Work on the back gate property – Osprey Cove

January 27, 2020 Framing work has started on the model home to be built on the property. Chuck Braun of our HOA Office has been in contact with the builder to make sure we at Four Seasons receive all the proper notifications for installation of utilities on that property and any road work that may be associated. Any utility work will require the proper street markings from the utility company.

Update 11/1/2019 A crane has been on the site all week and today it appears that the second precast foundation is going in.

There was a large crane on the property on Wednesday October 23, 2019. Chuck Braun has been in contact with Mr. Neil DuCharme, of Ralco Builders.

Mr. DuCharme provided the following information:   He has started the construction on two residences on spec.   One will be a model.  All of the residences will feature 4 bedrooms, 3 bathrooms, full basements, and two vehicle garages.

Chuck addressed concerns about work within the site having any impact on our community whether it be roadway closures, debris blowing off the site into FSW community, or bathroom facilities for the construction personnel.

Mr. DuCharme indicated there would be no roadway closures as all infrastructure work is done, and that he maintains clean construction sites.  He also indicated that OSHA requires one(1) port-a-john for every ten (10) workers on site.

Mr. DuCharme is aware of the Township’s noise ordinance related to restrictions relating to their construction work.

Chuck did confirm that the houses will have an HOA, and that he is planning landscaping to install at the home sites.


Harvest Exchange Property – Proposed WaWa

update 1/16/2020 At the General Meeting today, Board President Bob Beddes updated the community that at the 1/8/2020 Wall Township meeting, Planning Board members had many questions for the WaWa representatives regarding items such as traffic and parking. This may be a long process before final approval. The next meeting is to be held on March 18, 2020.

Update 12/22/2019 The next meeting of the Wall Township Zoning Board of Adjustment is scheduled for January 8, 2020.

UPDATE 11/7/2019

UPDATE 10/29/2019

The following information has been received about a meeting @ Wall Township and bulk variances being requested by the developer of this property.

Notice - Zoning Board of Adjustment Meeting for Harvest Exchange Tract


UPDATE 9/29/2019
Chuck Braun has been contacted by the developer of the property to set up a meeting with your board members to outline concerns on behalf of our community.

Board member Tom Coyle monitors Wall Township Planning Board activities for areas that may impact our community.

The meeting held on Sept. 4th had discussions planned on the vacant Harvest Exchange property on the corner of Lakewood Road and Rte. 34.

The proposal is to build a WaWa + gas station.

Below is the proposed layout –

Your board will keep you posted as to Planning Board reviews &/or approvals.



2019 Board Meetings – Minutes, General Information, and Expenditures

2020 Budget Information distributed at the October 17, 2019 General Meeting.



Expenditures approved at the April 2, 2019 Open Meeting.

Princeton Hydro Pond Maintenance Contract ( 2019 & 2020) and explanation of increase.

G&I recommendation – LMS proposal for Aerator power cords, light kit, and bulb replacements – $3,026.55.

G&I recommendation – Good-N-Tuff proposal for a total cost of $3,957.92 to plant living screens at wells # 3,6,19,and 20.

G&I recommendation – Thorpe Nursery & Landscaping proposal for a total cost of $3,124.11 – for the second year of buffer plantings on Collier Rd., and Currier’s Place.

Shaughnessey Sports Construction proposal for total cost of $693.06 to install Tennis Court Windscreens.

DK Masonry proposal of $19,680 to replace 54 slabs of concrete at various locations throughout the community.

LMS – repair and rebuild bubbler for water feature @ clubhouse pond $730.30

AQC – buff multi purpose room floor and hallway $314.54

Approved minutes from 3/6/2019 Open Meeting

At the 3/18/2019 Open Meeting, your Board members approved the following expenditures;

Aspen Tree $911.65 – recommendation from G&I – spray Cherry Trees on Cooper Blvd., Wishing Well, and Rabbit Run to take place in April & May 2019.

Aspen Tree $2,612.31 – Aspen Tree – recommendation from G&I – treatment for 157 Ash Trees in the community.

