Updated 6/3/21
RESPONSE FROM WYNNE CORP.
6/3/21
We’ve received a response to the minutes and follow-up questions from our April 19th meeting with Eric Wynne and Steve Rodriguez. Click here to read the letter.
MEETING WITH WYNNE CORP APRIL 19, 2021
The meeting was held at the Wynne Corp. office at 11:00 AM
Attendance
HOA: John Wynne; Ernie George; Susan George
Wynne Corp: Eric Wynne; Steve Rodriguez
Attendance at HOA meetings
Steve said he appreciated the invitation to the last HOA meeting but explained that in his experience such meetings can become confrontational and he prefers to communicate with the HOA Board.
Problems with trash and recycling pick up
Eric stated that they are well aware of the problems and have been calling Waste Pro daily. Waste Pro told them the problem is due to staffing issues and said it will take time to resolve. Eric explained that St. Lucie County requires Wynne Corp. to use Waste Pro for trash. He said that in the past they had tried to do the recycling themselves, but with only one truck and driver couldn’t manage it so they had to go with Waste Pro for recycling too.
Plans for reopening/restarting activities
John asked if there is a master plan for lifting restrictions imposed due to Covid. Eric stated that the main concern is keeping people healthy, balanced against them being able to enjoy activities. He noted that people can have very different attitudes about whether things should be opened up or not. Discussion ensued regarding opening the pool to guests. The consensus was that the pool should remain closed to guests at this time. However, Eric said the limit for groups indoors is now 25 people rather than 10. He also said they are in favour of getting the Grille open again. Precautions including masks, disinfection and hand washing will continue.
Notices
- 90 Day notice of policy changes
John read Section XI-B in the Prospectus concerning management’s obligation to give 90 day notice of changes in policies and regulations. He explained that owners had not been given 90 day notice of changes in policy regarding acceptable external house features. In some cases they were asked to remove or change things that have been in place and presumably acceptable for many years. In another instance a lady who bought her home from Wynne Corp a year ago is now being asked to change things that were there when she bought it. It is unclear as to criteria used to determine what’s OK and what isn’t. For example, lattice that was good two months ago isn’t good now. Eric stated that there has been a change in enforcement, not a change in policy. Discussion ensued as to what constitutes a policy change. Eric stated that how something is enforced doesn’t constitute a change in policy. John disagreed. The parties chose to move on to the next topic.
- ACC Approval
Steve noted that in the prospectus it states that owners are required to submit plans in writing to the ACC before making any exterior additions. However, that policy has not always been followed. For example, someone might not get permission, but puts up lattice. Maybe the lattice isn’t seen for a year. That doesn’t make it permissible. Eric stated that the ACC provides a written notice to the owner when something is approved. John shared that he and a number of other owners had received a verbal “OK” from Mark for various changes to home and property, but were now being asked to remediate what they had done. Eric and Steve pointed out that without a process of written approvals, anyone could say they had gotten verbal approval. John stated that he had provided a schematic and details of his planned project but never received anything more than the verbal OK. John questioned if there were problems with Mark’s recordkeeping. Steve said that Mark had kept excellent records, that there are files for all submitted ACC requests, and in every case on file a written notice was sent to the homeowner. Regarding the ACC, Steve explained that it consists of corporate level persons and that the park manager is not involved. He clarified that not every external change requires ACC approval. While some decisions must be made by the committee, others can be approved by the park manager.
- Notice procedure
- Ernie noted that the 14 day timeframe with the threat of eviction stated on the notice is very scary, especially to elderly people. Eric acknowledged that could be the case, but stressed that the goal is not to evict owners. In fact, eviction is a very rare situation. Steve stated that the process is dictated by the courts, starting with the 14-day notice to clean up, then if need be a second notice for x amount of days, then a third and so on. He added, if people clean up as requested in the first place, that’s the end of it. Eric added that every effort is made to be fair, and when someone can’t complete the required work within the 14 days, they can request an extension and every effort will be made to work with them.
- Susan suggested that one problem is how the notice is written, i.e. it threatens what will happen if the work isn’t done as requested, but doesn’t say anything about what to do if more time is needed. Not all owners will realize they can call for an extension. She questioned if the wording at the end of the notice could be modified accordingly.
