Village Condominium Association at Bolton Valley, Inc. |
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Village Condominium Association Annual Report
2008 Annual Meeting Minutes
Table
of Contents................................................................................................................................................ 1
Attendance................................................................................................................................................................ 2
Village Association Business....................................................................................................................... 3
Approved the
acceptance of 2007 Village Annual Meeting Minutes.................................. 3
Village 2008
Annual Meeting........................................................................................................................ 3
Solicit Directors
to Board and Owners Committees:................................................................ 3
Property Agent
Contract Renewed........................................................................................................ 3
Snow Removal
Contract Renewal......................................................................................................... 4
Lawn Care Contract........................................................................................................................................ 5
Before We Address
Concerns, Lets Talk Successes....................................................................... 8
Property Insurance
Coverage:................................................................................................................... 5
Regularly Scheduled Owners Memos to Proactively Address Reoccurring
Issues: 8
The Numbers:.......................................................................................................................................................... 9
Owner committees
needed to reduce Assoc. operating cost:............................................... 9
Village Assoc. Web Site and Owners Forum:.................................................................................... 11
Village Mission
Statement......................................................................................................................... 11
Village decision
making process............................................................................................................ 11
Roles and
Responsibilities........................................................................................................................... 12
Village Treasure Update................................................................................................................................ 14
2008 / 2009 Village Budget................................................................................................................................ 14
Special
Assessments and Raising Assoc. Fees................................................................................. 14
Vinyl
Siding Contingence Plan.................................................................................................................. 14
Village Bylaws, Declaration Amendments and Rules & Regulations.......................... 16
Grills are
expressly prohibited:.............................................................................................................. 17
Owners need board
approval to modify common areas or exterior of building: 18
The Board of
Directors are empowered to impose reasonable fines............................ 18
Pet Issues and
Concerns:.............................................................................................................................. 18
Village Maintenance Updates..................................................................................................................... 21
Proposed Major
2008/2009 Projects........................................................................................................... 21
Inappropriate Use
of Trash and Recycling Sheds:....................................................................... 24
Village Condominium Window Replacement.................................................................................... 25
Unit Window
Replacement Project:...................................................................................................... 25
Windows to be
replaced.............................................................................................................................. 27
Hot Water Heater
Aging Report............................................................................................................. 30
Village Owners Forum Open Issues List.............................................................................................. 31
Bolton Valley Updates................................................................................................................................... 36
State of the
Mountain Update................................................................................................................ 36
Potable Water
Initiatives Update........................................................................................................ 38
Bolton Valley Fire
District Update...................................................................................................... 39
Bolton Valley
Presidents Council Update....................................................................................... 42
Appendix A – Village Financial
Statments......................................................................................... 44
Village Association Annual Meeting Minutes
Date:
Time:
Location:
Chair Person's: Kurt
Ries, Village Director
David Parot, Village
Director
Mike Nielsen, Village Director
Joseph Kareivis, Village Director
Mike Brigham, Village Director
Please note the following information is presented by subject matter and not in chronological order.
Unit# |
Owner |
% of Vote |
Status |
123 |
Steven McLeod |
5.94 |
Proxy |
124 |
David Parot, Alicia Apgar |
4.01 |
Present |
125 |
Scott Hempey |
4.01 |
Proxy |
126 |
Darlene Autery |
5.94 |
Present |
127 |
Heidi Hale |
3.3 |
Not Represented |
221 |
Terese Ayers |
6.83 |
Not Represented |
222 |
Colleen Malloy |
6.83 |
Present |
223 |
Joann Schleman, Susie Dodge |
5.94 |
Proxy |
224 |
Steve Silberg |
4.01 |
Not Represented |
225 |
Michael & Noranne Nielsen |
4.01 |
Present |
226 |
William Donahue |
5.94 |
Not Represented |
227 |
Kurt Ries |
3.3 |
Present |
228 |
Mike McKenna / Rose-Mary Gillis |
6.83 |
Proxy |
321 |
Ernest Levesque III |
3.3 |
Not Represented |
322 |
Alan Pierce & Jamison Ervin |
3.3 |
Not Represented |
323 |
John & Emily Johl |
5.94 |
Proxy |
324 |
Phillip & Deborah Angier |
4.01 |
Present |
325 |
Joseph Kareivis |
4.01 |
Proxy |
326 |
Anthony Foti |
5.94 |
Not Represented |
327 |
Jason & Kiersten Williams |
3.3 |
Present |
328 |
Mike Brigham |
3.3 |
Present |
Per by-laws, a quorum is established by the “majority of owners”
present, defined by twenty five percent (25%) of the votes present or
represented by proxy in accordance with the percentages assigned in the Village
declaration.
· Quorum established at 67.37%
Kurt
Ries, Village Director
Next year's 2009 meeting is scheduled for the last Saturday of June.
Welcome Colleen Malloy and Jason Williams to the Village board of directors
Anyone interested being on the board of directors or any of the much needed owners committees, please contact Kurt Ries. The difference between a director and a committee members is the commitment of your volunteer time and the duration of your responsibilities.
Director responsibility:
Directors terms are a two year commitment and directors are assigned weekly actions to complete that will require around four to five hours week.
Committee responsibility:
Committees are short term projects and commitment is finished once the individual task is completed.
Boylan Property Management Village Property Agent 2009 contract was discussed
Boylan
Property Management contract goes
· Many positive and appreciative comments were expressed for Joe’s services.
05/21/08 Todd Fourier 2008/2009 snow removal contract, about
the same cost last year
-$70 per incident, Sanding $60 per
application, Shovel Walks $25 per hr
The following proposals were discussed:
Todd Fourier, Quality Touch Landscaping and Excavating
John Herr, Custom Homework’s
Neil Villeneuve, All Season Property Maintenance
Larry Williams of Redstone
Discussion Topics:
Villeneuve is fix cost, kinda, and has very good reputation
w/ other Assoc.
We been hiring Villeneuve to clear snow banks for propane
tank access, when Fourier could not
Villeneuve has blower to cut parking lot snow banks down,
Fourier does not
Villeneuve is providing full service maintenance to other
Assoc. beyond snow removal
Fourier pay as we go, could be cheaper, could be more
Fourier probably more receptive with working with Board
liaison as far as when and how
It was discussed owners are generally pleased with Todd Fourier’s Quality Touch Landscaping snow removal services. Dave Parot is our point person for snow removal and lawn care. Snow Removal contractors work with Dave as to when their services are needed. Dave has saved the Assoc. a substantial amount of money by only deploying these services when needed.
It was discussed that the ramps, towers and walkways can get quite slippery, and to augment snow removal and sanding by contractor, Todd will provide the following additional services:
John
Herr 2008/2009 snow removal quote
-06/27/08 $65 per event or $3,900 a season, ramps/stairs $20 per hr, salt/sand $40 per event
or $4,400 a season
Neil
Villeneuve 2008/2009 snow removal quote:
-Three year commitment
Driveway
will be cleared of snow by
Hi Neil, hope thing are going well for you, in preparation for our
annual Village Owner meeting, questions in regards the All Season Property
Maintenance 05/17/08 snow removal contract
In addition to the specifics mentioned in the quote, will you be
able to perform the follow under the present bid?
-Keep access to
Fireplace Ash (metal garbage) Can along side trash shed
-Keep Trash Door Jam
clear of snow so door closes
-Sand buckets at end of
each ramp, for owner use
-No high snow banks bldg
B west side to allow Blue Flame to access to propane tank
Hi Kurt, The
four items you listed can be added to the agreement for an additional $400.00
per year ($80.00 per month for the five months of payment).
Larry Williams of Redstone
Redstone is not interested in
obtaining additional contracts from the Assoc. at this time to concentrate on
their core resort business.
2009 Herr Lawn Care Contract
Custom Homework’s, John Herr 2008
contract cost for mowing and trimming went up $10 from $75 to $85 per incident.
Raking, liming, fertilizing, mulching, fall clean up, ect., went up $0 from
stayed $25/hr, plus materials.
