Ok, Ok, I know I'm a pain in the neck but I have not gotten a satisfactory answer from UCO or anyone else . So I will ask the ? again.Why is the Medical Bldg. allowed to do business in CV a (private community) without paying UCO for the privilege to do? There seems to be no public record of a right away or easement granting said property the right to bring people into CV,be it tenant employees or anyone else. Dues go up in CV and every profit center should be taken advantage of to defer cost from the condo owners in the village.
Mike
Mike
14 comments:
Hi Mike
The answer is clearly that all entities are permitted, as unit Owners are permitted, to use the call in system. When you purchased your unit, the call-in privileges transferred to you so you could now call in your guests.
Initially, W.P.R.F., The Real Estate office, the Synagogue and UCO together with all Unit Owners were set-up to use the call-in system to permit guests to enter the village. When W.P.R.F. operated from the Administration Building they had a need to provide for repairmen, contractors coming to bid on contracts, plumbers, carpenters, etc, and were set-up to provide for this privilege. The sale of this building, same as any Unit Owner sale, provided for the transfer of the call-in privileges as well.
There is however a “deed restriction” requiring the Companies doing business in the Village to only doing business within the Village and not permitting the expansion of their business to provide for bringing customers into the Village.
The pharmacy may only sell to resident inside the Village, unless they deliver to those buyers who do not live in the village, as they are not permitted into the village to “shop” or to see Doctors in this Building as regular patients, either. They must be residents.
I hope this has made this unusual arrangement clearer for all.
Ed Black
Does anyone in this blog know what's up with the renovated medical building? I see a lot of construction and blocking up of windows, etc. The other forum could not provide much information.
Hi Peter,
The building is under full renovation by the Partnership of Attorney David J. Menkhause. This will be a Medical services operation for Residents of the village. In case you have forgotten, I researched this out for you on the CV Q & A. I will paste in that data below: By the way, the key partners gave a short talk on the faiclity and their plans at a recent Delegate Assembly.
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Author: Disrael
Date: 08-11-07 16:39
Hi All,
In another thread in the Q & A I announced the sale of the Administration Building. Due to the fact that this announcement was buried in another busy thread, I would like to repeat that information here and add additional data about the purchaser:
The History of this building over the last 4 years is interesting and complex; I will provide the key points. All
research from the Clerk of Court site:
http://www.pbcountyclerk.com/records_home.html
1) The Building is titled Sinai Medical Center whose address is 110 Century Blvd. WPB, FL 33417.
There are a number of addresses encompassed, running from 100 -110 Century Blvd.
2) Deeded to Bradford Estra @ Book: 15784 / Page: 402
Recorded: 9/3/2003
Amount of sale: $1,450,000.00
Sold by DX Properties over the signature of one Louis P. Meshon, It may be shown with some effort, that Mr. Meshon via a firm called Kramont Reality has business connections with the Levy's. It should be no surprise that the building was originally owned by the Levy's.
3) Deeded to Mountaineer Properties @ Book: 21954 / Page: 676
Recorded: 7/20/2007
Amount of sale: $4,775,000.00
The address of record of the new owner:
1900 Glades Road, suite 401
Boca Raton, FL 33431
It is to Mountaineer Properties that we must turn to address the abysmal state of that structure.
===================================
The following is additional data about the purchaser:
Following is the extracted Corporate filing for Mountaineer Properties the following interesting fact should be noted:
1) Mountaineer Properties was first filed for on 5/30/2007, There are no other properties in their portfolio in the state of Florida. Thus it would appear that this entity was created for the sole purpose of purchasing this property on our Campus.
REF: http://www.sunbiz.org/
Detail by Entity Name
Florida Limited Liability Company
MOUNTAINEER PROPERTIES, LLC
Filing Information
Document Number L07000057019
FEI Number NONE
Date Filed 05/30/2007
State FL
Status ACTIVE
Principal Address
6450 NW 5TH WAY
FT. LAUDERDALE FL 33309
Mailing Address
6450 NW 5TH WAY
FT. LAUDERDALE FL 33309
Registered Agent Name & Address
MENKHAUS,DAVID J 1900 GLADES ROAD SUITE 401 BOCA RATON FL 33431 US
Manager/Member Detail
Name & Address
Title MGR
BRAGG, GARRETT W
6450 NW 5TH WAY
FT. LAUDERDALE FL 33309
Title MGR
BRAGG, DENISE
6450 NW 5TH WAY
FT. LAUDERDALE FL 33309
Annual Reports
No Annual Reports Filed
Document Images
05/30/2007 - Florida Limited Liability
http://www.sunbiz.org/scripts/cordet.exe?action=DETFIL&inq_doc_number=L070000570... 8/11/2007
Electronic Articles of Organization L07000057019
For Filed 8:00 AM
Florida Limited Liability Company May 30, 2007
Sec. Of State
dbruce
Article I
The name of the Limited Liability Company is: MOUNTAINEER PROPERTIES, LLC
Article II
The street address of the principal office of the Limited Liability Company is:
6450 NW 5TH WAY
FT. LAUDERDALE, FL. 33309
The mailing address of the Limited Liability Company is:
6450 NW 5TH WAY
FT. LAUDERDALE, FL. 33309
Article III
The purpose for which this Limited Liability Company is organized is: ANY AND ALL LAWFUL BUSINESS.
