Table of Contents.............................................................................................................................................. 1
Attendance................................................................................................................................................................ 2
Village Association Business................................................................................................................... 3
Approved the acceptance of 2009 Village
Annual Meeting Minutes...................... 3
Next Village Annual Meeting................................................................................................................. 3
Solicit Directors to Board and
Owners Committees:...................................................... 3
Property Agent Contract Renewed................................................................................................. 4
Snow Removal Contract Renewal.................................................................................................... 5
Lawn Care Contract..................................................................................................................................... 7
Property Insurance Coverage:............................................................................................................ 7
Regularly Scheduled
Owners Memos to Proactively Address Reoccurring Issues: 10
Before We Address Concerns, Lets
Talk Successes....................................................... 10
The Numbers:...................................................................................................................................................... 11
Owner committees needed to reduce Assoc. operating cost:................................ 11
Village Assoc. Web Site and Owners Forum:.............................................................................. 13
Village Mission Statement...................................................................................................................... 13
Village decision making process...................................................................................................... 13
Roles and Responsibilities.................................................................................................................... 14
Village Treasure Update............................................................................................................................ 16
2010 / 2011 Village
Budget......................................................................................................................... 16
Special Assessments and Raising Assoc. Fees...................................................................... 16
Vinyl Siding Contingence Plan............................................................................................................. 16
Village Bylaws, Declaration Amendments and Rules &
Regulations.................... 21
Grills are expressly prohibited:.................................................................................................... 22
Inappropriate Use of Trash and Recycling
Sheds:............................................................ 22
Owners need board approval to modify
common areas or exterior of building: 23
The Board of Directors are empowered
to impose reasonable fines.............. 23
Pet Issues and Concerns:........................................................................................................................ 23
Village
Maintenance Updates................................................................................................................. 26
Major 2010/2011 Maintenance Projects:........................................................................................ 26
Village Condominium Replacement Projects............................................................................. 31
Unit Window Replacement Project:................................................................................................ 31
Windows to be replaced......................................................................................................................... 33
Hot Water Heater Aging Report........................................................................................................ 36
Village Owners Forum Open Issues List........................................................................................ 37
Bolton Valley Updates................................................................................................................................ 42
State of the Mountain Update............................................................................................................ 42
Potable Water Initiatives Update.................................................................................................... 44
Bolton Valley Fire District Update............................................................................................... 45
Bolton Valley Presidents Council
Update.............................................................................. 48
Appendix A – Village Financial Statements................................................................................. 50
Village
Association Annual Meeting Minutes
Date: June 26, 2010
Time: 9 AM ET
Location:
Chair Person's: Kurt Ries, Village Director
David
Parot, Village Director
Mike
Nielsen, Village Director
Joseph Kareivis, Village Director
Mike Brigham, Village Director
Colleen Malloy, Village Director
Jason Williams, Village Director
Please note the following information is presented by subject matter and
not in chronological order.
|
Unit# |
Owner |
% of Vote |
Status |
|
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 Ayer |
6.83 |
Not Represented |
|
222 |
Colleen Malloy |
6.83 |
Present |
|
223 |
Erin Ladeau |
5.94 |
Not Represented |
|
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 |
6.83 |
Proxy |
|
321 |
Ernest Levesque III |
3.3 |
Present |
|
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 |
Present |
|
326 |
Anthony Foti |
5.94 |
Proxy |
|
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 %
|
Chapter 2 |
Kurt Ries, Village Director
Approved the acceptance of 2009 Village Annual
Meeting Minutes
- Minutes were
approved
Next Village
Next year's 2010 meeting is scheduled for the last Saturday of June.
- June 25th,
2011 9:00 AM ET
Solicit Directors to Board and Owners Committees:
The following Board Members were unanimously approved to the board by
the owners:
Colleen Mallory - Elected 06/26/10
Jason Williams - Elected 06/26/10
Remaining Board Members Terms:
Dave Parot – Renewed 06/27/09
Mike Nielsen – Renewed 06/27/09
Michael Brigham --Renewed 06/27/09
Joe Kareivis – Renewed 06/27/09
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.
- There was no
additional owner interest in board or committee positions
Property Agent Contract Renewed
Boylan Property Management Village Property Agent 2011 contract was
discussed
- Boylan
Property Management 2011 contract approved by owners
Boylan Property Management contract goes
01/01/11 through 12/31/11 contract cost will be $7,800 annually; no cost
increase over previous year, Property Agent contract has been posted to the Village
Web Site.