- Lattice, Sheds and Pavers
- John asked for clarification about lattice. Steve said the lattice issue has nothing to do with Wynne Building Corporation. The problem is that lattice on the side of a carport changes the wind load that the structure was designed to handle and this can lead to a carport blowing off and causing damage. Steve explained that, per county and city building codes, adding lattice to the carport constitutes a change to a permanent structure and therefore requires engineering approval. John said that he would investigate the codes further. John suggested that it would have been helpful to owners to know that the county/city, not the Wynne Corp. was the source of the lattice prohibition. Susan noted that had everyone known the rationale, it might have reduced the turmoil.
- John asked why owners were being told to remove sheds and pavers that were in place when they purchased their home, sometimes from the Wynne Corp. itself. Steve said if someone has documentation in their file or in hand, giving approval for a shed or pavers (that are in good repair), they aren’t being asked to remove them. John pointed out that in some cases these things were there when the house was purchased, so the owner would have no approval paperwork. Eric stated that things in place at the time of purchase are not necessarily acceptable, and Steve questioned why anyone would assume that. John explained that since houses are inspected by the park management before you can sign the lot lease, the logical assumption is that everything is in order. Eric and Steve stated that homes are not always inspected by the park. Sometimes individuals sell to other individuals without involvement by the park, and sometimes houses are sold with things needing to be done. That falls to the new owner. John explained that this is inconsistent with most owners’ belief that there is an inspection done prior to lease signing. Decision made to table further discussion on this topic.
- Ernie requested clarification regarding plastic vs. metal sheds. Steve stated that plastic sheds do not meet code and can’t be adequately tied down. Ernie voiced disagreement with that statement.
- Regarding pavers, Steve stated that if permission was given and the pavers are in good condition they can stay. New ones are not being allowed because they are difficult to maintain in good, attractive condition.
How can we improve the notice process for the future?
- John asked if it would be possible to send out a letter well before the notice process starts, just to remind owners that inspections are coming and it’s time to start exterior clean-up. Eric said he was agreeable with that idea but noted that in general people who take pride in their property keep it up all the time, while some won’t do anything until threatened. All agreed that there are some problem people who don’t care about keeping things nice.
- John offered to have the HOA draft the letter which could then be sent out by the corporate office with the rent increase notices. This would avoid additional mailing costs.
- John noted that Easter was late in the season to start the notice process as many part-year folks had left already. Steve explained that property inspection is usually done year-round and divided into sections, but things got behind due to Covid.
- Susan noted that many of these issues are 75% a communication problem because we ultimately want the same thing. She said the natural mistrust between management and homeowners can be mitigated by improving communication in the future. This should prevent misunderstanding and lessen conflict.
Additional items discussed
- Tree trimming – The HOA has gotten frequent questions as to which trees not in communal areas are trimmed by park staff. Per Eric, the only trees on home lots that the park maintains are those planted by the park, usually they are Queen Palms in the front yards. Regarding concerns that park tree maintenance is lax, Steve stated that there is only one truck and driver.
- Pool – Complaints have been made that the pool has been unusually cold. Long-time owners said that it used to be covered at night, but that is no longer done. Steve explained that the covering could not be rolled out during the concrete work done recently. Eric said the pool temperature should be maintained at 82 degrees even when uncovered. He added that covering the pool is advantageous in lowering heating costs, and that next winter we can expect water temperature to be maintained.
- Ernie shared that the water supply to the golf starter shack was turned off due to a leak. It’s been off a long time and it is a significant inconvenience to golfers. Eric and Steve agreed it look into it and see that it is fixed.
- Speeding – John shared ongoing concerns about speeding in the park, acknowledging there is no easy fix. Discussion ensued with agreement that speed bumps are not a solution. Eric suggested that the HOA call the police to see if they have suggestions, possibly including having an electric speed sign set up for awhile. He knows that other parks have tried that.
- Streetlights – Many complaints have been made about streetlights being out for extended periods of time despite being reported. Eric explained that when there are a few lights needing to be changed, then they are fixed. He suggested that we might ask our community patrol to audit lights as they do their rounds. John will speak with Rich Zwack.
- Sink holes on the golf course – Sink holes are a continuing concern. While one was fixed, there are others, and they are worsening. John also suggested a better caution barrier than just yellow tape. Eric & Steve agreed to see that sink holes are addressed.
