BOARD OF DIRECTORS MEETING MINUTES (July 26, 2017)   

1.	Attending Directors: Lattimer, Webber, Boccuzzi, Raupach, Palladino, Fitzgerald, Corcoran, Towers, and Tracy 

2.	Absent: Brand, Onessimo, Olson-Douglas

3.	Chris Kohnle, Property Manager, representing Elite Management

4.	CALL TO ORDER - President Lattimer called the meeting to order at 7:02 PM.

5.	Approval of the minutes: 
A motion to accept the minutes of June 28,2017 was moved by Director Tracy, seconded by Director Boccuzzi and approved unanimously with only Director Palladino abstaining.

6.	Financial Report: Director Tracy, referring to the financial information that was provided the Board by Elite, briefly summarized the financial status of the Conservancy, as well as, the various Councils. Some discussion ensued regarding presentation of actual numbers versus budgeted. Basic conclusion was that finances were in order.

7.	MANAGER’S REPORT: 

a)	Inspection Reports- Elite summary of field visits and work orders included in Board package was presented. 

b)	Boundaries Update- Final draft of documents due from Attorney Perlstein by Friday. Copies of “Black Lined” documents will be circulated to Board members before final distribution to homeowners on or about August 1.We are also getting corrected maps reflecting accurate total acres. 
 
c)	Russo quote-  Elite has solicited four new quotes for landscaping work. One has been received the others are due shortly.

d)	634 TC (Thoreau Circle) Fire restoration – Work is completed and house reportedly under contract of sale. Standard committee is reviewing some changes. Still missing a mailbox that if not installed soon the Conservancy will install one and bill the owner. 
 
e)	Juliet Balconies Violation – The UO made a brief appeal before the Board before the meeting started. After much debate/discussion a Motion was made accept a compromise that would allow the UO to retain the balconies on the side of the house, subject to a plan, to be submitted to SC, to camouflage the work completed in violation of the rules. The motion also upheld the fines that are to be assessed and the complete removal of the balconies from the front of the house. Moved by Director Tracy and seconded by Director Palladino. All in favor with Directors Lattimer and Webber opposed

f)	Pool Security – Elite solicited a proposal for installation of a keycard system. The initial amount estimated to be about $6,500 but does not include necessary wiring to get electricity to fence area. This matter will be further addressed during 2018 budget preparation.

8.	UNIT OWNERS FORUM:

Topics raised included question on obtaining two keycards per UO for pool but final decision regarding the details of plan are premature. Frequency fire sprinklers in TH units inspected. This is done annually. Support for the current community garden rule was voiced by several in the room. 

9.	UNFINISHED BUSINESS
Proposed new garden rule was tabled

10.	NEW BUSINESS: 
a)	Proposed various rules for Townhome Council – Tabled
b)	Motion made by Director Raupach, Seconded by Directors Palladino to retain the current rule 17.1 as is. The motion failed to pass with Directors Raupach, Palladino, Towers and Webber in favor, opposed-Director Fitzgerald and abstaining Directors Corcoran, Tracy, Lattimer and Boccuzzi. 

Director Raupach read the following comments into the record regarding the Community Garden and in support of her motion:

“The committee concerns are:   Garden Rule 17.1
1.  There is a lottery in place, as was adopted by the board in 2015. The committee has not had to utilize it because the applicants have always been less that the number of plots available.  ( Is 17.1 clear to board members, we clearly have a lottery procedure in this rule, the committee  just hasn't had a greater response to implement it in 2016 or 2017 ) 

2. Information stated by Mr. Brand at the May Meeting was reported to residents incorrectly, The garden committee clarify the following:
 A.  No one has ever been denied a garden plot.  The one resident who did not have a plot in 2015, was offered a garden plot and declined it.
 B. Northwest Park Community Garden does not operate their gardens by a lottery.
     1. Residents of Windsor pay $35. nonresidents pay $45.   
     2. Gardeners may retain their plot from year to year.
     3. Their plot size is 36 feet by 36 feet.
     4. The only thing a gardener has to supply their own garden hose.

3. The community garden should be listed as an amenity with stipulations in the Walden 
4.  Returning gardeners keep their plots as long as they want to garden.  Returning gardeners are notified in advance by NWP before the public announcement is made on available plots.  If all available plots are taken, there is no waiting list or lottery.  Applicant must apply for a plot in the next garden season.  

Wood website.  It is not run like the tennis courts or the swimming pool.
•	    There is a garden plot cost of $20.00.
•	    Gardeners make necessary provisions to ensure their crops grow.
•	    Organic Fertilizers, organic food nutrients for the soil and plants, organic sprays to eliminate, disease of the plant and defoliation by insects, and tools are not provided, but are an necessary in a Community Garden.
•	    All maintenance is done by each individual gardener.
•	    We are not operating with a budget and don't need one

    However, if property management assumes responsibility and if there is a lottery for all, no gardener should have to pay for the plot,  
 It should be run just like any of the other amenities in Walden Woods without cost.

•	 Property management will be responsible for all tilling and preparation for gardening
•	 This includes soil testing at the beginning and end of the season.  
•	 An array of garden tools will be provided to resident gardeners. 
•	 Organic sprays, fertilizer and soil nutrients will be provided by the management.
•	 The garden committee with cease with its assistance. There is no need as there is no pool, tennis committee or trail committee.
•	 The board will have to determine a line item budget for the garden going forward.

Finally, the Garden Committee does not support/endorse a budget or an increase in Conservancy Fees.
We have also been assertive in improving the garden since the implementation of Rule 17.1 through garden fees
If the number of gardeners exceeded the number of plots we would present our finding to the board. We would work on a means to make it accessible to those who may want a plot. We recognize this could be accomplished by reducing the plot size.

Based upon this factual information, we ask the board to retain Garden Rule 17.1 as written and approved in 2015. As a committee, we will continue to discuss additional options based upon interest within the garden community.”

11.	COMMITTEE REPORTS: 
Committee reports are submitted by the various committees and are incorporated as part of the monthly Board Package considered by the BOD. 

12.	EXECUTIVE SESSION: There was no session held after the close of the regular Board meeting.

13.	NEXT BOARD MEETING:  Wednesday, August 30,2017 – 7:00PM

14.	ADJOURNED:  There being no additional business, the meeting was adjourned at 9:00PM by unanimous agreement. Moved by Director Webber, seconded by Director Palladino

Prepared and submitted by:

________________________

Joe Palladino- Board Secretary