|photo by Arody Victoria
to Our Community
Morris Farms, a community of 363 homes, is located in Mecklenburg
County on the southeast side of Charlotte, North Carolina. Our community was established more than 20 years old and
is a deed restricted community with an active Board of Directors.
enter this drawing participants must update their contact information by clicking the link below:
Please review our Satellite Dish Placement Policy and contact us if you
have questions regarding the location of your dish.
SATELLITE DISH REQUIREMENTS:
As with ALL exterior changes, approval is required PRIOR to installation by submitting
an Architectural Request Application (form can be downloaded from our "Governing & Financial Documents"
page). Typically ACC decisions are made within 3 days, but can be expedited if the board is made aware of an emergency situation.
According to FCC Satellite and Antenna Regulations - the OTARD Rule...
"Restrictions that do not impair a viewer's ability to receive video programming services remain enforceable, as do
safety rules and rules in certain historical districts, even if such rules impair reception. As a result, community associations
may still require an owner to comply with rules governing the means, method, and location of the antenna installation, as
long as no unreasonable delay or cost is involved and an acceptable quality signal can be obtained. Such restrictions might
include requiring compliance with building codes, screening, unobtrusive placement, painting certain parts of the antenna,
camouflage, and other reasonable steps to ensure the safety of the installation and minimize the visual effect on the community,"
must be placed in the least conspicuous location on the Lot (generally being the rear yard or rear roof) at which an acceptable
quality signal can be received and in a manner consistent with the Community-Wide Standard and the Architectural Guidelines.
IF your dish is currently located on a pole on your lawn or attached to any structure
other than your roof causing it to be visible from the street, please contact us to prevent receiving a Hearing
Notification, which could result in daily fines.
The board is willing to work with residents currently out
of compliance, if they submit an Architectural Control Request Application (attached) or contact RCM within the next
Morris Farms Homeowners Associations
Board of Directors
Debi, Evelyn, Clair, Erika & Marguerite
SATELLITE DISH REQUIREMENTS: As with ALL exterior changes, approval is required PRIOR to installation by submitting an Architectural Request Application
(form can be downloaded from our "Governing & Financial Documents" page). Typically ACC decisions are
made within 3 days, but can be expidited if the board is made aware of an emergency situation.
dishes must be placed in the least conspicuous location on the Lot
(generally being the rear yard or rear roof) at which an acceptable quality signal can be received and in a manner consistent
with the Community-Wide Standard and the Architectural Guidelines.
MORRIS FARMS NEIGHBORHOOD YARD SALE
JUNE 27TH & JULY 4TH 2015
SIGNAGE WILL BE POSTED AT ENTRANCES -
Balloons at mailbox can indicate participants
ON STREET PARKING
It has been
requested we stress the importance of residents being mindful
of the manner in which they park on our streets.
To aid in the flow of
traffic, please follow these guidelines:
•Park in a manner to NOT cause congestion
•Do not park across from another parked vehicle that would cause
emergency/larger vehicles difficulty in squeezing
•Do not park on curves causing drivers to cross over into unseen coming
block access to or from your neighbor's driveway
•Do not park facing traffic (position vehicle with the flow of
•Do not park in front of "Stop" signs or fire hydrants
What Happens If I Don't Pay My Homeowner Dues?
Your HOA’s board has a duty to collect monthly association dues, and will take necessary steps to
recover any missed payments.
Your homeowners association (HOA) has bills to pay: heat, electricity, landscaping, maintenance,
repairs, employees and possibly more depending on your community’s unique features. As a homeowner, you pay a portion
of those fees—your HOA dues—each month.
(TO CONTINUE READING THIS ARTICLE CLICK THE LINK BELOW)
Appointment to the Board
Please join us in welcoming Erika Paige of Moss Cove Court to the board. Erika was appointed by the board to
fill the vacancy created by the resignation of Shawn Gaines.
Morris Farms Residents,
We would like to thank the residents who provided their proxy or attended
March 2, 2015 Annual Meeting. Although the number in attendance was
not as high as we might like, we realize that
annual meetings are no
longer the main source of communication, as in years past. Now,
fortunately with all
our electronic devices, board of directors and our
property management, Revelation Community Management, may be reached
daily basis through our web site and emails.
The two Bylaw Amendments (see attached) on the Meeting's
Bylaws (governs HOA Meetings, Assessments,
and the Election
and Duties of the Board) dictate that an amendment can be made
with the majority of approval at a called meeting of the homeowners.
Restrictions, Voting Rights,
Property Rights, Assessments, and
Architectural Control) are much stricter and require
75% of all 363
homeowners approval for an amendment.
To share the information
provided to homeowners, the agenda and
reports listed below can be downloaded from our Governing and Financial Documents
- 2014 Year End Financials
- 2014 P & L
- 2014 Accomplishments
- 2015 Annual Meeting Documents
- By Law Amendments March 2015
Debi Powell, Evelyn Gandy and Marguerite Flores
were re-elected for an
additional 2 year term to the board. With no other nominations from the
one current vacancy will be filled by appointment by the board
Door prizes were won by Dr. Melvin
Russell, Mr. James Horton, Mr. John
Ryan and Mr. James Trull.
The board of directors are here to serve and
assist residents with their
homeowner association needs. If you have any questions or concerns,
out to us.
Morris Farms Homeowner Association
Board of Directors
Debi, Evelyn, Clair
Morris Farms Homeowners,
Our annual homeowners meeting will be held on MONDAY,
MARCH 2nd, 2015 @
The meeting will be held at the Throne of Grace
Church at 7200
For those of you planning to
not attend, we would appreciate you accessing
the link below to electronically submit your
to our property
manager, Revelation Community Management. Last year we did not have
enough in attendance to have a quorum, so every PROXY helps.https://signnow.com/s/1IqYBrC
*MORRIS FARMS ANNUAL HOA MEETING -MARCH 2ND, 2015 *
March 2, 2015 - 7:30pm
- ANNUAL HOA MEETING - Throne
of Grace Church - 7200 Albemarle Road --
IN CASE OF INCLEMENT WEATHER THE RESCHEDULED DATE
WILL BE - Monday, March 23, 2015- 7:30pm
A Message From the Board
of the more important duties of the board of directors is preparing a balanced budget. Each year, with delinquent accounts
on the rise, this duty becomes more and more difficult. Upon searching for ways to increase revenue and stay within the guidelines
set forth in our CCRs, the board elected to increase the monthly late fee from $10.00 to $25.00 (see Policy Resolution article).
board believes this is a fair way to increase revenues needed for improvements, such as replenishing red brick chips and pruning
pin oaks, that our budget does not allow for because of delinquent accounts. This late fee increase will only affect delinquent
accounts that cause our short-fall, and not homeowners that pay their dues on time or set up timely payment plans. In addition,
the board will no longer waive any late fees. The deadline for paying dues on time, without a late fee, is January 30th, 2015.
