from absent lot owners who are qualified to vote. See: By-laws Article IV (4)(d) and ( e );

WHEREAS, reducing the percentage of Lot owners necessary to constitute a quorum from 50% to 30% of the lot owners qualified to vote in person or by proxy will relieve the ongoing difficulty of having a sufficient number of lot owners present, in person or by proxy, to conduct an Annual or Special meeting of the Association;

Therefore, we move that the current language of the By-laws, Article IV, Section 4 (d) be amended to state: 

QUORUM. The presence at the Annual or Special Meeting of Members and/or Proxies entitled to cast thirty percent (30%) of the votes of each class of Membership shall constitute a quorum for any action except as otherwise provided by these By-Laws, the Articles of Incorporation, or the Declaration. If a quorum is not present at any Meeting, the Meeting may be adjourned to a later date within thirty (30) days thereafter, at which meeting the quorum shall be one-half (1/2) of the quorum required at the adjourned Meeting.

Submitted by the following Board Members on December 6, 2021.

MOTION #2 OF THE BOARD OF DIRECTORS OF CLUSTERS 1 AT RUNNYMEADE FARMS ASSOCIATION, INC TO AMEND THE BY-LAWS, SPECIFICALLY, ARTICLE XII (1). 

Whereas, the By-laws currently require that they may be amended by a vote of 75% of the members present at a meeting See: Article XII (1) which currently states:  Amendments. These By-Laws may be amended at a regular or Special Meeting of the Members by a vote of seventy-five percent (75%) of each class of Members present in person or by proxy; that any matter stated herein which is governed by the Declaration or the Articles of Incorporation may not be amended except as provided in the applicable instrument.

Whereas, requiring 75% of the members present in person or by proxy to vote in favor of an amendment of the By-laws exceeds the standard requirement that a simple majority is sufficient to approve a Motion. 

Therefore, we move that the language of Article XII (1) be changed to state: Amendments. These By-Laws may be amended at a regular or Special Meeting of the Members by a vote of 51% of Members present in person or by proxy; that any matter stated herein which is governed by the Declaration or the Articles of Incorporation may not be amended except as provided in the applicable instrument.

Submitted by the following Board Members on December 6, 2022

Dave Booth, President

George McFarland, Secretary

Amy Pezzimenti, Treasurer

Joanne Coughlan, Director

Chris McKee, Director

Both motions were approved

8. Time was given for refreshments and fellowship.

9. The meeting was adjourned at 7:45 pm.

Sincerely, 

George K. Mcfarland

Secretary  

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

October 18, 2022 

MEETING MINUTES   

1. A meeting of the Board of the Clusters was held on October 18, 2022 at 7:30 pm at the home of Board Chairman, David Booth.  

2. Those in attendance were board members David Booth (Chair), Joanne Coughlan, George McFarland, Chris McKee and Amy Pezzimenti.  Kathy DeFreytas also attended.  

3. Kathy reviewed the end of fiscal year financials. We ended in a small deficit of $850 over budget, but she will communicate to the residents that rather than returning a small portion to each homeowner, the amount would be wrapped into capital expenditures. 

4. The issue of the cats in the community was raised. The plan is to trap the cats, which will then be taken by palscatsrescue.com and neutered, and then released back into the community. 

5. Dave reported that the property survey has begun in Sawgrass and is expected to be finished by the end of the week. Kathy will ask that we get a copy of the report. 

6. The Muirfield Court empty lots were supposed to be purchased by the end of October 2022. This, however, has been moved to October 2023 in order for the buyer to get the proper zoning, Cluster and Township approvals. 

7. The Board reviewed our lawyer’s (Kay Larkin) memo regarding changing the by-laws for the quorum for meetings and how to create a reserve fund for the community. The board decided to first deal with the quorum issue; a meeting in December will be planned to vote on changing the quorum. The proposal is that rather than requiring 50% of the households present, 30% would be required. To encourage residents to vote by proxy or to vote in person, the board will personally visit each household to make sure residents know of this step. After the by-laws are changed for the quorum, the board will proceed to propose to the community a reserve fund to cover large expenditures. 

8. The Runneymeade Farm Association vote to change the board membership and to increase the community’s contribution to RFA was delayed. 

