Meeting Minutes
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
7:00 PM NOVEMBER 12, 2025
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '26'
X Treasurer Hudson ‘26’
Secretary Anderson '25’
Board Members
X Carl Ross '25'
X Brad Schmidt ‘26’
1. CALL TO ORDER: Meeting was called to order by President McGowan at 7:00 P.M.
2. SECRETARY REPORT: Prior to the meeting Secretary Anderson provided the Board Meeting Minutes from the May 5, 2025, for review. Carl Ross moved to approve the minutes. Seconded by Tom Hudson. All ayes. The minutes were adopted.
3. TREASURER’S REPORT: Treasurer Hudson provided the board with an update on 2025 expenses with a comparison against the 2025 budget. He noted there were new expense items that were not planned and that the landscaping extras were well above the approved budget. The Board discussed how to organize the expenses and the need to account for both interest and late fees in the income portion of the budget. It was also identified that we need to get updated information on the Association’s account with Edward Jones.
4. PRESIDENT’S REPORT: President McGowan updated the Board that Homeowner concerns sent to the Association’s webpage since the last Board meeting were limited to a concern regarding one of Timberwoods boundary markers and a concern regarding the fenceline along the stable property. He noted the fence in question is not owned by the Association.
5. NEW BUSINESS: President McGowan requested input from the Board regarding responses to the bid notices prepared earlier this year for 2026-2028 landscaping and pond maintenance. Collectively it was noted that we received a bid from Balanced Environments, LLC for landscaping and no pond maintenance bids as potential bidders referred us to our existing provider Solitude Lake Management. It was decided that President McGowan would reach out to them regarding a bid. Additionally, President McGowan provided the Board with a proposed contract with Cantey Associates to extend tax accounting services for two additional years. It was decided to table the 2026 budget until after the additional financial information was obtained.
6. OLD BUSINESS: The Board discussed the need to draft a standard letter to Homeowners for when Declaration’s violations occur and to set a fine schedule. It was agreed that these items should be approved by Legal Counsel before informing the Association. The Board also reviewed the fence replacement project and whether it should take place in 2026 or 2027. The argument for a 2026 replacement was based on the increased annual maintenance costs. The argument for a 2027 replacement was to hold to our original replacement date and to allow effected Homeowners another season to prepare for the temporary loss of the fence. The Board favored the 2027 replacement based on the number of fenceposts recently replaced and the need to confirm the funds are in place. It was also noted that we would attempt to reduce any maintenance in 2026 and would likely move forward in the future with a 25-year replacement cycle.
7. ADJOURNMENT: Carl Ross made a motion to adjourn the meeting at 7:53 P.M. Seconded by Treasurer Hudson. All ayes. Motion approved.
Submitted by,
Kevin McGowan
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
7:00 PM NOVEMBER 12, 2025
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '26'
X Treasurer Hudson ‘26’
Secretary Anderson '25’
Board Members
X Carl Ross '25'
X Brad Schmidt ‘26’
1. Call to Order:
Kevin McGowan calls meeting to order at 7:00pm
2. Secretary’s Report:
Approval of Minutes for February 13 and March 07, 2025.
Kevin shared previous two meeting minutes
Motion to approve by Ryan Anderson - second by Carl Ross
No edits were made to previous minutes
Minutes approved unanimously
3. Treasurer’s Report:
Account Balances (Savings & Investment = Capital Improvement; Checking = Operating Fund [3-month minimum].
Collections status.
Selection of date to turn over new accounts to ADAC
Up-to-date on bills, tax payments made on time, just received bills for agricultural work / pond maintenance.
Reminder going to a few neighbors that have not paid. Board discussed past precedent and the current number of neighbors who have not paid dues (20). Drop dead established on July 1st. Second invoice will be sent out by treasurer
4. President’s Report:
Homeowner Complaints (Front entry and Signs).
Front Entrance Complaint
Talked about the new foliage put in after the winter season. Area does not provide for easy watering access. Kevin shared previous experiences with the front entrance. Tom will look at solar lights and work with Ryan on any issues.
Property Marking Signs
Corporate Transparency Act update.
Suspended the law - Board will not have to renew with new board members. Board will continue to monitor the progress of the Corporate Transparency Act.
5. New Business:
Loss of Insurance and need for coverage (Tanner Pachis).
Kevin shared we are losing the coverage as it will no longer be provided. Carl will reach out to our current provider to see if there is replacement insurance or need to look at another provider. Change may result in different costs but no decisions as we explore.