It is in the homeowners best interest to set up a timely payment plan to not only avoid monthly late fees,
but also the attorney fees and court cost involved should a lien or foreclosure occur.
IMPORTANCE OF RESPONDING TO A HEARING NOTIFICATION
Before a homeowner is assessed a DAILY FINE for non-compliance
issues, several steps take place to open communication and assist with proper measures needed to bring a violation into compliance.
These steps include: 1st Notice of Violation, 2nd Notice of Violation, Notice of Hearing (10 days prior to hearing date),
and Hearing Result Notification informing them a daily fine will begin in 10 days, if the violation has not been brought into
compliance or occurs again.
The homeowners association follows all legal requirements set forth, which specify the
amount of time between notifications. This time-frame covers a period of at least 3 ½ months, adequate time for a homeowner
to correct or communicate their need for additional time to the board, prior to being assessed a daily fine.
We strongly urge homeowners to
not ignore any violation notification. The board has recently changed their policy regarding waiving daily fines (see Policy Resolution
article) inan attempt to make homeowners understand the importance of maintaining their property in compliance with our CCRs.
If you do not have a copy of our CCR/By-Laws, you can find them on our web site at www.morrisfarmsnc.com "important document"
POLICY RESOLUTION RELATING TO LATE FEES AND VIOLATION
Enacted: October 20, 2014 | Effective: October 21, 2014
the Board of Directors of the Morris Farms Homeowners Association, Inc. is empowered to exercise all of the powers, duties
and authority vested in or delegated to this Association by provisions of the Bylaws, Articles of Incorporation, and the Declaration
of Covenants, Conditions and Restrictions.
NOW THEREFORE, BE IT RESOLVED THAT the following policy shall be adopted
by the Board of Directors regarding late fees and violation fines.
The Board will no longer waive any portion of late
fees. Fine waiver requests will be considered after a violation is resolved. However, each owner will be responsible for the
first $500.00 of violation fines. Thereafter, the Board will consider waiving one half of any remaining balance, exceeding
For reference: Article V, Section 8. Effect of Nonpayment of Assessments: Remedies of the Homeowners Association.
Any assessment not paid within thirty (30) days after the date shall bear interest from the due date at the rate of six (6%)
percent per annum or the maximum interest rate permitted to be legally charged under the laws of the State of North Carolina
at the time of such delinquency, whichever is greater. In addition to such interest charge, the delinquent Owner shall also
pay such late charges as may have been therefore established by the Board of Directors of the Homeowners Association to defray
the costs of late payment. The Homeowners Association may bring an action at law against the Owner personally obligated to
pay the same or foreclose the lien against the property, and interest, late payment fee, costs, and reasonable attorney’s
fees of such action or foreclosure shall be added to the amount of such assessment. No Owner may waive or otherwise escape
liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot.
Effective January 1,
2015, late fees will be increased to $25.00 per month. Late interest will remain at the maximum interest rate permitted to
be legally charged under the laws of the State of North Carolina at the time of such delinquency.
see ADVERTISEMENT PAGE for more info
SPRING has finally arrived! And, with
its arrival comes the mowing season and a
lot of exterior maintenance that can at times seem over-whelming.
We want to encourage residents
to put forth their best effort so every residence in
Morris Farms offers beautiful curb appeal. Many times a homeowner only spruces
up their residence
when putting it on the market to sell. Morris Farms would be more
if homeowners would always present their home in a manner worthy of
attracting a buyer.
Prior to making exterior changes/additions
and painting an ARCHITECTURAL CONTROL
APPLICATION (can be downloaded from our Governing Doc page) needs submitted for approval.
This can prevent additional costly expenses by preventing the need to
repaint, which has
three residences after being painted a non-conforming color.
Here is a checklist of home maintenance items that typically cry out for attention:
•mow grass regularly to keep it at no higher than 5"
a weed eater or round up to keep weeds/grass from the edges of your
residence's foundation, mailbox
post, fence posts, trees, sidewalk, driveways and curbs
•fertilizer, grass seed, and use weed
control to maintain a lush green lawn
•trim and/or shape shrubbery
(woodchips, pine straw) around trees, shrubbery and flower beds
•do not store sanitation containers on
the front of residence
•do not park vehicles on grass
bags should be stored in containers, not left on ground
•remove trash weekly
•replace broken window/blinds
•plant flowers in beds, window boxes, hanging baskets
•pressure wash exterior of residence to remove mildew and dirt
mildew can be removed with Jomax (mixed with bleach/water) or bleach spray and
a garden hose
•paint residence if color has faded (PLEASE SUBMIT ARCHITECTURAL CONTROL REQUEST APPLICATION
PRIOR TO SELECTING PAINT COLOR)
•paint storage sheds to match color of
•clean out gutters
•remove dead, low, or overcrowded tree branches
•repair broken shutters
•replace rotted wood (fascia
•replace rotten railings, steps, decks
•do not leave vehicles on jacks, cinder blocks, or ramps longer
•do not store appliances, hot water tanks, furniture anywhere
outside of residence
•keep pets on chain, leash (no chain link kennels are allowed)
walking pets, please take a plastic bag and clean up after them
•when parking on the street - keep tires
off grass but close to curb and
park with the flow of traffic.
For everyone's safety, do not park on a curve.
This list is rather lengthy and nearly impossible to accomplish in a weekend. However,
we encourage residents to look it over and, at a reasonable pace, work
your residence measures up.
We hope everyone
has a safe and enjoyable spring and summer!