Improvement areas were discussed for the
board to follow up on
·
Not
doing bi-weekly walk around and/or not following up on obvious maintenance
tasks
·
Trash
on grounds and generally not looking good to a perspective buyer
·
Not
following up with contractors
Kurt has solicited several Property Agents/Companies
-
Details
of current Property Agent contract, posted to Village web site
-
Details
of Request For Quote, RFQ, posted to Village web site
-
Hence
if we loose our Property Agent could be very difficult to get another
There were no committees formed and no volunteers
to present a business case to board.
Snow Removal Contract Renewal
- Todd Fourier,
Quality Touch Landscaping and Excavating 2010/2011 contract renewal was approved
by the owners
06/23/10
Todd Fourier 2010/2011 snow removal contract, same cost last year
-$70
per incident, Sanding $60 per application, Shovel Walks $25 per hr
Todd agreed to the following conditions:
The
acceptance of the proposal is agreed to provided the attached
requirements/clarification to the specifications of the proposal is met. I
believe this is same intent as you added to your agreement but need to add some
clarification to insure we are in agreement.
1.) Keep access to Fireplace Ash (metal
garbage) Can along side trash shed
2.) Keep Trash Door Jam clear of snow so
door closes
Please
note that this includes keeping the trash door jam clear of snow and ice so the
door closes. We had reoccurring issues as to owners forcing the door close
causing damage to the doors’ hinges and jam.
3.) Sand buckets, not salt, at end of each
ramp, for owner use
As
a requirement by our owners sand/salt buckets are to be at the end of each
walkway ramp. Last year the buckets only contained salt, please work with Dave
Parrot, 802-434-8580 with your recommendation on if the buckets should contain
only sand or a sand / salt mix.
4.) No high snow banks bldg B west side to
allow Blue Flame access to propane tank
Please
note the snow can be pushed up on / over the timber wall, but we need to insure
there is at least a walkway section open in the snow bank, not a shoveled path
down to the propane tank, to allow Blue Flame access to the propane tanks. We
were called five times last year that Blue Flame could not deliver propane
because their hose was not long enough to go up and over the snow bank and down
to the propane tank.
Please
continue to work with Dave Parrot with snow removal questions, including salt
and sanding needs along with assistance with coordinating owners to moving
their cars.
The following Snow Removal 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, kind of, 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 expensive
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:
- Sand
buckets at end of each ramp, for owner use
- Keep access to Fireplace Ash (metal
garbage) Can along side trash shed
- Keep Trash Door Jam clear of snow so
door closes
- No high snow banks bldg B west side to
allow Blue Flame to access to propane tank
John Herr 2009/2010
snow removal quote:
05/20/09 John Herr / Custom
Homeworks Snow Removal
-Plow before 6AM, with snow
4" or more
-Per incident initial plowing
and single follow-up $40
-Shoveling ramp and stairs $20
-Salting parking lot $25/hr
-Sanding stairs and ramps
$20/hr
Neil
Villeneuve 2008/2009 snow removal quote:
05/17/08 Total yearly contract price $5,500 + $400 = $5,900
-Three year commitment
Driveway
will be cleared of snow by 6:30 AM if accumulation is approx 3 inches or more
In the event of a lighter snow fall we may start later. As soon as possible after driveways are
cleared, walks will be cleared Sand and/or salt on driveway and walks will
occur if conditions are icy. All available spaces will be cleared of snow (no
piles of snow in spaces) In the event that the price of fuel at the pump, in
the vicinity of the properties being maintained exceeds $5.50 per gallon for
diesel or $4.50 per gallon for 87 octane, there will be and additional fuel
surcharge in the amount of $10 per month. If prices continue to rise there will
be an additional fuel surcharge at the rate of $10 per month for every $1.00
per gallon increase at the pump. The prices will be observed on the 1st of the
month and will be included in the payment due on the 15th of that month.
06/23/08
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
05/26/08
Neil Response
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 Associations at
this time to concentrate on their core resort business.
Lawn Care Contract
- Todd
Fourier Lawn Care 2010 Quote was unanimously approved by the owners
Summary of 2009 / 2010 Lawn Care
Bids:
03/29/10
Todd Fourier Lawn Care Quote
-$80 mowing & Trimming per event
-Mowing and trimming will be done once every
other week
-Any other services will be performed by bid
or hourly rate
-If requested QTL&E will do mowing &
trimming once a week
2009 Herr Lawn Care Contract
04/16/09
John Herr Landscaping and mowing quote
-$75 per event, raking, liming, fertilizing,
mulching, ect $25/hr
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.
Property Insurance Coverage:
2009 / 2010 Insurance Costs:
Our Village Master insurance policy was up for
renewal in March.