-05/19/08 Custom Homework’s, John Herr 2009 contract bid renewal was unanimously approved
Discussion Topics:
Dave Parot is our point person for snow removal and lawn care. Contractors work with Dave as to when their services are needed. Dave has saved the Assoc. a substantial amount of money only deploying these services when needed. Please keep in mind our goal is not have pristine landscaping and keep costs to acceptable level.
2008
/ 2009 Insurance Costs:
Our Village Master insurance policy was up for renewal in March.
This year we have a cost savings 24% or $1,859
-We do not expect any
further decrease in our premiums
We have completed our evaluation of Village Insurance quote
between "David Schramm of Mullen Financial Services with carrier
Nationwide" and "Nick Bergeron of Berg, Carmolli and Kent, Inc. with
carrier Travelers". Nationwide premium is ~$107 more that Nick Bergeron of
Berg, Carmolli and Kent, Inc. and carrier Travelers. About the only significant
difference in these policies is Travelers has $100k cap on water and sewer
damage, Nationwide does not have a cap on water and sewer damage. With our
units build one on top of one another we believe this is notable risk for our
complexes, as quantified by the following Village claims where the majority of
the repair cost was water damage.
Summary:
David Schramm of Mullen Financial Services with carrier Nationwide
Nick Bergeron of Berg, Carmolli and Kent, Inc. with carrier
Travelers
Nationwide $6,038.00
Travelers
$5,931.00 = $5,848 + $83 - Water/Sewer damage $100k cap
---------------------------
Delta
$107
Dave Schramm with carrier Nationwide
PROS:
-Been with them for awhile
now, knows our good/continued history
-Dave has been good to
work with and responsive
-Nationwide covers the
majority of the Condo Assoc. in
-Village has been through
several inspections with Nationwide and we have address all their concerns
-Not requiring a second
means of egress
-No inspection needed for
this year to renewal
-No $100k cap on water
damage claim
-Policy does cover damage
caused by sewer and drain backup, others have limited coverage
Additional Details:
-------------------------
Both policies include Director/Property Agent liability coverage.
In 2004 the Village Directors took
the initiative to solicit five insurance agencies in the area for quotes on
"Special Form Property Coverage" (risk) insurance. Village was being
required to hold this type of policy, at an increased premium rate, because of
the magnitude of the insurance fire damage claim on
·
About triple the cost of 2003 fiscal year
As
of May 2005 we are off high-risk insurance and substantially lower our premiums.
Village will need to continue to be claim free for additional discounts. We as
an Association need to demonstrate due diligence in eliminating as much risk as
possible; therefore, the following action plans are in place:
Board continues to solicit for less costly property
insurance every year:
Bolton Valley Presidents council is also pursuing agents for bids in behalf of all the Assoc. on the mountain pooled together for better premium costs.
When soliciting bids agent typically
would not complete quotes without a 2nd means of egress from second
and third story units. In addition because of the magnitude of the Village
insurance claim on
Winter Memo:
Reminders
to head off reoccurring winter issues of heating units during extreme cold
snaps, snow removal, parking lot etiquette, firewood storage and no primary
heating with firewood.
·
Mailed to each owner
in November
Spring Memo:
Reminders to clean-up after pets,
trash/recycling, parking lot etiquette and Assoc. schedule of maintenance
activities.
·
Mailed to each owner in
April
Summer Maintenance Memo:
Reminders for unit owners yearly
maintenance check and repairs, ban on all grills, Board approval needed for modifications to exterior of buildings
and common areas, Window replacement
initiative. All part of insurance claim mitigation action
plans
·
Mailed to each owner
in June
· Regularly scheduled memos for reoccurring issues
The number one comment at our
In 2003 a complete clean sweep, property agent, contractors, insurance; all new
To assist in quantifying and
prioritizing repair needs to the Village Condominium complexes A and B, an
independent contractor was hired to perform a building inspection on
To regain a handle on our budget,
while financing major expenses such as vinyl siding, we started from a zero
based, no frills, budget. We incurred major expenses in the following years to
bring our building back to a maintainable state. The Directors continue to closely
monitoring and scrutinizing our budget.
Village
operating expenses are flat:
As you can see by our Village operating expenses are pretty flat between previous fiscal year and this one. This is mainly due to the tremendous amount of tasks your directors handle at no cost to you. Our directors are inundated and are unable to take on any additional tasks. To continue to reduce/maintain operation costs, ie your Assoc. fees, the Assoc. will need to either hire additional contractors at a direct cost to owners or…
Owners would like to use common area
storage rooms:
06/30/07 Owners Committee formed to
propose a plan, to the board, to manage storerooms
Heidi Hale and Ernest Levesque have
formed a committee to pursue a plan for owners to use common area storage
areas.
The Assoc. has had reoccurring issue
with owners using common area storage rooms. Typically what happens, the Assoc.
ends up paying to have storage rooms cleaned out and dispose of trash from
abandon junk left by owners. As a result the Assoc. has paddle locked the
common area storage rooms. A few requirements that
will need to be addressed in managing the storerooms before the board will
approve for owners to use:
·
Not enough storage area
for 21 owners
·
Need plan to fairly divide
storage area up for individual owner use
·
Need to be fair in usage
to existing owners and any potential new owners
·
Not much room to store
bicycles, sporting equipment, etc…
·
No storage of grills,
propane, gasoline, ect...
·
Need plan for managing
locks and keys
·
Theft/damage cannot go
against Assoc. insurance
·
Need plan for unit owner
insurance to cover theft and damage
·
Should not be property
agent responsibility or cost to manage
·
Need plan for deposit to
cover damage or trash removal costs
·
Need plan and estimated
costs on any needed modifications, ie shelving
·
Need plan to handle any
owner disputes
·
Need owner committee to
manage
·
Need exit plan if primary
owners managing the committee sell and no owners picks up the task
06/30/07 Owners Committee formed to
propose a plan, to the board, to move USPS mail boxes to Village Property
Jason Williams and Dave Parot have formed a committee to pursue a plan.
History:
-BV poured new platform poured mail box on
resort property
-11/21/06 Post office moved mail box to
new platform on resort property
-10/21/06 Owners concerned of access to
existing mailboxes
-10/21/06 BV Pres meeting it was indicated
-Kurt to add to wish list and committee actions
-Need committee to propose maintenance
room mailbox
-Maybe OK to put post boxes in enclosed area
-Probably need 24 boxes, come in banks of 16
& 8
-16 bank comes with larger package boxes
-Need actual cost, but probably around $800
+ T&M
A few requirements that
will need to be addressed before the board will approve:
Owner committee to organize Village party
No takers this year…
It
was discussed to help promote a sense of community and to assist in address
owner conflict issues getting the Village owners together for a gathering outside
of Assoc. business would be very beneficial.
Kurt
Ries, Village Director
It was discussed, that the Annual Owners Meeting is a face to face meeting with the owners. The Annual Owners Meeting minutes, in addition to being posted to the Village web site, are postal mailed to all of owners. Most other Assoc. business is carried out via Email. If you are not on our Village Email distribution list you are missing the majority of the information being distributed outside of the Annual Owners meeting. Please advise our property agent, if you do not have access to Email, and would like a hard copy of this information postal mailed to you.
As a cost saving measure the Owners Forum maintains a Village Email distribution list and a Village Assoc. web site. By utilizing these electronic distribution methods we have saved our owners several hundred dollars in postage a year, while greatly increasing the efficiency of the board.
Curent Village financial reports, Bylaws, etc.. along with everything you need to know about our Assoc. activities and our community, are conveniently available at our web site or by request from our property agent.
https://home.comcast.net/~itele2/
Password is ‘garth’
The
Village Owners Forum, maintains two lists, posted to our Village web site, if
your concerns/suggestions are not on these lists it is not being addressed and
you need to notify us.