9. The board is working on a Welcome Packet for New Homeowners. This was discussed and edited. Board members were encouraged to give Kathy additional input.

10. The meeting was adjourned at 9:10  pm.

Sincerely, 

George K. McFarland

Board Secretary 

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

JULY 25, 2022 

MEETING MINUTES   

1. A meeting of the Board of the Clusters was held on Monday, July 25, 2022 at 7:00 pm at the

home of Board Chairman, David Booth.

2. Those in attendance were board members David Booth (Chair), Joanne Coughlan, George

McFarland, Chris McKee and Amy Pezzimenti. Kathy DeFreytas also attended.

3. The purpose of the meeting was to approve the new budget. Kathy shared with the board a

rough statement, which indicated sizeable increases to landscaping, snow removal, trash

removal. The board discussed this and proposed a $10 a month increase in the monthly fee. This would take the monthly rate from $230 to $240 per month for each household. This increase was approved unanimously by the board. 

Residents with outstanding balances were also discussed.

4. Board Chairman Dave Booth note several matters which came to his attention: (1) Several

residents had complained about a cat (with two kittens) in the area that had hidden under a deck. The board agreed that if this were a problem, the resident would need to take care of the concern. (2) The board agreed on tree work in the Clusters that need attention. This would be

communicated to Ebling.

5. The meeting was adjourned at 8:30 pm.

Sincerely,

George K. McFarland

Board Secretary

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

JULY 29, 2021 

MEETING MINUTES   

1. A meeting of the Board of the Clusters was held on Thursday, July 29, 2021 at 7:00 pm at the home of Board Chairman, David Booth.  

2. Those in attendance were board members David Booth (Chair), Joanne Coughlan, Debi Giampetro, George McFarland and Chris McKee.  Kathy DeFreytas also attended.  

3. The financial statements were reviewed with the board. The 2021 - 2022 Budget was also reviewed and discussed. This was approved with no increase for the residents’ monthly fee.  

4. The issue of delinquent accounts and legal conditions of individual property owners was also reviewed and addressed by the Board. 

5. The following issues were addressed by the board: 

A. Landscaping and weeding: The board agreed weeds were a problem throughout the Clusters and would address this along with the landscape contract with Ebling in September. 

B. Hot tubs/solar panels: The Board agreed not to allow solar power; however, residents would be allowed Hot Tubs if approved by Edgmont Township. 

C. Parking: Dave, Chris and Kathy met with the Township regarding our need for additional parking. The board continues to explore ways to add parking for the residents. 

D. Signage: It was agreed that the Clusters is in need of additional and update signage. Additional signs (with wood posts) would be added including stop signs, signs for number at the houses and no overnight signs. Kathy would coordinate to order and have installed. This was approved by the board. 

E. Berm at Overflow parking: The Board also approved $7000 to build a berm at the overflow parking on Sawgrass. The Clusters would seek approval from Runneymeade Farm Association to do this. 

F. Maintenance Improvements (flowers, shrubs, plantings, electrical): The Board also agreed to set aside $500 for additional shrubs, flowers, bushes to beautify the spaces. Joanne Coughlin agreed to oversee this project, either by seeking help from Ebling or asking volunteers from the community. 

6. David Booth reported about our negotiations with GMH, the developer of Phase VII. GMH has sent the Clusters one payment; a later payment is anticipated. 

7. The meeting was adjourned at 9:10 pm.

Sincerely, 

George K. McFarland, Board Secretary 

CLUSTERS 1 AT RUNNYMEADE FARMS

ANNUAL MEETING OF THE HOMEOWNERS @ the swimming pool deck

May 23, 2021, 2:00 pm

MEETING MINUTES

1. David Booth, the president of the Board, welcomed the homeowners and reviewed the significant events over the past year.  After it was determined that there was a quorum, the meeting was called to order. 

2. Those in attendance were board members David Booth (President), Joanne Coughlan, Debi Giampetro, George McFarland and Chris McKee. Kathy DeFreytas was invited to attend. 

3. The minutes of the meeting September 20, 2020 were approved. 

4. David Booth and Joanne Coughlan were elected to a two year term. 

5. The financial report (semi annual figures), including the profit and loss statement, balance sheet and budget items, was presented and reviewed. It was noted that we have $34,000 as a net profit, though there are several significant expenses to be paid out of that. Time was given for questions. This financial report was unanimously approved. 