Prepare Request for Proposal for landscaping 2026-2028.
Last year of the current deal. Typically ask for three landscaping requests by September 1st
Ryan will get bids for landscaping
Prepare Request for Proposal for pond maintenance 2026-2028.
Similar to landscaping need to
Tom will get bids for ponds
Landscape improvement requests (Last year and New).
Got a landscaping bid that included mulching. Board has always approved mulching every other year. 2025 is an off year - board agreed to continue bi-year mulching.
Carl talked about how the grub control work done in the past has been beneficial. Carl suggested we accept the proposal for grub control, aeration, and turf installation (overseeding) - Carl makes motion and seconded by Ryan. Motion passed. Kevin will initial and sign proposals and finalize landscape improvement requests
Board agreed to complete a walk around of the property to further evaluate landscaping needs .
Sunday, June 1st 10AM
6. Old Business:
Financial discussion:
Talked about renewing the CD to continue to build funds for 30-year old fencing in two years. The treasurer will investigate continuing the CD now that the transition of bank paperwork is complete from the previous treasurer.
Boundary Marking Project (replacements, violations).
There are a couple posts missing and may need to be replaced. Will inspect during the walk through on June 1st
Fence Replacement Project (2027 Date, Process).
Need to continue to discuss communication about fence replacement and impact on neighbors
7. Adjournment:
Carl moves to adjourn and Kevin seconds
Submitted by,
Ryan Anderson
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
6:00 PM March 07, 2025
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers*
X President McGowan '26'
X Treasurer Hudson ‘26’
X Secretary Anderson '25’
Board Members
X Carl Ross '25'
Brad Schmidt ‘26’
Guests
Christine Sullivan
* As determined at meeting.
1. CALL TO ORDER: Meeting was called to order by President McGowan at 6:00 P.M.
2. NEW BUSINESS: 2024 President McGowan noted the purpose of the meeting was to elect officer positions for 2025 and to work out the transition of signature responsibilities for the office of Treasurer. Following a discussion, it was recommended that Kevin McGowan serve as President, Tom Hudson serve as Treasurer, and Ryan Anderson serve as Secretary in 2025. The Board voted unanimously in favor of the individuals to serve in the officer positions.
Treasurer Hudson agreed to meet with Christine Sullivan to change the signature authority and obtain the existing Treasurer records.
3. ADJOURNMENT: Carl Ross made a motion to adjourn the meeting at 6:08 P.M. Seconded by Treasurer Hudson. All ayes. Motion approved.
Submitted by,
Kevin McGowan
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
4:30 PM February 13, 2025
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '24'
X Treasurer Sullivan ‘24’
Secretary OPEN '25
Board Members
X Carl Ross '25'
X Tom Hudson ‘24’
1. CALL TO ORDER: Meeting was called to order by President McGowan at 4:30 P.M.
2. SECRETARY REPORT: President McGowan provided the Board Meeting Minutes from the November 8, 2024, for review. Carl Ross moved to approve the minutes. Seconded by Tom Hudson. All ayes. The minutes were adopted.
3. TREASURER’S REPORT: Treasurer Sullivan provided the board with an update on accounts.
Expenditures for 2024 were slightly over budget for the year but under budget over the last two years. President McGowan requested we include account balances as part of the financial report for the Annual Meeting.
4. PRESIDENT’S REPORT: President McGowan updated the Board that no candidates had applied to run for the Board for the three seats open for election in 2025. He also noted that we have received 24 proxies for the Annual Meeting to date.
5. NEW BUSINESS: President McGowan noted that Secretary Ceisel had resigned from the Board since the last Board Meeting and that she had recruited Ryan Anderson to take her place. President McGowan moved to accept Ryan Anderson to complete the term of Angela Ceisel. Seconded by Treasurer Sullivan. All Ayes. Motion approved. President McGowan indicated he would notify Ryan Anderson and welcome him to the Board.
The Board then discussed roles to be undertaken during upcoming annual meeting. It was decided that Carl Ross would chair the meeting, Tom Hudson would take notes, Christine Sullivan would manage the slides, and that Kevin McGowan would take attendance.
6. ADJOURNMENT: Carl Ross made a motion to adjourn the meeting at 4:45 P.M. Seconded by Treasurer Sullivan. All ayes. Motion approved.
