Ultimate Utopia 6m1q1w

Ultimate Utopia

a conception by

Kerry Freeman

Copyright © 2017 by Kerry Freeman.

Library of Congress Control Number: 2017903892 ISBN: Hardcover 978-1-5245-9158-8

Softcover 978-1-5245-9157-1 eBook 978-1-5245-9156-4

All rights reserved. No part of this book may be reproduced or transmitted in any form or by any means, electronic or mechanical, including photocopying, recording, or by any information storage and retrieval system, without permission in writing from the copyright owner.

Any people depicted in stock imagery provided by Thinkstock are models, and such images are being used for illustrative purposes only. Certain stock imagery © Thinkstock.

Rev. date: 03/25/2017

Xlibris 1-888-795-4274 www.Xlibris.com

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Contents

Declaration

Dedication

Types of Housing Community

Concept: Affordable Housing for A Young Workforce and Family

Housing

Purpose and Proposed Result

Planning and Construction Schedule

An Outline of Financing and Construction for Coral Ridge

Layout for Condo Apartments

Penthouse Style Apts. (Condo)

Measurements-Grading-Basic Layouts

Requested Compliance with Rules for Health and Welfare and Safety

Dimensions for Buildings

Division of Residence Units

Cost vs. Return

Management Chain of Responsibility

Chain of Responsibility—(Command) Management Classification

Middle Management Assistants

Permanent Office Personnel

Service Area—Service Organization

List of Required Personnel (Basic) CO OP

Boards of Directors or Advisors

Board of Directors—Selection or Election

Property Manager and Staff as Designated

Architectural Control Committee or ACC

Arbitration and Grievance Committee or AGC

Assisting Service Organizations

Responsibility

Commercial Areas

Plans and Permits—County Participation

Ecumenical Obligation

Safety and Security Measures

Lakes and Drainage Areas

Community Participation

Independent Contractor (1099)

Area Services

Service Type Business Organizations

Formula for Maintenance and Assessments for POA

Houskeeeping Price Schedule

Suggested Office Building Locations

istrative Responsibility for Housing Sections

Suggested Offices for a Medical Building

Payroll Formulas by Grade and Time

Coming Soon

Suggested Service Concessions for Coral Ridge Condo Association

Pest Control Service Contract—Annual Unlimited Service

Individual Departments of Handyman and Community Repair Service

Suggested Service Area Concessions

Income Producing Services

Partnership—Resident’s Maintenance Contract and Side Issues

Additional Housing Growth

Carriage Houses and Town Houses

Schools and Child Care

Nonschool attached day care and other school or learning activities are:

Hiring Practice Protocol

Proposed Budget

Group Insurance Outline and Description

Personnel Classifications

Responsibility and Qualifications

Services Included in Basic Maintenance Fee

DECLARATION

All the ideas, thoughts and concepts for the product are my thoughts, dreams, and memories and in no way derived from any other source. Any similarity to anything or something anyone else may have said or written is purely coincidental. If any person or company would be interested in acting on or creating a project on the enclosed thoughts, they may me at [email protected]. I would be interested in consulting and/or participating. The basic purpose is to create an affordable housing community for the average working family with all the amenities of middle class living, Thereby also creating a workforce for new business and industry ultimately creating a greater tax base for governmental needs. A sort of a win-win situation all around. The entire project is very ambitious but certainly reachable. Some of the ideas may need to be modified, and they certainly can be. There may even be some additional thoughts that can be included. Let’s see who might have the vision that I have.

DEDICATION

I may not be the most experienced architect or the most proficient diagram designer, but I believe that the ideas I am putting forth are very positive and if actually put into creation in any form, either built from scratch or utilized in an existing property, the world and some of the people in it would benefit greatly.

What are your thoughts?

I dedicate these thoughts to a positive future, and any group that might want to utilize these thoughts is welcome to ask me to collaborate.

[email protected]

The idea and concept is to create, build, and manage a housing development aimed at middle class, working class young families, providing affordable housing and a full list of services and amenities to assist and make life easier and more enjoyable for all ages and types of people. The total number of housing units will be about 4400, consisting of about 2000 condo apartments with six different styles, one bedroom to three bedrooms, 800 villa style housing units with three different styles, and 600 town homes (fee simple) with six styles with a full range of appliances and convenience facilities plus an assortment of custom upgrades and consumer conveniences

A contemplated sales revenue of over eight hundred million dollars at a building and equipping cost of six hundred million dollars plus sales commissions and advertising of fifty million dollars, leaving a net profit to investors of over one hundred million dollars plus!

This is probably a three to four year building project before completion and turn over to the respective management areas. The next phase of the project will be to provide as much convenience, service, and social entertainment facilities as possible to enable the young famil to enjoy their lives to the fullest extent. The basic maintenance operations will be handled by individual condo associations, home owner assoc., and a Chamber of Commerce for professional and service organizations, plus an overall property owners’ association for general maintenance, security, and services. The maintenance cost will be kept to a minimum by virtue of the volume of housing units and coordinated service management. The total management operating cost should be about ten million dollars per year.

Types of Housing Community

Coral Ridge Gardens—high-rise apartments (COA) 576-

Coral Ridge Towers—high-rise apartments (COA) 576-

Coral Ridge Villa—low-rise apartments (COA) 468-

Coral Ridge Penthouses—high-rise apartments (COA) 420-

Coral Ridge Carriage Houses—row houses (HOA) 336-

Coral Ridge Town Houses—row houses (HOA) 238-

Coral Ridge Lakes—single family homes (POA) 636

Coral Ridge Keys—single family estates (POA) 124

Coral Ridge Cove—single family estates (POA) 48

Coral Ridge Cottages—single family attached (HOA) 200

Coral Ridge Activities Community Area CO OP

Coral Ridge Services Community Area CO OP

Coral Ridge Professional Plaza CO OP

Coral Ridge Chamber of Commerce CO OP

Concept: Affordable Housing for A Young Workforce and Family

The purpose is to build a series of affordable housing communities to accommodate the growing workforce seeking new jobs in South Florida. Each community is forming its own POA but being managed by a central property manager cooperative in order to provide services such as entertainment services, medical and professional services, community services, etc.

Construction can be provided by either one large builder or separated by section to different builders. This includes retail areas and professional areas and community service areas.

The anticipation is 4,000 to 4,500 housing units in order to permit centralized maintenance fees that will cover the cost of a modern style young people’s community.

South Florida is a growing area in new jobs and young people to fill those jobs that need affordable housing. In addition, this project itself will create over three hundred jobs plus from other businesses during construction, which may take as long as five or six years to complete, then the people and jobs to provide the services for this jumbo community should also exceed three hundred permanent jobs in all categories, not to mention the jobs created by retail and professional services individually owned.

There will probably be many tax advantages available based on the increase in tax base.

Housing

1) ✓ Reason and purpose

2) ✓ Preplanning

3) Seeking backers and builders

4) Finding locations

5) Checking laws and regulations

6) Seeking grants

7) Drawing architectural designs

8) ✓ Asg initial responsibilities

9) Starting construction

10) Create sales program

11) Initiate property management procedures

12) What are post sales warranties?

13) Set up service programs

Purpose and Proposed Result

The main idea of this concept is to provide adequate and affordable housing for young middle-class people, who may have two full-time incomes and no time to do every day activities. Not only to provide affordable middle-class housing but to also provide the facilities that people seek and need, such as housekeeping, outside maintenance, recreation, entertainment, health and physical outlets, day care, professional and medical services, and basic eating establishments and basic shopping facilities—basically, in a compact community setting, all the needs of a young family or even a single person.

This project which will be built of a period of at least five years in phases will not only provide many jobs during the construction period but also after completion and even during the construction. There will be at least three hundred jobs needed to operate the housing community itself. We also must consider the service areas belonging to the Chamber of Commerce. All of those private enterprises will create jobs. Amount unknown; don’t forget the increase in the tax base with all the added homeownerships and incomes plus the business revenue.

There is a definite need for the ever increasing migration to South Florida for people to find affordable housing and start a new way of living style. The shortage of affordable housing is highly evident, and this may be part of the solution to this problem for a farsighted building contractor or investor. My plan is basic and subject to adjustment as needed by circumstance and governmental regulations.

Planning and Construction Schedule

After acquisition of land plat and assembly of construction teams, lans must be laid out according to size of land and governmental requirements using basic concept and design. Start by clearing the land by phases and not necessarily all at once. Lay out sections and foundations. Dig lakes, drainage, canals, etc.; Save earth for fill. Pour foundations for phase #1 and sidewalks.

Start with first condo section; each condo section will be 1000’ wide and 1500’ long with eight buildings—four in each row with a center section 300’ wide and 1500’ long, containing a swimming pool and play area at one end of 300’ x 500’ and a lake area of 300’ x 1000’. Each lake will have a short wall around it to avoid flooding and to try and keep the indigent wildlife inside. First section will be swan lake, the second section will be duck pond, the third section will be turtle run, and the fourth section will be flamingo bay. Each of the four sections will start in phases separated by sales, and a time period of three months. After the start of condo phase #1. We should start fee simple—125’ long and 30’ to 35’ wide town homes phase #1 and progress accordingly. Sales and occupancy time, of six months after initial startup, begin the construction on commercial area also in phases. Further areas as per sales and usage occupation. General projection for entire project is about five years, but certain sections can be turned over as completed to respective POA.

We might have to consider building a grammar school to house 1000 students or more to accommodate children from our development and nearby developments.

An Outline of Financing and Construction for Coral Ridge

The initial action would be to seek out someone or a group of people who feel the basic concept of such a large housing development. In order to accomplish the overall object of this full service, affordable housing complex for average working class families, the volume of housing units and population enables all the additional services, any amenities, that create the big difference and/or advantage of activities and services. What is needed is a builder or a conglomerate of people, who see the advantage of such a large project. Of course governmental (county) tax advantages would be very helpful. The actual basic designs and descriptions are adjustable to comply with governmental requirements and variances and also logic and engineering possibilities. The outline is the thing, the designs and drawings are just the basic idea.

A project of this magnitude requires a land area of at least one hundred fifty acres with another fifty acres adjacent plus additional acreage for donation for a public foundation.

One idea for financing might be to float a bond issue offering a coupon of five or six percent per annum for a fixed period of time, and repurchase for full par value at the end of a fixed period of time (fifteen or twenty years) if this is legal.

Another option is to seek out a bank or banks to offer mortgages for construction and also to the buyers, homeowners as PM mortgages.

The initial construction period for completion could be as long as five years from the start of construction.

Apt Condo

Villa, Condo

Penthouse Condo Town Homes Fee Simple

1 br luxury

89,000

1 br deluxe

69,000

95,000

229,000

309,000

2 br luxury

159,000

179,000

299,000

369,000

2 br deluxe

139,000

159,000

279,000

289,000

249,000

2 br standard 119,000 3 br luxury

189,000

3 br deluxe 349,000

329,000

Layout for Condo Apartments

12 apartments per floor—3 floors per building

4 buildings per row—2 rows per section

4 sections per complex—32 buildings, total 1344

2nd and 3rd floors—2 3 br apts. (luxury), 2–2 br apts. (luxury))

4–2 br apts. (deluxe) 4–2 br apts. (standard) 2–1 br apts. luxury

2 laundry rooms and 2 entry halls with a center hallway

Dimensions: 80’ wide by 235’ long—plot 120’ x 250’

Villa Condos—Phase #5 on separate, attached plot of land Two sections of 600’ wide x 1300’ long containing 240 units each section—in building set as a duplex, two on floor with two floors on each side of a central stairway with a walkway on each side. Buildings will be 50’ depth and 70’ each side with a central stairway of 20’. That’s 140’ long for each building with easement separating each building and with adequate parking for all residents and guests. Each section will have its own swimming pool, lake, and fountain also a community building and facilities for recreation. Each section will be walled or fenced with a preserve, separating the two sections of 480’ two bedroom condos.

Penthouse Style Condo’s—Phase #7, 8, 9

On a separate attached plot of land, 1200’ long and 500’ or 600’ depth to house three sections of penthouse style apartments on upper floors with parking undercover on lowest level under building on grade level. Depending in county regulation, three floors two, residential or four floors three, residential. Pool area, community facilities and sports facilities.

Chamber of Commerce

Two sections of 500’ deep and 1500’ wide facing outer roadway. One section containing medical building, professional building, fitness and dance building, and a child care tutoring and teen center. Four buildings with adequate parking and second section containing a supermarket, full-time restaurant, and various service type retail stores such as dry cleaner and laundry, beauty salon, barber shop, etc. There will also be enough land space on either end for outbuilding construction.

Accessible by roadways, connecting community with commercial areas and public roadways. All entrance gates to community will have an automatic unmanned gate with automated entry control.

Penthouse Style Apts. (Condo)

3 stories high—first level undercover parking 12 cars in 3 rows of 20’ depth plus 25’ center drive 20’ center hall for stairs and elevator 3 sections—5 bldgs U-shaped mall = 15 bldgs 3 apts. per floor in 2 sides = 18 apts. per bldg, 6 per floor Buildings 700 x 50 w/ 5’ walkway across front Apts. 45’ depth—3 br 40’ width, 2 br 30’, 1 br 20’ Ceilings 8’ parking area, apts. 9’, 3 floors = 30 apts. EA Center mall EA—section center pool, community house with BBQ, and tennis Courts, elevators, for each section, and central A/C units on roof (flat) 5’ terrace plus closets in back with nice scenery from room to create excellent views for penthouse style apts.

Town Houses

2-story attached single family houses sold fee simple Land plot (outer) 36’ x 125’, (inner) 32’ x 125’, (center) 25’ x 125’ First level—hallway, stairs, great floor, dining area, kitchen, utilities Second level—bedrooms, sitting area, terrace, bathrooms

Yards and garage, rear entrance and roadway

Measurements-Grading-Basic Layouts

Roadways—all roadways shall be exactly on grade 50’ to75’ wide

Sidewalks—sidewalks shall ring around every section and subsection. They will be 3” over grade with minimum 2’ to 3’ grass patch to curb or wall of fence of any kind, except at loading zones. No grass!