Committee Action Items/Owners Forum Open Issues
List:
Maintenance Task List:
On
a bi-monthly bases the Village Directors discuss these tasks with our Property
Agent, Joe Boylan and because of the quantity, available resources and costs we:
To reduce operation expenses the Village
board and committee members, at no cost to you, have taken on much more
responsibility than in the past, including:
Jason Williams
– Village Treasurer
Creates,
maintains and tracks Village budget
-Manages vinyl siding bank loan
-Keeps close eye on Village budget
-New roof funding
-Approves and monitors cost of Village
maintenance activities
Mike Nielsen --- Village
Director
-Replacement window inventory
-Communal Grilling area proposals
-Regularly scheduled memo to head off
reoccurring issues
Dave Parot --- Village
Director
-Bolton Valley Fire District
-Building/Unit surveillance
-Lawn maintenance point person
-Snow removal point person
-Propane Fixed Pricing
Joe Kareivis – Village
Director
-History of Assoc. and prior maintenance
tasks
-Kept us from repeating our past mistakes,
insuring our continued success
-Renters Code of Conduct actions
-Emergency planning / Fire warden Tasks
Kurt Ries – Village
Director
-Chairs Association meetings
-Provides meeting minutes
-Solicits Insurance agencies for
quotes
-Works with legal resources
-Revised and maintains Bylaws, Declarations,
and Rules and Regulations
-Aged Hot Water Heater replacement reports
-Maintains Owners Forum action items
-Maintains Owners Forum website
Joe
Boylan – Village Property Agent
-Maintains Village administration records
and invoicing
-Delinquent Assoc. fee success story, right balance of compassion and
forcefulness
-No more late fees on bills like prior management
-Using competent and owner respected contractors
-Manages contractors
-Very receptive to working closely with the board
-Assoc. management experience has proven invaluable
-Manage Trash collection costs
Mike
Brigham – Village Director
-Maintenance Task item point person
-Maintains Village Maintenance task list
-Sprinkler System Ongoing Monitoring
-Laundry Room Bulletin Board
-Exterior building light inventory
-Onsite
monitor of maintenance task progress
-Trash/Recycling Ongoing Monitoring
-Laundry Room Ongoing Monitoring
-Work with Property Agent on Regular
Occurring Scheduled Tasks
-Cleaning out/snaking septic/drain lines, Roto
rooter recommending to be done every 3 years
-
-Assoc. Laundry Machine Tune Up, scheduled
for September
Colleen Malloy
– Village Director
-Assisting Mike Brigham with onsite maintenance tasks
-Monitoring
onsite contractors
2007
Owners Committee formed to propose a plan, to the board, to manage storerooms
2007
Owners Committee formed to propose a plan, to the board, to move USPS mail
boxes to Village property
Kurt Ries, Village Treasurer
The Village Assoc. fees
have not gone up in 7 years despite successfully completing major maintenance projects
needed to bring our building back to a maintainable state. Unless we find additional
ways to reduce costs, such as owners actively driving committees, Assoc. fees
could go up next fiscal year.
Rising Assoc. Fees:
It was discussed rising
Assoc fees, a reasonable percentage, would not yield needed funds for 1.5 to 2
years.
Special Assessment:
If a special assessment
were to be imposed on the owners, there is a high probability the Assoc. would have
problems collecting all the assessments in timely manner and could contribute
to delinquent Assoc. fees increasing. It is not so much some of the owners will
not pay, it is more of an issue they cannot afford to pay.
As a reminder it was discussed that a contingence plan was unanimously approved at the 2004 Village Association Annual Owners meeting approving the board for an owner special assessment up to $20,000, only if needed.
The Assoc. is cutting
the budget very close with the vinyl siding loan payments, however barring any
unanticipated major expenses the board believes the vinyl siding loan payments
can be funded without the need to raise owner Assoc. fees or an owner special
assessment.
As a contingence plan
to insure the Assoc. does not default on the vinyl siding loan a pre-approval
for up to a $20k owner special assessment to cover any Assoc. unforeseen major
expense was sought and approved at the 2004 annual owners meeting. It was
discussed that the pre-approval would be in place for duration of the vinyl
loan payments and the board would not feel comfortable moving forward with the
loan without this contingence plan in place.
Note, the board would
not assess owners the $20k unless there was an unforeseen major expense the
Assoc. could not cover. The thinking is $20k assessment + $20k in cash reserves
would about pay off the $43,438 bank loan.
The major driving
factors for Village Assoc. fees are...
1.) Insurance cost
Our insurance fees are in line with other Assoc. that have
new policies in the last couple of years. Hence with the magnitude of the
insurance fire damage claim on
2.) Siding loan
Village did not assess the owner $5k+ to install the vinyl
siding on our complex like other Assoc. on the mountain did. Instead, the
Assoc. absorbed the cost of siding by the board picking up much more
responsibility at no cost to the owners and slashing the budget to bare
minimum, while completing several major expense projects, to bring the complex
to the maintainable state we have now. This is a major triumph and credit to
our board and owners to put in the time an effort to bring this to solution
fruition, something none of the other Assoc. have been able to do. On the down
side it is also a factor in our very tight budget as Village did not access the
owners curbing the annual Village Assoc. fees.
Kurt
Ries, Village Director
Proposed changes to Village Declarations, Bylaws and Rules and Regulations documents were discussed see details below.
Discussion
Items:
Declaration Amendment:
The attached Village Association Declaration Amendment was discussed and unanimously approved at our annual owners meeting by the owners. The purpose of the amendment is to assist in enforcing bylaws and protecting you, as an association member, from unfounded law suits.
Rules and Regulations wording clarification:
No improvements, alterations, work,
painting or other activity affecting the exterior of the buildings as covered
by the Declaration, including but not limited to alteration of Units windows
and doors, will not occur without prior approval of the Board of Directors. Approval shall be requested in writing sent
to Boylan Property Management,
Brice Simon – Village Legal
resource:
Brice discussed action plan to deal with on going owner issues with Ms. Ayer and pending law suit with Mr. Levesque.
The Village Assoc. was sued in small claim court last year, by Village unit owner Terese Ayer, the court found in favor of the Assoc. The case revolved around the Assoc. up holding our Village Declarations and Bylaws because owner wanted their entire ceiling replaced, at Assoc. cost, for water damage that was caused by a common area element.
In addition, Village unit owner Mr.
Levesque has a pending law suit against the Village Assoc. for allocations that
construction performed in Ms. Ayer unit below caused the floor in his unit to
bow. On
2005,
2006 and 2007 Notable Bylaw updates
The use and the storage of charcoal and propane grills are expressly prohibited on balconies, wood patios or in common areas. Barbecue grills may only be used in designated grilling areas approved by the Village Association board of directors. Owners should recognize that in accordance to Vermont Fire Codes, NFPA 1 3-4.7 and NFPA 1 30-3.3.8.2, all types of barbecue grills and their storage in and around public buildings are subject to regulation as to size and usage.
Communal
Grilling Area
Communal Grilling
Area concerns include:
·
Cost to construct, how elaborate
·
Cost to maintain
·
Allocate cost in Assoc. budget
·
Location, between buildings
·
Approval from owners adjacent to the area
·
Hours of operation
·
Enforce hours of operation
·
Propane and/or charcoal
·
Lawn chairs and grilling paraphernalia
·
Waste container
·
Who will police the area
·
How does the Assoc. address complaints
·
Noise ordinance
·
Fire hazard, fire extinguishers
·
Comply w/ VT fire codes
To address concerns with common
look, voiding siding warranties and water infiltration issues all owners need
approval by the board to modify anything on the common area / exterior of
building.
Snippet from our Bylaw documentation:
10. No improvements, alterations,
work, painting or other activity affecting the exterior of the buildings as
covered by the Declaration, including but not limited to alteration of Units
windows and doors, will not occur without prior approval of the Board of
Directors. Approval shall be requested
in writing sent to Boylan Property Management,
To change negative behavior and assist in enforcing approved Bylaws, Declarations, Rules and Regulations the ability to fine an owner after due process was added to Rules and Regulation document.