- Board unanimously voted to stay with
"David Schramm of Mullen Financial Services and carrier
Nationwide".
This
year we have an annual increase in premium cost of $89
-We do not expect any further decrease in
our premiums
Insurance costs:
03/12/09 Nationwide = $6,151.00 <-- 2010/2011 fiscal budget costs
-Last year
Nationwide costs $6,062.00
-It was discussed
the cost of insurance is no longer going to go down and will probably have an
annual increase
of 4-6%
This policy coverage:
-Comparable
Director liability coverage that includes board member law suit coverage.
-Buildings
are insured for the proper amount; full
(Functional) replacement costs
-Replacement
value - Bldg 1 = 1,527,300 and Bldg 2 = 1,308,700
-No
water/sewer damage cost caps
-Claim
Deductible is $2,000
Slight Cost Increase:
$6, 062 - 2009/2010 - Nationwide. Premium
$ 6,151 -2010/2011 - Nationwide. Premium
-----------------------------------------------------
$89 -
Increase over last year
PROS of staying with Nationwide:
-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
-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
Summary of Insurance Bids:
2009/2010
Union Mutual of Vermont Companies = $5,951
Nationwide = $6,062.00
-Last year
Nationwide $6,038.00
Dave also can quote polices for carrier Travelers:
Travelers indicated were not eligible due to the age of the
building and
the proximity to the ski area (concern over units being
rented on a short term basis).
2009/2010 Nick Bergeron of
Berg, Carmolli and Kent, Inc
Travelers =
$5,307, probably additional cost
for additional cap on water damage Total $5,390?
-Last year
-Travelers $5,931.00 = $5,848 +
$83 - Water/Sewer damage $100k cap
2007/2008 Cool Agency with carrier Middlesex Mutual:
PROS:
-Much
better initial premium cost with about the same coverage
-Could be an additional $1.5k saving next year, if accepted and no
losses
-Guaranteed
Functional Replacement Cost, which no one else offers
-Middlesex Mutual does cover other Assoc. in the area
-Wentworth II & III are using Middlesex Mutual
CONS:
-Cool
agency has not been responsive until Village owner Terese Ayer got involved
-Cool
agency initially indicated they do not do condo insurance, causing delays
-Quote has contingences on receipts, review and acceptance, which is the
inspection criteria
-The
discussion of second means of egress has not come up yet
-Policy
does not cover for water damage cause by water running for more than 14 days
-Policy does not cover damage caused by sewer and drain backup
03/02/06 Kurt solicited Hickok & Boardman, Inc.
Agent would not complete quote without a 2nd means of egress
from second and third story units. In addition because of the magnitude of the
insurance claim on 05/16/04, if Village has another claim the company may
decline to quote once again.
Additional Insurance Details:
--------------------------------------
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 05/16/04. Based on the twelve plus quotes we
received the Village Directors unanimously selected David Schramm, of Mullen
Financial Services, as our insurance agent using Nationwide as their broker.
·
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:
- Fire
Sprinkler alarm and low temp unit monitoring installed
- Annual unit Smoke alarm, Chimney and Fire extinguisher inspections
- Insulating of building, mitigate freezing issues of water supply and
drainage pipe
- Tracking and
replacing unit’s aged hot water heaters
- Addition of an outside ash disposal can for unit fireplace ash
- Clearly defined unit owners responsibility in by-laws, declarations
and Rules and Regulations
- Property Agent checking units for potential hazards during annual
inspections
- Continue to enforce no heating exclusively with firewood
- Strictly enforcing grilling ban and VT fire codes
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 05/16/04, if Village
has another claim the insurance companies may decline to quote once again.
- In 2010 we
will be six years claim free, hopefully can continue to get better rates
Regularly Scheduled Owners
Memos to Proactively Address Reoccurring Issues:
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
Before We Address Concerns, Lets Talk Successes
- Maintaining
and verifying an accurate owner contact list, ie your questionnaire
- Keeping
owners informed of Assoc. actions with memos, email and newsletters
- Controlled
cost on budget, while Insurance cost tripled and funded $90k vinyl siding
project
- Wentworth II
condos assessing one bed room $5k for new vinyl siding, Village did not
assess
- Bills are
getting paid and on time, no delinquent fees, contractors actually want to
work for us
- All
delinquent Assoc. fee owners are on payment plan
- Property
Agent has keys for all units, and
we continue to monitor
- Tracking
Aged Hot Water heaters replacement
- Revised
Bylaws, updated declarations and created Rules and Regulation doc
- Continue to
address renters Code of Conduct issues
- Fire
Sprinkler alarm monitoring installed
- Propane
fixed pricing acquired, with Blue Flame
- Removed
Water/Sewer from owner assessments 05/01/04
- Managing
trash/recycle bin costs
- Up to date
on Income tax, we were not with past management
- Filed taxes ~$35
dollars, no payment, verses $1,000 in past
- Continue to
solicit competitive bid on insurance
- Proactive
annual maintenance on laundry machines tune-ups, waste drain lines snaked,
fire extinguisher, smoke detectors and chimney cleaning scheduled
· Regularly scheduled memos for
reoccurring issues
The Numbers:
The number one comment at our 10/25/03 annual Association owner meeting
was the high Association assessment fees owner’s pay and the lack of service
they receive. Our Association addressed these concerns by engaging a new board
of directors and hiring a new Property Agent to provide reliable service at a
reasonable cost.