6. Board member, Debi Giampetro, reviewed the previously sent out motion of the Board of Directors to change the Declarations and create a reserve fund which would allow the board to make additional long term and future capital improvements for the benefit of the community. This idea was discussed at the September 20, 2020 meeting and would not increase the HOA monthly fees at this time. Proxy votes were distributed with information for this meeting. Time was given for questions and comments. Board Chairman Dave Booth noted that there were not the necessary 33 votes/proxy votes received to this point and we would wait until all were able to cast their vote to determine the motion.  

7. Board President, David Booth, updated the community on the Sawgrass Lane storm sewer 

hook up. He and Chris McKee addressed the timeline for the projected projects for the Phase 7 development by GMH. 

8. Board Member Chris McKee reported on the progress of the board committees. Residents were asked to participate in either the Beautification/Landscaping or Social Committee.  

9. Additional topics were discussed including landscaping, new projects, parking issues, etc., all with questions and discussion.  

10. The meeting was adjourned at 3:20 pm.

12. The new board met after the adjournment of the annual meeting and the following were elected as officers for the 2021-2022 year:

David Booth: President

George McFarland: Secretary

Debi Giampetro: Treasurer

The new board approved the use of the Kit Hinges that residents could place on their garage doors. 

Sincerely, 

George K. Mcfarland

Secretary  

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

MARCH 24, 2021 

MEETING MINUTES

1. A meeting of the Board of the Clusters was held on Wednesday, March 24, 2021 at 7:00 pm by Zoom. 

2. Those in attendance were board members David Booth (Chair), Joanne Coughlan, Debi Giampetro, George McFarland and Chris McKee.  Kathie DeFreytas also attended.  

3. The financial statements, both the Profit and Loss Statement and information from the Balance Sheets, were reviewed with the board. This information was approved.

4. The issue of delinquent accounts and conditions of individual property owners was also addressed by the Board. 

5. Residents expressed concerns for a car parked in overflow parking. The car was not inspected and has not been moved from the overflow parking area for a number of days. Chris McKee reported that the car will be moved by the owner no later than next week.

Chris also made a motion that residents of Clusters and Sawgrass may use the overflow parking in Sawgrass but only if the number of cars does not exceed the number of licensed drivers in the household. Chris McKee would monitor the flow of traffic in the lot. This motion was approved unanimously. 

It was also noted that several residents continue to misuse overnight night parking regulations. A letter from David Booth will be sent to these residents expressing concern from the board for their actions of violating the rules of the community.  

6. David Booth reported about our negotiations with GMH, the developer of Phase VII. Kathy reported that Clusters has received a number of billings from our lawyer, which we had understood would be assumed by GMH. David Booth will send a letter to the GMH lawyer in hopes of clarifying these legal fees. 

7. Chris McKee gave an update on matters related to the Runneymead Farms Association. He noted that the standing committees of RHA are up and functioning. He also mentioned that the swimming pool opens on Memorial Day weekend. 

8. The board discussed the upcoming May annual meeting/elections. Kathy will contact two residents to lead the Nominations Committee. The annual meeting will be held on Sunday, May 23, 2021 at 2:00 pm at the community pool. 

9. The meeting was adjourned at 8:56 pm.

Sincerely, 

George K. McFarland

Board Secretary 

CLUSTERS 1 AT RUNNYMEADE FARMS
MINUTES OF CLUSTERS 1 BOARD MEETING
DECEMBER 14, 2020
MEETING MINUTES

1. A meeting of the Board of the Clusters was held on Monday, December 14, 2020 at 7:00 pm by Zoom. 

2. Those in attendance were board members David Booth (Chair), Joanne Coughlan, George McFarland and Chris McKee. Kathy DeFreytas also attended. Board Chairman, David Booth welcomed Joanne Coughlan to the Board. 

3. The Landscaping Contract for 2021 with Earl Ebling was approved. 

4. The issue of delinquent accounts and conditions of individual property owners was also addressed by the Board. Kathy briefed the members of the board on the status of residents in appears, noted that she had sought legal counsel from Kay our lawyer, and offered next steps to implement. These recommendations were approved. 