Approved minutes from February 6, 2019 Open Meeting:

February 6, 2019 Open Meeting Minutes (1) (1) (1)

Information From January 17th General Membership Meeting


General Meeting


Approved Minutes from January 2, 2019 Open Meeting

January 2, 2019 Open Meeting Minutes (1) (1) (1)

Information on Route 70 back gate project

Update April 4, 2019

We just received information from the builder that the roadway is expected to be completed within the next 2 weeks – weather permitting.

March 16, 2019 Chuck has received the following information from Roger Hanenberg who is the site superintendent at the property adjacent to our back gate.

Mr. Hanenberg did not have an exact opening date for the school, however, it is expected the site will have power in about 3 weeks, and they have been working inside the structure. Landscaping is due to be done in April, and paving is scheduled for later in April.

February 26, 2019

Yesterday, 2/25/2019, work was being done to construct the base for the signs for the day care. We are carefully reviewing all approvals to assure that any signage is in compliance with the approvals.

This photo taken by Chuck Braun this morning – The view from over the fence of the Learning Center

Update 12/2/2018

If you have been using the back gate you will have seen the work for the sewer hook-up. During this past week, work on the roof of the Learning Center has started, and Belgium blocks are being installed. NJ DEP continues to monitor the work.


We have information from the contractor that early this week they will be finishing the wall. On Wed through Friday they will be planting new Pine Trees and then will rake and seed the grass area from the wall to just past our back gate.

update 10/25/2018

latest photo of work on the site is below – a crane is on site moving steel for the Learning Center, concrete is being poured, the wood for framing is on site.

As a note, the landscaping between the fence running along Morningstar and the Morningstar curb area is the responsibility of the developer of the property. That landscaping is expected to be done within the next 10 days.

update 10/24/2018

The concrete for the foundation of the Learning Center is being poured.

Our information is that the landscaping in the area of the fence will be done by the end of next week.

update 10/23/2018

On Monday and today the fence and posts were delivered. The following pictures were taken by your board member Marilyn Carpini a little after 3 PM today.

Update 10/18/2018

As of today, the berm and swale that parallels Morningstar Rd right of way were created. see attached photo.

The fence and wall contour work along Morningstar right of way are scheduled to be done early next week.

The landscaping along Morningstar Road is expected to be in place within the next 10 working days.

We have provided DTE irrigation contract information so that the can arrange repair to the irrigation they disturbed in the area of the Morningstar Rd. right of way.

As you know the sewer work is underway – the following are photos taken by your Board members over the weekend. For your safety the site is marked with a “No Trespassing” sign – so please be careful if you stop to look at the progress.

Update 10/3/2018

This morning the contractor began to mark out the sewer direction lines. In addition, part of the brick retaining wall was removed.

Your entire board along with Chuck Braun visited the site and spoke with Roger Hanenberg. Mr. Hanenberg indicated that blocks from the retaining wall had been salvaged, and the remaining retaining wall will be extended by another 5 ft. The 5 ft. of wall will curve inward towards the proposed houses to be built on the site.

In addition, a 6 ft. high fence will be erected and continue down from the retaining wall towards our back gate. We were shown where the trees will be planted behind the silt screening, along with the buffer planting requirements.

Mr. Hanenberg indicated that an more efficient water hook up is being utilized which will eliminate the need for water to Four Seasons to be inconvenienced by a water shut off for a few hours when the hook-up is being done. Also, this new hook-up method will eliminate digging up part of Morningstar Road.

Update 10/2/2018

Yesterday at out back gate you saw 2 concrete mixers feeding a crane which poured the concrete into forms that were most likely the foundation for the building.

Sewer pipes have been on site since last week; on 9/26 State of NJ Vehicles were also on site to inspect the site and to assure all requirements/regulations are being met by the builder/contractor of the site.

Your board has been in back and forth contact with Freehold Soil Conservation, State governing agencies, Wall Township and OSHA to keep these organizations active in site inspections/compliance.

