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Wood Bridge Meadow Homeowners Association

For a copy of the Annual Meeting Minutes

Contact our Secretary

or President Eric Hansen

 


 Recent Policy and Documents (June 2017 Posted)

 

GUIDELINES FOR THE MANAGEMENT OF HOMEOWNER’S REQUESTS FOR OPTIONAL SERVICES ON WOODBRIDGE MEADOW TRUST PROPERTY

Approved May 11, 2017

The Wood Bridge Meadow (WBM) Deed of Trust was established April 8, 1974 and Section 4 Services Function expressly authorizes the Trustee to perform, render, negotiate or contract a variety of services. All of these services with the exception of landscaping maintenance and maintenance of streams, ponds, waters and watercourses are considered optional and at sole discretion of the Trustee. In contrast, the maintenance of the landscaping, streams, ponds, waters and watercourses are clearly defined as absolute obligations of the Trustee. Maintenance of these portions of WBM is defined as maintaining these components in the condition that they were at the time of their construction after the indenturing of the Deed of Trust in 1974. This would hold true barring restrictions imposed by new governmental regulatory requirements or restrictions. The Trustee is required to maintain WBM in good repair. Otherwise the Deed of Trust provides that the Township has the right to intervene, provide the required services and collect compensation from WBM and the Units for such services.

 

Over the years, the Trustee has come to believe that WBM should and does place a high value on the individual homeowners’ desire to maintain not only their property, but also adjacent common property. This includes, but is not limited to removal of trees, branches, debris, mulching and weeding of berms, etc. At the same time, any improvements and/or changes in landscaping, streams, ponds, waters and water courses beyond the conditions as they existed at the time soon after their construction are considered optional and at the sole discretion of the Trustee. It is these two, sometimes competing, factors that come into play for determining the way the Trustee will determine final allocation for these expenses.

 

Section 7 Assessments of the Deed of Trust provides that the cash requirements for the maintenance of WBM shall be assessed equally across all Units. In contrast, service Functions deemed optional, including those optional improvements in landscaping and water management beyond conditions found soon after the construction of WBM in 1947 – 1975, may be prorated unequally across Units. The formula for prorating is at the sole and absolute discretion of the Trustee when there is specific benefit to an individual or a group of Beneficiaries or the optional service is opted for by only a specific individual or groups of beneficiaries.

 

The following guidelines are intended to provide the WBM Board a tool for the consistent and fair handling of most individual and group requests for optional services by the Trustee. Obviously, the nature of all future requests cannot be anticipated in advance but it is hoped that the principles in these guidelines may assist in the handling of most requests, required emergency action notwithstanding.

 

The following guidelines shall be considered for the determination of degree of financial burden for requested services:

 

1) The Trustee must receive the request through the use of the current version of the ‘Architectural and Landscape Request’ document at least 2 weeks prior to any hoped for action by the Trustee, individual Board members or the beneficiaries.

a. Failure to follow this requirement may cause the Trustee to reject the request.

2) The request should include the precise location of the rendering of the service and two or three estimates of the cost of such service.

a. Failure to follow this requirement may cause the Trustee to reject the request.

3) The Trustee will ascertain, prior to any action, whether the requested service is located on Trust property, individual or group of beneficiaries’ property or both.

4) If the requested service is located solely on the beneficiaries’ property and not the consequence of an event on Trust property, or is the consequence of prior actions by the beneficiaries, whether or not it is located on Trust property, the financial burden shall be borne entirely by the beneficiaries.

Version 4 – 3/2/2017

 

 

5) Upon determination that the request involves Trust property, requests will be prioritized based on the following criteria:

a. Requests that address a potential safety or liability issue that may impact all WBM units

b. Requests that address a potential safety or liability issue that may impact a limited number of WBM units.

c. Requests that address a potential safety or liability issue that may impact one WBM unit.

d. Requests that address a functional issue that benefits all WBM units.

e. Requests that address a functional issue that benefits a limited number of WBM units.

f. Requests that address a functional issue that benefits a single WBM unit.

g. Requests that address an esthetic issue that benefits all WBM units.

h. Requests that address an esthetic issue that benefits a limited number of WBM units.

i. Requests that address an esthetic issue that benefits a single WBM unit.

6) The Board should assume that its actions will be precedent setting for other similar requests in the future and carefully consider the potential financial implications of their decision.

7) If the requested service is located solely on Trust property the financial burden should be prorated with the following guidelines:

a. If the requested service is deemed by the Trustee to be in the best interest of all WBM Units then the expense for the services rendered solely on Trust property should be born entirely by the Trustee.

b. If the requested service is deemed by the Trustee to be in the best interest of a group of four or more beneficiaries then the expense for the services rendered solely on Trust property should be borne 20% by the Trustee and 80% by the group of beneficiaries.

c. If the requested service is deemed by the Trustee to be in the best interest of only an individual unit or no more than three beneficiaries, then the expense for the services rendered solely on Trust property should be borne 30% by the Trustee and 70% by the individual or limited group of beneficiaries.

8) If the requested service is located on both the beneficiaries’ property and Trust property, the financial burden should be prorated 50% directly to the beneficiaries and the remaining 50% will be prorated in accordance with the following guidelines:

a. If the requested service is deemed by the Trustee to be in the best interest of all WBM units then the expense for the services rendered solely on Trust property should be borne entirely by the Trustee.

b. If the requested service is deemed by the Trustee to be in the best interest of a group of four or more beneficiaries then the expense for the services rendered solely on Trust property should be borne 20% by the Trustee and 80% by the by the group of beneficiaries.

c. If the requested service is deemed by the Trustee to be in the best interest of only an individual unit or no more than three beneficiaries, then the expense for the services rendered solely on Trust property should be borne 30% by the Trustee and 70% by the individual or limited group of beneficiaries.

 

 


 

 

Documents and Policies

 

Below are the documents and policies for the Wood Bridge Meadow Homeowners Association.  Please click on a link to view the associated document.

 

 

Community Bylaws

view online

download PDF

Architecture & Landscape Review Form download PDF
Other public document 2  

 

 Additional Documents and Policies are available to association members.

Please login to view the additional items. 

 

 

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