5. The Board addressed the topic of securing proof of homeowners insurance from the residents. Kathy will send out a letter to the residents stating the requirement for the Clusters to keep on file these documents. This was approved. 

6. The financial statements, both the Profit and Loss and Balance Sheets were reviewed with the board. 

7. David Booth reported about our negotiations with GMH, the developer of Phase VII.For permission to connect the sewer line from Runnymeade Drive to the terminal in front of 47 and 48 Sawgrass Lane. GMH will:

1) pay our legal fees for the quiet title transfer of Sawgrass Lane and Muirfield Court.

2) repair the roadway that will be dug up during the connection, and do a resealing of both Sawgrass and Muirfield in their entirety.

3) survey all properties of Clusters 1 putting in markers to designate property lines.

4) contribute $25,000 to Clusters 1 to defer cost of working on our storm water management 

issues.

The Board discussed this offer. This was approved (Joanne and George approved “with reservations”). 

8. Chris McKee gave an update on matters related to the Runneymead Farms Association. He noted that Nick Aponte resigned as Board President. Chris will become the new president. 

9. Other matters were discussed and recommended for future meetings: parking and implementing a Capital Improvement Fund. 

10. The meeting was adjourned at 8:50 pm.

Sincerely, 

George K. McFarland

Board Secretary

MINUTES OF CLUSTERS 1 BOARD MEETING
MONDAY, APRIL 29th 2019 AT 7:00 PM
MEETING MINUTES

1.  A meeting of the Board of the Clusters was held on Monday, April 29, 2019 at 7:00 pm at the home of Corrinne Caldwell.

2. Those in attendance were board members Corrinne Caldwell (Chair), David Booth, Debi Giampetro, George McFarland and Chris McKee. Kathy DeFreytas also attended.

3. Kathy noted that the website was being upgraded and would be down for several days.

4. Kathy also reviewed the status of the outstanding fees due the Clusters. One resident was given a continuance by the judge to pay until May 8th.

5. The topic of the painting of the houses was discussed. The overall painting is going well and the siding color change has been received well. The issue of the trim color was a concern to the board, but given that previous boards had allowed new window changes with different colors, the trim color was kept and replaced windows do not need to be repainted to the taupe color. Kathy anticipated that we would be approximately $20,000 short because of residents who are delinquent in paying fees. The board agreed that this would be communicated to the residents and that later a special assessment of $500 may be needed from each resident.

6. It was unanimously agreed that the Capital Assessment Fee (charged to new homeowners buying property in the Clusters) would be raised from $800 to $1500.

7. Residents George and Crys McFarland (Muirfield 27) requested approval to remove a tree in their back yard. This was granted.

8. The Board discussed topics for the May 6th meeting (voting for New Board Members, updates on painting and financials, and proxy resolution for Reserve Funds).

9.  Other topics discussed were the following:  painting of the mailboxes, the value of spraying the ash trees.

10. The meeting was adjourned at 8:40 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS 

MINUTES OF CLUSTERS 1 BOARD MEETING 

MARCH 25, 2019 MEETING MINUTES

1. A meeting of the Board of the Clusters was held on Monday, March 25, 2019 at 7:00 pm at the home of Corrinne Caldwell. 

2. Those in attendance were board members Corrinne Caldwell(Chair), David Booth (call in), Debi Giampetro, George McFarland (call in) and Chris McKee. Kathy DeFreytas also attended. Our lawyer, Kay Larkin, was invited to attend. 

3. The following resolution was approved unanimously as a way to encourage residents to pay on time. 

RESOLUTION OF THE BOARD OF DIRECTORS

In order to address the number of delinquencies in the payment of assessments and other charges identified in the Declaration, the Board has adopted the following Resolution:

1.  As of April 1, 2019 any Owner of a Unit who fails to pay an assessment, general of special, within six months of the date it is due shall be charged an automatic Five Dollar ( $5.00 ) per day late fee if the balance in arrears exceeds five dollars.

2. This automatic late fee will not be charged if the Owner has set up a payment schedule with the Board and is current on all of the payments. 

3. This automatic fee may be waived by the Board upon an application by an Owner, approved by the Board, indicating the Owner has fallen behind in payments due to a temporary illness or temporary unemployment or another temporary situation accepted by the Board. 