Debi, Evelyn, Clair, Marguerite, and Shaun
TO THE BOARD In the event of no
quorum, which was the case at our March 3, 2014 Annual Homeowners Association Meeting, a NC Statute grants the remaining board
of directors the authority to make appointments to the board. Therefore, with the 2-year terms of Bobbie
Slaughter and Clair Ross expiring as of March 2014, the board re-appointed Clair Ross. We are saddened to
share that family obligations consuming so much of Bobbie Slaughter's time prevented her from running for re-election. The importance of
Bobbie Slaughter’s contributions over her seven years of service cannot be overstated. Bobbie provided advice,
calmness and was an anchor many times as the board faced difficult challenges. Some of the responsibilities Bobbie fulfilled
over the years included the offices of Secretary and Vice-President. We took full advantage of Bobbie's editing
skills and had her proof many newsletters, emails, and HOA correspondence. One of Bobbie's character traits was her
level headedness. She never lost her cool, calm manner. She was a positive influence and deserves recognition
for the years she provided excellent service to our neighborhood. It was an honor serving with her.
our annual meeting, the board has worked to recruit volunteers and we are pleased to announce the appointment of Shaun Gaines
of Pinstripe Lane. Shaun Gaines and his wife Desiree moved into Morris Farms in July 2011. Shaun has
done volunteer work for about ten years, with a majority of it being community development. He has spent many years
helping other communities, so he felt now would be a good time to volunteer for his own community. As a Training/Human Resource
coordinator, he has experience in writing and enforcing policy and procedure to ensure everyone adheres by the same rules
and regulations. Shaun stated he looks forward to assisting with enhancing the community to make it as safe, welcoming,
and neighborly as possible. We hope you will join us as we welcome Shaun to the board. We are excited he volunteered
to join us as we continue striving to provide excellent service to our residents. We encourage residents to contact the board of directors with their homeowner association
concerns either through our email (firstname.lastname@example.org) or property manager,Marissa
Harris c/o Revelation Community ManagementDirect Phone:
704-583-8312 Fax: 704-665-5642; Email: email@example.com;
Website: www.revelationcommunitymanagement.com Best
Morris Farms HOABoard of DirectorsDebi, Evelyn, Clair, Marguerite, and Shaun
Morris Farms Homeowners Association 2013 Accomplishments
•Ended year with revenue over expenses of $19,925.10, of which $10,189.28
is an interest bearing Reserve Account.
•To improve the appearance of our entrances, Wise Cut Landscaping designed
and installed a new layout with uniform spacing using evergreen shrubbery, day lilies, tulips and seasonal flowers.
bids and hired electrician to repair major underground electrical problem at Lawyers Road entrance that left this entrance
without power for several weeks.
•Installed NO DUMPING signage in English & Spanish as well as a Security
Camera at creek “dumping” area off MPD – which later was vandalized.
Duke Power and NCDOT with repair requests, as needed.
•Reviewed financial records monthly
•Approved and included
our 2014 Budget with 2014 Annual Dues invoice mailing.
•Per resident’s request at our 2012 annual meeting and
after reviewing 3 bids, Gerald Maness Concrete was hired to replace the cracked sidewalk at our Lawyers Road entrance at the
cost of $3,888.00.
•Continued Monthly Yard-of-the-Month Contest
•Purchased a new ‘Yard
of the Month” sign.
•Hired an attorney to represent the HOA in filing and releasing liens. Cynthia Jones of Horack
Talley at an hourly rate of $240.00. This cost is passed on to the homeowner.
•Provided CMPD with
list of vacant residences for monitoring
•Communicated with residents through emails, web site, newsletter,
phone and informational signage.
•Assisted residents with the following complaints:
◦Residences with overflowing trash containers and multiple bags of trash left
◦Trash & household debris stacked in rear yard
house installed without ACC approval attached to shed and adjoining neighbor’s fence
added to existing storage shed without ACC approval
◦Roof repair installed without
ACC approval leaving two different colored shingles
◦Tarp on roof for over a year
◦Shed paint did not match residence
◦Three residences needed to complete painting
◦8 residences widened driveways
with gravel without ACC approval
◦Installation of an electrical fence
◦Received multiple complaints regarding vehicles parking on lawns
and debris left on front lawn
◦Air condition window units
and APPROVED 24 Architectural Control Request Application and DENIED 9. (This committee has 6 members, the board of
directors and one resident, Edwin Koehler.) We want to thank Edwin for his dedicated and professional assistance.
His experience with County regulations and subdivision planning has made him very valuable. •Continued with common area upkeep and improvement which included:
committees- Landscaping, Yard of the Month, Welcome, Communication, Grounds (Website, Newsletter)
•Assisted RCM with hearings
for CCR violations.
•Prepared newsletter articles and resident Arody Victoria offered his professional assistance
in the design layout.
•Organized annual meeting reports and purchased door prizes.
ANNUAL HOA MEETING
March 3, 2014 - 7:30pm
Throne of Grace Church - 7200 Albemarle Road
IN CASE OF INCLEMENT WEATHER THE RESCHEDULED DATE
WILL BE - Monday, March 2, 201- 7:30pm
IMPORTANCE OF ARCHITECTURAL CONTROL REQUEST APPLICATION Have you noticed how many
residents are sprucing up the appearance of their home and yard? This makes our entire community appear more inviting and
fresh. We appreciate the dedication of those who take pride in the appearance of our community and regularly continue to do
their part to keep Morris Farms a great and attractive place to live. It is important to remember that, in advance of making changes to a residence,
an Architectural Control Request Application be submitted to our property management company, Revelation Community Management
for approval prior to initiating the changes. Following these steps will eliminate additional expenses that could occur if
a request is denied. The original Morris Farms Declaration of Covenants Conditions and restrictions addresses the importance
of this approval; i.e. “No building, fence, wall, or other structure shall be commenced or maintained upon the Properties,
nor shall any exterior addition to or change or alteration…(until) submitted to and approved in writing as to harmony
of external design and location…by the architectural control committee.” (Article VI, page 8) Clarification and
guidelines are included in the Morris Farms Homeowners Handbook that, “The purpose of the ARC committee “is to
review and approve or disapprove any owner requested changes or alterations to the residential or common facilities including
but not limited to: buildings, streets, driveways, sidewalks, curbs, satellite dishes, outside antennas, fences, patios and
underground irrigation systems, color of paint, or a change in builder-installed construction materials.” (Page 6)
The Architectural Control Request Application form is available on our website (Governing
& Financial Documents). Printed copies may also be obtained from Revelation Community Management
YARD SALE: The homeowners association is sponsoring a Neighborhood Yard
Sale and will post signage at both entrances, as well as advertising on Craigslist and Yardsalesearch.com. Residents
that wish to participate may indicate by attaching a balloon to their mailbox.
a.m. - 1:00 p.m.