Submitted by,
Kevin McGowan
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
2:30 PM NOVEMBER 08, 2024
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '24'
X Treasurer Sullivan ‘24’
Secretary Ceisel '25'
Board Members
X Tom Hudson ‘24’
X Carl Ross ‘25’
1. CALL TO ORDER: Meeting was called to order by President McGowan at 2:30 P.M.
2. SECRETARY REPORT: President McGowan provided Minutes from the September 24, 2024 Board Meeting, for review. Board Member Ross moved to approve the minutes. Seconded by Treasurer Sullivan. All ayes. The minutes were adopted.
3. TREASURER’S REPORT: Treasurer Sullivan provided an update for 2024 indicating the Association is within the budget set-up for 2024.
4. NEW BUSINESS: President McGowan presented the Board with a Meeting Agenda focusing on preparing for 2025.
In discussing the 2025 Annual Meeting the Board decided the meeting should once again be held virtually and that the plan would be to host the meeting Monday February 24th at 7:00 PM.
Treasurer Sullivan provided the Board with a proposed budget for 2025 that included no increase in the annual assessments. The Board made several changes but tabled a vote until some additional cost information could be obtained.
5. OLD BUSINESS: President McGowan informed the Board that boundary issues between individual home lots and Association property continues to be a problem. He asked the Board if they would support an expansion of the property boundary marking project to all boundary corners. After a discussion it was decided a bid would be solicited to mark all the property corners and to determine if alternative signage was available.
The Board decided to reconsider landscape improvements suggested Balanced Environments in 2025.
6. ADJOURNMENT: Board Member Ross made a motion to adjourn the meeting at 3:25 P.M. Seconded by Treasurer Sullivan. All ayes. Motion approved.
Submitted by Kevin McGowan
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
10:00 AM SEPTEMBER 24, 2024
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '24'
X Treasurer Sullivan ‘24’
Secretary Ceisel '25'
Board Members
X Tom Hudson ‘24’
X Carl Ross ‘25’
1. CALL TO ORDER: Meeting was called to order by President McGowan at 10:05 A.M.
2. SECRETARY REPORT: President McGowan provided Secretary Ceisel’s Board Meeting Minutes from the July 30, 2024, for review. Board Member Ross moved to approve the minutes. Seconded by Board Member Hudson. All ayes. The minutes were adopted.
3. TREASURER’S REPORT: Treasurer Sullivan provided an update on expenditures for 2024 indicating the Association is within the budget set-up for 2024.
4. NEW BUSINESS: President McGowan presented the Board with a Meeting Agenda coving a number of potential expenses and Board actions.
Carl Ross moved that the Board engage KSN to comply with the new Federal Corporation Transparency Act mandate. Seconded by President McGowan. All ayes. The motion was adopted. It was further noted that President McGowan would take the responsibility to contact KSN.
President McGowan moved to approve proceeding with ADAC to foreclose on 516 Prescott for lack of payment of Homeowner Assessments. Seconded by Carl Ross. All ayes. ADAC will be notified to proceed.
President McGowan provided the Board with four proposals from Balanced Environments to improved vegetation conditions in the Association Outlots. The Board discussed the potential for holding some of the proposals until 2025 since the total costs exceed the 2024 budget. After a discussion Carl Ross moved to approve the removal of a willow tree that posed a safety hazard to a home on Bittersweet Drive. Seconded by President McGowan. After additional discussion it was decided that Treasurer Sullivan would seek additional bids to remove the tree. The three additional proposals were tabled.
5. OLD BUSINESS: Treasurer Sullivan provided the Board with an update on the progress to get all Association outlot corners marked with survey stakes. It was noted the project has been significantly delayed due to technical and staffing issues but the goal was to complete the task in 2024. The Board also revisited complaints raised regarding the stakes that are being used for this project. Additional Board research found that these are certified stakes and that these are the standard ones used for marking property lines and are considered to be the safest ones to use. It was further noted that the stakes are intended to provide clear indications of property lines and therefore selected stakes should not be removed for aesthetic reasons.
President McGowan noted clarification regarding Outlots E and O that surround Ponds 2 and 3 are owned by Timberwoods, not the park district as previously reported and that Balanced Environments is aware of this as well.
President McGowan reported to the Board that Balanced Environments had removed the debris pile that was illegally dumped in Outlot F and that a shrub overgrowing the sidewalk in Outlot L had been trimmed to provide safe passage.
President McGowan informed the Board the next meeting would need to address the 2025 Budget and to establish the date for the next Annual Meeting. The Board indicated a preference for an early November date.
6. ADJOURNMENT: President McGowan made a motion to adjourn the meeting at 10:58 A.M. Seconded by Treasurer Sullivan. All ayes. Motion approved.