Approved by the Board at its meeting on March 25, 2019

MEETING OF THE HOMEOWNERS
MONDAY, DECEMBER 10, 2018
MEETING MINUTES
 

1.  A meeting of the Board of the Clusters was held on Monday, December 10, 2018 at 7:00 pm at Edgemont Township Building.

2. Those in attendance were board members Corrinne Caldwell (Chair), David Booth, Debi Giampetro, George McFarland.

3. The residents were reminded that because of weather and other circumstances, the leaves weland and Chris McKee.  Kathy DeFreytas was unable to attend.

4. The financial reports will be sent out via email by Kathy at a later point. Residents were reminded to send in their first payment for the painting, if they did not send it in on November. The second payment is due on February and the balance is due on March 1.

5. Residents were reminded that all repairs to their house need to be completed by March 15th in order for the painting to begin. Residents are responsible to hire their own contractor to complete the repairs.re picked up later than normal and this inconvenience has been expressed Earl Ebling. Fall clean up should be completed by this coming Monday, December 17th. Homeowners were reminded that all shrubs/trees/flowers will have to be cut back one foot from the buildings for the painting project next spring.

6. Homeowners were given the choices for the colors of the front doors. Those who want the painter to do additional work need to contact Chris Hauser directly, who will bill them directly.

7. The residents were also reminded of overnight parking, pet rules, and holiday lights.

8. Time was given for refreshments and fellowship.

9. The meeting was adjourned at 7:45 pm.

MEETING OF THE HOMEOWNERS

MONDAY AUGUST 28, 2018
MEETING MINUTES

1.  A meeting of the Board of the Clusters was held on Monday, August 28, 2018 at 7:00 pm at the home of Board Chair, Corrinne Caldwell.

2.  Those in attendance were board members Corrinne Caldwell (Chair), David Booth, Debi Giampetro, George McFarland and Chris McKee.  Kathy DeFreytas was invited to attend.

3.  The exterior painting of the 45 resident houses was discussed. Kathy reported that an estimate was received of $169,000 plus an upgrade to Benjamin Moore paint amounting to $4,500 plus $100 a month (as needed) for porta potties. The charge to homeowners would range from approximately $3526 to $4578, depending on size. The board also agreed on a letter that would be sent to residents in which it was noted that homeowners will need to make any necessary repairs prior to painting (those failing to do this would be charged $500). The Board will solicit two other painters for bids.  It was agreed that residents would be required to pay $1000 in November and January and a final payment in March. This was approved unanimously.

4. The board approved unanimously pursuing legal action against three residents who have failed to respond to pay late dues.

5.  The board approved unanimously the addition of Chris McKee as a board member to replace Barry Mendelsen, who is keeping his house but no longer living in the Clusters. Chris will serve out the rest of Barry’s term.

6.  The board unanimously approved the new budget which includes increases for snow removal, management fees, and preparation for painting. Annual fees would be raised to $220 per month. The current invoice will be due October 1.

7.  The board addressed several concerns about wildlife in the community (groundhog and fox). It was agreed that the board will not undertake the removal of such animals. Likewise, the board received a request for a satellite dish and agreed that such additions to the property are not approved.

8. The meeting was adjourned at 8:30 pm 

ANNUAL MEETING OF THE HOMEOWNERS

MAY 7, 2018

MEETING MINUTES

1.  Corrinne Caldwell, the president of the Board, welcomed the homeowners and asked everyone to introduce themselves. After it was determined that there was a quorum, the meeting was called to order.

2.  Those in attendance were board members Corrinne Caldwell(President), David Booth, Debi Giampetro,  George McFarland and Barry Mendelson.  Kathy DeFreytas was invited to attend.

3.  Debi Giampetro, George McFarland and Barry Mendelson, the candidates for election, gave a brief narrative of their qualifications and goals for the election to the Board. All were elected to a two year term.

4.  The financial report, including the profit and loss statement, balance sheet and budget items,  was presented and reviewed. It was 

reported, too, that some residents are not paying their maintenance fees and thus the Board is incurring legal fees to recover.

5.  Corrine Caldwell announced to the residents that the Board would look to paint the houses in the community in the spring and summer of 2019. She also announced that the Ash Trees would be sprayed for a blight once the leaves came out.