All building foundations will be set so surface is 12” above grade

Grading will be toward outside or center for drainage purpose.

Parking Lots will be paved at 8” over grade for drainage.

The first area of 1,000’ width by 2,000’ depth will make up the London Carriage Houses, consisting of six residences in each row on lots of 35’ wide x 75’ deep for a total of 2600 50’ each. In all, there are twenty-eight buildings, each with six residences per building, totaling 336 residences and a swimming pool and clubhouse area. The last of the condo style areas will be the Boston Townhouse area consisting of twenty-eight buildings of 160’ by 115’ in land area. Each building will have four homes totaling 235 homes plus a swimming pool, clubhouse, and other amenities.

The total condo style association’s population will be 2632 families or residences for a total of 15,000 to 16,000 populations.

Last but not least, in the northwest corner of the parcel, we have the service section, where all the service departments, their offices, and warehouses are situated along with all the maintenance facilities. A description of what services are available will be described in a different part of the book. The overall size of the lot is 2,000’ deep x 1,000’ wide.

Condo Buildings will be 80’ wide and 220’ long facing roadway with stairs and any elevators on each side of the building. One at each end of each side; if two floors and no elevator, there will be fourteen apartments on each floor of each building. If there are three floors, there must be an elevator, and only twelve apartments on each floor. Subject to review and adjustment. AC equipment and other exterior equipment will be roof mounted. Each section will be made up of three parts or strips. The outer strip will contain four buildings each with adequate parking areas. The center strip of 300’ wide x 1500’ long shall contain a swimming and play area of 500’ x 300’ and a lake and fountain area 1,000’ long and 300’ wide, equipped with some form of nonthreatening wildlife.

Town Homes will be in row formation. Four units to each building, full length of property 125’ from roadway to roadway. Width will vary according to the bedroom capacity, 3 bedrooms. = 35’, 2 bedrooms 30’, 1 bedrooms. 20’ or 22’. Four units according to size per building row built with easement between buildings, and also outside walkways sold on a fee simple basis so that purchasers own the land set on as opposed to condo owners who own a share of the whole area.

Condo Buildings—three floors (with elevator), twelve units per floor, thirty-six units per bldg. - Eight buildings per quarter section, 288 units per quarter, four quarters = thirty-two buildings per quarter, 596 total units.– three floors with an elevator in buildings = . Fourteen units per floor, forty-two units per floor x thirty-two buildings = 1344 total, subject to height restrictions; two elevators per building = thirty two elevators total for each condo section of buildings.

Villa Style Condos—two br luxury, two br deluxe, spasmodically one br of 1250’ wide x 700’ deep x 2 sections = 238 each section, 476 total, two-story no elevator villa, EA building has four.2 br apts. back row plus twenty, one br.apts.

Town House (fee simple)—twelve buildings east side, west side comb three and two br, Sixteen buildings rear side comb, three and two brs., four buildings on corner, one br, four units per building, total 176 units. Possibility of expansion on east side and rear side. East side has forty-eight more units and rear side has sixty-eight more units.

Total 292—forty-eight more on east side and sixty-eight more on rear side

Penthouse Condos—High-rise two or three upper-floor apts. with parking on ground level and elevator; six U-shaped units all, two-br. units, two-br. luxury, and two-br. deluxe, two-story with parking.

Total 216 units One bedrooms. center apt. each floor.

Parking Lot lanes outside of buildings 60’ wide x 250’ long = twenty-five cars per side, fifty per lane.

Ninety per building needed, 1½ lanes per building = seven lanes

Three hundred sixty total parking spaces of 1500’ plot wide including grassy knolls

Building lot of 250’ plus parking lanes of 120’ each

← 1500 → 10 120 130 120 120 130 120 120 130 120 120 130 120 10 park bldg park park bldg park park bldg park park bldg park 48 18 48 48 48 18 48 48

Requested Compliance with Rules for Health and Welfare and Safety

Trash Collection—for the entire community, it will be every Tuesdays and Fridays.

Tuesday will be regular trash and landscape cuttings and, bulk households.

(By appointment) Friday will be regular trash and recycle.

All multistory condos will have a trash chute for each floor and recycle bins at each entrance. All trash deposits must be in an approved trash bag. All recyclable material must be in an approvable trash bin. Cleanliness must be maintained for the welfare and benefit of all.

All private family homes must put out the trash barrels and recycle bins ready for pick up after 5:00 p.m. and before 12:00 a.m. for early morning pick up; ot before 5:00 p.m. the day before pick up.

Pet Care and Ownership—e want to be pet-friendly, but there must be certain requirements. Dogs and Cats are okay, but all will on a leash when outdoors on community property., B here is a restriction on oversized large dogs and pit bulls. For any waiver, make an application to the ACC committee for evaluation. In addition, all residents are responsible to pick up any waste left by their animals for the safety and comfort of all. Other pet restrictions are reptiles or any exotic animals; fish must be in a tank or a bowl, birds must be in a cage, and no pet is permitted outside of residence except dogs and cats, are on a leash and

attended. Loose animals will be taken to the SPCA for euthanasia. No exceptions!

Swimming Pool Rules—o children in the pool who are not toilet trained. No one who wears diapers, either child or adult, will be permitted in the pool. All children under eight years of age must be attended by an adult for safety’s sake. No horseplay or ball throwing in the pool area. Consider comfort of others.

Dimensions for Buildings

Central Community Property Condos

All community buildings shall be 100’ wide and 220’ in length, including aprons.

two stories high with a flat roof holding A.C.units plus equipment

A four-foot eave all around, angled upward, with two elevators

Two staircases (one) on each side of building, entrance hallways

Ten feet with center hallway’s twelve condo apartments on each floor

Total of twelve apartments on each floor and thirty six for each building with designated parking for each condo. Two to an apartment and also and additional handicap parking, four to a building and guest parking outside or extension staircases with disposal bins attached fo trash.

Four sections with eight buildings in each section, four on each side with a lake and a pool area dividing at the center

Condo areas will be ringed or surrounded by town houses

Four building to a row section divided by a walkway between buildings

Four attached homes to a section—separate sections for 1, 2, 3 bedroom, twostory town houses, sold as homesteads or fee simple in HOA

The entire area will be surrounded by a moat or drainage canal, except for access roadways on each of four sides.

Security will be set up at each access and main entrance.

Security post, not gated, open access at each entrance with security cameras monitoring vehicular entrance

Security patrols for observation and sheriff’s notification will be set up from 5:00 a.m. to 1:00 a.m. daily with two shifts of security, 5:00 a.m. to 3:00 p.m. and 3:00 p.m. to 1:00 a.m. daily, to observe general street security and TV surveillance. No coverage needed between 1:00 a.m. and 5:00 a.m. Ten-hour shifts in day, four days on and four days off for security people.

The maintenance/management fees are reasonable also, with a $100 per month or $1200 per year to the condo or COA. Associations to cover sectionalized cost and payroll and a reserve for renewal, replacement, and improvement. The fee to the overall POA of about $100 per month or $1200 per year would cover:

security; landscape; maintenance of all facilities including pools, waterworks to cover irrigation, lakes, and wetlands, and drainage; a lifestyle or social staff to create and operate different phases of entertainment; rash collection; cable TV etc. plus a group of amenities that would pay their own way through resident participation, such as a day care center with a teen center and a tutoring and educational center; fitness center offering dance and exercise and martial arts classes, etc. along with arts and crafts of all kinds; medical and professional building housing an immediate and primary care physician plus satellite offices for many specialists and; a commerce center housing a cafe or restaurant and other services like a salon, dry-clearner, convenience store, possibly a bank, and a satellite post office.

We should also include the construction of an elementary school for the county to handle the influx of young children of the residents (s a gift). The construction of athletic fields and facilities open for the use of everyone, not only residents. This would give the opportunity to create little league activities in all sports on a rotating seasonal basis.

The total amount of land needed for this project is 16,000 acres, and I am sure that there are a great deal of grants, and tax incentives, available to a project like this plus a good profit to the investors and stockholders with continuing income.

Division of Residence Units

Name Gardens apartments Fountains apartments Penthouse lofts Villas Adobe duplex Carriage homes Town homes Coral reef lakes 75x100 Cove estates 275x100 Keys estates Cascades homes Approximately Population average (4 EA) Commercial jobs istration job Professional plaza Commercial hall Commercial outbuilding Sublet properties Service areas Governmental areas areas

Unit Amt 576 576 420 360 392 500 388 398 168 176 480 4,434 17,600

% or Gross 7% 7% 7% 7% 7% 7% 7% 7% 7% 7% 7%

5% 5% 5% 5% 5% 5% 5%

Annual 3000 3000 3000 3000 3,000 3300 3300 3300 3600 3100 3600

3600

Monthly 250 250 250 250 250 275 275 275 300 300 375

Total Income 1,728,000 1,728,000 1,440,000 1,350,000 1,008,000 1,100,800 785,400 1,313,400 461,800 633,600 1370,000

250 EA 250 EA 250 EA 250 EA 300 EA 250 EA 250 EA

1,600,000 1,500,000 1,000,000 72,000

4,000,000

Cost vs. Return

In my estimation, the cost of creating four thousand combined units of residence will cost about $800,000,000 for all units and subsidiary buildings, possibly a little more depending on total units and sales. The more units included in the overall community, the lower the construction cost. The basic profit margin at this point is about $200,000,000 plus depending on the number of total units built and sold.

Then we add in the additional returns on special additions and extras. This is an unknown amount.

After completion, the rental income and other income from the Chamber of Commerce and the profit margin from the cooperative can equal at least $2,000,000 per year after all expenses based on a minimum of four thousand units, more than two thousand units create a greater profit margin. A greater residential unit amount does not create a greater operating cost. Volume maintenance costs spread over a larger population can lower cost to resident owners and provide better service and security to unit owners. Cooperative cooperation is the key to community operation.

The entire community becomes dependent on itself and each other. Outside participation in commercial cooperative is encouraged to create a greater income base for commercial operators. The director of the Chamber of Commerce will create advertising and promotions to create and increase commercial outside traffic.

A separate real estate sales operation will handle all sales new, and turnover,

exclusively. That may include commercial at a discount commission rate on exclusive contract.

Management Chain of Responsibility

1) At the top is a management cooperative taking control and coordinating all homeowner associations, providing schedule and control of all services, facilities, and maintenance of properties and employees and also, scheduling and advertising all activities pertaining to entire complex. 2) All owner associations will be responsible for their own properties but will coordinate with cooperative.

(a) Cove Condo Association will consist of four sections of 1,500’ x 1,000’ each. Sections will have eight buildings with twelve apts. on each floor, three stories high with two elevators for each. Each section will elect two board on alternate years for a total of eight directors. Property managers, will conduct all meetings and will only vote in case of a tie. (b) Grove Villa Associations will consist of two sections of 1200’ x 60’. Each building will be two stories high and three apts. EA or two slots, Total of twelve apts. per building with a pool and community house in each section. EA section will elect two board , one each in alternate years, for a two-year term. Property manager will chair all meetings and vote only for a tie. (c) Town Home Association consisting of a double ring of four homes in each line, around a three-sided canal backing each. Association will elect four directors; two EA in alternate years. Property manager will chair all meetings and vote only in a tie. (d) Chamber of Commerce will own and control all commercial and management areas promoting commerce and service to attract people from other communities to participate. Four board , two EA on alternate years; director will chair.

Chamber of Commerce—Cooperative operates under separate budget Operations of all commercial enterprises—collects rents and fees subject to all group association fees and regulations in addition to rent or purchase price with mortgage will build to suit. All personal and operating expenses come off the top.

Real Estate Broker—Separate Operation—Collecting fees on new sales, residential and commercial, resells, and rentals (all) new sales. Two percent (1% to Corp and 1% to sales agent) “exclusive” resell, 3% fee to owner, 1% to agent, 1% to broker, and 1% to coop rentals by coop in one month equivalent fee.half and half (broker-agent) rental fee’s from owner in one month split, 50/50 plus fees of coop.

Housekeeping—Fees for apartments to be designated by apartment size and employee basic salary starting at $10 per hour plus benefits. Normal workload— two units per day—five or six days per week plus interior and exterior maintenance each day. No more than one hour.

Day hours are for residential units and night hours are for commercial units— entire operation, operate under separate budget and income. Building maintenance costs act as equivalent for rent on license fees.

All employees of above operations will be subjected to all employee benefits as part of overall cooperative, including seniority, if transferring from one section to another.

Maintenance personnel

Landscape personnel

Community common areas (daily)

Common areas only—garden trim

Keys–cottages–town–homes

Monday—keys–cove–church

Villas–penthouses

Tuesday—town houses–villas

Gardens–fountains condos

Wednesday—cottages–penthouses

Carriage homes–lakes–cove

Thursday—gardens–fountains

Clubhouse–health club sports

Friday—lakes–carriage houses

istration–service areas

Saturday—common areas

Refuse pick up

Retail areas—weekly—time allows

Supervisor–

6 workmen and 1 supervisor

Waterworks reclaimed water

Handyman repairs

Irrigation–lakes–ponds–canals

Maintain physical building

Supervisor—every other day

Electrical–plumbing structural

Keys–town–cottages–villas–cove

1

Fountains gardens–carriages town houses–lakes Sports–tennis–director 1 Sports–tennis maintenance 1 Pool maintenance—every other day

Aquatic director— 1

Keys–town–cottages–villas–cove

Health club—masseuse 1

Fountain gardens penthouses–carriage lakes Common area in sections Laundry rooms–hallways entrances

Commercial areas and public service

Chain of Responsibility—(Command) Management Classification

100,000

CEO–Stockolder–Chief Executive Officer (President)

100,000

CFO–Stockolder–Chief Financial Officer

75,000

Chief Cooperative Officer–Property Manager–Day-to-day operations

50,000

Assistant Cooperative Officer–Assistant Property Manager

45,000

Lifetyle Director—Activities, entertainment, education, etc.