REVELATION COMMUNITY MANAGEMENT - NEW Property Management Team
REVELATION COMMUNITY MANAGEMENT is a Certified Property Manager that promises to exceed the services being received from
our current management company as well as provide a cost savings. MFHOA will continue to pay $700.00 per month, but receive
more services and not pay for copy fees, envelopes or paper, which in itself is a savings of at least $1,700.00 per year.
REVELATION COMMUNITY MANAGEMENT is a Charlotte based firm that was founded in 2010 with the belief that communities
in North and South Carolina deserve something more. The foundation of REVELATION COMMUNITY MANAGEMENT is flexibility in meeting
the individual and unique needs of each community. The flexibility offered to their communities includes world class service,
exceeding all other competition. They believe that there are three key elements that can effectively reduce violations and
delinquency while encouraging community involvement.....communication, education and events. REVELATION COMMUNITY MANAGEMENT
offers a superior product of customizable services focused on the three key elements that will enrich community living while
developing the community atmosphere that many of us grew up with.
REVELATION COMMUNITY MANAGEMENT contact information
will be included in our 2013 Annual Dues invoices and updated on our "CONTACT US" web site page on December 1, 2012.
CAM'S CONTRACT CANCELLED WITH CAUSE:
The HOA's contract with Carolina
Association Management (CAM) states:
"the Board may cancel this agreement for cause. Cause is defined as any
substantial failure to perform any of Agents duties or obligations enumerated herein AFTER ASSOCIATION has given Agents written
notice specifying such failure(s), and in the event Agent fails to remedy such failure(s) within sixty (60) days following
such notification." After several written notifications that did not provide a remedy within 60 days, the
board began interviewing property management companies and reached a decision at their October board meeting to enter a 2
year contract beginning December 1, 2012 with REVELATION COMMUNITY MANAGEMENT (www.revelationcommunitymanagement.com).
WISECUT LANDSCAPING HIRED: As good
stewards of your HOA dollars, one of the duties of the board of directors is to review contracts to ensure the HOA is staying
within budget, as well as comparing services with other contractors to receive the best services for our residents. In order
to save money and a desire to improve our entrance's seasonal flower bed plantings, as of November 1, 2012 the board of directors
has entered into a new contract with WiseCut Landscaping (www.wisecutlandscaping.com). We look forward to working with Tim
Wise and his crew.
MORRIS FARMS NEIGHBORHOOD YARD SALE
Saturday, MAY 19th, 7:00 a.m. - 1:00
Balloons at residence's mailbox indicate participants.
ANNUAL "DUMP YOUR JUNK"
- May 26 & 27th, 2012 - LOCATION: 7333 Rena Mae Lane. Please
do not place any items on the ground. No tires, batteries, lawnmowers permitted
2012 ~ 1st QUARTERLY
YARD OF THE MONTH CONTEST
Visit our "Yard-of-the-Month"
page to vote
MARCH 5, 2012 ANNUAL MEETING UPDATE:
Morris Farms Residents,
The board of directors would like to thank all the residents that attended last Monday's annual meeting.
Attendance was at 69, an all-time high. The homeowners voted to re-elect Bobbie Slaughter and Clair Ross to the board and approved, by a vote of 82-23, the
Bylaw Amendment Article IV, Board of Directors; Section 6. Requirements.
Section 6. Requirements: All directors and nominee requirements: Nominees selected by the Nominating
Committee must meet the following 5 requirements prior to being placed on the ballot. Nominees from the floor of the annual
meeting, upon election to the board found to not meet these requirements will be replaced by the “qualified” nominee
with the next highest number of votes. In the event no nominees meet the requirements, the board of directors will fill the
vacancy by appointment.
Morris Farms Homeowner
Only one family/household
member can serve at the same time
A history of compliance with Morris Farms Declaration of Covenants, Conditions, and Regulations
Felony Criminal Background History
No Misdemeanor Criminal Background History (in the past 10 years and over the age of 25
years of age)
Please watch for the Morris Farms Community Newsletter, currently
in publication, for more detailed information.
Morris Farms Board of Directors
Debi, Bobbie, Clair, Evelyn & Marguerite
A new feature has been added to this web
site. A Morris Farms resident with a house for sale
or rent may now list their residence for FREE. To participate please submit
a picture, address, additional details and contact info to firstname.lastname@example.org for posting.
DECEMBER 2011 NEWSLETTER: Our latest newsletter addressing coalition issues can be viewed on our "Newsletter" page.
NEIGHBORHOOD YARD SALE: The homeowners association is
sponsoring a Neighborhood Yard Sale and will post signage at both entrances advertising this event. If you
wish to participate please attach a balloon to your mailbox.
Neighborhood Yard Sale
7:00 a.m. - 12:00 p.m.
DUMP YOUR JUNK:
It is time for our annual "Dump Your Junk" event.
Please take advantage of the dumpsters provided free of charge to residents by removing from your residence any unsightly
outdoor debris. Do not place items in the dumpster above the top edge. A second dumpster will be brought in once the first
one is full.
Dump Your Junk
June 10th - 12th (Friday - Sunday)
a.m. - 9:00 p.m.
located at 8811 Milton Morris Drive
of respect to the adjacent homeowners, please access the dumpster only between the hours of 8:00 a.m. and 9:00 p.m.
Thank you for continuing to keep our neighborhood clean
We are pleased to announce the
Yard of the Month Winner
~ The Hooks~
7137 Spring Morning Lane
Congratulations and thank you for voting!