6.  Time was given for questions and discussion.

7. The meeting was adjourned at 8:45 pm.

8. The new board met after the adjournment of the annual meeting and the following were elected as officers for the 2019 year:

Corrinne Caldwell:  President

George McFarland:  Secretary

Debi Giampetro:  Treasurer

CLUSTERS 1 AT RUNNYMEADE FARMS
MINUTES OF CLUSTERS 1 BOARD MEETING
MARCH 26, 2018
MEETING MINUTES

1.  A meeting of the Board of the Clusters was held on Monday, March 26, 2018 at 7:30 pm at the home of Board Chair, Corrinne Caldwell.

2.  Those in attendance were board members Corrinne Caldwell(Chair), David Booth (call in), Debi Giampetro,  George McFarland and Barry Mendelsen.  Kathy DeFreytus was invited to attend.

3.  The financial report was presented and reviewed. The snow removal budget is under budget, but not all bills have been received from Ebling from the recent storms. The board expressed concern for the late payments received from the residents and for the following procedures to take effect after it is communicated by Corrinne in a letter:

4. Residents who make their monthly payment after the 10th of the month will incur a 9% charge. Further lateness will incur a $50 late charge per 30 days for accounts in arrears. Residents who pay the 6 month fee late will incur the 9% charge on only that month’s charge (not the entire 6 month payment). This was approved unanimously.

5. Concern was also expressed for repairs not consistent with the Homeowners’ Agreement and Policy. Residents will have 30 days to complete a repair requested by the Board; failure to do so will incur a $25 fine for the first month and $50 in subsequent months thereafter. This was approved unanimously.

6.  The board also approved unanimously to seek legal counsel on a contingency basis to recover fines/penalties from one homeowner.

7.  The checks from the Sewer Refund have been mailed to the residents.

8. The meeting was adjourned at 9:00 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS
AUGUST 3, 2016
MINUTES OF CLUSTERS 1 BOARD MEETING

Minutes of Clusters 1 Board Meeting August 3rd, 2016.

1.  A meeting of the Board of the Clusters was held on August 3, 2016 at 7:30 pm at the home of Board Chairman Dick Becker.
 

2.  Those in attendance were board members Dick Becker (Chairman), Debi Giampetro, Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas.

3.  The Board reviewed the financial status by comparing the budget to actual budget figures. This was approved. The board noted aspects to possibly include in next year’s budget, including the trimming and cutting of trees.

4.  The Board reviewed the trimming and weeding features of the past summer and Kathy will seek a quote from Earl Ebling for two possible trimming and weedings for next year. Much of this work was not completed until the end of July and it is a concern for the appearance of the Clusters.

5.  The Board also discussed the expressed concern of three residents of the feral cats on Muirfield Court. Debi Giampetro gave a report that indicated that the board’s attempt earlier to eliminate the cats had not succeeded and proposed a more humane way to eliminate more cats. Forbidden cats would trap the cats, treat them for fleas and rabies, and neuter them. They would be then returned to their “domain” and keep out other stray cats in the area. The proposal would also include not watering or feeding the cats and to board up the “cat entry” at 26 Muirfield. This proposal was tabled and a representative of foster cat care would be asked to address the board at the next meeting.

6.  The issue of the blight that is affecting ash trees was also discussed. This is a serious concern and at some point needs to be communicated with the homeowners affected. Several options were proposed: (1) leave the matter to the homeowners where the trees are; (2) for the board and/or property owner to treat the tree soil with an injection; (3) for the board to assume responsibility to treat and also remove these trees over a 10 year period. Possible legal actions could occur in any of these situations. Kathy will consult with our lawyer.

7.  The Board also discussed tree maintenance, including the trimming of dead limbs. Kathy will seek an estimate from Earl Ebling.

8. The meeting was adjourned at 9:40 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS
APRIL 4, 2016
MINUTES OF CLUSTERS 1 BOARD MEETING

Minutes of Clusters 1 Board Meeting April 4th, 2016

1.  A meeting of the Board of the Clusters was held on April 4, 2016 at 7:30 pm at the home of Dick Becker.

2.  Those in attendance were board members Dick Becker (Chairman), David Booth, Debi Giampetro, Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas.

3.  The board reviewed the financial statement. Kathy reported that the dues have been reduced to $190 which reflects the sewer adjustment. There were questions and some discussion.