- Paving – Compliments were given for the resolution of pavement problems in the parking lot and streets.
- Vaccinations at Fairways – Eric asked if we could do another email notification regarding upcoming vaccine clinic at Fairways on April 21. Susan will send out the email.
The meeting was adjourned at 12 noon.
FOLLOW-UP LETTER TO ERIC WYNNE & STEVE RODRIGUEZ
April 26, 2021
Dear Eric and Steve:
Thank you for meeting with us last Monday. We appreciate the opportunity to share information and perspectives, and to open up a dialog concerning topics of mutual concern. Attached you will find our minutes of the meeting. Please review them and let us know if you see any corrections that need to be made before we share them with park homeowners.
We also realized that there are a number of questions we never got to, and some things that were discussed but could use further clarification. They are as follows:
- First off, we thank you for getting work done right away on the water supply to the golf shack, and we’re happy to see work in progress on the culverts.
- As you suggested at the meeting, we followed up on the building codes for lattice. We were told by the City of PSL code enforcement division that there are no prohibitions to placing lattice on the side of a carport. As this isn’t what you are going by, could you please give us the code numbers etc. that are guiding you.
- We have not been able to find information supporting any prohibition on prefabricated sheds. We did find information in Section 1509.001 – Florida Building Codes; amendments, saying that storage sheds less than 720 square feet are exempt from mandatory wind-borne-debris-impact standards. Again, if you could point us to the codes you are following we will educate the homeowners accordingly.
- When we discussed communication, we neglected to ask you what the appropriate grievance procedure is should a homeowner take issue with a request on a notice. We assume that the first step is to go to the park manager, but what is the next step if there is no resolution at that point?
- We spoke briefly about tree trimming. Thank you for clarifying about trees on the lots. Is PSL responsible for the trees in the buffer areas behind the lots? Also, as we mentioned at the meeting, we’ve heard many complaints about the condition of park-maintained trees. While Steve explained there is only one truck and driver, it’s more than a little frustrating when homeowners are expected to complete maintenance tasks in a very short time frame, despite financial and physical barriers they may encounter, yet park management can be excused from fulfilling their duties in keeping things kept up. What can homeowners expect? Is there a schedule for working on trees?
- Regarding streetlights, Steve said that lights are fixed when a few are noted to be out. That’s pretty nebulous. How many is a few in this case? Since we frequently hear complaints that burned out lights are not fixed promptly, what is a reasonable time frame to expect a light outage to be addressed? As this is a safety issue it’s a pretty hot topic.
- After further discussion about reopening activities, we’d like to walk-back our initial take on the question of opening the pool to guests. In retrospect, considering the limited time that young guests can use the pool, we think it’s time to allow guests at the pool. In that same vein, we’re thinking it should now be OK for guests to enter the clubhouse (masked etc. of course). In particular we’d like to allow residents of Riverfront and One to resume playing pool and cards with their friends here.
- We would also like to see approval for inside eating. Restaurants have been open for indoor dining for many months now, so the rationale for the prohibition of coffee and snacks in the clubhouse is not clear.
- Another question – when can our Community Patrol resume? It seems safe to us.
- We’ve recently had questions regarding pool hours, with some homeowners asking if the pool could stay open past dusk, possibly until the clubhouse closes (as is the case for other activities that have good lighting at night).
- We’re still confused about inspections. According to our notes, you said that park management does not routinely inspect homes at the time of sale/resale. This conflicts with what was said at a meeting we had with you on March 25, 2019, when we were told, “the homeowner must first have their new home in proper order on the outside to receive their badge.” Requiring inspection before issuing badges seems to be supported by complaints from new residents who say they can’t get their badges until their house is inspected. Could you please clarify this discrepancy for us?
- Also, some new homeowners have complained that despite repeated calls to the clubhouse asking to have the inspection done, they’ve had to wait a long time, during which they’ve been unable to use park amenities. Some say they’ve had to wait months. We’d appreciate it if you could follow-up on this.
Again, thank you so much for meeting with us. We’re looking forward to working with you to clarify things and hopefully get folks calmed down! We will keep you apprised of any further developments with the current issues as well as any new concerns as they arise. Likewise, please don’t hesitate to contact me if you have questions or concerns that the HOA might help with.
Sincerely,
SLGV – HOA
John Wynne
President