In 2003 a complete clean sweep, property agent, contractors, insurance;
all new
- Using
John Herr as our primary general contractors
- All Cycle
trash removal is about the only contractor left
- Plenty of
growing pains and many, many hours spent by your directors
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 05/28/03 and 05/30/03. To this end, a Village
Condominium Association Advisory Committee was formed to assist in facilitating
the repairs and address concerns of communicating the Association actions with
the unit owners.
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 years. 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…
Owner committees needed
to reduce Assoc. operating cost:
- Committee
needed to promote a sense of community and to assist in addressing owner
conflict
- Assist in
keeping trash and recycle rooms clean
- Monitoring
inappropriate use of trash and recycling shed
- Clean
laundry room
- Clean
grounds
- Bulk
disposal day for owners
- Blue flame
gas fixed pricing / coop
- Participation
in Assoc. board
- Participation
in the Fire District and water quality pursuits
- Participation
in the town of
- Committee
needed to manage storerooms
- Committee
needed to solicit condo insurance
- Committee
needed to solicit unit water meters
- Moving mail
boxes to Village property
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.
- Please note, no usage or modifications can occur without prior board
approval
- No updates
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.
- Please note, no commitments or modifications can occur without prior
board approval
- No updates
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
01/30/07
Dave Parot performed initial investigation efforts to present business case at
2007 Village annual owners meeting. 02/02/07 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
+ T&M
A
few requirements that will need to be addressed before the board will approve:
- Need written
confirmation the post office will deliver to approved mail boxes on
Village property
- Need written
confirmation on if the mail boxes need to be outside or could be contained
within common storage area
- If mail box can
be placed inside common storage area, need to coordinate activities with
Heidi of the storage area committee
- Cost estimate on
time and materials and USPS approved contractor to perform the work
- Will need viable
plan by Tuesday May 13th, 2008 to include in 2007/2008 fiscal budget
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.
- Proposing gathering after Village Annual owner meetings
- Cost should not be covered out of Assoc. budget
|
Chapter 3 |
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’
Village Mission Statement
- Control
operating costs, with continuous property improvements
- Keep Assoc.
cost to owners at a minimum, no frills budget
- Follow
approved decision making process
- Keep owners
informed, Village web site, email list, newsletters and memos
- Insuring owners’
wishes and concerns, are addressed with Owner’s Forum
- Continue to
promote a sense of community
Village decision
making process
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:
- A list of concerns, suggestions and solutions from the unit owners
Maintenance Task List:
- A list of building maintenance and administrative tasks needs
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:
- Prioritize the tasks
- Balance the action with the finances available at the moment
- Assign actions to board/committee members and/or property agent
Roles and Responsibilities
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
-Primary maintenance point person
-
-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 person
-
-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 Dave Parot and Mike Brigham with
onsite maintenance tasks
-Monitoring onsite contractors
2007 Owners Committee formed to propose a
plan, to the board, to manage storerooms
- Heidi Hale
& Ernest Levesque
2007 Owners Committee formed to propose a
plan, to the board, to move USPS mail boxes to Village property
- Jason
Williams and Dave Parot
|
Chapter 4 |
Jason Williams, Village Treasurer
2010 / 2011 Village
Budget
Proposed 2010/2011 budget was reviewed, discussed and unanimously
approved by the owners
- It was discussed
and owner approved Assoc. fees went up 0%
- There was an
$89 increase in Insurance costs
- Village Fiscal
year is July 1s t 2009
through June 30th 2010
- Village
fiscal year aligns with the town of
- See Appendix
A – Village financial statements
Village Fiscal Year Quarterly Breakdown:
-Q1 July/Aug/Sep
-Q2 Oct/Nov/Dec
-Q3 Jan/Feb/March
-Q4 April/May/June
Special Assessments
and Raising Assoc. Fees
Up
until 2009, the Village Assoc. fees have not gone up in eight 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.