If you scroll down to 9/14 you will note the information your Board received from Roger McLaughlin who represented FSW at wall back in 2014-2016 and again is representing us in contacting the attorney for the back gate site. Per Mr. McLaughlin the owner/builder acted fully within their rights based on easements and resolutions to begin and operate this project.

Your board continues to work with Wall Township to get signage and assure safe in and out access/egress for our residents at the back gate. The concern is that when large trucks carrying equipment access the site from Rte. 70, our residents and emergency vehicles may be forced in and out of lanes and potentially this could cause accidents.

Our first bill from Roger McLaughlin for information and letters in August is for $840. Mr. McLaughlin came to address the board on 9/14 and we anticipate that visit and subsequent letter(s) to the attorney for the back gate site will cost us a similar amount.

Your board does not wish to continue to incur additional legal fees, but rather to focus on assuring that FSW receives all due restoration, fencing, buffer plantings, and safety features, etc., in the best interest of all in our community.

Update 9/22/2018 –

On September 14, 2018, our attorney, Roger McLaughlin wrote to the attorney for the principals of the back date property, requesting a meeting, etc. A copy of the letter is include in the 9/14 posting below. To date there has been no response to that letter.

Sewer pipes have been delivered to the site. Forms for the basement of the Learning Center have also been delivered to the site.

Update – 9/17/2018

Your Board of Trustees is in contact with Freehold Soil Conservation District, who are responsible for this area of Monmouth County. Freehold Soil were notified on Thursday 9/13 about soil being moved on the property and one of the inspectors did speak with a Board member to discuss the project. Per Freehold Soil district, the contractor does have approved plans and permits to do the required grading, however, the Freehold Soil District should have been notified prior to the start of that phase of the project. The inspector anticipated visiting the site on 9/14.

Today additional information was faxed over to Freehold Soil Conservation, as soil is being readied to move off of the acreage, and sewer pipes as well as foundation boxes for the Learning Center are being delivered to the site.

As you will see in the 9/14 update below, our attorney Roger McLaughlin is interacting with the attorney for the contractor.

Update 9/14/2018

Your Board of Trustees met this morning with Roger McLaughlin regarding the back gate property. Mr. McLaughlin has been re-engaged by FSW to represent us.

Mr. McLaughlin provided the following information:

> The Township of Wall is permitted to give an easement to the contractor at the back property to perform work associated with the project.

> Because of easement rights, the contractor has the right to go into FSW.

> No one is liable for property disturbed by use of the easement.

> Generally, the contractor is obliged to restore disturbed property.

> In the event the decorative wall is damaged/removed, the contractor will probably restore the wall, however they are not forced to do so.

> The contractor does have a Performance Bond and Insurance.

> We, FSW, would have no right to obtain a injunction -it would be a waste of time and money for us.

The planned course of action is for Mr. McLaughlin to contact Wall Township officials to get a stop work order until a meeting is arranged between your Board of Trustees, Town Officials, and Contractor &/or his representative.

One of the options your BOT would like to discus at the meeting is the possibility of re-routing the proposed sewer hook-up and perhaps hook-up through Morningstar Road. This may allow the replacement of trees rather than bushes over where the present sewer hook-up is anticipated.

Mr. McLaughlin has contacted Wall Township Officials who have agreed to stop the work while a meeting is being scheduled. A copy of Mr. McLaughlin’s letter to the attorney for the contractor/owner is attached.



Update 9/12/2018

Your Board of Trustees has received the following information from Roger McLaughlin regarding the back property. Also included for your review and information are copies of the 2014 letters from Roger McLaughlin and Keith Henderson regarding the back property, along with copies of Easements relating to the back property.

info from attorney
Common ElementsUtility Esmt 21897
Greenhorn Access Esmt83198
RoadwayUtility Esmt. 21897
R. McLaughlin's Letter to K. Henderson
April 4, 2014
March 24, 2014


Update 9/5/2018 – Easements filed that may impact the back gate construction.