Guidelines for board to fine owners for non compliance
D. Pets:
1. Household pets of unit owners are acceptable provided that:
a. Pets are required to have a nametag identifying the owner.
b. The property agent must be notified of the presence and appearance of the pet.
c. The pet does not constitute a nuisance or threat to other persons.
d. The pet is permitted to eliminate only in areas designated for that purpose. In cases of feces being dropped in inappropriate places(common areas, walkways, parking lots, etc.), owners are expected to immediately clean up after their pet with a “pooper-scooper,” plastic glove or some other device of choice of the owner.
e. The pet, if outside, is at all times to be under leash control and in the presence of the
owner or other responsible adult. Otherwise, the pet is to be kept indoors.
f. Balconies or decks are not to be used as dog runs or as areas of confinement.
g. The pet is not allowed to bark to a point of being a disturbance to others, either outside or in
nearby condominiums.
2. If a pet creates noise, damages property, is allowed to run loose without the presence of its owner, or in any other way creates an excessive disturbance or danger to others, the Board of Directors retains authority to terminate permission to keep the pet and, under the worst of circumstances, is authorized to call in the town dog warden to recommend the removal the offending pet.
3. The unit owner possessing a pet bears the financial responsibility for any damage, loss or liability caused by the pet (clean-up, material repair or replacement, rental loss, medical bills, etc.).
4.Lessees are not permitted to keep
pets on the premises
Please clean up
after your pet:
This is an ongoing issue with ours and other Associations on the mountain. Rules of conduct like these are very difficult to enforce. The Association empirically can really only appeal to the pet owner's to be responsible.
A container for plastic bags has been installed in the recycling room. These bags can be used to clean up after your pets.
The Village Association has addressed with the following:
·
Signs posted at each Village complex to clean up
after your pets
·
Revamped Bylaws and Rules and Regulates to
better clarify Association polices
· Regularly scheduled memos to all Village owners reiterating Association polices
· Continue to work with other Association to help curtail the issue
· Continue to reinforce Association policies at Annual owners meetings
·
Board has furnished a plastic bag dispenser for
pet cleanup
In addition, the Bolton Animal Control officer was
notified of issues with pets running loose and pet related issues like these. Prompting a memo from the
Town of
We are looking for someone like you to head up an Association
committee to, make recommendations and see if the issue can be further
addressed.
Village
rules and Regulation Addendum
Village
Repairs to Owner’s Unit Policy:
Intent:
In order to be consistent and fair to all parties involved with regards to how owner unit repairs, at the cost of the Village Assoc., will be performed. Along with assisting in mitigating and containing Village Association costs, the Village Association has adopted the following policy.
Village condos units are constructed
one on top of one another and, even with the many pro-active initiatives in
place to head off these types of issues, there are still several water stains a
year. The majority of units, if not all units, have had ceiling, walls and
flooring patch repairs. Replacing the unit’s entire ceiling, walls and
flooring, etc is cost prohibitive and unreasonable to budget for by asking
owners to fund the expense.
To mitigate these types of cost the Assoc. cannot set a precedence of replacing entire ceiling, walls, flooring ect. for water stains. This would open the expectation that twenty one unit owners, that have had patch repairs done, could have their entire ceiling, walls, flooring ect. replaced. Estimates for replacing entire ceiling, walls, flooring ect. in each of our units could exceed $30,000 which Village is not budgeted for and Assoc. fees would need to be raised or special assessments needed to all owners to fund these costs.
Village
Repair to Owner Unit Policy:
In the event an owner’s unit is damaged from common area element that the Assoc. is responsible for, the board at is sole discretion, will decide the extent of the decorated surface repair to the owner’s unit.
In compliance with Village Bylaws, Section 3.13, the Assoc.
is exempt from liability for damage caused from a unit or person caused by
water leaking from any common area element. However, as a matter of practice
and as a service to our unit owners, the Assoc. typically pays for patch repairs
caused from common area water damage.
By acceptance of the Village Bylaw/declarations when
owner’s purchased the unit, the owner accepted this risk.
If the owner, at their own cost, would like a more extensive repair and/or an upgrade in materials, at the boards sole discretion, typically will give the owner a check for the Assoc. contractor quoted cost of the Assoc. approved repair, and the owner can purse the repair.
Owner’s repairs must meet all requirements and Assoc. approvals as provided by Bylaws, Declarations and Rules and Regulation documents.
In the case of a dispute, the Village Association
Directors will decide, in their sole discretion, how the repair will be
performed and how the costs shall be distributed among the parties involved in
the subject repairs.
Kurt Ries, Village Director
1.) Water Aprons Below Ramps
Summary of drainage action plans:
To mitigate water drainage around our complex
-07/31/06 Parking lot
was graded and resurfaced, to mitigate storm water run off towards bldgs
-Building B shed was
removed
-Building B new
retaining wall put in place with additional drain apron
-Assoc. worked with
resort and town to replace, clean out and enhance storm water drainage
affecting Village
-Assoc. insures drains
and culverts are clear of debris each spring
To mitigate standing water
-2005 Acquired estimates
on building gutters
-Contractor indicating
majority of the problems are from water run off of the ramps and not water run
off of the building
-Gutter are still on our
maintenance task list, however the owners voted to budget for the water
apron enhancement work
first and then evaluate the need for gutters
Need better drainage to drains
under ramp
-01/02/06 Joe B getting bid from Todd
-Need to look at water aprons for both
bldg, not just bldg B 2nd ramp
-Bld B showing drainage to stream not drain
-09/17/07 Todd
providing Bld A quote
-11/16/07 Todd
completed bldg A drainage updates ~$750
2.) Building B rock wall fell
apart
Need permanent fix
-01/31/06 This is probably not in the budget
for 2006
-05/11/06 John Herr looking to cut bank back
3.) Rain Gutters
-3rd floor gutters only?
-Maintenance issues?
-Were would gutter run off be directed to?
-12/06/06 Joe B to get gross est. for 3rd
floor gutters and effort involved
-01/31/06 $4 - $5 dollars a foot, $4k-5k
-01/31/06 Estimate Bldg A & B installed
3rd floor only w/ down spouts $4-$5k
-01/31/06 This is probably not in the
budget for 2006
-Does not appear to correct any water
infiltration issues
-Does not appear to correct any water
pooling issue
-Water pooling under ramps not bldg
-Ground grading water apron upgrades around
bldgs already started
-On-going additional cost for maintenance
-05/27/08 $5 - $8 dollar a foot $5k est
Not
pursuing at this time
4.
Laundry Room Improvements
-12/11/05 Gap in sheet rock from
pipes/wires
-12/11/05 Gap in sheet rock around floor moldings
-Discussion for our 01/31/06 directors
meeting
-01/03/06 Joe B caulked/repaired gaps
ect...
-01/31/06 Joe B has done several
improvements already
5.)
Trash/Recycling Sheds Improvements
New
exterior/interior walls/floor?
More
bins?
-01/31/06 Joe B has done several
improvements already
-01/02/07 Joe B checking for better signs/
more noticeable
-01/30/07 posted permanent signs
-Need actual costs, but probably around $300
for installation of door
-Probably would need floor to install door
6.) Outside Unit Light Fixtures
Light replaced in 2002, with
fixtures not holding up to the salt of outdoor use.
-Lights are currently intact,
structurally sound and purely cosmetic damage
-Kurt discussed with Joe K
7.) Budget for New Roof
-Start in earnest to build reserves to cover
for new roof in 3-5 years
-06/14/06 Roofer coming out
-06/14/06 Roofer getting bid for new
roofs and timeline
-Timeline we have 5-10 years, if both sides
are architectural
*** Need Roof replacement quotes
-Roof
was replaced around 1995 for about $21,500
-Need to wait for snow to clear so they can
get on roof
-At these costs standing seam roof is an attractive option
-Includes 30yr shingles, removing old shingles, does not include any
needed plywood replacement
-07/21/07 David Dupont completed
misc, roof repairs
-5-10 years left on the roof, does have some punking but not bad
-Roof is staggered, could phase in, do hot
spots first
-03/12/08 Joe B getting est for standing seam
roof
7.)