For picture of winner go to our Yard of the Month page
VOTE FOR THE QUARTERLY
Please vote for your favorite yard
of the month. The winner will receive a $25.00 check from the Morris Farms HOA. Every three months a winner will
be selected. You may vote for your favorite on the Yard-of-the-Month page. Vote as many times
as you like.
Annual Homeowners Meeting Updates:
The board of directors
would like to thank you for showing your dedication to your neighborhood either by attending the annual meeting in person
or by proxy. As directors of the homeowners association we appreciate the support and participation of everyone and realize
we need it to be successful.
candidates running for election to the board that received the highest number of votes and therefore elected were Evelyn Gandy,
Debi Powell and Marguerite Flores.
All financial documents provided at the meeting are posted on the Governing &
Financial Documents page. For the HOA financial records to be transparent we have provided a report that itemizes each
expense on our 2010 Budget vs. Actual Report and the reasons for any overages. This report is called Explanation
of 2010 P & L Overages and is included with our financial postings.
Clean Up the Neighborhood Concerns:
The main concerns voiced at
our March Annual meeting were the need to vigorously enforce The Morris Farms Handbook and to stay within our proposed
The board of directors agree with the homeowner's concern of the urgent need to clean up many residences. We
had already made this one of our top priorities and on Tuesday, March 8th, we became more aggressive and delivered
to CAM explicit instructions of what we expect reported to us after CAM's bi-monthly drive through. CAM has since assigned
us a new community manager, Alexis Gay, and we look forward to working closely with her to ensure our requests are met.
board of directors need everyone's involvement. One way to become involved is to help us reach the "clean up goal"
by contacting us @ boardofdirectors @morrisfarmsnc.com with the addresses of any residence that needs our attention. If a
violation is occurring, we will notify Cam to send out letters and enforce compliance with hearings and fines. If there are
any professional painters or lawn mowers in the neighborhood who would like to offer a discount to Morris Farms residents
the HOA would be willing to assist in the advertisement.
We encourage residents to contact us throughout the year as
situations arise so we can offer assistance in making your living environment in Morris Farms as enjoyable as possible. All
animal issues should be directed to Animal Control by dialing #311.
Thank you for the privilege of allowing us to serve
Balanced Budget Concerns:
previously mentioned, the main concerns voiced at Monday's annual
meeting were the need to vigorously enforce The
Morris Farms Homeowners Handbook and to stay within our proposed budget.
takes the concerns of our residents seriously. After Monday's
meeting the board began researching for a way to prepare
our budget to
reflect not only our general month to month expenditures but also allow
for unplanned incidents, improvements
In past years, the board and its treasurers have prepared the annual budget by
expected annual dues income against the known month to month
expenses such as insurance, management fees, landscaping
utilities, postage and administrative expenses; with this leaving no funds
for improvements or unplanned
After preparing the balanced
budget the board still had the responsibility dictated by our
bylaws to maintain the common areas. The board's goal to
"Attain, Sustain, and Maintain an Exterior Appearance
that Promotes Pride" can only
be reached by making improvements as needed as long as funds permit. Over
years improvements were made with the funds that came in during the
year from payment of delinquent dues without having
to dip into the
general yearly received assessments. However, this practice has left the
year end report showing
an overage in expense and implications and unfair
accusations are made when in actuality the board is using the funds
savings account to make the needed repairs and improvement projects that
have kept the majority of the
residents happy. We must remind you, there
would be no extra spending if there were not extra incoming funds. (We
can't spend what we don't have.)
As we all know, for many years a large number of resident's dues went
and thus maintenance and improvements could not be made. Now
with the success of recouping these funds and continuing
payment each year, the HOA has the ability to bring our common areas up to
the standards they should
have been all along. The HOA is capable of
staying within their proposed 2011 budget of $45,375.00 for general
However the items that took us over budget the past two years
and no doubt would have again this year is the usage of
delinquent funds. If the HOA is requiring residents to come into
compliance with our Handbook then
it is important that the HOA sets an
example and makes our entrances and common areas just as attractive.
Monday's meeting the board has found a way to keep the usage of
these recouped funds from exceeding our projected budget.
in 2012 our budget will include a "Cash in Bank" section included at the
bottom of our "Operating
Expenses" that lists "Reserve Account Balance" as
of 1/1/2012; "Plus Reserve Contributions";
"Less Asset Maintenance"; "Annual
Interest"; and "Balance expected on 1/1/2013". This will
allow the HOA to
set aside a dollar amount each year for maintenance, unplanned incidents
and improvements in order
to stay within the budget. We will implement
this new accounting technique this year by making use of the Reserve
Account on our P & L report so the remaining budgeted items stay within
their projected dollar amount. The "Amended
2011 Budget" will soon be
posted on our web site.
Thank you for the privilege of allowing us to serve
Morris Farms Board of Directors
Debi, Bobbie, Clair, Evelyn and Marguerite
Annual Homeowners Meeting
Monday, March 7, 2011*
at Lebanon Road Elementary School
*In case of inclement weather the March 7th date will be rescheduled for March 28th
The HOA needs your support to continue making Morris Farms a neighborhood in which we can all be proud to live.
To show your support and to be informed about Morris Farms happenings, please plan to attend the annual HOA meeting March
7th. The meeting's agenda and 2011 Budget will be posted in the upcoming February newsletter and posted on
this web site on the "News" page. If circumstances prevent you from attending please mail your PROXY to CAM
or deliver it to a board of director by the March 4th deadline. We look forward to seeing you at the meeting.
NOMINATING COMMITTEE MAKES SELECTION: By a majority vote the Nominating Committee has elected the following residents to be
entered on the ballot for nomination to the board of directors at Morris Farms annual meeting to be held
on Monday, March 7th 2011:
- Debi Powell
- Marguerite Flores
will also be taken from the floor and handwritten on the ballot for attending residents to vote either in person or by proxy,
as long as their proxy is received by Carolina Association Management (CAM) by Friday, March 4th, 2011 for verification of
authenticity and eligibility.
YARD-OF-THE-MONTH IS BACK UP AND
RUNNING! SEE RECENT WINNERS ON OUR "YARD-OF-THE-MONTH" PAGE.