35,000

Assistant Lifestyle Director—(Field work)

50,000

Cove Condo Property Manager— - responsible for all condo apts and property

40,000

Town Homes Property Manager— - responsible for all town homes and surroundin

40,000

Villa Condo Property Manager— responsible for all villa apts and property

40,000

Penthouse Property Manager— responsible for all penthouse apts and property

50,000

Chamber of Commerce Director— responsible for all commercial areas

35,000

Property Maintenance Director— responsible for all area upkeep and improvement

35,000

Facilities Maintenance Director— responsible for all community buildings, janitor

30,000

Waterworks Director— - responsible for operations in irrigation, lakes, fountains, p

35,000

Landscape Director— - responsible for the day-to-day floral upkeep, all beauty, an

35,000

Human Relations Director— - responsible for employees, recruiting,- interviewing

35,000

General Office Manager— responsible for day-to-day office work

30,000

Aquatic Director— - responsible for all pool maintenance and activities

Housekeeping Director— - supervise and control housekeepers plus any odd part-t 25,000

Service Area General Manager— control all cooperatives service groups, motor po

25,000

Motor Pool Superintendent—Maintain, record, and service all vehicles

25,000

Elevator Service Inspector—Maintain and service all elevators

25,000

Air Conditioning Tech Service—Maintain and service all AC

1,130,000 Middle Management Assistants

Assistant to all or most management personnel (as needed) Plus Communications—assistant to lifestyle newsletter, TV info, website, (assistant position)

Middle Management Assistants

25,000

Cove Property Assistant— - day-to- day operations and office

25,000

Town Home Assistant—day-to- day operations and office

25,000

Villa Condo Assistant— day-to- day operations and office

25,000

Penthouse Assistant— day-to- day operations and office

25,000

Chamber of Commerce Assistant— day-to- day

25,000

General Office Manager Assistant—day-to- day

25,000

Human Relations Assistant— day-to- day

25,000

Aquatic Director Assistant— day-to- day

25,000

Landscape Director Assistant— day-to- day

25,000

Security and Facilities Assistant— day-to- day

250,000

General Personnel

21,840

Main Office Personnel

$10 hr 42 hrs

$65,520

21,840

Human Relations Personnel

$10 hr 42 hrs

$43,680

20,800

Community Maintenance Janitorial and Facility $9.50 hr 42 hrs $83,220

19,760

Landscape Personnel

$9.00 hr 42hrs $197,600

21,840

Security Personnel

$10 hr hr 42hrs 196,560 $ 586,580

2,000,000

Housekeepers—Separate Operation— - pay as you go

35,000

Managing Director

25,000

Assistant Director

21,840

Section Supervisors $10 hr 42 hrs

19,760

General Employees $9 hr 42 hrs

Permanent Office Personnel

Human Relations Director—interview, hire, and assign all new personnel Check backgrounds and place applicants that are accepted where they will do the most good and enjoy themselves.

Keep records of employee benefits. Mitigate any employee problems. Install an employee of the month program; five days salary, $675 per week.

General Office Manager— - including payroll, ing, acquisitions, bookkeeping, etc. Day-to-day operations; salary is $675—five days per week.

Mo Billy-T -Community Shuttle Service— two shuttle buses that travel through the community, transporting people not with cars.

Two- eight-hour shifts, seven A.M. to three P.M. and three P.M. to ten P.M., four days on, four days off, thirty-two hours. Total of eight drivers and one supervisor (fill-in for drivers)—$350 per week, supervisor is $400 per week.

Security Observation and Patrol— two-man shifts, five A.M. to three P.M. and three P.M. to eleven P.M., Two ten-hour shifts.—switch off one man at the gatehouse observing traffic through main gate and also TV cameras of other gates, and one man driving around in patrol car observing. Four days on and four days off, forty hours at $440 per week, supervisor is $475.

General Property Manager Assistant Property Manager Lifestyle Director Assistant Lifestyle Director Chamber of Commerce Director Condo A Group Property Manager Condo B Group Property Manager Villa Condos Property Manager Town House HOA Property Manager Penthouse Condos Property Manager

Service Area—Service Organization

Landscape 60 x 25 including garages and storage, two go carts and two trailers

Eight employees plus a supervisor and possibly an assistant for fill-in

Maintenance 40 x 25 with one go cart maintaining all property repairs

One plumber, one electrician, one carpenter/tile man, one supervisor—all trades

Janitorial 20 x 25 with one go cart maintaining cleanliness of all community buildings

Six employees— - four day, time—two evening hours, one supervisor

Motor Pool 60 x 25—maintains and repairs all vehicles, carts, trailers

Two employees—mechanics, one supervisor

Routine and rotating maintenance maybe AC control and maintenance

Elevator Inspector 15 x 25—inspects and maintains all elevators

Waterworks 15 x 25—lakes, irrigation, fountains, canals, wells; inspect and maintain all water pertinent areas and equipment

Housekeeping 30 x 30—office and storage for housekeeping and office cleaners, caregivers, part-time household help (enterprise)

Employees Lounge 40 x 30—area set aside for resting and relaxation of all service employees, including lockers and showers

Restaurants—description suggestions

Deli-sandwich, house-middle European style B-L-D 6:30AM to 8:00PM. Style of food—German, Polish, Hungarian, Russian dinners and sandwiches

Size 55’ x 120’ seating of 120 total size, 65’ x 120’, 50’ x 70’ dining room plus 15’ x 120, deli-counters, kitchen, and bakery is 50’ x 35’, and lobby is 15’ x 60’

Asian-style restaurant—Chinese, Japanese, Thai etc. 12 pm–10 p.m. Lunch and dinner –D mixed menu, oriental-style dine in and take out delivery

Size 50’ x 120’ seating, total of 120; total size is 50’ x 70’ and dining room seats

is equal to 120

Italian, Greek, Spanish, and Mediterranean style—L–D 12 p.m.–10 p.m.

Dine and take out, delivery; size is 50’ x 100’ and 50’ x 50’, dinner seats is equal to eighty

Romance style

French, Spanish, Non-African style—L–D 12–10

Dine in and take out, delivery; size is 50 x 100’ and 50’ x 50’, dinner seats is equal to eighty

Hideaway sports bar—drinks, burgers, light snacks, TVS, open mic night. local amateur nightly, piano bar on Saturday, Sunday, and Friday nites. Package store in 50’ x 100’, total seats is one hundred plus, seven days. Bar open noon to1:00 a.m.

Ice cream parlor (Baskin Robbins)—sodas, sundaes, cakes, etc.; teen hang out in the size of 40’ x 100’—8:00 a.m.–10:00 p.m. in seven days

McDonald’s or Burger King

Security Gates

Front Gates—four lanes, two lanes in each direction; (at bridge) drop down bars that open by motion detector each lane after a full stop for two camera pictures, (driver and plate) gatehouse nearby. Set up for observation and information; only cameras set up in each lane coming in and going out. Full stop on bridge for each vehicle ing through the gate, both entering and leaving, Photo of driver and license plate.

All vehicles including commercial vehicles, especially vendors and visitors Must have visual image on TV screen and tape record.

Subsidiary Gates—each gate (at bridge) will be operated by a RF chip for residents cars only. No nonresident traffic is allowed. All nonresident traffic is through main gate only.

Single lane in each direction traffic has pattern with cameras to see drivers and license plates for incoming vehicles and camera for license plates on all outgoing vehicles plus a separate camera for a pedestrian/bicycle gate operated by a resident’s identification swipe card, taking picture when the card is swiped, in both directions (in and out).

Gates will be 6’ high and 8’ wide set into a brick or concrete edifice, hanging over drainage canal or perimeter fence. Initially three sets of gates are required at each corner.

Interior subsection bar gates are needed at each entrance to each subsection, no cameras needed; only motion detectors.

Activity on camera to be monitored in gatehouse, record held ninety days or more.

Let’s examine the residential housing areas, which will stretch about 16, feet or three miles facing the main road. This will include the access roads which will separate each area. The first area will be the villas with a 1,000 feet frontage and a 1,000’ depth separated by a center access road for another villa section of 1,000 frontage by 1300’ depth. Each section will have 234’ residence apartments for a total of 418 villas. Each section will have its own drainage, lake, and clubhouse along with its own swimming pool. After another separating access road, we come to the main housing areas of four high-rise apartment condos separated into two condo associations of sixteen buildings, each making two separate condo associations designated as the north and south.

Each condo association will consist of 576 apartments, totaling 1152 condo apartments separated into four separate areas. Each area will be 1000 feet x 1500 feet separated by access roads and contains adequate parking and its own drainage, lake, clubhouse, swimming pool, play area, and other amenities. Each of the four-areas drainage lake will house its own preserve of stocked fishing and critters. Such as wan ake, Duck Pond, Turtle Bay, and Flamingo Run, or something like that. Above these condo associations separated by access roads will be the penthouse areas of 1,000 feet, depth and 1650’ width for a total of 3300’ frontage, separated into two sections of seven building complexes, each totaling 210 apartments in each section for a total of 420 apartments.

Each section will have its own drainage lake, clubhouse, swimming pool, and tennis court area, and other amenities. At the other end of the residential area will be two association areas of row house areas set up at property owner groups, where the purchasers will own the land it’s situated on with a fee simple type deed.

List of Required Personnel (Basic) CO OP

15

Area Property Managers—ister individual sections

? 15

Assistant Property Managers—help manage individual sections

4

Office Personnel—general office duties and reception

1

COOP General Manager

1

Assistant Coop Manager

12 4

Office Personnel—general office duties and reception

3

Payroll and ing—handle banking and expenditures

3

Human Relations—general hiring and insurance (Griva)

Field Personnel

9 Landscape—three crews—tend to maintain natural exposure 2 Landscape Supervisor and Assistant Supervisor 3 Maintenance Crew Buildings and Other Structures 2 Sanitation Crew Collections—two crews every other day 3 Janitorial Crew Main Building and Pool 2 Supervisor and Assistant Supervisor 2 Waterworks—lakes, canals, irrigation, wells 2 AC Maintenance and Elevator Maintenance and Inspection 1 Water Retrieval and Storage 1 Solar Energy and Storage 2 Pool Maintenance— every other day, two crews 2 Sports and Aquatics Directors 3 Computer Tech (Clubhouse), Theater (Caterer), Audio Visual (Electrical Tour) 3 Lifestyle Director—publishing editor activities (classes) 3 Elevator Inspector Mechanic, AC Maintenance, and Inspector Irrigation Maintenance

Boards of Directors or Advisors

Property Sections Boards, Property Manager, (Leader)—four elected reps preferably evenly from lot areas; meet once a month.

Commercial and professional and service areas property manager leads one elected from each building or subsection; meet once a month.

CO OP Board of Advisors

Discuss problems and future plans and general subjects

Pay bills and approve motions, submit work orders as needed

Designate one person from each property section to act as representative of CO OP Board, discuss overall problems

Each board will create and operate own budgets

CO OP board meets every three months (quarter)

Special standing for county, educational, utility, and religious area invited to sit in on CO OP board meetings. (no vote)

No payroll compensation for board CO OP or other boards, only necessary compensations for official expenses

Board room is 22’ x 25’ with audio hook ups, and Wi-Fi; Seating for twenty-four around table.(basic plus guests.)

Bear in mind that all calls or requests cannot be acted upon, but all will be considered for action or accommodation. Every effort will be made to accommodate resident or merchant, or alternate constructive suggestions will be made if possible.

Board of Directors—Selection or Election

Residential sections—each residential section shall hold an annual election on the end of the fiscal year, and elect two people to act as a board of directors or advisors, representing the populace of their respective housing areas. Together with the selected, salaried property manager, they will represent and protect the interest of the residents. All expenditures will be decided by the majority of the entire board of four , except for minor maintenance and/or emergency situations in which case the property manager will have discretion. All expenditures (checks) will require two signatures of the property manager or his/her representative and one of the board of directors.

The board will meet once per monthly unless circumstances require an additional meeting. All meetings will be open to the residents, who may participate on a limited time basis but only after the board has finished expressing their opinions and before any vote. All votes must be by majority of all four board .

After initial annual election, the board will meet in private and elect a president and a secretary (each one of three); at that time, they will designate who will represent the property section as part of the CO OP board.

Each of the board will be designated as liaison to their respective operating committees, and be present at committee meetings and receive any notifications regarding their respective committees, reporting same to the board.

Property Manager and Staff as Designated

Each operating section shall have its own property manager and the staff is needed.

Property manager will be responsible for operation and maintenance of community property, inspecting and maintaining the exterior of all buildings. The same applies to the entire landscape and other facility on the property. It is his responsibility to be sure that all community property is maintained in pristine and clean condition. No chances in original footprint without the approval of the ACC committee, provide and repair, emergency or immediate in order to maintain the status quo. Submit recommendations to the board for any improvements that might be needed. Also to provide an annual budget for the following years of expenses in the operating the community.

To perform and operate all the daily requirements of the community and act as liaison to all residents and the board of directors, and act as fiduciary officer with the bank and act as signatory from or for all payments by check.

Attend all meetings of community board, keeping minutes and all extended community and or CO OP meetings, keeping notes for report back to community at large as needed.

Property manager’s will act in a fiduciary manner and must be bonded for at least $1,000,000.

Any indication of skimming or bribery is subject to dismissal.