- Particularly
in light of the need to seriously start funding new roof and ramps in
three years
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.
Vinyl
Siding Contingence Plan
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 05/16/04
our policy was dropped and we needed to renew. Some/most of the Assoc. have
been flagged for renewal, it is just a matter of time before the remaining ones
get hit. The insurance cost is driving a good portion of the Village Assoc.
fees. On a yearly bases the Village board solicits insurance agents to insure
we have a cost effect insurance policy. In addition Village has implemented
many initiatives to reduce our insurance claim risk and cost.
2.) Siding loan
Village did not
assess the owner $5,000+ 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.
Detail Discussion of Budget
This memorandum is to act as a narrative for the owners of Village
Condominium Association on the proposed budget for FY2011. This budget was approved by the Village
Condominium Association Board of Directors at its meeting on May 11, 2010.
Narrative for FY11 Budget – AS ADOPTED BY BOARD (5.11.10)
This narrative accompanies a spreadsheet (“Village Condo Budget FY2011
ver3 5.12.10”) dated May 12, 2010 for FY2011 (July 1, 2010 through June 30,
2011).
Income
Association Fees
The Association will generate $66,894 in fee income. As the budget was approved by the Board,
there will be a surplus of $4,481.
Laundry Income
Laundry income is budgeted to remain the same as the past three
consecutive fiscal years: $2,200.
Additional Income
Additional income is budgeted to remain the same as the past three
consecutive fiscal years: $0. It is
unclear at this time whether there will be any realized additional income from
pending legal proceedings.
Total Income
Total budgeted income for FY10 will be $69,094.
Expense
Accounting
Accounting expenses are budgeted to remain the same as the past three
consecutive fiscal years: $50.
Association Management
Association management expenses are budgeted to remain the same as the
FY09 fiscal year: $7,800.
Bank Loan – Siding
The Union Bank siding loan will be paid off early in FY11, and the
contractor loan will expire in 2 ˝ years.
Siding loan payments are budgeted at: $7,752.
Bank Service Charges
Bank service charges expenses are budgeted to remain the same as the
past three consecutive fiscal years: $50.
Chimneys
Chimney cleaning and maintenance expenses are budgeted to remain the
same as the past three consecutive fiscal years: $1,000.
Electricity
Electricity expense is budgeted to remain the same as the past three
consecutive fiscal years: $2,500.
Exterior Painting
Exterior painting expenses are budgeted to remain the same as the past
three consecutive fiscal years: $1,000.
Exterior Repairs
Exterior repairs expenses are budgeted to remain the same as the past
three consecutive fiscal years: $2,000.
Fire Extinguishers
Fire extinguisher expenses are budgeted to remain the same as the past
three consecutive fiscal years: $250.
Grounds R &M
Grounds maintenance expenses are budgeted to remain the same as the past
three consecutive fiscal years: $2,610.
Insurance
Insurance premium expenses are budgeted to increase by 1.47% (or $89)
for FY11, and are budgeted to be: $6,151.
Insurance Deductible
The incidental insurance deductible budget will remain the same as the
past three consecutive fiscal years: $1,000.
Laundry Maintenance
Laundry maintenance expenses are budgeted to remain the same as the past
three consecutive fiscal years: $200.
Legal Fees
Legal fees are budgeted (per Kurt’s recommendation) to increase to
$5,000, representing a “worst case scenario.”
Maintenance Other
Miscellaneous unit repairs are budgeted to remain the same as the past
two consecutive fiscal years: $2,000
Major Repairs
Major repairs expenses are budgeted at $8,300. The following projects are included in the
major repairs budget:
§
$3,000
budgeted for ramp repair on Building A
§
$4,500
budgeted for deck repair for three decks (123 and two on 222)
§
$300
budgeted for trash room wall repair
§
$500
misc.
Miscellaneous Expenses
Miscellaneous expenses are budgeted at $0.
Postage and Copy
Postage and copy expenses are budgeted to remain the same as the past
two consecutive fiscal years: $600.
Propane
Propane expense is budgeted to remain the same as last fiscal year:
$650.
Repair and Maintenance – Other
Miscellaneous other repair and maintenance expenses are budgeted to
remain the same as the past three consecutive fiscal years: $500.
Roof
Roof expenses are budgeted to remain the same as the past three
consecutive fiscal years: $1,000.
Rubbish Removal
Rubbish removal expenses are budgeted to decrease by $600 from last year
due to a new contract. Expenses are
budgeted at: $2,400.