NEIGHBORHOOD CRIME WATCH MEETING: We have scheduled
our yearly Crime Watch meeting for Tuesday, October 26th at 7:30. The meeting will be held at Lebanon Road
Elementary school and we will welcome Officer Jeff Hunter of CMPD to give us crime updates and answer any questions you may
have concerning crime, crime prevention and safety in the Morris Farms community.
If you are a Block
Captain please make every effort to attend this meeting so that our neighbors will have a chance to meet you.
We look forward to
seeing everyone from the neighborhood and hopefully answer any questions you may have as well as any suggestions in making
the neighborhood a safe and secure place to live.
YOUR JUNK: After last year's huge success, we are pleased to announce our 2nd annual "Dump Your Junk" event. Please
take advantage of the dumpsters provided free of charge to residents by removing from your residence any unsightly
Dump Your Junk
May 21 - 23 (Friday - Sunday)
8:00 a.m. - 9:00 p.m.
located at 7329 Morris Pond Drive
Out of respect
to the adjacent homeowners, please only access the dumpster between the hours of 8:00 a.m.
and 9:00 p.m.
you for continuing to keep our neighborhood clean.
PANEL VOLUNTEERS NEEDED:
If you are interested in serving on the Morris Farms Adjudicatory Panel, please read
the information below:
As you know, The Morris Farms Homeowners Handbook became effective on
July 1, 2009. Our community manager, Len Szachara, has been conducting monthly drive-through inspections of
Morris Farms to monitor for compliance. Upon discovery of a violation, a letter is sent to the homeowner requesting
they come into compliance by a specific date or face the possibility of a daily fine. After this deadline expires
and the violation is not corrected, the homeowner is notified of a hearing date set before an Adjudicatory Panel for
the homeowner to appeal the community manager's decision.
The Adjudicatory Panel must
consist of Morris Farms residents and may not be board members. This restriction is in place because the
homeowners may appeal the Adjudicatory Panel's decision to the board of directors.
The duties of the Adjudicatory Panel would be to attend monthly
hearings which can be set at a time and date convenient for the panel. A hearing is basically like a trial and
the Adjudicatory Panel is the judge/jury. At the hearing, Len will make the introductions, explain the purpose of the hearing,
and then give the violators an opportunity to defend themselves and the Panel to ask any questions. After all discussion,
the violators are allowed to leave and the Panel reaches a decision. The violators are informed of the decision via letter.
vary in length of time depending on circumstances. Minor violations will probably only take a few minutes. Major and/or multiple
violations will take longer. But, we can set time limits.
Although only 3 Panel members need to attend a hearing, we felt
it would be a good idea to have a pool of 6 to 12 Panel members that we can draw from for the hearings. That way the
same people will not be tied up each time and will not be singled out in the community in anyway. We already have 8
volunteers and would like to have more. The committee members are kept confidential.
Like a judge and jury,
the Panel and Len would have to be present whether the violator shows up or not. The violator does not have to notify us whether
they will attend. Multiple hearings could be scheduled for the same day/evening. Most violators do not want to bother with
the hearing and will either make the necessary corrections or arrange an equitable solution prior to the hearing date.
anticipate that the number of hearings would decrease significantly once the word gets out about the hearings and possible
Thank you for considering
serving your neighborhood in this capacity and if you decide to accept, we look forward to hearing from you.
Farms Board of Directors
Debi, Bobbie, Jeanette,
Evelyn and Clair
ANNUAL MEETING UPDATE:
The Board of
Directors would like to thank the seventy-plus residents who showed their support by attending our March
1st annual homeowners association meeting either in person or by proxy.
The only item up for vote was the election of two board of directors which were won by Bobbie Edwards Slaughter
and Clair Ross. Four door prize gift cards from Bi-Lo, Earps Gas, Dilworth Coffee and Shomar's were won by Shirley
Martin, Kassie Bennett, Terry Bethea, and Marguerite Flores.
The 2009 homeowners association's financial
reports may be downloaded from our Governing & Financial Documents page, as well as a breakdown of
the 2009 project and expense report.
Some residents presented ideas for improvements to our common areas
and the board requested a presentation be forwarded to them detailing the materials and expenses involved. All
residents are encouraged to contact the board of directors (email@example.com) with project ideas. Upon compilation, the board will forward
these ideas to the residents to vote on in the same manner as they did with the removal of the picnic shelter area.
Thank you for allowing us to serve you,
Debi, Bobbie, Jeanette, Evelyn & Clair
Yard-of-the-Month Winner announced on Yard-of-the-Month page
IMPORTANCE OF YOUR PROXY:
Included in your
newsletter mailing was a proxy for residents who can not attend the March 1st annual meeting. If
you cannot attend the annual meeting please sign the proxy and mail it back in the postage paid envelope that was conveniently
provided. The proxy must be received by CAM by Friday, February 26, 2010 in order to be validated.
So please sign yours today and put it in tomorrow's mail. If you decide to attend the meeting, your proxy will be voided
and returned to you. If you are pleased with the board's progress such as, new entrance landscaping, new lanterns, demolition
of shelter & parking lot, collection of annual dues up 90% (no longer allowing 1/4 of the residents to get by without
paying their share of the dues), quick response in returning emails and phone calls, and the recent and ongoing clean-up of
residences by enforcing The Morris Farms Handbook, then please show your support by signing and returning your proxy. It
is very important that we receive your proxy if you want to keep the momentum moving in this direction. We understand
not everyone can attend or is interested in attending the annual meetings, but your vote is important. Proxy votes help
the HOA keep a board that is willing to assist and work with residents for the betterment of our neighborhood. Your proxy
will be used to vote in two board of directors. Thank you for your consideration and please feel free to contact us through
our web site at: morrisfarmsnc.com or email us at: firstname.lastname@example.org.
VOTE FOR THE QUARTERLY YARD-OF-THE-MONTH WINNER!
Please vote for your favorite yard
of the month. The winner will receive a $25.00 check from the Morris Farms HOA. Every three months a winner will
be selected. You may vote for your favorite on the Yard-of-the-Month page. Vote as many times
as you like.
MONDAY, *MARCH 1, 2010 - ANNUAL
HOA MEETING - LEBANON RD. ELEMENTARY SCHOOL - 7:30PM
*In case of inclement weather, the meeting
will be rescheduled for Monday, March 29th.