Porch / Railing repairs
-2001 porch railing caps were replaced
-12/29/06 Kurt spoke to John H to provide
list of repairs to Joe B
-01/02/07 this is not an approved task as
of yet
-Need to prioritize tasks 1.) has to be
done, 2.) nice to done, and 3.) not a priority
-$400-$500 each to repair
-Joe suggested to do just those decks now
-Needs a complete deck inv of repairs
-09/05/07 Contractors indicating entire decks do not need to be
replaced, just 2 joists & railings
-#221 & #126 should
be priority
-#125 needs boards and
spindles
-#124 needs boards on
deck.
-#123 needs boards and
spindles
-#222 needs a few
spindles
-To be completed spring 2008
-03/11/08 Joe B
following up John Herr for repairs
8.)
-What are we going to with
it, move to lawn, remove from property?
-Park lot may need to resurfaced in the area where the rock was
-Delays in deploying as contractor finding it a problem to move such a
large/heavy object
-10/25/07 Mike B maybe resort can move, following up w/ Neumann
-Probably deploying summer/fall 2008
-01/29/08 adding to 2008/09
budget, est $500 mv rock, $200 to resurface area??
9.) Exterior Painting
Miscellaneous exterior painting
needed
Joe B has contracted to John
Herr for spring/summer of 2008
10.) Carbon Monoxide Detection
-10/30/07 Joe B following up with electrician for ball park quote, maybe
no site visit
-11/08/07 Electrician Dave King doing some of Joe B’s other condos
-Must be hardwired by bedroom, cannot be outlet plug-in
-Units sold in 2008 will need hardwired CO detectors, before closing
-To be included in 2008/2009 budget
Joe B initial cost estimates are...
$65 -- Smoke/CO
combination Detector
$55 -- hr rate of
electrician
-----
$125 -- plus tax, per
unit
$125 X 21 units = $2,625
Assoc. project cost
-Unit #221 Ayer refusing entry to unit and
is not complete
It was discussed that the Assoc. pays several hundred dollars a year for trash contractor to pick up items owners inappropriately disposed of in and around trash/recycle shed, ie dishwashers, tires etc…
It was discussed to assist owner I doing the right thing, to have a bulk item trash day, where an owner with pickup could haul items to dump and charge owners accordingly.
Mike Nielsen,
Village Director
Window inventory was
provided to all owners with the Annual Meeting notification and agenda. Mike is
maintaining an inventory of windows in our buildings that have not been
replaced.
The Assoc. is going to keep
focused on owners to replace these windows to insure our building are weather
tight. Please be certain to update Mike, when your windows are replaced.
Important Note:
For
windows and doors owners replace after vinyl siding was completed in spring of
2005, the Assoc. is not funding the expense for vinyl siding contractor to
return and complete window installation; including replacement of aluminum clad
on exterior window trim or window trim. Unit owners will be held liable for
these types of expenses.
Village Exterior Doors and Window Replacement Policy:
To insure
uniformity, proper operation and that the integrity of the vinyl siding,
insulation, and trim are not compromised, only materials and contractors
approved by the Village Association Board of Directors are permitted to install
exterior doors and windows, including sliding glass doors, at the Village
Condominiums.
If an
owner would like to use materials or contractors for exterior doors and
windows, including sliding glass doors, other than what is approved by the
Village board of directors, the owner must acquire written approval, prior to
any work being performed from the Village Board of Directors.
Explanation:
The Board
of Directors of Village Condominium Association at
In doing
such, the owners at the
Per
Village Bylaws and Declarations owner are responsible for repair and
replacement costs associate with the exterior doors and window.
In the
spring of 2005 vinyl siding was installed that included insulation and aluminum
clad to the trim on the exterior of buildings A & B.
At the 06/25/05 Village
Association annual owners meeting the Rules and Regulation addendum that owners
will need approval from Assoc. for any modifications done to exterior of
building and common areas was approved. This includes exterior window, sliding
doors and door replacement. This clause was needed to insure window and door uniformity, proper
operation and that the integrity of the vinyl siding, insulation, and trim are
not compromised by a variety of unmonitored contractors performing work on the
exterior of our complexes.
Approval
Process:
At the
sole discretion of the Village Association board of directors bases their
material and contractor approvals on, but not limited to, the following:
The Assoc.
is also looking to approve additional contractors, be certain to seek approval
before committing to contactor.
Village
Association Approved Window and Door Contractors.
As of
Jobsite Services, Inc.,
802-872-7191
Fax - 802-872-7192
If an
owner would like to use materials or contractors for exterior doors and
windows, including sliding glass doors, other than what is approved by the
Village board of directors, the owner must acquire written approval, prior to
any work being performed from the Village Board of Directors.
Pricing as of
Windows with low-E and
full screen
Windows with low-E and
full screen
Windows with low-E and
full screen
With low-E and tempered
glass full screen
Additional $50.00 per to re-cap exterior
Additional $75.00 to re-trim interior
·
All prices include removing and disposing of
existing windows/doors.
·
Providing and install new product.
·
All of these products have a factory lifetime
warranty and a Jobsite Services, Inc. one year guarantee on labor.
Village
Condominium Window Replacement Project
-05/10/07
Owners
are responsible for the cost and scheduling of replacing old wood windows in
their units. Windows are listed by unit number, location in accordance to the
interior and floor if applicable (for two floor condo units only). Measurements
were not taken. North Side refers to the side of the building facing the parking
lot. All windows listed are old windows and need to be replaced.
Unit Number |
Windows to be replaced |
123 |
North: 1 –
kitchen 1 –
entrance South: 1 –
triple pane |
124 |
North: 2 –
bedrooms West: 1 -
sliding glass door South: 1 –
sliding glass door 1 -
deck facing DR |
125 |
North:
NONE East:
NONE South: 1–
bedroom 1 –
triple pane 1 –
sliding glass door |
126 |
North: 1 –
entrance 1 –
kitchen 1 –
bedroom South: 1 –
Bedroom 1 –
sliding glass door |
127 |
NONE |
221 |
North: 1 –
2nd floor entrance East: 2 –
2nd floor small bathroom |
222 |
North: 2 –
1st floor bedrooms 1 –
2nd floor entrance 1 –
2nd floor kitchen South: 2
sliding glass doors (1st and 2nd floors) |
223 |
North: 1 –
kitchen 1 –
entrance 1 –
bedroom South: 1 –
LR |
224 |
North: 1 –
bedroom West: 1 –
bedroom 1 –
LR South: 1 –
sliding glass door 1 –
deck facing DR |
225 |
NONE |
226 |
North: 1 –
entrance 1 –
kitchen 1 –
sliding glass door South: 1 –
bedroom 1 –
triple pane 1 –
sliding glass door |
227 |
NONE |
228 |
North: 1 –
1st floor bedroom by 127 entrance 1 –
2nd floor entrance West: 2 -
1st floor small bathroom 1 –
1st floor triple pane South: 1 –
2nd floor LR |
321 |
1 –
small bathroom |
322 |
North: 1 –
entrance 1 –
Living Room (LR) South: 2 –
LR 1 –
sliding glass door |
323 |
South: 1 –
triple pane |
324 |
North: 1 –
bedroom West: 1 –
bedroom 1 –
LR South: 1 -
sliding glass door 1 –
deck facing DR |
325 |
North:
NONE East: 1 –
LR 1 -
sliding glass door South: 1
–deck facing LR |
326 |
NONE
???? |
327 |
South: 1 –
sliding glass door 1 –
triple pane |
328 |
None |
323 |
South: 1 –
triple pane |
324 |
North: 1 –
bedroom West: 1 –
bedroom 1 –
LR South: 1 -
sliding glass door 1 –
deck facing DR |
325 |
North:
NONE East: 1 –
LR 1 -
sliding glass door South: 1
–deck facing LR |
326 |
North: 1 –
entrance 1 –
kitchen 1 –
sliding glass door South: 1 –
bedroom 1 –
triple pane 1 –
sliding glass door |
327 |
South: 1 –
sliding glass door 1 –
triple pane |
328 |
None |
-05/11/06
In an effort to mitigate water damage to your unit and curtail insurance claims, we are tracking electric hot water heater in our units for being past their manufactures suggested end of service to be flagged for replacement by the unit owner. Hot water heater are either purchased by the owner or rented from Green Mountain Power. If rented by Green Mountain Power they will be replaced at no charge with the signing of a three-year rental lease. However, the Village Association is requiring a drip pan be installed at the owner’s expense for about twenty-five dollars.