Architectural Control Committee or ACC

Each operating section shall designate a qualified permanent member of the ACC who will serve an unlimited, independent term on the committee, until resignation, or qualified replacement in order to replace a sitting member of the ACC. There must be a unanimous vote of the board after due process.

Each member of the ACC shall act as an independent person, not responsible to any other community influence except the express benefit and protections of the residents and the original footprint and documents.

Any changes to the exterior of any building or community property must be submitted to ACC committee along with property diagram showing changes along with who will do the actual work and proper insurance certificates.

All requests will be considered on a fair and equal basis, and no requests will be arbitrarily denied. All requests will either be approved or disapproved, or suggested changes will be submitted within thirty days from date of scheduled monthly meeting. Lack of written response is not considered an approval, and the applicant has the responsibility of inquiring to the property manager’s office of reason for any delay.

Any resident who enacts changes prior to approval may be asked to remove any changes at their own expense or suffer being fined under the regular community fine schedule; all fines will be ed as a lien, thereby precluding sale of property until fines are satisfied.

Arbitration and Grievance Committee or AGC

Each operating section shall designate a qualified permanent member of the AGC who will serve an unlimited, independent term on the committee until resignation or qualified replacement in order to replace a sitting member of the AGC. There must be a unanimous vote of board of directors after due process.

Each member of the AGC shall act as an independent person, not responsible any other community influence except the express benefit and protection of the residents and the peace and tranquility of the community.

The committee will upon request, review any and all fine actions or disagreements, that brought before them. The decision of the entire sitting committee of a least two-thirds of the total committee shall be finally binding. The only recourse after a committee decision is from the 100% decision of the board of directors to override the AGC’s decision “abornitio” but only if additional cause can be brought forth.

All fines, if any that have been imposed, shall be as stated in the community fine schedule. Any unpaid fines shall be ed as a lien on the property and therefore cannot be sold without satisfying the outstanding lien.

All residents and merchants and employees are expected to live in quiet enjoyment, at peace with their neighbors and the community, by respecting all the basic rules and covenants; in addition, we are all expected to observe all governmental laws.

Assisting Service Organizations

(A) Coral Ridge Household Services—Private and Commercial I

Coral Ridge Storage Facilities, Private Rooms, and Parking

1 5

Coral Ridge Laundry Service—Community Service and Private

2 5

Coral Ridge Vending Service—Community Service

3 5

Coral Ridge Pest Control—Community, Commercial, Private

4 (5) Coral Ridge Pool Maintenance—Community and Private 5 (5) Coral Ridge Household Warranty Service—Individual I

Coral Ridge Guest House—Residents and Guests Only (Private)

I

Coral Ridge Theater, Shows, Movies, Meetings, etc. (AV Also)

I

Coral Ridge Utilities, Solar Energy, and Reclaimed Water

CH Coral Ridge Educational and Physical Programs—Clubhouse Sports Advantage 6 FS Coral Ridge Snack Shack—Mon–Sat Only, 7:00 a.m. to 7:00 p.m. (Service Area) 3 5

Coral Ridge Air Conditioning Service—Community and Private

4 5

Coral Ridge Elevator Service—Community and Commercial

Responsibility

Cooperative—responsible for overall maintenance and service for entire community. Two board from EA HOA plus two from maintenance community, total of ten plus property; men will chair and vote only in case of the two-year term, one EA in alternate years. Duplication with associations is permitted.

Standing Committee Association

Standing Committee Cooperative

Financial—ing and Audit

Financial—ing and Audit

Maintenance—Building and Grounds Maintenance—Building Structure Facilities—Indoor Accommodations Facilities—Interior Facilities Roads and Walkways

Landscape—Grounds and Irrigation

Commercial (Chamber) Maintenance Lakes and Fountains Water Wells Service Area—Maintenance

Pool Maintenance—Care and Clean Elevator Maintenance Sanitations—Waste Management Utilities—Electric, Water, Sewer Activities—Sports and Entertainment

Maintenance Area—separate area for housing offices, yard facilities, staff areas, and staff parking plus offsite parking storage areas, etc.—500’ x 600’

Total area is 16,500’ length x 5200’ depth, 340,00000 sq.ft.

Might need to build grammar school on off premises—1,200’ x 2,000’

Thirty classrooms plus gym, auditorium, parking, bus facility

Two story with handicap facility (elevator and landscape etc.)

Tentative name—Coral Ridge or Windjammer Cove Property Owners Coop (Master Association) Windjammer Cove Chamber of Commerce Coop (Commercial Association) Swanlike Condo Association

Residential Apar

Flamingo Run Condo Association

Residential Apar

Turtle Bay Condo Association

Residential Apar

Duck Pond Condo Association

Residential Apar

Lazy Acres Town Homes (HOA)

Residential Hom

Banyan Grove Villas Association

Residential Apar

(1824) Cypress Grove Villas Association

Residential Apar

Windjammer Cove Service Plaza

Service Employe

Windjammer (Sponsored) Athletic Complex—Public Service Area

Windjammer Public Grade School K-5 (one thousand students)

Commercial Areas

Windjammer Mall—restaurant, convenience store, salon, laundry cleaner, etc.

Constitution Hall—professional offices (attorney A, insurance, eal state, etc.)

Healthy and Happy Medical Building—medical offices and immediate care

Young and Restless Youth Center—day care, tutoring center after school, and teen center)

Body Works—dance and healthy center Part of community center.

Community Amenities and Services (constitution hall)

Body Works—health enter (dance and aerobics fitness etc.)

Aqua World—indoor pool (hot tub, saunas, etc.)

Copacabana—social hall (grand hall and theater)

Vox Populi—community center game rooms meeting rooms etc.)

Plans and Permits—County Participation

While we are filing plans with the County Planning Commission and getting construction permits, we also have to get cooperative permits from country agencies and utilities. From the water district, we need permission to dig wells for irrigation water, swimming pools and drainage, lakes and ponds, plus the water district must lay in pipes to bring water to all the residences and other building that will be utilized by people for all purposes, both bathing and drinking. We also would be better off and in compliance with going green by installing solar s on every single rooftop to supply electricity to each individual building, with gas generators in key buildings. Thereby eliminating the cost of electric energy. Any other opportunity to go green and conserve energy or resources should be followed and sought out.

Sewer pipes must be laid to prepare for waste collection at the foundations; laid and county waste collection plan must be laid out along with water supply pipes laid under foundations for all buildings. We also need to see on a waste or trash collection schedule to retrieve ordinary trash on a twice a week schedule along with recycling once a week and garden or natural waste once a week. In addition, a once a week pick up of dumpsters at a central location. Last but not least, the main roadway to the central community must be laid out by the county, but all the access roadways will be created and paid for by the builders to county specifications, and upon completion, turned over to the county for maintenance and patrol.

We must not forget electrical storage lines for supplemental help from any buildings that cannot sustain their own needs. In addition, all cable TV and WiFi lines should be laid out underground before road pining.

All these items and other conduit connections such as connection by pipeline of

all drainage lakes and ponds must be laid in before foundations are laid. A net style screen grating should also be installed between lakes and ponds in order to avoid unwanted critters from going lake to lake etc.

All building foundations should be built up to about sixteen to eighteen inches above grade so that all buildings are protected from water buildup or flood along with, all roadways should have a sewer drains system to drain normal excess rain. Don’t forget fire hydrants set at proper intervals to help in case of fire and need for use by the fire department. If pressure can be sustained, we might be able to use water from our wells rather than county water. Careful planning and anticipation will be held to be sure that all water conduits and waste lines are underground along with all electric lines, audio visual wires, and sewer pipes in order to create a nice landscape and community appearance. Storage facilities can be constructed

In many of these projects, there will be cash incentives and tax advantages, which are needed to be researched and taken advantage of. , going green not only saves money in the long run but also make a better appearance and lifestyle.

Ecumenical Obligation

Now that we have discussed governmental and civil requirements, let’s talk about religious needs. There are many types of religious sects that require space and consideration, therefore let’s put aside any antagonism and provide space and ability for all to show their reverence and practice their own form of worship if they feel they need or want to.

Let’s put aside some land to build churches and other buildings of worship. We should designate a piece of thirty-seven acres of property, approximately eight hundred feet wide and two thousand feet long to house about eight houses of worship of all types.

For example, a Catholic church, an orthodox Jewish synagogue and a conservative Jewish synagogue, and an Ecumenical church, plus a Baptist, Episcopalian, and a mosque for Muslims and even a Seventh Day Adventist gathering place, which should round out all basic needs; each lot should be 400’ x 400’ plus access roads and adequate parking and housing for the religious leader and extracurricular church activities.

Here also, we can build our plans or custom plans laid out for us at a fee for labor materials and equipment for actual cost plus a 10% profit margin. Giving full title to each respective church and even carrying a mortgage might be necessary.

Utility facilities are next on the agenda, so stay tuned for further developments.

Safety and Security Measures

Each residence and commercial location is equipped with a keypad and an alarm system to notify a switchboard that is handled by a human person not a recording. In case of fire, the operator will call the fire department and then call you to see if you are okay. In case of burglary or other type of alarm, the operator will call you to see if you are all right or was it a false alarm. If need be, the operator will call the sheriff’s line for a response. This keypad can also be used as a panic button in case of some other emergency. This is paid for through your property maintenance fees, so you should always set your alarm for your own safety and protection.

All entrances to the central property will be guarded by a gate to avoid unwanted vehicles from entering the community. All gates will be used by residents only, who have a special card on their windshield, or there will be a keypad at each gate to punch in your special code number. This code should not be given out to any nonresidents or non permanent guest to you, or well-known person to you. All vendors, servicemen, or non-usual visitors should use the main front gate, which will have a security guard to identify and let them in. This way, in case of any incident, we will know who is on premises at that time. This record also works when you use your card or keypad at any of the unattended cases. The gatehouse will be in operation from 5:00 a.m. to 1:00 a.m., seven days per week. No nonresidents or unauthorized persons may enter the community between 1:00 a.m. and 5:00 a.m.

Lakes and Drainage Areas

Care and Respect for Critters

It is suggested that children and adults do not try to mingle with any critters or birds in the fenced in areas. that the inhabitants are wild animals, and as such are unpredictable when threatened. We have a feeding and care schedule for the fishes, birds, and other animals that may live around them. If you respect them, they will respect you. The community owners’ associations will not be responsible for any injury or happening that maybe be caused by the resident’s negligence after you have been onished by this notification. The areas are not a petting zoo!

Area Clubhouses and Community Meeting Rooms

Each housing area will have its own card room, clubhouse for card playing, part, or other subarea type functions; official community functions take precedence over individual use. For private party’ or functions, seek approval from your property manager. No private functions without approval. We should always respect the comfort and rights of others, our fellow residents. To avoid conflicts or intrusions on other people’s beings or property. You should always expect the same for yourself. Live and let live without influence on or causing pain or discomfort to your neighbors. In case of any dispute, we will have an arbitrators and grievance committee made up of five volunteer residents, who will hear claims and appeals from violations. Upon request, the arbitration committee will meet once a month and will be autonomous, not answering to a property manager or the board of directors. The committee’s decisions are final.

Rules Continued

No external changes or renovations to exterior of buildings without approval of ACC committee. Interior renovations or changes within your residence are at your discretion, but exterior changes cannot change the footprint of the community. All requests for change approval must be submitted with exact location of change, name of contractor with his insurance certificate, or a copy of your homeowner’s insurance if you plan on making the changes yourself. No request will be arbitrarily denied nor automatically given. The ACC meets once a month to discuss the application and a physical inspection of the location by one of the board. If your application is denied, you will be notified why and what changes may be made to qualify. If the work is done before approval, you may be required to remove your changes at your expense and pay a fine for noncompliance.

Use of Community Property—all community property belongs to the community at large of which you are a part. Therefore it is your responsibility to see that no harm of any kind befalls the community property. You are responsible not only for yourself but also for your family, invited guests, and any vendors or workman that may be present on your behalf. Replacement cost for any damage plus a fine may be charged to you and/or a lien may be placed on your property.

Parking Regulations—there is no parking on main roadways; parking is permitted only in designated parking spots. There are adequate parking spaces for guests and handicap persons; no overnight parking on the street in private homes areas, park in garage on your driveway, emergency vehicle access is a must.

Listing of Services, Duties, and Income Sources

Landscape will care for the common property beautification including the mowing, trimming, planting, pruning etc. Departmental istration will prepare and submit an annual budget to each property owner or commercial association for their share of landscaping time budget for each association to include in their overall budget for maintenance in their area. Additional income maybe earned from services to individual property owners on a pre-listed area time and price schedule.

Common Property Maintenance and Sanitation services will include maintaining community building interiors and exterior waste container collections on a daily basis. All area including swimming pools, water closets and area clubhouses, istration buildings, and activities area facilities on a daily basis; individual area assignments will be designated. Department istration will submit an annual budget to each property owner or service area association for inclusion in the annual maintenance fees to residents.

Waterworks will maintain all swimming pools, lakes, and drainage canals with regard to every other day pool maintenance on all community pool and lake areas. Check water levels and equipment maintenance. Included are any wells from which non-potable water is drawn; extra income can be obtained from private property pool areas on a once per week service schedule from a prelisted price schedule.

Air Conditioning and Elevator Maintenance—department istration will make up a budget proposal to each property association for time and projected inspections of AC units and elevators from each section in order to include in the maintenance fees. All community air conditioners and private air conditioners will be inspected no less than once a year on a regular routine schedule. The same goes for elevator maintenance on an annual basis. Any malfunction not under warranty will be billed to nominal owner on a prescribed price schedule. Each unit owner is responsible for filter replace; additional income can be derived from repair or replacement of AC.