THANKS TO MORRIS FARMS FOR IMPROVEMENTS: We have noticed that many residents have
spent time over the past few months making improvements to their property. Some of you have painted, some
have made landscape improvements, broken windows have been replaced, and others have replaced broken garage doors, had new
roofing installed, and the list goes on. Still others have removed Christmas lights quickly after the end
of the holidays, or even removed lights that had not been taken down for several months. These efforts
have improved the quality appearance of our neighborhood and make it more enjoyable to be a member of the Morris Farms community.
We commend you for your hard work and hope it will be an inspiration to others. Keep up the good
STORM WATER DRAINS:
In light of recent flooding on Milton Morris Drive, it
has been requested the HOA make residents aware of the following information:
of fall leaves properly. They must never be raked to the curb, the street, or in storm drains. These
leaves clog the storm water creek and drains, which causes flooding.
Curbside pickup is a great way to dispose of yard debris.
Remember though, don't block gutters and storm drains. Storm water needs a place to drain.Q: What can be legally
put down a storm drain?
The only thing that is supposed to go down a storm drain is rain.
Q: How can yard waste cause problems?
A: In the autumn, the leaves fall from the trees.
In the summer, there are grass clippings from mowing the lawn. In the spring, weeding the garden produces a lot of waste.
In the winter, ice storms bring down tree limbs.
Q: Do you know what to do with this yard waste?
A: DISPOSAL TIPS:
- Use a compost bin to turn yard waste
into a useful gardening product.
- Take yard waste to a recycling center.
- Place in
bags for curbside pick-up from your sanitation service.
PARKING ON MMD AND OTHER
sending out our "Slow-Children at Play" mass email, we received
a request to address another potentially dangerous situation ~ vehicles parking on Milton Morris Drive.
Milton Morris Drive is a curvy, hilly road and when vehicles are parked on the street all night and day long it
poses a hazard for opposing cars and the children playing in and behind these vehicles. In the spring and summer morning
hours the sun is low and everybody is blinded heading towards Lebanon Rd. Elementary School. When you are dodging parked
cars and trucks in the road there is bound to be a tragedy just waiting to happen.
The HOA realizes that some
driveways do not provide adequate parking for more than two vehicles and since we prohibit parking on the grass, sometimes
parking on the street is the only option. If that is the case, please do the following:
- park close to the
with the flow of traffic
- do not park on the sidewalk
- park on the street only if your driveway is fully occupied
Residents are requested to call 911 if they see a parked vehicle blocking access to a fire/water hydrant.
There is one located at the corner of Milton Morris Drive and Rena Mae Lane.
On another note, vehicles should not stop and let school children out at the entrance on Milton
Morris Drive. Children are being let out in the street and then cross in front of cars that are pulling into
the subdivision from Lebanon Rd. This causes an extremely dangerous situation. Please access the school entrance
drive or park in the Medical Building's side parking lot and walk your child across the street to the crossing guard.
Additionally, please remember to drive 25 mph and, as always, thank you for watching out for our children.
- CHILDREN AT PLAY" SIGNS:
At the request
of homeowners and in an attempt to reduce speeding, the board has purchased 5 "Slow - Children at Play" signs to
be installed on Barn Stone Drive, Milton Morris Drive and Spring Morning Lane. The signs are 24" x 30"
(size of a speed limit sign) and would be attached to a 6' u-channel galvanized post. The post would be installed with
a post driver for a tight fit and eliminate excess disturbance of soil. Here is where we need your help. Below
are areas we need residents to grant us permission to install one of these signs. The sign would be installed on
a side property line one foot back from the street (like the street light poles).
If your residence is near one of these locations and you are willing, please contact
us by email @ email@example.com. We appreciate your consideration as we strive to make Morris Farms a safer place for our children.
- 7400 block of Barn Stone
- 8900 block of Milton Morris Drive
- 8700 block of Milton Morris Drive
- 7100 block of Spring Morning Lane
- 7000 block of Spring Morning Lane
Due to the weather, we are extremely sorry to have
to CANCEL our FALL EVENT scheduled for today.
We were prepared
and ready to have fun with everyone, but the cancellation is necessary because the bounce house and obstacle course are
very expensive and can not be exposed to rain.
We hope to reschedule this event in the spring or fall of 2010.
Farms HOA Fall Event
Saturday, October 24th
2 pm to 5 pm
At Morris Pond Common Area
Free to residents with proof of address or this flyer
Come and enjoy a bouncy house for the younger children,
an obstacle course for teens & adults, pumpkin paintings,
cakewalk, children's Halloween costume contest, hotdogs,
soda, chips and popcorn. While supplies last.
We hope to see you there.
Morris Farms Board of Directors
In Memory of Megan Archer........
Morris Farms resident Megan Archer, of 7301 Barnstone
Drive, died on Friday, September 18th, 2009, at her residence.
We would like to recognize Megan as our long-time
friend, former HOA board member, former Chairman and recent Co-Chairman of the "Neighborhood Crime Watch". Megan continued to assist the HOA in different capacities even after resigning due to health
complications. She was dedicated in helping others and could always be counted on to help out. All Morris Farms
residents benefited from her service and dedication through the many years of
her involvement with the Crime Watch.
As noted on Megan's Facebook one of her favorite quotes was by Emily Dickinson
" If I can stop one
heart from breaking,
I shall not live in vain; If I can ease one life the aching, or cool one pain, or help a fainting robin unto his nest again,
I shall not live in vain." Dear Megan, you
did not live in vain.