Sewer
Sewer expense is budgeted to remain the same as the last fiscal year:
$500
Snow Removal
Snow removal expenses are budgeted to remain the same as the last fiscal
year: $6,000
Special Assessment
There are no budgeted special assessments.
Sprinkler System Repair
Sprinkler system repair expenses are budgeted to remain the same as the
last fiscal year: $3,000.
Sprinkler/Unit Monitoring
Sprinkler unit monitoring expenses are budgeted to remain the same as
the previous three consecutive fiscal years: $500.
Supplies
Supply expenses are budgeted to remain the same as the previous three
consecutive fiscal years: $250.
Storm Water Permit
Storm water permit expenses are budgeted to remain the same as the
previous two consecutive fiscal years: $50.
Total Expenses
Total expenses are budgeted at $64,613.
This is a 6% decrease from FY10 budgeted expenses.
Net Income
Net Ordinary Income
Net ordinary income is budgeted to remain the same as FY10, and is
expected to be: $69,094.
Net Other Income/Expense
There are no budgeted additional sources of income or expense.
Net Income Totals
The total net income is budgeted to be: $4,481.
Reserves
If the trend in income and expenses experienced to date in FY10
continues, then I would expect reserves to be in the $30,000 range in FY11.
Conclusions and Recommendations
I believe that we are on target – even with the unexpected expenditures
in FY10 – to maintain as strong a financial position as previous years in
FY10. Given the elimination of much of
the siding loan debt for FY11, the Association will begin to realize the goal
accepted at the 2010 meeting: the laying of a financial foundation for the
replacement of the roof and ramps in the coming years.
See Appendix
for approved Budget Spreadsheet
|
Chapter 5 |
Kurt Ries, Village Director
Past notable amendments to Village Declarations, Bylaws and Rules and
Regulations documents were discussed see details below.
- 2008 Declaration
amendment, 93.16 % of owner approval signatures obtained and filed with
the Town of
Discussion Items:
Village Legal Resource:
Discussed action plan to deal with on going owner issues with Ms. Ayer
and pending law suit with Mr. Levesque.
- The owners
unanimously agreed they did not have an issue with how the Assoc. is
approaching this issue
The Village Assoc. was sued in small claim court in 2007, 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 $15,000 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 05/12/08 a Village Assoc. hearing was held
with board directors to resolve dispute between Ms. Ayer and Mr. Levesque. Ms
Ayer did not attend or acknowledge the hearing notice. Mr. Levesque and his attorney
presented their case. It was agreed that Brice Simon our Village legal resource
would work with Mr. Levesque’s attorney to legally purse Ms. Ayer to resolve issues
with the owner.
Past Notable Bylaw Updates
Grills are expressly prohibited:
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
- Topic was
discussed and unanimously decided not to pursue grilling area at this time
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
Inappropriate Use of Trash and Recycling Sheds:
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…
- Assoc. continues
to monitor trash/recycle shed, along with annually distributing 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 owners assistance in monitoring
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.
- Assoc.
looking for committee members to plan and execute
Owners need board approval to modify common areas or
exterior of building:
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.
- This
includes Windows, doors, propane gas lines, dryer vents, antennas, etc…
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,
The Board of Directors are empowered to impose
reasonable fines
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
- After due
process, minor infractions could be $20-$50 dollars a day
- Gross
infractions a $100 a day, but recommended not to go any higher
- When fines
hit a substantial amount of money a lien is place in the property
Pet Issues and Concerns:
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.
- See actual legal
wording in revised 2.0 Rules and Regulation document
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.
|
Chapter 6 |
Kurt Ries,
Village Director
Major 2010/2011 Maintenance
Projects:
Owner Approved Maintenance Tasks From
Budget
$0 Pro Tech to replace the Low temp sensors
-Not
pursuing at this time
$0 Move Postal Mail Boxes to Village property - est
$1k
-Not
pursuing at this time
$0 Gutters
-Not
pursuing at this time
$1,200 Water Aprons Below Ramps - est $2k
-Agreed
to pursue Bldg B drainage tasks
-11/16/07 completed bldg A drainage updates
~$750
$0 Removal of Building B rock wall
-Not
pursuing at this time
$4,500 Deck and ramp repair
-Agreed to
3 decks (223, 224, 123) repair and continue to pursue the other 5 decks next
fiscal
-We have
committed the Assoc. to do the repair of the #223 deck this summer, est $1,800,
as it was
a
contingence on the sale of the unit.
-These are
Time and Material costs and not a fixed costs, last round of actual deck repair
cost had a
cost
over run, ie more than the quoted, of greater that $6k.