Handyman Service Contract— separate contract with each individual unit owner to service all appliances, plumbing, and electrical in their individual housing unit. Plus the equivalent of two hours of non-warranty handyman works at a cost of $120 per year per individual unit. Labor only is covered; all parts are extra at a discount of 10% below retail price. All non-covered handy work after initial two free hours will be at a rate of $20 per hour based on fifteenminute intervals for labor only and parts prices as listed above contract is renewable on an annual basis. (Labor only) renovation or construction projects estimates provided on request for competitive purposes at no charge. For the next day service, all complaints must be received prior to 4:00 p.m. each day. Emergency situations will get priority consideration.

Pest Control—istration will submit a budget for the exterior of each condo section to be used in the annual maintenance fees plus the common area buildings. All individual residence or condo apartment will be billed $120 annually for the interior of each apartment receiving service once a month to avoid any unwanted visitors. Special emergency needs are included in annual counterpart; individual housing cost will be $150 per year and attached housing units will be $125 per year inside and outside. All visits will be once monthly unless there is an emergency need. Totally self-sufficient.

Washing Machine and Dryer Laundry Services— maintain and service all the common laundry rooms in all individual condo areas on an at least an every other day basis, including the accessory vending machines on a totally selfsufficient basis; additional income can be made, servicing individual home equipment include dishwashers.

Vending Machines—drinks and snacks service and maintaining all vending machines in central areas of condo and residential areas plus all the machines in common areas. Weekly maintenance and refill on a total self-sufficient basis additional outside locations are available and no restriction.

Warehouse Storage of excess materials of cooperative is under control of facility maintenance which is not available to the public, cooperative use only.

Houskeeeping Services, will submit a budget cost to maintain the hallways and walkways for each building as needed. Limit cost factor to onehalf hour or less per floor or walkway, stairs, or elevator.

Offer house cleaning services to each individual unit on a once every two weeks basis unless other periods requested; pricing as per scheduled list.

Catering and other services available upon request

Snack Shack Diner facilities for all service personnel and other folks as needed. Hours are two shifts, 6:30 a.m. to 1:30 p.m. and 1:30 p.m. to 9:00 p.m., six days per week. On Sunday the hours are 8:00 a.m. to 3:00 p.m. and no dinner, Four days on, and four days off on a rotating basis.

Community Participation

This community is built on the premise of community benefits and conveniences. The overall objective is to provide services and conveniences to make better living conditions and enable the residents to enjoy more recreational activities. In order to accomplish these objectives, we need volunteers to assist and give some time to accomplish these goals. There is no fixed requirement for serving the community, we would like and encourage someone from each family or residence to volunteer some time to act in an advisory committee in community maintenance based on their experience or desires, and their time allotments. The desire to lead or creatively control will govern what degree of participation you are willing to give. We request that you advise us of your past expertise or ability. This is your community. Help make it grow and thrive.

The same request goes for creating and sustaining the many social, athletic, and charitable clubs that are created in communities all over South Florida.

Just submit an enclosed form to the front office or any existing community activity you may know of.

Independent Contractor (1099)

Elevator Maintenance maintains and repairs all elevators on property. Must inspect at least once a month and make immediate repairs as needed, weekly draw of $500 as needed.

Air Conditioning Tech maintains and repairs all air conditioners on property. Make immediate repairs as needed must inspect at least once a month, including all laundry equipment in central locations as part of the responsibility. Weekly draw is $500.

Waterworks maintain and repair all irrigation, lakes, canals, fountains, wells. Be sure all are working properly; weekly draw is $500 and additional help as needed.

Janitorial Facilities Manager cleans and maintains all community buildings, supervise janitorial staff, give out assignments, and be sure they are done; uses two shifts, day shift is mostly 7:00–3:30 and six days per week and a small night shift is 2:30-10:00 p.m. Responsible for setting up meeting room and taking them down; needed drawer is $575 per week.

Motor Pool maintains and repairs all cooperative vehicles including electric carts. Instruct and follow up on how to change an electric cart and when it is in need; extra help as needed draw is $500 per week.

Property Maintenance maintains and keeps in order community property

handyman good at carpentry, plumbing, electrical, and etc.; draw is $500 week, extra help as needed.

Landscape Maintenance maintains all shrubs, flowers, grass, etc., trim trees, call for mulch as needed, and etc.; extra help and team extra draw is $575 per week.

Vending Machine Operator, 20’ x 25’—and building for storage deliveries, maintain, and supply all vending machines in community soda and snack resident service

Fix It Club, 15’ x 25’—maintains appliances including plumbing and electrical for all residents on annual contract

Dumpster Area, 30’ x 25’—corner area to house trash and recycle accessible to roll back trucks and sanitation trucks

Central Parking Areas—parking for employees

Special Parking Area—tenants area for commercial vehicles, boats on trailers, RVS, or any trailers

Security Office, 12’ x 20’—in front gatehouse

Sales and Rentals—in separate commercial building area

Aquatics and Athletics in aquatic world or sports park

Mo Billy-T—shuttle transportation services

Independent Contractors = 1099 issued

Real Estate Sales and Rentals—work on commission basis, only new property sales 2%–1% to broker, 1% to salesperson

Rentals is one month rent equivalent—payable by renter

One month and sometimes two months security (use judgment)

Down payment on sales no less than 20%

Housekeeping six days for any and all residents (see price list)

Daily fees basic salary to employees and 50% to 50% of balance between housekeeping firm and cooperative, actually 10% of net gross for each (separate entity)

Fix-All Maintenance Service, Six days will supply repairs to any appliances, plumbing, electrical, including AC or anything installed in the residence even upgrades. Additionally added equipment is covered. If not repairable, it will be replaced by same or like item at residents expense. (labor is free.) Any upgrades requested by the customer must pay difference in retail price to net price. Contract for maintenance will be extended.

Payment for two years will be accepted to save price. See price list for rates. Independent contractor will have housing and a storage yard in the proposed service area independent contractor may draw against income up to $1,000 per week and bonus of earned income at end of fiscal year. Ten percent of gross to contractor and 10% of gross to cooperative, balance of 80% of profit, will be held in reserve to cover operating costs and operating expenses in material and equipment

Vending Machine Operator is an independent contractor (1099) that will service and maintain all vending machines and will fill product and collect money from each machine on a regular basis. Contractor will supply his own product and equipment and be sure that all machines are working properly. All collections will be counted and deposited in a separate bank . Contractor may draw up to $1,000 per week with a bonus at the end of the fiscal year. Contractor and cooperative will each take an amount equal to 10% of the gross income after deducting any funds issued during the fiscal year. Balance of funds will be to buy product and equipment and other expenses. Cooperative will supply and own all vending machines space in service yard supplied.

Computer Club Expert is an independent operator (1099); five days will create computer classes, and general assistance when asked. Any computer classes held during the day or night will be according to the cooperative rate chart. For class costs and instructor payment of $35–$40 per scheduled class. Any outside repairs or consultations are not a concern to the cooperative; he may also keep the profit from any equipment sales. All cooperative (not private) computers will be maintained in proper working condition, and any assistance needed by an

employee in the course of cooperative business will be supplied as needed. All class fees will be placed in a separate bank for distribution as weekly income. A separate office and other facilities will be supplied, and out of community customers are encouraged.

Arts and Crafts—all are independent contractors. Cooperative lifestyle; director should try to recruit separate instructors for many arts and crafts courses such as ceramics, pottery, jewelry making, painting, watercolor, oil, or charcoal and any other crafts possibly available. Our arts and crafts room will be fully equipped, including a kiln and separate cabinets or storage facility for each instructor. Check price list for course costs. All instructors will receive $35 to $40 for each class session of one hour. Any materials supplied by the instructor the instructor may retain payment for themselves. Outside students (not residents) are allowed. Each class should be eight or ten weeks, duration minimum. but can be extended at discretion of instructor. Minimum registration is, ten per class, minimum participation for each class must be at least five or instructor has option to cancel class for that day; instructor will receive a 1099 at end of year and must have an insurance coverage and some sort of license or proof of background for the course being taught.

Price list per month $7 for any single class or walk-in $24 for a four-class certificate $40 for a ten-class certificate (can switch two classes or more) $65 for unlimited classes no limit (can switch)

Storage Rooms—provide Storage facilities 10’ x 20’, 5’ x 10’, 5’ x 5’, 10’ x 10’, 20’ x 30’, and 20’ x 20’ at a published prices scheduled plus moving equipment for use on premises. Boxes and other supplies available in office at listed prices. Office hours are from 10:00 a.m. to 4:00 p.m. from Monday to Saturday or by appointment.

Commercial Parking—trucks, trailers, boats, dead storage, etc. arrangements are by appointment. Call main phone #. prices as per prearranged price list and the size is 250’ x 250’parking lot.

Public Daily Parking for service personnel. No overnight parking on main roads without specific permission.

Area Services

Guest House accommodations—twelve rooms of 20’ x 25’ with private bath plus an office and /laundry facility and mgrs housing is 20’ x 25’; short-term housing for guests of residents or future buyers. Minimum of two night stay, Maximum is seven nights, except by special arrangements; totally self-sufficient with maid service etc.

Computer Technician—maintains and services all computers in cooperative service at basic salary plus services, for all residents’ computers and subservice computers at listed pricing schedule in partnership with cooperative. Additional income from computer classes either individual or single classes, minimum of eight students.

Arts and Crafts classes in partnership with cooperative is under control of lifestyle office, and in partnership type of classes are ceramics, portrait printing, knitting, etc.; minimum students are eight per class and eight-week sessions.

Theater Entertainment—monthly shows on Saturday night plus monthly free movie on Sunday and other community projects, such as choral group, amateur theater players, club functions, etc. operated by lifestyle office and supplemented by audio visual volunteers.

Physical Fitness and massage—appointment for massage plus use of physical fitness gym; under control of aquatic director including indoor pool.

Outside the service area, the fence is 150’ wide x 800’, long rear lot is 150’ x 200’. Veterinary Facilities including veterinary doctor and hospital grooming and boarding facilities with 75’ dog runs and 75’ wide and 100’ building.

Car Wash and vacuum facilities’ size is 150’ x 200’ with gas pumps (credit cards only), except vacuums and air, quarters. Basic car wash is only $5.00 and 25¢ per ten minutes for vacuum or air gas pumps (unattended), credit cards only and no cash; regular and high test only with 2–2 sided pumps.

Jitney transportation yard’s size is 150’ x 200’ with building of 20’ x 20’, parking is 175’ x 30’ = six buses and public parking

Sanitation lot of 150’ x 100’ with bins of 15’ x 30’ for dumpsters and clothing bins, recycle bins, and bulk storage section seperating access roadways, 50’ wide each

Public access road lengths of 16,000 wide.’ and 5,500 deep.

Service Type Business Organizations

Suggested business operations to the convenience and needs and desires of the residents; subject to change.

For: Better ideas Legal requirements Unneeded ideas Prior experience ideas Need Any reason at all

Controlled by service community and individual service providers in cooperation with business owners and CO OP management.

Formula for Maintenance and Assessments for POA

POA are the total number of housing units in a complex; there are ten sections in entire POA, consisting of condos in north and condos in south, villas, penthouses, and townhouses,. Each COA or HOA will be in two parts, and the total number of both parts will be the amount divided into 20% of total maintenance and operating budget for the POA.

Each separate housing unit COA or HOA will have a separate maintenance fee to cover any specific benefits for that section that does not affect other sections.

Maintenance of community property will be part of total POA budget and included in total POA fees.

Commercial maintenance fees shall be charged to the Chamber of Commerce and will be burn by each and all tenants or CO OP owners housed in commercial property adjacent to POA fees will be calculated on square foot usage of interior space and divided accordingly.

Exterior Roadways and set back foliage will also be handled by the Chamber of Commerce’s budget.

Interior Roadways and foliage will be charged to POA’s budget.

Houskeeeping Price Schedule

2 bedroom condo, 2½ hrs

=

$50.00

3 bedroom condo, 3 hrs

=

$60.00

1 bedroom condo, 2 hrs

=

$45.00

2 bedroom house, 2½ hrs

=

$55.00

3 bedroom house, 3 hrs

=

$65.00

4 bedroom house, 3½ hrs

=

$75.00

5 bedroom house, 5 hrs

=

$90.00

Extra size apts. or area as needed Basic day is 9–5 and basic pay is $95.00 per day. 2000 feet office or store is $25 per day

Under the direction of lifestyle director along with other departments, seek out and arrange for classes and creative abilities such as ceramics, painting, and finger printing along with other creative projects. Classes for each on a once or twice a week basis at designated times is one hour instruction and one hour working time; each week cost $8 for one hour instruction and $10 for both instruction and work time. Eight to twelve-week course time with a minimum of eight persons per course. Tuition proceeds is divided, 75% to instructor and 25% to cooperative. Plus any equipment or supply purchased are totally the responsibility of the instructor, including any financial return. Instructor becomes an independent contractor for record purposes.

Entertainment and Social Activities—under the direction of lifestyle director along with other departments, seek out professional entertainment and creating shows on a monthly or two monthly bass. Interviewing and auditioning talent. Offering and selling ission tickets in order to create a fund to pay for talent. In addition, create social activities and get-togethers such as dances for holiday occasions. Using nominal ission cost to pay for extra amenities. Special funding set up by the cooperative to collect and disburse funding for shows and any other social activities are included.

Lifestyle director is on the salary of 52,000 per year plus bonus at warranted, assistance is needed.

istration of the Property Owners Association shall be a central office

overseeing the maintenance and operation of all the common needs and property of the Housing Condo Associations and Homeowner Associations. The homeowner assessment fees shall be split evenly by the five-basic housing associations at 20% of total budget. Each owner’s association will divide their share of property budget items equally among the total homes in each respective owners association. We can either utilize one bill for maintenance fees, combined, or send two bills, one for basic association maintenance and one for community property maintenance.

Community total billing which is divided equally at 7% each shall include the cost of maintaining all community property and its personnel, the same formula shall be used for the building maintenance of each condo association.