Kurt
Ries, Village Director
Village Owners Forum Open
Issues:
The following is a list of Village Owners wishes, comments and concerns and are updated regularly on the Village Association web site, to insure details are not lost and issues are being addressed. Note, if your comments or concerns are not on the following list, they are not getting addressed. Please update the Owners Forum to insure your concerns are being addressed.
We are soliciting for resources to assist in bring the tasks to fruition. Two owners over coffee can complete one task in a few hours versus, two resources performing all the tasks takes weeks.
The following is the current Owner’s
Forum open issue list:
Owners Forum Open Issues List:
-06/20/08
1.)
Owners would like to use common area
storerooms:
Typically what happens is Assoc. ends up paying to have storage sheds cleaned out and dispose of trash. As a result the Assoc. has paddle locked the common area storage rooms. A few issues that will need to be addressed in managing storerooms:
· Not enough sheds for 21 owners
· Divide storage sheds up for individual owner use
·
Not much room to store bicycles, sporting
equipment, etc…
· Managing Locks and Keys
· Theft, cannot go against Assoc. insurance
·
Unit owner insurance cover theft and damage
· Should not be property agent cost to manage
·
Deposit to cover damage or trash removal costs
·
Need Owner committee to manage
Owners Committee formed to propose a
plan, to the board, to manage storerooms
·
Heidi Hale and Ernest Levesque
2.) Miscellaneous
unit owner issues
Please, let’s all be
responsible for our own destinies and have open friendly communication with our
neighbors and discuss conflicts openly and politely. With a little give and
take mentality, most if not all conflicts can be resolved to the mutual
agreement of all involved.
Need owner committee formed to organize Village
party
It
was discussed to help promote a sense of community and to assist in address
owner conflict issues getting the Village owners together for a gathering
outside of Assoc. business would be very beneficial.
·
Proposing
gathering after 2008 Village Annual owner meeting
·
Cost
should not be covered out of Assoc. budget
3.) Pet cleaning up and running loose
This is an ongoing issue with ours and other Assoc. on the mountain and of course without catching the pet in the act and a convincing way correlating the infringement with the pet owner, the violations are very difficult to enforce. The Assoc. empirically can really only appeal to the pet owner's to be responsible.
The Village Assoc. has addressed with the following:
-Signs posted on
each Village complex to clean up after your pets
-Revamped Bylaws
and Rules and Regulates to better clarify Assoc. polices
-Regularly scheduled memos to all Village owners reiterating Assoc. polices
-Continue to work with other Assoc. to help curtail the issue
-Continue to review Assoc. policies at Annual owners meetings
-Board discussing
furnishing a plastic bag dispenser for pet cleanup
In addition, via the BV Pres Assoc Pres Council, Bolton
Animal Control officer was notified of issues with pets running loose and these
types of associated issues. Prompting a memo from the Town of
·
All the Assoc., on the mountain, are encouraging
their residents to call the Bolton Animal Control officer to help enforce town
ordinances on these types of infringements.
From Village R&R
d. The pet is permitted to
eliminate only in areas designated for that purpose. In cases of feces being
dropped in inappropriate places(common areas, walkways, parking lots, etc.),
owners are expected to immediately clean up after their pet with a
“pooper-scooper,” plastic glove or some other device of choice of the owner.
e. The pet, if outside, is at
all times to be under leash control and in the presence
of a responsible adult. Otherwise, the pet is to be kept indoors.
4,) USPS
mailboxes not convenient to Village
The mailboxes are currently on
Move Postal Mail Boxes to
Village property
-BV poured new platform poured mail box
-11/21/06 Post office moved mail box to
new platform
-10/21/06 Owners concerned of access to
existing mailboxes
-10/21/06 Pres meeting,
-Kurt to add to next years wish list and
committee actions
-Need committee to propose maintenance room
mailbox
Dave spoke with
-maybe OK to put post boxes in enclosed area
-Probably need 24 boxes, come in banks of 16
& 8
-16 bank comes with larger package boxes
-Need actual cost, but probably around $800
+ TM
Owners Committee formed to propose a plan, to the board, for moving mail boxes to Village property
·
Jason Williams and
Dave Parot
7.) Unit Water Meters
-There are no water meters, cost is
calculated from number of bedrooms
-Would insure
owners paying fair share of water/sewer costs
-Pros,
owner would be charged W/S on what they actually used
-Cons,
Seasonal owners use would need to be covered in base rate
-Water/Sewer
cost no longer managed by Assoc.
-Owners concerns keep coming up
-Not aware of any of the Assoc. or private homes that have meters on the
MNT
-Owner committee needed, if owners would like to pursue
PROS - owner would be charged W/S on
what they actually used
CONS -Seasonal owners use would need to
be covered in base rate
8.) Snow Removal Concerns
-10/28/06 Owner concerned no plowing or
shoveling for early season snow
-02/06/07 Owner call to Joe B about the
poor job Assoc. is doing
-02/14/07 Owner caused issue w/ moving his
car after big snow fall
-02/20/07 Dave got call from owner about
shoveling roof and cracks in walls from shifting
building
We went to coarser
aggregate of rock this snow season because the sand and salt of past seasons
was not staying in place very well. The larger aggregate rock appears to
working for better, for the most part, by staying in the parking lot and not
getting washed out to the sides. I will also insure the topic is discussed at
our up coming Village directors meeting.
Sand buckets for
stairwell/parking lots
-01/07/07 Salt buckets in place on each ramp
-Owners car got buried
-Joe B spoke with resort
manager Mike Gallas
-No additional issues to
date
9.) Parking Issue
Village Bylaws, Rules and
Regulations does not limit the number of vehicles occupants from an owner
rented unit can have in the lot.
From Village Bylaws
Section 5.08 Restrictions
on Use of Units: Rules and Regulations.
8) Unit Owners shall have
priority regarding use of parking spaces, and the executive board shall
promulgate such rules or regulations relating to parking as to further the
purposes of this section.
From Village Rules and
Regulations
E. Vehicles:
1. Each unit is entitled to
one parking space near the unit. Specific locations may be designated by the
Board of Directors if authorized at an annual meeting of the Association. All
other cars will park in the unreserved parking areas of the resort. No
additional motor vehicles or trailers, boats or recreational vehicles
(registered or unregistered) are to be parked in condominium parking lots,
except temporarily and for short durations, but then only with prior written
approval of the Board of Directors.
It was discussed
-No directors or owner committee members were willing to
take on task
-Including in spring memo to all owners
10.) Satellite Dishes
Placement
-12/01/05 Owner mounted Satellite Dishes on
roof chimneys of complex, since been removed
-12/22/05 Village legal resource responded to Kurt’s FAA questions
Assoc. is OK to
enforce unit deck only mounting
Owners continue to be concerned with
ascetics of Satellite Dishes mounted to
unit decks. According to FAA regulations an Assoc. cannot prevent the
installation of Satellite Dishes; however we can restrict were they can be
mounted as long as an acceptable signal can be received.
11.)
Association to solicit other condo insurance company for cost savings and less
stringent restrictions
Vermont Fire codes do not permit open flames barbecues
and regulates the size of the propane tanks on communal habitats. In addition,
Village has retained a reduced insurance rate for banning grills because of the
high fire risk they create.
12.) Inappropriate use of trash and recycling shed
It was discussed 2006
Annual Owners meeting that the Assoc. pays extra a year for trash contractor to
pick up items owners inappropriately disposed of in and around trash/recycle
shed, ie dishwashers, tires etc…
Assoc. continues to monitor
trash/recycle shed, along with annually distributed memos to all owners in
regards to proper disposal of garbage and recyclables.
