WALDEN WOODS BOARD OF DIRECTORS MEETING MINUTES  
August 24, 2005

PRESENT:  
Joseph Sikora - President
Deborah Giampolo - Vice President
Joseph Palladino - Treasurer -absent
Richard Ericson - Secretary     
Warren Johnson - Director
Charles Wimberly - Director

Representing Elite Management - Quentin Hennessey

CALL TO ORDER - President Sikora called the meeting to order at 7:33 p.m.

Approval of the minutes:  The reading of the minutes was waived, a copy having been e-mailed to the members of the Board, corrected and re-mailed.  It was moved and seconded that the minutes, as they appeared in the corrected e-mail,  be approved, and they were unimously approved.

FINANCIAL REPORT
President Sikora stated that there is an $8,000 overrun in the Conservancy budget for July due to the on-going accumulation of legal fees for attorney Perlstein's work on Conservancy matters.  He stated that the Board anticipates these fees will level off with the completion of the amended documents, and reiterated that reserves will be used to offset the overrun.  The Village Council expenditures were on-target.  The Ridge Council budget still reflected the previous winter's snow removal overruns, which, again, the Board and Ridge Council expected to have settled by the end of the year.  

COMMITTEE REPORTS

Standards Committee   Chairman Rick Ericson - Due to their length, the meeting minutes of the Standards Committee for meetings on July 7 and August 18, are appended, having been previously e-mailed to the Board members for review.  

Communications Committee - Chairman Bob Ellis reported that his committee is starting work on a resident directory, with an intended September publishing.  He stated that only a few residents have replied to date to his survey.  He offered an estimated publishing cost for the directory of $700 if it were published alphabetically by unit owner, and secondly by unit address.  Chairman Ellis was again applauded by the Board for the excellent August edition of the Walden Woods News. 

Recreation Committee -  Chairwoman Deb Giampolo reported that the committee is assembling a list of items for the 2006 budget.  She indicated that, as of this date, five units have signed up for the upcoming Walden Woods tag sale.  A "last day" was established for the pool, with the Board agreeing on September 5.  Ms. Giampolo indicated that plans were already in motion for the December holiday party. 

Finance Committee -  President Sikora reported that Elite Management intended to soon gather budgeting information from each Council for incorporation in the the November budgeting process.

Document Revision Committee- Chairman Warren Johnson reported that since the last Board of Directors meeting, he has collected an additional eight signed agreements approving the amended and restated Declaration of Walden Woods.  These agreements are to be filed with the original agreements obtained and recorded at the Board of Directors meeting of June 29, 2005.  

Environment Pond - Chairwoman Lynne Gillette - report deferred

Meeting House Committee -  Chairwoman Bette Harner reported that the committee is working with five families that plan to rent the Meeting House for social events.  

Landscape Committee - President Sikora reported that Chairman Skip Kroll has been receiving complaints from Knoll residents about the condition of certain trees which seem to be exhibiting disease, and the rapid growth of crab grass in the lawns.  Elite is talking with Russo, the landscaper.  The trees are not Russo's responsibility.  Evergreen, the arborist that has worked at Walden Woods in the past, is not currently under contract.  They are quoting services for next year.  Reportedly, many of the trees and shrubs at Walden Woods are just old and will not respond to treatment.  The drought conditions and other anomalies this growing season may be contributing to the explosion of crabgrass.  The disease stressing the oak trees, however, is not related to these conditions.  

Russo is working on cleaning up the planting bed at the Marshall Phelps entrance, and will plant seasonals, such as mums.  

Welcoming Committee  -  No report.  A discussion followed on how best to insure that new residents contacted by the Welcoming Committee understand that they now live in a community that imposes architectural restrictions.  President Sikora suggested that the unit owner sign an acknowledgement form.

PROPERTY MANAGER REPORT -  Managers report appended.  Quentin Hennessey briefly discussed the efforts to purchase and install new street signs and mailboxes.  He also pointed out that Elite is obtaining quotes for such items as pool lining repair, irrigation repairs, asphalt work and the next round of fencing.  
 
OLD BUSINESS

Developer Liaison - Director Johnson reported that he spoke with Kevin Cubberly who indicated that he was putting the new tennis court construction out to bid.  Another bid was requested for the new ball field, backstop, and the walking trails the developer is obligated to build.  Completion of those items ends the old developer's obligations, although they must coordinate with the Town of Windsor to improve drainage into the community pond.  