The property surrounding all the commercial areas and the buildings exteriors shall be operated by the Chamber of Commerce in loose association with the overall Property Owners Association

Each of the basic property associations will be guided by a board of directors of four directors serving a period of two years for each election period. The property manager will act as board chairman and break the tie vote only. The overall property association will have a board of directors consisting of two representatives from each basic association elected every two years. Again, the property manager will act as chairman and break the tie vote.

Motor Pool—complete automotive maintenance and service station plus a full service car wash area that is coin operated.

Basic car wash $5 per drive-through Hand waxing is available; vacuum machines and air pumps are at 25¢ per ten minutes each. Mechanical and maintenance service is as per price schedule. All vehicles are acceptable for

service on premises including electric carts.

Laundry Rooms in all condo buildings; each condo building will have laundry machines and dryers along with machines that disperse detergents and other items. All machines will be coin operated who will resupply and service these machines on a regular schedule. Service for private homes is also available on request. Laundromat.

Vending Machines, soda, and snacks are available in all laundry rooms and other selected spots. Coin operated serviced on a weekly basis unless needed sooner; Coin World.

Aquatic Facilities—indoor swimming pool, hot tub, sauna, hot steam room, massages by appointment at $60 per one hour session, exercise machine room, etc. Private swimming lessons available, aquatic irector for information and schedules.

Sports Facility—outdoor sports venues including tennis courts; group tennis lessons available, plus private help in all sports. sports director for information and schedules.

Landscape Department—maintain all common property with regular weekly class, mowing, and regular tree trimming and shrub trimming all exterior beautification and maintenance.

Waterworks—maintains and services all swimming pools and lakes plus irrigation system. It has regular twice weekly service of each pool facility and lake including feedings of fishes and critters.

Waste Management Service—all waste barrels, trash from housing areas, plus recycle bins. Dumpsters located at service areas will serve as dumpsites. Each class of waste will be picked up twice per week each or as needed. Commercial dumpster pickups will be scheduled.

Snack Shack Utility—diner to service commercial area.

Serving breakfast and lunch only from 6:00 a.m. to 3:00 p.m., only primarily coffee and light snacks, eggs, salads, sandwiches; price schedules, aimed at employees is discounted at 20%.

Community Property Maintenance— cleans and maintains all community property including bathrooms twice daily attention including AC and elevators.

Community Service Clubhouse—rest center for all employees

Dorm rooms for occasional overnight needs, plus rec rooms, TV rooms, meeting rooms and just plain relaxing

Catering facility’s available if needed

Suggested Office Building Locations

Basic building size is 100’ x 200’, two floors Bank (national firm) first floor is $4000 sq. ft. of 45’ x 90’ Insurance agency could handle CO OP insurance ing firm could handle CO OP ing Psychologist—counseling Real estate broker could handle CO OP real estate sales Stockbroker etc. And any other office type operation (no retail stock) Building size is 100’ x 200’, two floors average office size 40’ x 45’, four offices to a floor with a total of twelve offices

Suggested Youth Center and Day Care Center

Basic building size is 100’ x200’, two floors

First floor day care is 100’ x 90’, two sides is 50’ x 90

7:00 a.m.–6:00 p.m. side one nursery care with ages from two months to five years

7:00 a.m.–6:00 p.m. side two day care with ages six to twelve with kitchen facilities (both)

2:00 p.m.–10:00 p.m. second floor teen center is 100’ x 100’, afternoon to evening

10:00 a.m.–10:00 p.m. by appointment, learning center, tutoring facility, classrooms’ extension, play yard for younger children is 90’ x 50’ split in half.

istrative Responsibility for Housing Sections

There will be six condo and housing associations consisting of condos north, condos south, villas, penthouses, and town houses, each with two sections or pods under the supervision of a property manager and a total of six home owners associations.

All property and their managers will be under the overall supervision of a property owners association manager. It will include the supervision of the commercial areas, Chamber of Commerce Cooperative, and each section will be responsible for interior of buildings or property areas, and POA will be responsible for all community property and or common property and service organizations and facilities.

Each section under the supervision of its property manager will hold an election to provide four directors for a board to oversee common interest in the owners’ association; they will serve a two-year term and meet once a month to approve or discuss community business. The property manager will chair the meetings and will vote only in case of a tie vote of the directors. The property manager will be responsible for the day-to-day operations of the community. Each pod in each association will have its own community area consisting of a recreation swimming pool area and a community building for meetings, card playing, or any other group activity.

All property managers’ offices will be situated in the main istration building serviced by a pool reception area.

Suggested Offices for a Medical Building

Immediate Care (first floor) 4,000 sq. ft. 50’ x 90’ Dentist (first floor) 3,2000 sq. ft. 40’ x 80’ Internets

3,2000 sq. ft. 40’ x 80’

Cardiologist

3,2000 sq. ft. 40’ x 80’

Podiatrist

3,2000 sq. ft. 40’ x 80’

Urologist

3,2000 sq. ft. 40’ x 80’

Gastronterologist

3,2000 sq. ft. 40’ x 80’

Urologists

3,2000 sq. ft. 40’ x 80’

Pulmonologist

3,2000 sq. ft. 40’ x 80’

Orthopedic

3,2000 sq. ft. 40’ x 80’

Ear, Nose, Throat

3,2000 sq. ft. 40’ x 80’

Dental Surgeon

3,2000 sq. ft. 40’ x 80’

Dermatology

3,2000 sq. ft. 40’ x 80’

Neurology (nerves)

3,2000 sq. ft. 40’ x 80’

Pain Management

3,2000 sq. ft. 40’ x 80’

Physical Therapy

4,000 sq. ft. 40’ x 80’

Ophthalmology

3,2000 sq. ft. 40’ x 80’

X-ray Lab (MRI)

3,2000 sq. ft. 40’ x 80’

Basic building is 100’ wide x 200’ long, two floors Medical facilities only with plumbing availability in each office. Average layout is 12’ x 30’ waiting room and 10’ x 12’ office space Seven exam rooms with 12’ x 10’ plus lab and bathroom Custom arrangements and/or installations available During pre-construction period, less available after construction

Locations are available as condo ownership or as rental unit. Managements or Chamber of Commerce participation required. Custom layouts can be arranged and built to order.

Payroll Formulas by Grade and Time

Class 1 Basic employees—six days, forty-eight hours $9.25 per hour = $444 per week Entry level employees—five days, forty hours $10.00 per hour = $400 per week Assistants and aides—five days, forty hours $12.00 per hour = $480 per week Class 2 Department heads—five days, forty hours $14.00 per hour = $560 per week Managers—no time limit as needed at $16.00 base, $640 per week Class 3 Executives—no time limit as needed at $18.00 base, $720 per week Partners in cooperative—as needed at $20.00 base, $960 per week Plus 20% benefits

Extra benefits as per class, group insurance by class 401K with management participation by class After ninety days continuous employment for eligibility

Part-time employees are normally not eligible for extra benefits

Class 1 employees—landscape, maintenance, housekeeping, etc.

Class 2 employees—department heads, office personnel, assistants aides, etc.

Class 3 employees—management class and executives, etc.

Extra benefits—overall All employees get two weeks’ vacation in a year (paid) Employer participation in group insurance Employer participation in 401K Employee of the monthly bonus competition (etc.) Three percent cost of living raise each year on employment date Advancement from within the ranks by qualification

$299,000 two-bedroom ranch, two bedrooms, two baths, and one car garage 50’ x 100’ lot, 50

$279,000 two-bedroom ranch/corner duplex attached, two bedrooms, baths 75’ x 100’ cornere

$339,000 three-bedroom ranch, three bedrooms, two baths, and two-car garage 50’ x 100’ lot,

$319,000 three-bedroom ranch/corner duplex attached, three bedrooms, and two baths 75’ x 1

$339,000 three-bedroom ranch plus den, three bedrooms, two baths, and two-car garage 50’ x

$349,000 three-bedroom ranch plus family room, three bedrooms, two-and-a-half baths, and t

$389,000 three-bedroom ranch plus theater, three bedrooms, two-and-a-half baths, and two-ca

$379,000 four-bedroom ranch with family room, den, three bedrooms, three baths, and three c

$399,000 four-bedroom ranch with family room, den, theater, four beds, three baths, and thre

$1,800,000 Compound—200’ x 110’, five bedrooms, four baths, two levels, four-bedroom gu

$1,800,000 HI Ranch— five levels of 100’ x 110’, five bedrooms, five baths, three-car garage

$1,500,000 Southern Colonial—six bedrooms, two-bedroom guest area, one bedroom service $1,200,000 Two-Story Villa—four bedrooms $1,300,000 Ranch House—four bedrooms $1,400,000 North Eastern Colonial—four bedrooms

All homes are equipped with a swimming pool of 25’ x 20’ minimum and a tennis court or handball ball court or one-half basketball court

A central elevator where applicable and perimeter fencing

All property’s minimum of 100’ x 110’ or one-half acre each

Compound situated on one-half acre or more.

Indoor swimming pool and gym area attached to the sports area.

The pool is manned by the aquatic director and pool clean up attendants who will clean and maintain the building housing, indoor pool, exercise gym, and machines. The adjacent facilities steam rooms, massage rooms, and hot tubs and locker rooms. Two attendants on payroll of $10 per hour which is $480 per week. One day off per week. The director of aquatics is $660 per month, $14 per hour; He will supervise, schedule, and oversee activities, and maintain safety and order.

Coming Soon

Possible facilities needed for family comfort

Veterinary Hospital—complete pet medical facility with boarding, grooming, and rescue, pet-friendly cares, and animal runs (outdoors).

Community Transportation— two shuttle vehicles going throughout the community for resident’s convenience; operational from 6:00 a.m. to 2:00 p.m. and 2:00 p.m. to 10:00 p.m. daily

No charge to residents and guests, six days only and titled M B-T.?

Professional Shows and Entertainment—nce every two months in theater, professional act, or drama. ission charge is according to cost of act. Also once every two months, residents get together with entertainment on a Saturday night including dancing, snacks, and BYOB, cost is based on expenditure.

Clubs for Residents—men’s club, women’s club, Hadassah veterans, culture, ethnic backgrounds, (Irish, Polish, etc.), and any other type of group that wants to get together; see lifestyle director and file.

committees for community operations. committees to assist board of directors in overall community operations.

All committee are volunteers and should be knowledgeable in the elected field.

Landscape and Grounds Maintained Department (seven)—director of landscape and six workmen maintain the grounds of all areas—grass cutting two to three days per week and trimming the gardens two days per week using the balance of available time to clean roadways and pathways. Keeping the areas free from trash and faults, foliage and general property care.

Facility Maintenance and Repairs director of facilities and maintenance, coordinating team department heads, waterworks, maintaining, plumbing, swimming pools, sprinklers, etc., power and electric covering anything electric needing repair or installation. Director should be proficient in carpentry, roofing, and general repairs while leading the team who will work together with two helpers.

Audio Visual Team is supervised by power department head, consisting of three (or more) volunteers from among the residents to assist in meeting and functions, etc. that require audio and visual equipment.

Computer Department—maintain and service all community computers, clearing viruses, and keep in top operating conditions; offer classes in computer operations and specialties for fee community residents. Service residential computers for fee, general overseeing the community clubhouse, fill in with audio visual teams. Also helps in maintaining office machinery.

Suggested Service Concessions for Coral Ridge Condo Association

Houseeeping Services—apartment or house cleaning, each housekeeper will work 9:00–5:00, six days per week. Off on Sunday which is subject to special circumstances.

Each housekeeper can do two or three apartments per day or two houses per day. Average wage is $90 per day, less taxes and benefits. Total of $540 per week (basic); each housekeeper will be assigned two to three, probably three clients per day on a once every two weeks schedule, giving a total of up to twenty-four clients or homes to care for hopefully in the same building or area; plus the maintenance of hallways (sweeping and mopping) and also public areas such as laundry rooms. One hour per day will be devoted to public areas at the rate of $15 per day, billed to the condo association. Private home areas will not have this situation.

Housekeeping office will maintain records or assignments and payroll records plus all other istrative duties.

Human resources office will interview and recommend prospective employees after basic interview and investigation.

Commercial division will provide office or store cleaning on a six-night per week basis, with crews working from 11:00 p.m. to 6:00 a.m. every night, except Saturday (possible exception and extension for retail stores). Use a floating person to cover necessary day off.

Trash collection employee will start at 6:00 am every morning and collect trash from night crew who will leave black bags on the sidewalk in front of each building. At 10:30, the employee continue using the pickup truck and trailer to pick up around the community—trash on Monday and Thursday and excess shrubbery vegetation on Tuesday and Friday and recycle on Wednesday and Saturday. They take and dump in appropriate dumpsters located in industrial area from 4:00 p.m. to 6:00 p.m.; pick up trash bags left by housekeepers in the middle of the afternoon when there is time, pick up from 2:00 p.m. to 4:00 p.m. All the wastebaskets in community are picked up; that’s six full days of trash removal. Sunday is off and additional services provided are three persons cleaning and maintaining all community blogs and areas. Bill COA supplemental services provided based on appropriate fees—catering dinners, and part, card games, etc. Two-hour minimum. For health aides for invalids and elderly, twohour minimum of babysitting for small children, and one hour minimum. For dog walking and medical appointment which is priced according to daily time usage.

All of the above come under the category of household maintenance and care.