-Assoc. currently does not have a viable
plan to further address these issue and would
appreciate owner’s assistance in monitoring
13.) Rugs
on floors of upper units needed for noise abatement
Many units have non-carpeted floor installed, please be cognizant this can create a fair amount of noise for your down stairs neighbors. Please do what you can to reduce foot traffic noise in your unit.
14.) Building
Maintenance and Assoc. Management concerns
-If building been inspected by licensed
engineer, I indicated it was inspected
-Because of noise on windy days wants
rafters reinforced, asked him to put his request in writing, no
response to date
-Concerned over building shifting, I
indicated the building moves a fair amount from season to season
and without a new foundation not much can
be done
-Concerned our property agent does not work
on weekends; I indicated our property agent in many
non-emergence situations coordinates a
general contractor to do the work. Once the owner reported
the issue there was a contract on-site in
48 hrs.
15.)
It was discussed at the
Larry
Williams, Owner of
Business
plan is on track
-George Potter General Manager
-Skiers attendance was up ~15%
-Operating within budget
-Break even 2008 / 2009 season, if expenses can be kept down
-Lack of beds is an issue
-Expanding 4X4 trail system
-Purchased new rental equipment
-Purchased new groomer
Much has been done but much still needs to be done. There have been some position and personnel changes made during the past few years which have improved the operation.
-Employees have new health care plan and 401k
A reception center (The Ponds) is in operation opposite Timberline.
Many weddings are booked for this summer/fall and these events are generating summer activities and a need for more rental units.
-A couple less wedding than last year but the weddings are bigger
-No wedding tent receptions this year
If there were more rental units available there could be more destination skiers accommodated and that would enhance the resort, ski operations, food & beverage services and allow for other amenities.
Parking during ski season is always
a problem. The resort hopes to have managed parking next season. This would
prevent each car from taking two spaces as well as keep ski customers out of
condo resident parking areas. Having customers arrive and giving them no
direction as to where to go was not good for the customers, the mountain, or
the condos. Tighter parking and a little rearranging of the parking tiers
themselves would make it possible to park most customers on all but the busiest
weekends.
Opening
day ski season
-Traditionally day after Thanksgiving and close first week April
-Looking into two terrain parks expert and intermediate
HWY
89 Ramp Exit
-Nothing in the plan
-Town has no money
-Effort is on the town
-Not being driven by resort, could be considered self serving
Redstone
development updates
-Still no firm plans at this time
Plans are at drawing board level (nothing for a few years) for 24 condo units in the base area and 25 condos along the trails.
-Looking into foreign investment, EB5 funding similar to what
Development after that is planned for Broadway at either end of the trail. Redstone is putting together a “Master Plan” to submit to the Town. It will include future growth at about 10 to 20 units per year.
-Phase one could include a new hotel
Picnic loop is zoned as single
housing dwellings
-Could be develop in 10 years?
-Resort has discussed developing and/or building a parking lot behind Village Condo
2005 Town Rezoning
-Broadway Forest District
-25 acres per dwelling
-19 lots, conceptually
-Possible development as soon as this summer of 2005
-Cannot build above 2,500 feet, ie just below lift one mid-station
Resort Rental Pool
Resort doing some capital improvements on hotel and rental pool.
The mountain simply needs more rental units and realizes there have been some problems in the past. Nelson asked Larry Williams to put together a rental proposal that could be distributed to owners that do not currently rent but could with a few assurances owners will actually get paid.
BV/Redstone
Nordic trail improvements
-Proposing to hire full time groomer for Nordic trails
-Looking at doing night skiing on Picnic loop
-Improving drainage on the trails
-Looking at building a Wilderness cabin
-Sprucing up
Summer
events, Mnt Biking, BAC, etc.
-No Mountain Biking this year
-Off road Land Rover events on Wilderness
1984
storm water permit lapsed update
-Nelson Minerly, engineer and Mel Croshier working together on plan
-Better to renew/grandfather in than get new permit
-Affects resort and six condo Assoc., prior to LCA
-Estimate cost for various Assoc. , $150 renewal and engineering, along with $55 each year
-Several permit requirements the resort needs to complete by Village property
-Several resort items we identified by the engineer approving the permit each year are still not
completed
-Larry mentioned the majority of the mandated repairs are complete
Wynne Kirschbaum,
https://home.comcast.net/~itele2/
Jason Williams – Village Director
-09/10/08
Wynne Kirschbaum (
The Department is going to contact Larry and propose a settlement of the issue that incorporates many of our concerns. Briefly, they are:
1. A 30-day refund for the period during which we were under a boil water order. Legally, this is a slippery slope, so the only way we can conceive of actually getting this refund is through a settlement. Also, even though it will be a nominal amount of money, it goes a long way to demonstrating Larry's willingness to work with the community in good faith.
2. The incorporation of the stipulations of the Water System's Temporary Operating Permit into a Public Service Board order. The order would simply reinforce all of the aspects of the permit, but would add some sort of penalty. Currently, it is our understanding that the only recourse the Water Supply Division (entity that issued the permit) has for reprimanding the Water System for a violation of deadlines or any aspect of the permit, is the revocation of the permit. This is not an effective check and
balance system!
3. The Water
System needs to develop a better plan for regularly communicating with the
community. We offered several options:
regular articles in the Bolton Gazette, postings on the
4. We have asked that the Board incorporate our concerns about future development and the potential demand that may have on the Water System into any order. It is clear that Larry is intent on drilling wells and pumping that water into the System, resulting in less reliance on surface water, which will result in less chlorination and ultimately less chlorination byproduct. Our concern is that he will do this, relieving the problem for now, but as he increases residential demand on the system,
he will simply go back to using surface water, which will bring us back to where we started.
5. That the Water System convene a community advisory board or a task force of interested neighbors and community members to work with the System on a regular basis. This would not be a regulatory or governing board, but would allow community representatives to be in regular contact with Larry, would allow him the opportunity to update the community on a regular basis and would hopefully build a better rapport between us and them.
Let me know if you have any questions, J
Kurt
Ries, Village Director
BV Fire District
The water and sewer district is
concerned with managing Water and Sewer costs and the need for good drinking
water and the responsible disposal of our waste. We as property owners on the
mountain are well aware that the
The Bolton Valley Fire District was
started by homeowners and business members to ensure the residents and
businesses on the Mnt:
1.) Control
operation costs
2.) Good
potable drinking water
3.) Treated
and untreated waste is being properly handled
4.) Manage
development by where and who can connect to system
The system has been neglected over the
years and is currently going through major renovations. The water and waste
water system had been the only profit center for a while now as the resort
changed hands over the years. We are attempting to move forward as a public
entity and our goal is to own the system along with any improvements the new
owner, Redstone, has made as mandated by the state.
-Lynda M. DesLauriers is new Prudential Chair
-First action to contact Redstone see if they are open to open W/S
purchase discussion
-Second action to come up with a viable business case why we want to do
this
-The Bolton Valley Fire District does
officially exist and is filed with state
-BV Fire District does not currently own any
part of the BV W/S infrastructure
Assoc. made a desperate plea for help at
the 2006 and 2007 Assoc. Annual Owner Meetings
-Folks if you do not step up now and assist the Fire District it will
not come to fruition!!