We received a
details quote from Herr on 04/16/09 that included additional decks:
04/16/09
Herr Deck quotes
#223,
total rehab $1,800
#224 -
$1,200
#123 - $1,600
#127 -
$800
#227 -
$800
#327 -
$800
#222 -
$1300, lower
#222 -
$1,100 upper
---------------------------------
Total
$9,400
$1,000 Move rock in parking lot
-Not
pursuing at this time
$2,500 Smoke Detector/CO Replacement
- Agreed
to replace on a case by case bases, at Assoc. cost
Additional Details on Maintenance Tasks:
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 assist
in mitigate standing water acquired estimates on building gutters
-Contractors 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
09/13/07
Todd provided est for bld B, $1,700
-Bld B showing
drainage to stream not drain
-Owners approved
Bldg B drainage updated for 2009/2010 budget
09/17/07 Todd providing Bld A
quote
-11/16/07 Todd completed bldg A drainage
updates ~$750
-No reported concerns of Bldg A water issues since drainage updates were
completed
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
01/30/07
Joe B picked up task to work with Todd Fourier on bid est for removing rock
wall along with Bldg B drain apron efforts
01/29/08
Joe B working with Todd Fourier on bid est for removing rock wall along with
Bldg B drain apron efforts
3.)
Rain Gutters
-3rd floor gutters only?
-Maintenance issues?
-Were would gutter run off be directed to?
12/06/05
Kurt and Joe B discussed for item at annual meeting
-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
01/29/08
Joe B to get new estimates and advice on value add
-05/27/08 $5 - $8
dollar a foot $5k est
-Contractors
indicating probably not going help pooling water issues
Owners agreed not pursuing at this time
-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
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
Not pursing at this, will evaluate budget/need again next
year
5.) Trash/Recycling Sheds Improvements
New exterior/interior walls/floor?
More bins?
-01/31/06 Joe B
has done several improvements already
11/14/06
need sign in trash room no fireplace ash in trash a major fire hazard, use ash
can
-01/02/07 Joe B checking for better signs/
more noticeable
-01/30/07 posted permanent signs
01/30/07 Joe B picked up task to investigate installing door
on recycle side
-Need actual costs,
but probably around $300 for installation of door
-Probably would
need floor to install door
Not pursing at this, will evaluate budget/need again nest
year
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 08/11/03 and we
are not going to replace at this time
Not pursing at this, will evaluate budget/need again next
year
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
***
Roof replacement quotes
06/14/06 Roofer getting bid for new roofs and
timeline
01/30/07 Joe B is currently working with
two roofing contractors for estimates
-Roof
was replaced around 1995 for about $21,500
-Need to wait for snow to clear so they can
get on roof
05/07/07 David Dupont estimating $60k to replace roof,
easily go to $80 w/ repairs
-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
01/30/07
Joe B picked up task to do walk around with John Heir and make recommendations
to board on what should and should not be done
-Need to prioritize tasks 1.) has to be
done, 2.) nice to done, and 3.) not a priority
09/05/07 Joe B mentioned #221 and #126 decks are the worst
-$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
09/25/07 Joe B Inventory
-#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
11/15/07 Dave working with contractors for written
quotes
-To be
completed spring 2008
-03/11/08 Joe B following up John Herr for
repairs
We received a details quote from Herr on 04/16/09
that included additional decks:
04/16/09
Herr Deck Quotes Summary
#223,
total rehab $1,800
#224 -
$1,200
#123 -
$1,600
#127 -
$800
#227 -
$800
#327 -
$800
#222 -
$1300, lower
#222 - $1,100 upper
---------------------------------
Total
$9,400
8.) 09/18/07 Mike B investigating Moving Rock in Parking Lot
-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??
Not pursuing at this time
9.)
Exterior Painting
Miscellaneous
exterior painting needed
Joe B
has contracted to John Herr for spring/summer of 2010
10.) Carbon Monoxide Detection
10/12/07 Joe K investigating hard wired Carbon Monoxide
detectors
-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
budget, starting 2008/2009
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
05/16/08 Complete Actual cost was $1,220
-Unit #221 Ayer refusing entry to unit and
was not complete
-11/13/09 Unit #221 Ayer completed with
additional contractor cost to return
11.) Rinnai Heater Recall
-Mike B followed up
Description: The recall involves Rinnai EnergySaver Direct-Vent Wall
Furnaces, Models RHFE 431 and RHFE 556. They are either natural gas or LP gas
(propane) fueled. The following model numbers are included in the recall:
|
Model RHFE-431 |
FAIII-N |
FAIII-P |
|
|
WTA-N |
WTA-P |
|
|
WTA-72B-N |
WTA-76B-N |
|
|
|
|
|
Model RHFE-556 |
FAIII-N |
FAIII-P |
|
|
WTA-N |
WTA-P |
http://www.cpsc.gov/cpscpub/prerel/prhtml08/08199.html
12.) Vinyl Siding Maintenance
-05/2010 vinyl sofets/siding
are loose or blown off
13.) Laundry Dryer/Washing Machine not working
-Mike B is pursing
details
|
Chapter 7 |
Unit Window Replacement Project:
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.