Pest Control Service Contract—Annual Unlimited Service

Condo apts.—$100 per year, one to two bedrooms, one to two baths

Condo apts.—$115 per year, three bedrooms, two to three baths

Homes and houses $125 per year, two to three bedrooms, two to three baths plus exterior

Homes—$150 per year, four to five bedrooms, four to five baths plus exterior

Cancer homes—$175 per year, more than five bedrooms plus exterior

Commercial areas up to 2000 sq. ft.—$100 per year up to 5000 sq. ft.—$125 per year over 5000’ sq. ft.—$150 per year

Service full interior and exterior (where applicable) pest protection on a monthly schedule for entire area

Additional on emergency visits included, except under area infestation on other

unusual circumstances

Two-person staff, business hours is 8:00–5:00 from Monday to Saturday and Sunday

ing and office procedures are provided by cooperative

Repair and Handyman Service Contract—complete labor warranty on mechanical equipment, in kitchen, bath, and laundry rooms, in individual apartments or homes; non-warranty parts are extra plus complete replacement factory. Cost rates cover any and all original equipment or replacement equipment plus up to three hours of personal handyman jobs; no limit of what or when within contract . Additional handyman work is at $20 per hour prorated in fifteen-minute time periods. No limit except capability by difficulty of work needed. Exclusions, roofing or outside plumbing or deliberate damage by any party. Business hours are 8:00–6:00 daily, no Sunday office, or labor performed by cooperative.

Individual Departments of Handyman and Community Repair Service

Plumbing—separate office of 15’ x 20’ plus 15’ x 20’ yard with a total of 15’ x 40’ to store tools and equipment inside and outside. Operated as waterworks including pool maintenance, irrigation, and general plumbing.

Electrical—separate office of 15’ x 20’ plus 15’ x 20 yard, similar to above listed department called wire wizards.

Carpentry and construction repairs—called builders who are responsible for all structural and construction needs, similar office of 15’ x 20’ plus 15’ x 20’ yard.

General Maintenance—taking care of all nonspecific repairs and maintenance; office space is 15’ x 20’ with 15’ x 20’ yard. Any nonspecific repairs and main office of property maintenance program titled Inspector Gadget. Total maintenance area is 60’ x 40’ yards to house individual vehicle parking and any equipment too large to fit inside of the office building, separate bathroom to be installed for this facility.

Coral Ridge Guest Lodge—special accommodations for potential buyers and guests of residents; only twelve cabins plus mgrs cabin and office row of twelve attached cabins (rooms) with 20’ x 30’ depth, each with its own bathroom and kitchen cove, except office, two-person staff—manager and housekeeper— regular hours are from noon to 8:00 p.m., six days per week. Other time, reservations by appointment desk clerk, manager is 2,000 per month plus housing.

Housekeeper, six days from noon to 8:00 p.m. and $480 per week

Change bedding after each stay, maintain office laundry groups

Room rates $40 per night—Monday to Thursday $50 per night—Friday to Sunday

Three days or more is $35 per night from Monday to Thursday; $45 per night is from Friday to Sunday.

Seven days maximum is $195 per week, extended stays are subject to approval.

Cooperative exclusive real estate handles all sales and/or rentals for condos and homes at a 3% commission rate on sales including offices on premises, Resales at 6% –⅓ to agent, ⅓ to broker, and ⅓ to cooperative. Cooperative is to supply business office outside sales, permissible of 50%-50% with other brokers; same distribution rates—strictly commission—and no fixed salary other than receptionists. Year-end bonuses as warranted.

Seven days per week with the coverage from 9:00 a.m. to 7:00 p.m. daily (Sunday is until 6:00 p.m.)

Reception 9:00 a.m. to 3:00 a.m., four days and three days (two) 1:00 p.m. to 7:00 p.m., four days and three day (two) total of four

Salary of six hours in four days is $288; six hours in three days is $216, at $12 per hour.

Suggested Service Area Concessions

Storage rooms and commercial and long-term parking

Storage area rooms—three rows of two-story buildings in 110’ long each; first floor has seven rooms in 10’ x 20’, two rooms in 20’ x 20’

Second story—ten rooms in 10’ x 10’ with a 10’ walkway in front

Ten feet on end of each building to house elevator of 8’ x 8’ and office of 10’ x 10’ with a total of fifty-seven units (can be expanded)

In addition, there is 100’ x 200’ parking area (fenced) for long-term parking, commercial (truck) parking of RVs, boats, and trailers.

Two-person staff—manager and assistant—business hours is from 10:00 a.m. to 6:00 p.m.; Monday to Saturday and Sunday is closed or by appointment. Accessible to clients twenty-four hours per day in the small office and showroom. ing and office procedures are performed by cooperative.

Washer and Dryer Laundry Service—install and maintain all cooperative machines and laundry supplies; bi-weekly collections from auto-pay machines and resupply supplemental service machines, maintain and clean up areas. Personal service to outside clients are available and approved; two to threeperson staff and business hours is from 9:00 a.m. to 6:00 p.m. daily, except

Sunday. ing and office procedures are performed by cooperative.

Vending Machines, soda, snacks, etc. place—service and maintain snack merchandise in the vending machines in all community facilities. Laundry rooms, and commercial locations within community at large (outside placements are permitted). Two to three-person staff and business hours is from 9:00 a.m. to 6:00 p.m. daily, except Sunday; ing and office procedures are performed by cooperative.

Landscape 25 x 50 + 20 with parking space for eight cars Two golf carts One pickup truck Maintain all landscape Two trailers two grass cutters

3 Bays

Office

20 Storage

Parts and Storage

WLH 10 x 10

Yard 20

12

12

12 14

Maintenance 25 x 50 + 20 with 8 parking spaces Two golf carts Maintain all community buildings One pickup truck Janitorial keep clean and minimal repairs

Yard

3 Bays

Office

Storage 20

WLH 10 x 10 12

12

12 14

Motor Pool 25 x 50 + 20 with parking space for twenty cars Any extra vehicles or carts as needed Maintain and service all vehicles and stock any parts.

20

3 Bays

Office

W lifts

W L H

10 x 10

12

12

12

14

Housekeeping—private enterprise, repays property Ten - six golf carts—provide housekeeping to residents Home care—catering and any other private services

40 12 x 12

12 x 12

HLA H WL 5 x 5 WL 6 25

Elevator Maintain and service monthly One golf cart All community elevator

AC Maintain and service monthly One golf cart All community ACs

Pest Control Schedule—servicing all property over each month One pickup truck—maintains and services pest control One equipment trailer—ll commercial and residential buildings and property

20

20

20

20

Yard

Pest Cont

Water works Yard

Appliance Maintenance—sells annual contracts in plumbing and electrical services. Contract to maintain residents’ equipment etc.

20 Yard

20

Contract Maintenance Mo Billy Shuttle

Yard

Vending Machine—private enterprise Service and maintain all vending machines

20 Yard

20 Vending Machine 20 Laundry Mach 20 Yard

Laundry Machine—private enterprise

Service and maintain all laundry equipment including community property

Waterworks—maintains and service all lakes, fountains, canals, and irrigation

One pickup truck or golf cart, one trailer and row boat—try to use wells for water supply

Housekeeping Partnership—operator will provide housekeeping and maid service at a fee for all residents requesting same. General set up is two residences per day, and six days per week. The salary is $11.00 per hour, eight hours daily rate or forty eight hours per week. Daily and weekly schedule is to be set by partnership and weekly advance notice is needed. Up to one hour per day, devoted to maintaining community property and hallways. Daily rate schedule is forty-eight hours per week which will be $526 per week and equal to $27,352, a year plus all CO OP perks and a 2% cost of living raise. Each year, partnership will provide office housing and potential clients. Operator will provide all payroll and supplies as needed, except supplies needed for common areas. Partnership will receive 15% off the top of net gross; the balance retained by partnership is subjected to audit of istration of proper bank s which is also available to clients’ personal care. (Physical aides) part-time catering or holiday non-scheduled household assistance is $20 per hour; 75% to employee and 25% to employer.

Employee Lounge Hangout for all CO OP employees during no scheduled working hours. Providing relaxation, dormitory accommodations as emergency need, light snacks and meals by part-time cooks; six days per week with six hours from 7:00 a.m. to 1:00 p.m. and six hours from 1:00 p.m. to 7:00 p.m. Salary is $460 per week each which is equal to $20,800 per year.

Permanent Housekeeper—Live-in and no time limits “as needed”

Maintenance of building with private accommodations plus bathrooms (community) and showers for employees as needed. Salary is $480 per week which is equal to $25,000 per year plus accommodations.

Facilities Director—maintenance of all community buildings and property and seeing to the maintenance and operations of all property belonging to CO OP,

except for individual condo owners’ property. Maintenance repair and function of all CO OP property including janitorial function’s replace, repair, or update.

Salary: $31,200 annually which is $600 per week for director $26,000 annually which is $500 per week for assistant director

Landscape Director—maintain and control all grounds and gardening control for all common property and condo property, mowing the grass lawns, trim the trees and bushes, replace seasonal flowers to maintain beauty of overall property, continual trimming and mowing on a scheduled program.

Salary: $26,000 annually for director which is $600 per week $23,400 annually for assistant which is $550 per week

Motor Pool Director—maintain and repairs all vehicles operating within CO OP. Maintain and house extra vehicles for use as needed by other sections— direct dispatch and oversee regular—community patrols, and usage.

Salary is $36,000 annually for director which is $600 per week.

Maintenance Director—act in conjunction with facility’s director as handyman, performing minor community repairs that are too small to seek an outline contractor.

Salary is $26,000 annually which is $500 per week.

AC Maintenance Director—service and maintain all air condition units, both community and resident owned. Act as the representative of all under monthly maintenance fees. Regular inspections and routine cleaning and maintenance.

Salary is $26,000 annually which is $500 per week.

Elevator Maintenance Director—service and maintain all elevator units, both community and residenty owned. Act as the representative of all under monthly maintenance fees. Regular inspections and routine cleaning and maintenance.

Salary is $26,000 annually which is $500 per week.

Pest Control Director—service and maintain all animal and insect and fungi intrusions, both residential and community, under monthly maintenance fees.

Regular monthly inspections of all properties and residences.

Salary is $31,200 which is $600 per week.

Waterworks—service and maintain all lakes, fountains, canals, and pools along with wells that supply them.Regular cleanups and pool servicing three times per week. Each should be sure that all facilities are functioning properly—repair as needed. Maintain outward appearance and beauty.

Salary is $31,200 which is $600 per week.

Mo Billy-T—shuttle service throughout community with two routes

Full-time drivers are from Monday to Friday, 7:00–2:00 and 2:00–10:00 = four drivers at $504 per week.

Weekend season is 7:00–2:00 and 2:00–10:00 = four drivers at $168 per week.

Income Producing Services

Housekeeping—provide maid service every two weeks which is available to all residents; Also care and catering employees start at $10:00 per hour, seven hours per day, and forty-two hours per week which is equal to $420 per week plus perks. Balance to house, and CO OP gets 15% of net/gross.

Laundry Machine Service—ll machines in the community are maintained, serviced, and collected. Share with CO OP is 50/50 after all expenses. CO OP owns machines; operator owns all other equipment and payroll.

Vending Machine Service—ll machines in the community are maintained, serviced, and collected. by operator. CO OP owns all other equipment.

Maintenance Contract and Handyman Work—maintain residents’ household equipment under yearly contract, also performed Sunday jobs and repairs for noncontract holders plus odd jobs for residents, not covered 15% of odd jobs and 50/50 on contract less reserve.

WAY TO GO Car Wash—self-operating and maintained by maintenance service department, extra to any work done and balance to CO OP.

The Geek Computer Activities and Service—housed in clubhouse officer-incharge, computer club, and investors club; each meets once a month as part of the responsibility. Private lessons and outside repairs are total payment to computer geek.

Same goes for all other service providers; all off premises work or service are total to service provider. Only on premises and CO OP work is part of profitsharing program.

Partnership—Vending Machines—sales and service of machines, supplying of merchandise to machines, and resupplying including collections and maintenance of machines. Operator will inspect and resupply all machines on no less than a weekly basis, make collections, and deposit all proceeds in a designated bank . All costs for supplies and merchandise will come off the top of collections as expenses. Twenty percent of all collections will be held in a reserve for replacement of worn-out or damaged machines. Costs of maintenance, merchandise, and salaries will come off the top before fiscal distribution. CO OP will supply original machines and future replacements from reserve fund.

Field personnel is needed; at least one qualified vending machine mechanic and one assistant plus one office assistant to handle call, bookkeeping, and appointments plus operator supervision. Main objective is to service and maintain coin-operated vending machines to all condo buildings and common area buildings, including Chamber of Commerce service areas and employee service areas.

Operator will draw $1,000 per week against his share as distribution. All perks will be offered to operator as a member of CO OP in a managerial position. Any subpartnership agreements are the total responsibility of operator from his share. Strict supervision is operator’s responsibility. Operator will be held to strict responsibility of ing and maintaining proper basic s which is subjected to audit by cooperative at any time.

Partnership—Resident’s Maintenance Contract and Side Issues

Fifty-fifty partnership is for the Operator and Cooperative.

Cooperative will supply basic housing and original set up, bookkeeping, and operational .

Operator will supply all field supervision, maintaining, and physical repairs and responses of non-qualified repair work for extra payment over maintenance insured. contract will be added to gross income to be divided fiscally.

Main objective is to offer to residents total maintenance repair or replacement of appliances in their possession, including plumbing and electrical work attached at a nominal cost. Example is $125 for town homes, $100 per year for each resident condo—increasing 5% per annum as appliances and property age. Any extra non-original equipment or repairs or improvements price are quoted and added as needed; extra income will be added to gross annual income. Twenty percent of gross annual income will be held in reserve for any future needs or catastrophes. Balance of 80% of gross annual income on fiscal date will be distributed equally between operator and CO OP, less all expenses and payroll, except operator’s payroll expense. Operator will draw $1000 per week against total income at time of distribution. All perks will also be offered to operator as member of CO OP in a managerial position. Any subpartnership agreements are the total responsibility of operator from his share.

Basic field operation is two or three qualified mechanics and its office assistant plus operator’s supervision.