-Very little response from home owners on the mountain
-Have to be full time resident to vote, about Timberland to Broadway
-Really need a grass roots effort from the owners to bring BVFD to
fruition
-07/10/07 update, Mike McKenna - mm@shotgunflat.com, has expressed
interest in helping
Redstone is open to selling to the Fire
District
-Larry mentioned at 05/19/07 Pres meeting probably good idea
-Fire district would need to commit to Redstone dev needs
Redstone is doing the required major
renovation imposed by the state and needed for expansion
-Usage went up from seasonal to about 80% year around residents in last
5 yrs
-System is at capacity, only deeded property can currently connect
-Redstone is making needed repairs to the leech field/septic system
-Redstone has control to tie into waste water treatment plant this side
of Joiner Creek
-About halve of the waste water being treated is from major storm water
infiltration into the
system, Redstone is working with engineers to correct
-W/S has been 10% profit margins, with current major renovations
Redstone breaking about
even
Water Quality
Our drinking water regularly exceeds
state/fed limits, because of the disinfectants chemicals being used
-There maybe more extensive filtration systems that can be used to
reduce the amount of
disinfectants use to treat the surface water
-Current water supply is surface, out of Joiner creek, requires someone
to constantly monitor
-Well water is better and is treated w/ chorine and requires less
treatment and monitoring
-Redstone has drilled 3-4 good wells on the Mnt, looking drill more
summer of 2007
-New wells about 48 gals a min, can only supplement not supply the
needed water
-Difficult to find good water on mnt, no reliable source
-2004 actually had to truck in water
What are the benefits of Fire
District verse privately held corporation like Redstone
-Fire District is probably not going to reduce resident’s costs, maybe
%25????
-Currently the most profitable entity of mountain
-With the major repair cost Redstone been low profit margins last two
years
-Fire District municipality is nonprofit, and owned by residents
-W/S has been 10% profit margins, with current major renovations
Redstone breaking about
even
-Fire District would have control over rates
-
-Fire District can obtain rebates for residents on water saving devices
-Residents have control over future development and tying into system
-Fire District has no business plan for fixing infrastructure or
insuring potable drinking water
-There is no cap on sewer costs
-One bedroom QTR Water $17.35, Sewer $153.15
-There are no water meters; cost is calculated from number of bedrooms
-1998 Ned Hamilton excessively raised sewer fees, subsequent resort
owners continue the tradition
-Roger McCormick and Ken Richardson have law suite open against
rising of rates. Not aware of any movement on these case in quite some
time
Water Meters
PROS - owner would be charged W/S on
what they actually used
CONS -Seasonal owners use would need to
be covered in base rate
Our drinking water regularly
exceeds state/fed limits, because of the disinfectants chemicals
-There maybe more extensive filtration systems that can be used to
reduce the amount of
disinfectants use to treat the surface water
Snippet from Catamount/Bolton Valley
Water & Sewer, LLC Water Quality Report 2004
Explanation for violation(s):
We routinely monitor for the presence of
drinking water contaminants. Testing results were sampled the last four
quarters of 2004 that show our system exceeds the standard, or maximum
contaminant Level (MCL), for Total Holoacetic Acids. The Standard for Total
Haolocetic Acids is 0.60 mg/1. The running annual average result was .099 mg/1.
Actions taken to address the
violation(s):
Catamount/Bolton Water & Sewer, and
the State of
Ken Richards previous owner of
Black Bear Inn was the primary force driving the Fire District initiatives
The Water and Sewer district is
concerned with the need for good drinking water and responsible disposal of our
waste. We as property owners on the mountain know that the
-The Bolton Valley Fire District does officially exist and is filed with
state
-BV Fire District does not currently own any part of the water/sewer infrastructure
-Attempting to negotiate with Redstone the sale and cost of the system
-Nelson Minerly has a keen interest but is not a resident
-Ken has sold the Black Bear and is no longer involved
-Have to be full time resident to vote, about Timberland to Broadway
-Emanate domain presiding to force the sell, still on hold and very
adversarial
-Advisors stated that they felt Ken was moving to fast on obtaining W/S
-Hoping Redstone will come to
their senses and sell to municipality
Village Assoc. has taken Water and
Sewer cost out of your assessments
-The above mention turmoil was a primary driving factor
-Along with artificially inflating Village Assessments rates to
perspective buyer
-Bolton Water quality report and research posted to our Village web site
Steve McLeod Drinking Water Quality Report
-Assoc. not going to be involved, as unit
owners we are involved
-Steven McLeod discussed his finding and write-up
-Steve’s
write-up along with the
-Darlene’s water quality findings are posted to the Village web site as well
Kurt
Ries, Village Director
Propane
Costs:
There are several options including
Propane Coop that shows good potential in lowering our heating cost, however
for Village, the board is unable to find owners for a committee to explore
lower pricing.
-Black Bear pays .89 w/ Agway and Associations pay 1.49 -- 2004/2005 pricing
-06/22/05 Blue Flame memo fixed pricing going up $1.49 to $1.80
-07/27/06 Blue Flame memo fixed pricing going up $1.80 to $1.95
Village, Wentworth, Courtside I & II and
Bear Run Condos are all at special Blue Flame fixed pricing of $1.95 per gallon
until end of June/July 2007. The $1.95 fixed rate offered to the Associations
on the mountain are less than Blue Flames standard prebuy pricing.
Village units use an average of 200 - 400 gals
a heating season
Standard Blue Flame 2006/2007 Prebuy pricing is
as follows:
-400
gals - $2.79
-500 -
700 gals - $2.19
-1000
gals - $2.14
Propane
Coop:
One supplier for all Assoc. should
be able to offer better price point
-If supplier is not Blue Flame Assoc. Assoc. will need to buy propane infrastructure
-Village has 20 out of 21 units heating w/ propane
-Village 3 bedroom unit 2003/2004 uses about 750 gal’s propane
-Village propane infrastructure buy-out total 3,779.86 - 2004 dollars
-A Coop would tie all the Assoc. into single vendor contract
2004/2005 dollars:
1.49 - .89 = .60 cents Gal saving
19 units x 750 gals = 14,250 gals x .60 = $8,550 total savings
3,779.86 cost / 8,550 saving = .4 years to pay off infrastructure costs
Courtside Owners Meeting May 2006:
Courtside One reacted
favorably to purchasing the propane infrastructure. An internal committee will
be formed to determine how to pass the costs (and savings) along to the gas
users in the association if this proposal passes.
-Still working out how to distribute charges as not all units have propane heat
-$11k for infrastructure, have buried tank
-Agway had no interest
-
Pres.
council has $980 in checking
-Donated by each Assoc.
-Kurt is encouraging not to spend/waste on legal fees for the water sewer disputes going on
-Nelsen looking into how distribute funds back to Assoc.
Pets,
all Associations getting many complaints about pets running loose
-Town has lease law, however clause of under voice control
-Could jeopardize Assoc. master policy
-Believe Village is covered w/ our revised Bylaws and R&R
-Nelson wants to hold meeting with Assoc. and resort
-Kurt suggested this is not a resort or Assoc. issue to enforce
-Per Town of
-Assoc. having a common R&R doc would help in these types of situations
-Penalties for not cleaning up pet droppings, $25 first offense, $50 second offense
-John Herr Prop Agent using camera
-CC1 changed bylaw/RR voice control is not an option
Storm
Water Permits:
Explanation
Mountain Operations and Development (Bolton Valley Resort) has received a letter from the State of Vermont Department of Environmental Conservation, Water Quality Division. It states that one of our storm water systems is currently discharging without a valid permit in violation of 10 V.S.A. $1264. Your Association was part of the original permit that expired in 1986.
To continue further with this
permitting process we will need signatures from each duly authorized
representative of the following Associations on the Notice of Intent To
Discharge Storm water: Courtside I,
Courtside II, Village, Liftline, Sports Club Condominiums, Wentworth I,
Wentworth II, Wentworth III, the
- Permit belongs to the resort
-1,400 expired permits State did not notice
-All needed Assoc. signatures obtained in 2005
What has been done?
BVR/MOD obtained an extension until
What do the Assoc. need to do?
Well before permit extension runs out:
1.) Assoc. read the following information and understand the issue
2.) Assoc. representative sign
the attached NOTICE OF INTENT (NOI)
3.) Pay cost of reinstating old permit
Early estimates, one time $150 for engineer and annual cost of $55 per impervious acre and $50 file fee per Assoc.
-Do we want to use are Pres council funds ($980) for the cost of renewing the permits?
Update on renewing Storm Water
Permits:
Melody Crosier asked me to thank all
of you for your cooperation in the process of renewing the original permit.
Chenette Associates will bill each association $ 150. for his engineering
inspection and doing the “leg work”. The following is a breakdown of total
impervious acreage permit fee due the State of