Article IV
The name and Florida street address of the registered agent is:
DAVID J MENKHAUS 1900 GLADES ROAD SUITE 401 BOCA RATON, FL. 33431
Having been named as registered agent and to accept service of process for the above stated limited liability company at the place designated in this certificate, I hereby accept the appointment as registered agent and agree to act in this capacity. I further agree to comply with the provisions of all statutes relating to the proper and complete performance of my duties, and I am familiar with and accept the obligations of my position as registered agent.
Registered Agent Signature: DAVID J. MENKHAUS
Article V L07000057019
The name and address of managing members/managers are:
Title: MGR
GARRETT W BRAGG
6450 NW 5TH WAY
FT. LAUDERDALE, FL. 33309
Title: MGR
DENISE BRAGG
6450 NW 5TH WAY
FT. LAUDERDALE, FL. 33309
Signature of member or an authorized representative of a member Signature: DAVID J. MENKHAUS
====================================
We can only hope that Mr. Menkhaus will take better care of the building than did the previous owner Mr. Estra.
Dave
Thanks Dave. I do remember the great research you did on this subject (and the discussion as to whether there should be a coffee shop or wine bar there too). Peter
Thanks Ed.&Dave, Maybe in Fl. Real Estate rules are different than in Pa., where I come from.
In most cases a developer will offer buiding or buildings he has no further use for to the assoc.
In the case of CV, Levy did that and UCO turned the property down.
Which left Levy no alterative but to sell to an outside entity. This is where things get murky. I don't know when the roads were turned over to UCO but in similar cases in Pa. , the developer would grant easements or right aways to said property to be sold before roads are turned over to Assoc. As long as the developer owned the roads he could do whatever he wanted but once Assoc. owns the roads , he can't. David looked up the property and a friend of mine did also. Niether Dave or My friend found anything in the deeds granting anything to the building . This building is not a part of UCO as all the condo owners are and pays nothing to support the community. It is my opinion the building has no right of ingrss or egress attached to it . Maybe it was an oversight by Levy and the buyers of the building when it was first sold . I sure don't know but the UCO attorney should give all the condo owners in CV a legal explanation for this situation. I am in full approval of the building becoming a medical facilty but I also want it to pay like the rest of the people in CV.Levy Was the developer and wprf is nothing more than an extention of whatever Corp. he has owning and running the amenities . He is a whole different ball game than the owner of the Medical building. This situation really bugs me.
Mike
Hi Peter,
At the presentation that the new owners made at the Delegate Assembly, forms were available for unit owners to provide ideas for building usage.
Dave
Ed, I'm not trying to be disagreeable but this situation does not add up .
If these roads were public thoroughfares, none of this would matter because our taxes would pay for the mainenance of them. CV is a private community and the rules are different. Phone systems have no bearing on property rights unless there is something written into the deeds of the properties, of which my friend said nothing about but I will ask him. The call in system was just the means by which a private community secured itself along with paid security. MIKE
Rod Tennyson offered a legal opinion years ago that the call-in system and transponder network were "amenities" which could legally be withdrawn in the event that any association failed to timely pay their UCO "dues". A few years back, a Berkshire building had their call-in privileges removed by UCO (temporarily) because the President wanted his association to pay their UCO dues periodically, according to his own unique time schedule (which would have interfered with UCO's established accounting practices).
My point is simply that UCO may in fact also have the right to levy a reasonable "dues" upon the owner of the Medical Building. He should be compelled to contribute to the cost of the call-in system, gate security, road restoration, etc., which we as owners share as a common expense. Financial participation by the Medical Building is both fair and reasonable. This subject should be raised at the next Delegate Assembly meeting and a legal opinion on this subject should be solicited.
I don't know who owns the Real Estate Office but if it was sold under the same conditions as the Medical building, It should be paying to do business in CV also. Mike
Mike,
The Real Estate office was the UCO office six years ago. I believe it is still owned by UCO, but Vivian Walsh made an arrangement with Mark Levy to lease the premises for $1 per year. The UCO reporter building belongs to Mark Levy, who has permitted us its continued use.
I am not privy to the details of the agreement. The accuracy of the foregoing information is to the best of my knowledge (and not first hand for that matter). I'm certain that members of the previous administration may provide a more detailed historical account.
Hi Randall, Thanks for the info. Maybe Ed Black can shed some light on the Real Estate Office and and the Reporter Office. Is the Real Estate Co. owned by Levy ? Why would UCO rent the building out for only a ($1.00) ?
Mike
Darn , I didn't realize the delegate meeting was tomorrow. I would have raised the Medical Bldg. issue but I have something else set up. If no one raises it, I will do it next month. Mike
It might be a good idea to see George L. soon and ask to have your question put on the next DA agenda. That way UCO could assemble data from the lawyer, treasurer, and office manager as needed for transparency. Always assuming the officers okayed it.
Per budget - The business personnel in the village, workers and visitors do contribute to Security by way of gate passes, they are listed in the UCO budget as income of approx $20K/year. The medical building passes are issued in bundles. Further detail would have to come from the UCO office. There is also rental income listed of approx $10K, an exchange deal?
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