There are two easements on file that relate to Block 893.06 Lot 49 – which is our Four Seasons at Wall community. One of the easements was dated February 18, 1997 and recorded in Deed Book 552, Page 920. We are seeking information as to what “community” is defined in the easement – is it Four Seasons at Wall, or Wall Township as the “community”.

The second easement executed by Khov, also on February 18, 1997, and recorded in Deed Book 5584, Page 223, is entitled Declaration of Reservation Roadway/Utility Access Easement.

As more exact information is received by your Board of Trustees, this information will be posted.

Update 8/30/2018 and September 5, 2018

Your Board of Trustees had another conference call with Roger McLaughlin on 8/30/2018. Mr. McLaughlin is going to have Wall Township provide the Wall Township Planning Board minutes for July and September 2016 to shed additional light on the status of the property adjacent to our back gate. Four Seasons at Wall may have to have a title search done to determine the exact property lines in the back gate area.


Your Board of Trustees had a conference call with Roger McLaughlin this morning regarding easements, and any agreements that would impact the construction at the back property and our property here @ Four Seasons. Mr. McLaughlin was the attorney representing Four Seasons at Wall Township meetings on the back property. Mr. McLaughlin came on board with Four Seasons in 2014.

Specific questions were asked about conditions to the easement(s) that allow for routing sewer lines through Four Seasons property and the subsequent tree removal along Morningside.

Mr. McLaughlin is going to review his file and check records at the Township Office(s) for additional information. He did indicate that easement(s) and any conditions may have been granted by the developer, KHov. The review of the information and checking with the Town may take a few days and he, Roger McLaughlin, will provide Chuck with any information. That information will be passed onto all of you.

As a note, the Board of Trustees had requested a meeting with the Contractor at the back property to review items that are in the Town approved plan and to make sure our property and residents are protected. The meeting was scheduled for August 14, however, the attorney for the Contractor was not able to attend the meeting and it will be rescheduled.


April 2016 Wall Township Planning Board Meeting Minutes – These minutes relate to the Learning Center and the construction of 6 homes adjacent to the back gate area of Four Seasons. There are 10 pages to the Minutes so you will have to scroll down at the bottom of the first page.

04042016-486Planning Board Mtg


Expenditures approved at Board Meetings – 2018

Expenditures approved at the March 21, 2018 Open Board Meeting –

Proposal from Bob Hart for $190 to install the Clubhouse vestibule display board.

Proposal from Raymour & Flanagan for a new couch for the Clubhouse Billiards room – cost $1,171.81 includes delivery.

Proposal from Ruding & Wood for repair of a men’s game room chair repair – $106.63.

Proposal from Bob Hart for repairs to the clubhouse elevator tile/marble threshold – $275.00

Red Hawk Fire & Safety fire alarm and annual testing service agreement for a total cost of $773.03.

Approval of nine (9) Down to Earth – non-contractual items – for a total cost of $4,416.93.
1) 7 Norway Spruces common rear area of 2617-2619 Lantern Light Way for Wall Township ordinance compliance;
2) Living Screen plantings of 6 Blur Hetz junipers around well head # 17 – $394.51;
3) Plant 1 Black gum street tree at 1502 Primrose Place – $719.72;
4) Eliminate 2 former common area planting beds in rear vicinity of 2508-2510 Sparrowbush Lane – $272.22;
5) $255.56 to flush cut one dead conifer tree & remove another and grind stump in rear of 2512 Sparrowbush Lane;
6) $186.59 to remove one dead conifer tree and grind stump in rear vicinity of 2514 Sparrowbush Lane;
7) $106.62 to flush one dead conifer in rear of vicinity of 2518 Sparrowbush Lane;
8) $239.91 to remove one leaning conifer and grind stump in rear vicinity of 1516 Blacksmith Row;
9) $373.19 remove one toppled large conifer and grind stump on Lakewood Road berm

Expenditures approved at the March 7, 2018 Open Board Meeting –

Eosso Bros. Paving – $ 2,458.13 – road opening and closing – Colliers Road

Rudding & Wood – $263.25 – refinish clubhouse lobby coffee table top – removal of water stains as a result of plants being placed on the table.