4.  The board invited Corine Caldwell, a member of the Sewer Board, to update the board on the sewer. She noted that all parties have signed off on the sewer project. The Sewer Board continues to keep insurance and will remain as a board until February 1, 2017. Hollowell still owns the property and has surveyed much of it. No further report on any plans to build on the open space.

5.  The board will continue to pave the Sawgrass roads as part of the overall project to pave all roads in the Clusters. The board received a quote for $3200 and agreed that no bid would be accepted over $3300. The project will begin in June of 2016.
 

6.  Some residents have asked for individual snow removal contracts. There were no known names of individuals.   
 

7.  A walk through of the Clusters will take place with Mr. Ebling on Wednesday, April 13th at 8:00 AM.

8.  The public meeting of the Clusters’ residents, along with the election of board members, will take place on Monday, May 9th, at 7:30 pm.

9.  Board Member David Booth would investigate information about Aqua’s plan through Home Serve to insure water and sewer lines from the roads to the houses of residents. Information would be sent to homeowners.

10. The meeting was adjourned at 8:50 pm. 

CLUSTERS 1 AT RUNNYMEADE FARMS
OCTOBER 29, 2015
MINUTES OF CLUSTERS 1 BOARD MEETING
Minutes of Clusters 1 Board Meeting October 29th, 2015
 

1.  A meeting of the Board of the Clusters was held on October 29, 2015 at 7:45 pm at the home of Dick Becker.
 

2.  Those in attendance were board members Dick Becker (Chairman), David Booth, Debi Giampetro, Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas.
 

3.  The board reviewed the financial statement. There were questions and some discussion.

4.  The board also discussed the issues of feral cats in the Clusters. After a lengthy discussion the Board Chairman made the motion that the Rules and Regulation (paragraph 15-C) be added to clarify the policy of the board:  “The feeding of feral animals is prohibited in the Clusters Community.”  This motion was approved. It was reported, too, that the traps for the cats are still set, but will be removed on Saturday, October 31, 2015.

5.  The board also expressed concern for Board Member Debi Giampetro who has found dead cats in numerous places on her property (trash cans, at her front door, etc.). For these actions, she will submit a police report. At the same time, the board unanimously agreed that further intrusions on her property would be counted a serious offense and the board would act appropriately.

6. The Board Chairman reported to the Board on the progress of the sewer construction which has been delayed. Residents will not be charged the sewage hook=up fee until the system is turned on.

7.  The Board unanimously approved the snow contract with Mr. Ebling for the winter of 2015-16.

8.  The following requests for upgrades of homes were approved unanimously: (1) to Mr. Jim Hallam for a window in his basement wall; (2) to Debi Giampetro for a house and garage roof (the shingles meet Cluster specifications); and to George and Crys McFarland for a garage roof (the shingles meet Cluster specifications). A request from residents of 14 Muirfield Court for a stone retaining wall is pending Board and Township review and approval.

9. The meeting was adjourned at 9:20 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS
AUGUST 26, 2015
MINUTES OF CLUSTERS 1 BOARD MEETING

Minutes of Clusters 1 Board Meeting August 26th, 2015

1.  A meeting of the Board of the Clusters was held on August 26, 2015 at 8:00 pm at the home of Dick Becker.

2.  Those in attendance were board members Dick Becker (Chairman), David Booth, Debi Giampetro, Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas.

3.  The board approved the proposed budget for 2015-16 with minor revisions. The homeowners monthly fee of $250 would remain the same until the board has more knowledge of the sewer fees.

4.  The board also discussed the issues of cats in Murfield Court per the concerns of several residents. The following actions were approved by the board: (1) the Clusters community will be asked not to feed the cats; (2) after one month (on/about September 26th) the Board will evaluate the extent of the cat population; and (3) if the problem of the cats persists, the Board will propose that a company be contracted to trap the cats and remove to homes, and if homes are not found the cats will be euthanized.

5.  Board Chairman reported to the Board on the progress of the sewer construction which in the next weeks will be in the area west of Sawgrass. He also mentioned that the residents will receive a billing this fall for the cost of individual homeowner hook-up to the new system (most likely approximately $3,000).