- 10/26/02
Village Association annual meeting approved the mandatory window
replacement
- 03/14/05,
Dan Plimpton completed window inventory update
- 02/28/05
Kurt discussed w/ All Season a bulk window installation date and cost
- 03/17/05 Dan
Plimpton memo went out to all owners on bulk window replacement
- 05/17/06 Not
many unit owners took advantage of the reduced cost bulk window
replacement
- Window Replacement
initiatives are included with annual Village summer memo
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 October 26th, 2002 Village
Association annual meeting voted and approved to have all original exterior
doors and windows replaced, including sliding glass doors, at the owner’s
expense, to help ensure our buildings are weather tight.
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:
- Competitive
cost on materials and labor
- Quality of
workmanship
- Warranty on
materials and labor
- Ensure that
the exterior siding is not compromised.
- Ensure
replacement windows and doors are uniform
- All Season
honoring vinyl siding warranties performed by another vendor
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 01/30/07 the Village board of directors has approved
the following vendor only as the Village Association contractor for windows and
doors:
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 06/13/08
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 |
Hot Water Heater Aging Report
-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.
|
Chapter 8 |
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.) 04/22/06 Several Owners inquiring about
owner use of storage rooms
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
01/30/07
Dave picked up task to do investigation efforts to present business case at
Village annual owners meeting for owner to vote on.
02/02/07
Dave update:
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 mountain
-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
02/20/07
Resort pushing snow on to Village cars in parking lot
-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 01/31/06 that there are several actions the board could take, but
will need several hours of at least one director’s or committee members time to
take the lead on the task from beginning to end. Property Agent can assist in
such matters but should only be taking action prescribed by the board.
-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
Kurt
continues to solicit more cost effective insurance quotes, however because of
magnitude of the fire claim on 05/16/04 and no second means of egress, from
second and third story units, agents have been challenged to provide their less
costly options.
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
04/01/07
Kurt spoke to owner, in regards to phone calls to Directors, he seemed to be
concerned with:
-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.) 05/15/07 unauthorized unit entry by contractor and contractors not
cleaning up after themselves
It
was discussed at the 06/30/07 Village Annual Owners Meeting that our property
agent was unexpected hospitalized and serious breach of our Village notification
policy was made by our contractor. The board apologizes for the mistakes and
has put actions in place to mitigate future issues.
Property
Agent will adhere to Owner Notification Policy as detailed in Village Rules and
Regulations document.
-
No additional infractions have been reported to date
|
Chapter 9 |
State of the Mountain Update
Larry Williams, Owner of
Business plan is on track
-George Potter General Manager
-Skiers attendance was up ~15%
-Operating within budget, lost
less money than last year, still at risk
-Lack of beds is an issue
-Would like to buy base lodge
and
-Season passes include
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
Possible Future Plan Ideas Being Discussed:
-Picnic Loop Canopy rides on
Zip Lines, good revenue producer for Bretten Woods
-Mountain coaster on rails for
summer
-Snow tubing behind
-Build a 20 room hotel like LCA
-Expanding 4X4 trail system
-Two larger KW Wind Turbines on
Woodard ridge
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.
-27 bookings would like 35
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
-Open December and close first week April
-Looking into two terrain parks
expert and intermediate
Potable Water Issues:
-Two new ground wells yielding
water, 21 & 23 = Total of 44 Gallons a minute
-Two existing wells by resort @
15 Gallons a minute
-70 Gallons a Minute, enough to
get off surface water supply in Aug/Sept 2010
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
Potable
Water Initiatives Update
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
Bolton Valley Fire District Update
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.
06/20/07 First Fire District meeting held in four years
-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
05/01/04
-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
Bolton Valley
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
05/20/06 CC1 implemented penalties for pet clean up
-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 15 September 2005.
07/06/05
Bernie Chenette indicated he does not see any problem with certifying that
everything was installed according to the original design and has been properly
maintained.
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
Appendix A – Village Financial Statements