Eosso Bros. Paving – $4,584.88 – Emergency Sinkhole Liability – grass in clubhouse parking lot. – Excavate to determine cause of failure, removal and disposal of debris, repairs to include fabric, concrete and pipe, apply top soil where needed when completed – Replacement Reserve Fund

Eosso Bros. Paving – $,8743.26 – Catch basin rebuild 3 courses – 1 location in parking area; manhole adjustment – lower manhole to grade; asphalt repair – infrared method. Replacement Reserve Fund.

The cost of the display case expenditure approved at the 2/21 meeting – was reduced from $1,808 + freight to $ 1,075.77 and this amount includes the freight charges.

Expenditures approved at the February 21, 2018 Open Board Meeting –

Churchin Group – $6500/per year for 2017-2018 Audits

Message Board for Clubhouse foyer – Gheet Inc., 4′ X 5′ – not to exceed $1808 + freight. It is intended that this message board will eliminate the need for many tripod notices in the clubhouse foyer.

Carl’s Fencing – $666.92 – to replace split rail fencing behind homes on Currier’s Place.

Expenditures approved at the February 7, 2018 Open Board Meeting –

World Class, Inc – $1,373.34 – during the recent snow storm, snow leaked into the ridge vent over Chuck’s office and created possible leaking condition. World Class will remove the existing ridge vent where the snow was found and install new GAF Cobra ridge vent. GAF Weatherwood roof shingles will also be installed as needed where the existing ridge vent was removed. A GAF Timbertex cap will also be installed over the new ridge vent area.

Universal Fitness Store, Inc. $ $250.57/per call – Labor only. This is a renewal of the quarterly service contract for the inspection, cleaning, tightening, adjusting, lubricating, and replacement of parts as needed and a professional evaluation of the overall condition of the equipment.

Certa-Pro Painters – Not to exceed $2,827.74 – There is a spot of bulging and leaking ceiling in the fitness center, and stress cracks in the walls of the Women’s locker room. Certa-Pro will repair and repaint the fitness center ceiling; & repair the stress cracks in the women’s locker room ad paint two walls corner to corner.

Purchase of a new Ice Making machine for the Clubhouse kitchen $2,369.00. Please note, the Board had a estimate form a local vendor for the identical ice machine at over $3,500, so the Board asked Chuck to contact the vendor to see if he could reduce his price to be competitive with the on-line price – the vendor would not. All warranties are identical to that offered by the local vendor, so the Board opted to save $1500 by purchasing the item on-line.

Keith Walsh Plumbing – $370. Install new Ice Making machine, water hook-ups.

Approved Board Minutes – 2018

The minutes of the March 7, 2018 Open Meeting were approved at the March 21, 2018 Open Meeting.

March 7, 2018 Open Meeting Minutes (1) (1) (1)

The minutes from the February 21, 2018 Open Meeting were approved at the March 7, 2018 Open Meeting.

Feb. 21, 2018 Open Meeting Minutes (1) (1) (1)

The minutes from the February 7, 2018 Open Meeting were approved at the February 21, 2018 Open Meeting.

Feb. 7, 2018 Open Meeting Minutes (1) (1) (1)

The minutes of the January 3, 2018 Open Meeting were approved at the February 7, 2018 Open Meeting.

Jan. 3, 2018 Open Meeting Minutes (1) (1) (1)

Regularly scheduled meetings – not under House & Recreation

ACC  – (Architectural Control Committee) now meets every other Tuesday or the day before a Board Meeting, as needed, in the conference room.

American Legion –  see clubs

Finance Committee – Meets the 3rd Tuesday at 9 AM in the conference room.

Investment Club – Meets the 4th Wednesday at 9 AM in the ballroom.

Marines – Meets on the 3rd Wednesday at 3:30 PM in the conference room