We will miss you
Debi, Lynne, Bobbie & Jeanette
ADJUDICATORY PANEL FORMED - We would like to encourage residents to join our
newly appointed Adjudicatory Panel that currently consists of seven residents. The homeowners association recently distributed The
Morris Farms Homeowners Handbook, which became effective July 1, 2009. Our community manager, Len Szachara,
will conduct drive-through inspections of Morris Farms to monitor for compliance. Upon discovery of a
violation, a letter will be sent to the homeowner requesting they come into compliance by a specific date or
face the possibility of a daily fine. After this deadline expires and the violation is not corrected, the
homeowner will be notified of a hearing date set before an Adjudicatory Panel for the homeowner to appeal the community
The duties of the Adjudicatory Panel would be to
attend monthly hearings which can be set at a time and date convenient for the panel. A hearing is basically
like a trial and the Adjudicatory Panel is the judge/jury. At the hearing, Len will make the introductions, explain the purpose
of the hearing, and then give the violators an opportunity to defend themselves and the Panel to ask any questions. After
all discussion, the violators are allowed to leave and the Panel reaches a decision. The violators are informed of the decision
via letter. Hearings vary in length of time depending on circumstances. Minor violations will probably only take a few
minutes. Major and/or multiple violations will take longer. But, we can set time limits. Only 3 Panel members need to attend a hearing, we felt it would be a good idea to have
a pool of 12 Panel members that we can draw from for the hearings. That way the same people will
not be tied up each time and will not be singled out in the community in anyway. If you are interested in being on this
panel, please contact the board @ firstname.lastname@example.org.
Our "Dump Your Junk" project, derived from our "Taking
Pride in Our Neighborhood" theme, was a huge success! One 30-yard dumpster from CRS Dumpster
Rental was parked on Iron Stone Court for Morris Farms residents' usage from Friday, June 5th to Wednesday, June
10th and filled twice.
As a reminder, residents may continue to "Dump Your Junk" at Hickory Grove Recycling Center located on Pence Road off Albemarle Road (behind Wal-Mart).
There is no charge for garbage or household items taken to the dump in a car or SUV.
Trucks are charged $7.00 for household items and $15.00 for construction materials.
We encourage residents to continue cleaning-up their property in preparation of Carolina
Association Management (CAM) beginning to enforce The Morris Farms Handbook effective July 1, 2009.
A special thank
you to the residents of Iron Stone Court for graciously allowing the usage of their street for this clean-up project!
Likewise, a big "THANK YOU" "to all the participants who complied
with our requests to not disturb Iron Stone Court's residents and kindly placed all their objects in the dumpster. Other
than a few wood chips, the street was clean!! Great job!
MORRIS FARMS HOMEOWNERS HANDBOOK has been mailed to all
residents and becomes effective July 1, 2009. As residents of Morris Farms, special obligations belong to each of us
and some of our behavior may affect others. The CC&Rs (Conditions, Covenants & Restrictions) and By-Laws
dictate many of the rules and regulations we live by. The Handbook was created to help you become aware of
your entitlements and your obligations as well as a general information guide and to clarify some of our rules and regulations.
Starting July 1, 2009, Carolina Association Management, Inc. (CAM) will begin enforcement of this Handbook so we
encourage you to become familiar with it and abide by the standards set forth.
ANNUAL COMMUNITY YARD SALE will be held on Saturday, June 6th,
from 8am until 12 pm. A sign will be posted at our entrances directing traffic to residences with balloons
attached to their mailbox.
YOUR JUNK - In addition to the yard sale to help with your spring-cleaning
the board has rented a 30 yard dumpster which will be located at 9131 Ironstone Court. It will arrive on Friday, June
5th and be available until it is full. Each person is responsible for dumping their own trash. Please be thoughtful
and make sure all of your trash gets into the dumpster. Do NOT leave a mess on the street for the residents of Ironstone Court.
These neighbors were kind enough to allow the dumpster to be parked in their cul-de-sac. In addition, we ask that you do not
dump before 8 am or after 9 pm and watch for parked vehicles and children playing. Thanks so much for your cooperation and
A FOND FAREWELL TO TWO BOARD OF DIRECTORS
The Homeowners Association would like to recognize two Morris Farms residents whose service to the board has
recently come to an end.
Patricia Hinson served on the board from 1993
until 2008 when she resigned after the birth of her daughter. Over the 15 years Patricia served on the
board she contributed in so many ways it is difficult to limit her accomplishments to one or two items. Patricia
was very hands on and was always willing to offer assistance even if it involved physical
labor such as spreading woodchips (remember those days Patricia), planting flowers, or standing out in a rain storm to direct
traffic around a fallen tree. She has also gone door-to-door collecting signatures for street lights and bylaw amendments.
Not to mention the numerous times she assisted with folding, stamping and labeling 363 newsletters. Patricia
also volunteered in research, collecting bids and the many other duties involved with being a board member.
Connie Starnes was elected to the board in March 2007 and served her two year term. Connie
provided the board with research on several property managers which allowed the board to hire Carolina Association Management
(CAM). Connie took her responsibility as a board member seriously and was dedicated in her desire for the
homeowners association to improve the appearance of Morris Farms. She also enjoyed welcoming new residents
in her role as Chairman of the Welcome Wagon Committee.
Both of these ladies should be applauded
for giving of their time and energy for the betterment of Morris Farms. Each of them in their own way successfully
served this community and will be sorely missed by the board. If you see these ladies, offer them a pat
on the back and say “job well done”.
2008 Project Expense Report - click here
Morris Farms Residents,
There has been recent email activity within the neighborhood that is
causing some concern about Morris Farms Homeowner Association not abiding by certain sections of Chapter 47F, North Carolina
Planned Community Act.
The board of directors would like to make
residents aware that since Morris Farms was established before Jan.
1, 1999, we are not required to obey Chapter 47F in its entirety.
Chapter 47F, Article I, 47F-1-102. Applicability (a) This Chapter applies
to all planned communities created within this State on or after January 1, 1999, except as otherwise
provided in this section.
If you are interested
you may view what sections apply to us by visiting our Governing and
Financial Document page.
For those concerned
about our reserve account, we want to assure you we are interested in everyone's ideas of what projects they would
like accomplished. Even if Morris Farms was incorporated after January 1, 1999 and
was subject to 47C-3-114, Surplus fund of Chapter 47F; our reserve account would not be defined
as surplus funds. The reserve account is not excess money collected due to over billing. It
is money that has been owed to the HOA for many years from residents that did not pay their annual dues. This lack of
funds to work with is what has caused the rundown appearance of Morris Farms over the years. Thanks to CAM 's
collection efforts we can now proactively make repairs and improvements. Thank you,
We intend to research multiple
ways that this money can be used to improve Morris Farms. We will keep you informed and ask for input as we carefully
move forward with the neighborhoods best interest at heart.
Morris Farms Homeowners Association
Board of Directors