New Developer News - Director Johnson reported that we seem to be getting some drainage improvements regarding the community pond.  He stated that the developer intends to begin marketing the new units in the Fall.   

NEW BUSINESS

1.  Having properly notified the dwelling owners of the Board of Directors' intention to propose an amendment to the association By-Laws at the August 24, 2005 meeting (copy of notice appended), discussion was opened to comments.  

Resident Robert Ellis,144 Morning Glory Court, questioned provisions set forth in Article IV, section 4.3 for the removal of officers.  Director Johnson indicated he concurred with Ellis' assesment, had prepared substitute wording that eliminated the confusion, and would offer the change in the form a motion.  

With no further comments, Director Johnson moved for adoption of the amended By-laws excepting the proposed last sentence of Article IV, Section 4.3, which will be replaced with the following:  "Any officer of a Council may be removed, either for cause or without cause, by: (1) the affirmative vote of a majority of the Directors representing that Council, or (2) the affirmative vote of a majority of the Units in the Council.  Upon removal of a Council officer a successor shall be elected at any meeting of the Council Board coincident with or following the removal."  The motion was seconded and voted affirmatively by all members.  

2.  Following a motion, second and affirmative vote by the Board, President Sikora was authorized to sign a general release of claims against Aon Corporation in consideration of $22.11 payable by Aon to Walden Woods association.  

3.  The Board of Directors will discuss the revised Long Range Facility Plan and Reserve Funding Analysis completed by Condominium Consulting Services, LLC at the next scheduled meeting.  

4.  The expenditure of $250 for expenses relating to the establishment of additional walking trails along the large pond was approved.  

5.  The Board voted affirmatively to authorize the Board President to petition the Windsor Inland Wetlands and Watercourses Commission to take enforcement action to abate the excessive and untreated storm water runoff from 100 Helmsford Way.  Director Johnson stated that this authorization is precautionary and does not have to been done immediately, since he has recently talked with Town representatives, and there appears to be some movement on the issue.  

6.  The Board voted affirmatively to support the petition of plantiff unit owners to the Windsor Town Council for Town action to comply with its settlement agreement in the case of Johnson vs. the Town of Windsor et al.  

7.  The Board voted affirmatively to send a letter to the Town Planning and Zoning Commission clarifying its position regarding proposed roads of egress to/from the proposed Lord Family Development at 335T Prospect Hill Road.  A copy of the letter is appended to these minutes.

8.  It was moved, seconded and approved to accept the resignation of Director Raju Barman.

HOME OWNERS FORUM

Jennifer Deemer, 139 Pierce Blvd., asked about keeping the community pool open after Labor Day.  President Sikora responded that finding and paying for attendants made that impossible.  Director Giampolo also pointed out that the tag sale was already scheduled to take place the following weekend in the pool parking area. 

Deemer also pointed out the location of a large underground bee nest, which Elite indicated it would investigate. 

Robert Ellis, 144 Morning Glory Court, raised issues regarding the pool attendant.  He stated that during his noon walks he never saw the attendant, and that the pool gates remained unlocked.  Resident Deemer added that it was her observation that the attendant came late on occasion.  Ellis suggested that the association and management tighten up (enforcement of attendant work hours) next year, as well as insuring that the south gate of the pool is locked if the attendant leaves for any reason.  

Ellis raised an additional subject, inquiring about the original developer's promise to build a deck over the concrete abutment at the north end of the large pond. Director Johnson responded:  We fought that (with the developer) since there was a plan, and some testimony at a town meeting about its construction. We didn't win, and we can't force Culbro to follow through.  Johnson further stated he is trying to convince the new developer that it would be better to build such a deck than to construct a recreation facility in parcel C.  The developer wants the association to pay half the costs of construction, but the Walden Woods budget is already tight.  

Ellis inquired if there was potential expense for Walden Woods associated with the Board's position stated in #7 New Business above (re: Lord Family Development).  Director Johnson stated that is was possible, but not likely.  

Barry Towers, 526 Hawthorne, stated he would volunteer to serve on a committee.

NEXT:  The next regularly scheduled meeting of the Board of Directors is to be held at 7:30 p.m., September 28, 2005, at the Meeting House.  

ADJOURNED:  There being no addtional old or new business, it was moved and seconded that the meeting be adjorned, and unanimously approved at  8:30 p.m.

Respectfully submitted,

________________________	      September 25, 2005
Richard G. Ericson - Secretary	

Approved:

_______________________	______________________
Joseph Sikora - President 			Date