6.  The Board approved the removal of a tree at lot #50 which abuts a deck fence.

7. The meeting was adjourned at 10:05 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS
MARCH 16, 2015
MINUTES OF CLUSTERS 1 BOARD MEETING

Minutes of Clusters 1 Board Meeting March 16th, 2015
 

1.  A meeting of the Board of the Clusters was held on March 16, 2015 at 7:30 pm at the home of Dick Becker.

2.  Those in attendance were board members Dick Becker (Chairman), Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas, along with residents Carol Weiss, Chris McKee and Barry Mendelson.
 

3.  Chairman Dick Becker noted that what has commonly been accepted as the “open space” (the wooded area behind The Clusters) actually has been deeded as belonging to B. Scott Holloway. Residents expressed concern for falling trees on their property and the board discussed actions to be taken. It was determined by the board that any removal of trees from the “open space” would be deferred to a later date after additional discussion.
 

4.  The board also discussed the upcoming sewer project. Particular concern was expressed by resident Chris McKee and the possible effects of the construction project upon his own property. To clarify this matter, the board determined that they would invite Joe Conan and Samantha Reiner, Edgemont Township representatives, for a walk through to review the project in question. Chris McKee would also be invited to attend that meeting.
 

5.  The board determined that the pavement sealing would continue this summer in order to complete the surfaces in Muirfield; in 2016 the sealing of surfaces in Sawgrass would be completed.

6.  Kathy DeFreytas reviewed the financial statement.  There were no questions or discussion.
 

7.  Dick Becker noted again that there is to be no overnight street parking in the Clusters, nor are cars to be “indefinitely parked” in the common lots on north end of Sawgrass. These lots, too, provide for 6 spots and will be lined so that cars not take more than the designated spot.

8.  The meeting was adjourned at 9:30 pm.

CLUSTERS 1 AT RUNNYMEADE FARMS
DECEMBER 8, 2014
MINUTES OF CLUSTERS 1 BOARD MEETING

Minutes of Clusters 1 Board Meeting December 8th, 2014

1.  A meeting of the Board of the Clusters was held on December 8, 2014 at 7:30 pm at the home of Dick Becker. Residents of the Clusters were invited to attend.

2.  Those in attendance were board members Dick Becker (Chairman), Debi Giampetro, Jim Hallam and George McFarland.  Also invited to attend was Kathy DeFreytas.

3.  Chairman Dick Becker welcomed the members of the board and the members of the community. He noted that the street paving is finished for this year and the board plans over the next several years to complete the paving of the rest of the road surfaces. He reported, too, that the trees at the entrance to Muirfield Court had been trimmed.

4.  Corrine Caldwell, the Clusters’ representative to the Sewer Board, gave an updated report on the progress of the sewer plans. She noted that members should have received a letter from Edgemont Township outlining costs for the project to link in to the main sewer system. An inspection cost of $250 would be assessed to each home owner and $3,000 would be assessed sometime in the next year to cover the charges for the installation. Additional information will be forthcoming. Residents were given a time to ask questions and offer comments. Addition  questions should be directed to the board.

5.  The snow and landscape contracts for 2014-15 were reviewed by the board and approved unanimously. Landscape charges would remain the same; snow removal charges would increase $5.00 per hour.

6. Kathie DeFreytas reviewed the financial statement for the calendar year. There were no questions or discussion.

. Dick Becker noted again that there is to be no overnight street parking in the Clusters. This, however, hasn’t been adhered to consistently. There have been complaints and residents have received a notice and warning; further infractions will result in a $5.00 per night fine. A question was raised as to whether or not residents can use the pool parking lot for overnight. This will be investigated by Kathy DeFreytas.

8.  Dick Becker also raised the issue of whether or not The Clusters should be responsible to clear away several fallen trees in the wooded section behind Sawgrass properties 30-38. It was decided to ask Debi Giampetro to check the boundary deeds of these properties to see if the boundary lines extend into the wood regions.

9. It was mentioned by a resident that the Sawgrass mailbox roof has deteriorated and needs to be replaced. This will be addressed.

10. The Board of Clusters was thanked (by hearty applause) by the residents for their good and faithful efforts this past year. A reception, hosted by the Beckers, followed this meeting.

11. The meeting was adjourned by 9:00 pm.Say something interesting about your business here.