Submitted by Kevin McGowan
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
8:00 AM July 30, 2024
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '24'
X Treasurer Ross ‘25’
X Secretary Ceisel '25'
Board Members
Christine Sullivan '24'
X Tom Hudson ‘24’
1. CALL TO ORDER: Meeting was called to order by President McGowan at 8:02 A.M.
2. SECRETARY REPORT: Secretary Ceisel provided the Board Meeting Minutes from the April 4, 2024, for review. Board Member Ross moved to approve the minutes. Seconded by Board Member Hudson. All ayes. The minutes were adopted.
3. NEW BUSINESS: President McGowan noted a homeowner emailed a concern about the overgrowth of the landscaping by the Timberwoods monuments. Board noted Balanced Environments has already taken care of the overgrowth. Board discussed possible landscaping issues to address this year, including dead trees. Discussed possible areas of concerns submitted by homeowners. President McGowan noted there is a meeting and walk-through scheduled with Balanced Environments today at 10:00am to get proposals on this work.
President McGowan noted that it has come to the board’s attention that the property surrounding Ponds 2 and 3 are actually owned by this homeowner’s association and not the park district as previously reported. Board Member Hudson confirmed this by checking the zoning map on the village website. President McGowan will discuss the maintenance of these areas with Balanced Environments as well.
4. ADJOURNMENT: President McGowan made a motion to adjourn the meeting at 8:35 A.M. Seconded by Secretary Ceisel. All ayes. Motion approved.
Submitted by,
Angela Ceisel
TIMBERWOODS HOMEOWNERS BOARD MEETING MINUTES
9:30 AM April 4, 2024
ZOOM CONFERENCE
GURNEE, ILLINOIS 60031
Officers
X President McGowan '24'
X Treasurer Ross ‘25’
X Secretary Ceisel '25'
Board Members
X Christine Sullivan '24'
X Tom Hudson ‘24’
1. CALL TO ORDER: Meeting was called to order by acting President McGowan at 9:30 A.M.
2. SECRETARY REPORT: Acting Secretary Ceisel provided the Board Meeting Minutes from the January 31, 2024, for review. Acting President McGowan moved to approve the minutes. Seconded by Acting Treasurer Ross. All ayes. The minutes were adopted.
3. TREASURER’S REPORT: Acting Treasurer Ross provided the board with an update on accounts: 23 homeowners have outstanding 2024 balances, 4 of those were already in collections. Board discussed mailing overdue balance notices. Acting Treasurer Ross moved to mail the notices out this April 6th, 2024. Seconded by Acting President McGowan. All ayes. Motion approved.
Acting Treasurer Ross noted that the HOA continues to contribute to savings in the CD and earning interest. Acting Treasurer Ross noted that the projected estimate for total fence replacement should be accrued on time.
Board began to discuss beautification projects for this year and costs, including the bi-annual mulching. Acting President McGowan noted he will request this year’s estimate for mulching from Balanced Environments.
4. PRESIDENT’S REPORT: Acting President McGowan provided updates on contracts and noted that the pond service was discontinued last year without notice. Acting President McGowan noted the company was bought out by a larger company and accidentally discontinued this HOA’s service during transition. Acting President McGowan reported that the previous year’s payments will be credited to this year.
Acting President McGowan reported a request was made to repair fence along Washington to the west of Old Walnut Circle, and when the contractor was repairing fence, it was noted that additional repairs were needed east of Old Walnut Circle as well. Acting Treasurer Ross moved to approve the fence repairs. Seconded by Board Member Hudson. All ayes. Motion approved
5. OLD BUSINESS: Board noted that the solar lights at the Timberwoods monuments are working well. Acting President McGowan moved to disconnect electricity from the monuments. Seconded by Board Member Hudson. All ayes. Motion approved.
Acting Treasurer Ross and Board Member Sullivan noted they are working on securing the contract with the survey crew and making payment. Board reviewed additional options for installation and agreed to pass on additional options.
6. NEW BUSINESS: Discussed election of board positions for 2024. Reviewed main duties of each position. Board voted and approved the following board member positions to be retained: President – Kevin McGowan and Secretary – Angela Ceisel. Acting Treasurer Ross nominated Christine Sullivan for treasurer. Acting President McGowan moved to approve the nominated candidates. Seconded by Acting Secretary Ceisel. All ayes. Motion approved.
6. ADJOURNMENT: President McGowan made a motion to adjourn the meeting at 10:02 A.M. Seconded by Secretary Ceisel. All ayes. Motion approved.
Submitted by,
Angela Ceisel