Additional Housing Growth

After basic housing complexes are completed for condos, villas, penthouses, carriage housing, and town houses, we should look to satisfy the middle-class family that prefers a lone, standing one family house with a little bit of land around it. Looking out over a small lake would give it more appeal. So let’s build a community called Coral Ridge Lakes, where all the homes back up on a small lake with an average land size of 65’ x 120’ which equals to 7800 sq. ft. We could offer five or six different three-bedroom house designs with a two-car garage. The total community size would be 2700’ across the front with a 3600’ depth. This would create about 650 homes with an area for a common meeting place and a community pool. Any homeowner that wanted to could build their own swimming pool on their own property. This community would have their own property manager to run the homeowners association, and the community property belonging to the general cooperative would offer many benefits. Average cost of property and house built on it would range from $375,000 to $500,000 with generous financing offers.

While we are at it, why not invite upper middle-income executives and business men and women?

Let’s build a community of large estates on a lagoon with many extra facilities and extra land on one-half-acre estates. Prices could range from $750,000 to $1,500,000 including private swimming pools and sports courts and guest houses, not to mention a private lagoon for motorless boating. The general layout would be keys extending out into the lagoon and private roadways as access to the property, plus some of the homes with water views not built on the water’s edge for those who like it that way. The total frontage would be 2000’ and the depth 3600’ with a 200’ setback from the main road. We could offer five or six different models including a fully walled in compound style property. The size of each homestead would be 200’ x 110’ which amounts to one-half acre not including water property which would belong to the entire community. This

community called Coral Key Estates would have its own property manager and belong to the general cooperative in order to avail the homeowners of the general services at the community. Volume pricing a total of 120 homes would be built on this property.

Carriage Houses and Town Houses

An area would be set aside to build attached row houses that could have property ownership transferred to each homeowner, which means they would own the land that their home is on in addition to just the interior as it is with a condominium. A carriage house would be a three-bedroom attached house in a row of 6 on a lot 40’ x 75’ or 300’ sq. ft., all with private parking. The total carriage house community would be 336 homes on a community-owned property under a property owners association. The total community size would be 860’ x 1800’ with its own swimming pool and community house. Total number of homes would be 336, average cost is $275,000.

Town houses would be similar, only a little larger and more spacious with three bedrooms and a den and a two-car garage. There are only four in a row of attached houses on a lot size of 50’ x 100’ or 500 sq. ft. operated by a property manager and a member of the Coral Ridge Cooperative for ability to utilize community. Volume lower costs the total property size would be 1,000’ x 2,000’ depth and would consist of 240 town homes at an average cost of $375,000.

Schools and Child Care

After we have provided housing and then commercial establishments from which to buy food and other goods, we must provide education and care for children so that the parents, who are the workforce we are looking too, can freely perform their jobs. Don’t forget that children are an integral part of all families or mostly all.

We should donate the land and the construction cost of three schools to the town or county, whichever is appropriate. They will have to provide teachers and equipment, etc. Title, deed, and function will be the entire responsibility of the governing authority.

The first school property built on an 1,000’ x 900’ property is an elementary school, pre-K to fifth grade, large enough to house at least 1,000 to 1,200 students plus the staff to function with.

The second school property built on an 800’ x1,000’ property is a middle school, sixth grade to eighth grade, large enough to house at least, students plus adequate staff.

The third school property built on an 12,000’ x 1000’ property is a high school, ninth grade to twelfth grade, large enough to house at least 1,500 students plus a staff to provide not only academic teaching but also athletic leadership and competition and shop training for noncollege students.

All of their schools and the property that are built, will be turned over to the county for operation and ownership. Some sort of tax abatement should be offered to the township or community.

Nonschool attached day care and other school or learning activities are:

A Day Care Center providing care for children two months old to five years old, from 7:00 a.m. to 6:00 p.m. daily from Monday to Saturday, no Sunday. This will enable mothers to find and keep jobs, whether they are single parents or married women assisting in family .

A Child Care Center for children five years old to eleven years old, operating from 1:00 p.m. to 8:00 p.m. from Monday to Friday and 8:00 a.m. to 5:00 p.m. on Saturday for family with school-age children who are not home when school ends each day and need additional supervision. Meals and snacks will be provided for each of their centers along with properly trained and bonded personnel.

A Teen Center for children ages twelve to seventeen with staff and activities to occupy the needs of youngsters, who are in need of light supervision and a place to go after school. Facilities will be available from noon to 10:00 p.m., six days a week, Monday to Saturday. No Sundays. except for special occasions.

A Tutoring Center to accommodate those students of all ages, adults included, who need help in understanding and/or grasping any particular subject. Private sessions or group of sessions are for one two or three students in the same subject. Qualified and licensed teachers for any and all subjects. All instruction is on a personalized appointment schedule agreed to by the teacher and the student in classroom atmosphere on specified premises. We should also provide a course for those that are seeking citizenship.

Hiring Practice Protocol

All applicants will be interviewed by our human relations office, and in depth job application will be developed and fully followed. Pay special attention to previous experience and time for each background and length of time in each residence. (mostly last); criminal record, if any, must be checked, and ask for three references and at least one (not necessarily the first one). This is important to ascertain honesty for people who will be working with and for our residents.

All applicants will be told that they will be called back in a few days (in order to check information on application in case you find any adverse information, use discretion in evaluating—how long ago, what it involves, and personal evaluation—regarding job involved and responsibility and need to be liberal, but be careful.

If applicant is employed, be sure to explain carefully all the responsibility of the job, hours required and shifts available, and any other special needs and requirements. Be sure we have proper and sufficient information (call again to be sure).

Also explain all benefits and perks along with eligibility requirements. Benefits are keys to retaining employees and creating trust between management and workers.

Perhaps institute an employee of the month with a bonus payment to create an atmosphere of camaraderie and service.

Proposed Budget

Expenses

Insurance

150,000

General Maintenance 50,000

istration

40,000

Alarm Monitoring

15,000

Management Assistance 10,000

Building Repairs

25,000

Copier Expense

3,000

Janitorial

400,000

Postage Expense

6,000

Janitorial Supplies

20,000

Technical

5,000

Equipment Repairs

20,000

Office Supplies

8,000

AC and APPC Repairs 10,000

Newsletter Expense

20,000

Pool Repairs

Contingency Expense

40,000

Hospitality

10,000

Shows

50,000

ant Fees

10,000

Parties

30,000

Legal Fees

25,000

Odd Entertainment

20,000

Taxes and License

7,500

Dues and Fees

5,000

Communications

2,000

Audio Visual

5,000

Reserves

1,000,000

Bad Debt

15,000

Total Estimation

5,519,000

Office Personnel

1,000,000

Management

1,000,000

Landscape and

2,354,500

Property Maintenance 1,000,000

50,000 590,000

100,000

Electric

250,000

Water and Sewer

50,000

Reclaimed Water

100,000

Cable TV, Phones, etc.

1,000,000

Trash Removal

50,000

Telephone

25,000 1,475,000

Payroll

2,000,000 8,500,000

Group Insurance Outline and Description

Executives and Executive Owners of Cooperative

Life Insurance is $100,000 until termination or retirement termination cancels coverage after ninety days. Retirement maintains coverage on life insurance is ten years.

Managers and s of Cooperative Partners

Life Insurance is $75,000 until termination or retirement Same continuation for retirement, only sixty days for termination

istration Assistants and Aides of Cooperative (i.e. middle management)

Life Insurance is $50,000 until termination or retirement Continuation of life insurance is thirty days only

All General Employees All of Cooperative

Life insurance is 25,000 until termination or retirement and no continuation. Medical Insurance—all classes cease at age sixty-five, to be picked up by Medicare.

Basic coverage (all) is 80% as covered by Medicare standards—50% of basic paid by cooperative for employees only. Additional family coverage at employee expense including prescription coverage, additional supplemental coverage to pay deductable of 20% plus any incidental coverage as per medical guidelines subject to the participating doctors and hospitals input. Supplimental coverage may be available at employee expense.

Employee covered as per above

Family coverage, wife, and children, including life partner, at employee expense. Partner or single parent, children only overage is available, including adopted and foster kids. at employee expense.

Termination or retirement cancels medical coverage in thirty days

Personnel Classifications

Executive Officers and Head Executives

All corporate officers (by election only)

Head Property Manager and Lifetyle Director

Managers and s of all Cooperative Sections

istrative Assistants and Aides—ll assistant and secondary personnel (middle management)

General Employees—all personnel of of cooperative

401K or Profit Sharing (by choice only)

Executive Officers—$2 added to every $5 entered

Managers, s, and Assistants—$1 for every $4

General Employees—all cooperative employees has $1 for every $5 fully vested after five years.

Return of capital payments plus interest less employer participation, for less than fiive yearsemploymentt with pension from 401K funding, after twenty years fully vested, Retirement not required at twenty years. The plan ceases at age 65. Continued employment is subject to review and job title. This is limited to managers or assistants and review. No retirement requirement for executive officers.

No employee benefits start for the first ninety days (trial period).

After ninety days, all employees are eligible for life insurance and medical plan (basic) supplemental at employee’s option. 401K or profit sharing is available to all employees in 120 days (by election only), later election is after thirty days’ notice.

Religion Row—eight lots for religious buildings with 1700’ x 800’ or 450’ x 400’ each. It will be built side by side and two lots deep from the main road. Each lot will house a building with 100’ frontage and 150’ deep to dignify a church or a temple of various denominations. The 60’ x 130’ lot will act as a sanctuary 50’ x 100’ and a meeting room or a large room of 40’ x 100’ with a 10’ kitchen in the rear and a 20’ vestibule in the front; 100’ across the front is an anteroom. The anteroom will contain two bathrooms of 12’ x 12’ and dressing room of 8’ x 12’ and a staircase to the second floor of 40’ x 100’; it will house three classrooms of 30’ x 30’ deep and two small bathrooms of 5’ x 6’ and a storage closet. In addition, each lot will be a rectory for the spiritual leader to live along with his family (if any); there can be three basic models, or a custom design can be built to suit. We will also need an area of 300’ x 250’ for a parking lot to park at least 180 cars and possibly more if needed.

The area of eight denominations might be the following:

Three Protestant churches, Episcopal, Baptist and non-denomination

Two Jewish Synagogues, Reform and Religious, one Mosque

One Catholic Church and one Seventh Day Adventist or any combination that might be comfortable or needed. Each lot will be donated to and owned by the denomination house on it, and maintained by that group, who will pay all expenses needed increase________________________________________________

istrative, Assistant, and Aides—$36,000 per year (500 per week) with Basic Officers—$60,000 (1100 per week) per year plus bonus (adjustable)

Managers and Directors—$42,000 per year (800 per week) with 2% annual 2½ % annual increase

Regular and General Employees—$9.50 per hour, forty-eight hours which is equal to 480 per week or less 2½% annual increase salary, starting, bonus, and increase (suggested).

Executives,

These estimates are subject to adjustment based on background, education, experience, native ability (stick to formula).

Responsibility and Qualifications

Executive Officers—Board of Directors of Cooperative/Investors

Project Manager/Overall Property Supervision—licensed and experienced

Life style Director—experienced in entertainment and scheduling

Managers and s not Assistants—basic operations of various areas of service; property managers for each subarea and directors of each service area with an assistant for each as needed

Assistants to s—no license needed but helpful back up and maintain records for each department (includes supervisors)

General Employees— all other field employees from all departments including landscape, maintenance, housekeeping, office personnel, etc.

Human Relations—handle all employment applications and disbursements to department or employment field; best suited for the ability to operate and implement benefits pilgrim and assist ing

ing—payroll, bookkeeping, financial records, etc.

Chamber of Commerce— responsible of the operations of all commercial propert and business operations, rentals, and sales, commercial properties only

Real Estate Broker—sales and rentals of all residential property during construction and thereafter exclusive basic rights

Services Included in Basic Maintenance Fee

Landscape Care and Maintenance—care for all exterior foliage and gardens; six to eight yard men, director, and assistant supervisor

Property Maintenance— - maintains and repair all community building and structures, carpentry, electrical, plumbing; director and two to three men

Janitorial Care—cleans and maintains all community buildings and facilities, sets up rooms for meetings as scheduled; 8:00–3:00, six days, three-day men, and 2:00–9:00, six days and two night men, one supervisor in 9:00–6:00 and five days schedule

Aquatics and Athletics— maintain and clean all pools and sports venues

No Sunday, two men—cleanup from 8:00 to 3:00, six days and 9:00–5:00, six days including Sunday for assistant sports supervisor and 9:00–5:00, six days including Sunday for assistant indoor pool supervisor

Director of athletic sports and aquatics office at indoor pool

Security Observation and Patrol— monitors cameras and patrols community

Eight men with four days on and four days off from 5:00 to 3:00 and 3:00–1:00, one supervisor

Waterorks— maintains pools, lakes, fountains, irrigation, and wells

One man and one supervisor

Elevator and AC Maintenance and Inspection—care for, inspect, and maintain all elevators and community air conditions—no residents

One or two maintenance mechanics with routine rotation

Pest Control— inspect and control all pest control for both residents and community; two men self-supervision

Mo Billy-T—intercommunity shuttle service; one supervisor, four drivers in six days schedule and seven hours a day from 7:00 a.m. to 2:00 p.m. and 2:00 p.m.– 9:00 p.m. (no Sunday maybe)

Copacabana - Grand Hall—available to all groups and clubs (residents)

For meetings of one hundred or more and fund-raisers (reappointment needed), supervision of assistant lifestyle director, audio and visual costs extra.

Used clothing dispenser collections are available in service area to be distributed by charitable organizations.

Publications, newsletters, director, TV channel, and community advertising are under the supervision of the assistant lifestyle director.

L C/General

In a world of creative ideas, here is one more idea in the vein of providing more options for one step relaxation combined with education.

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