WALDEN WOODS CONSERVANCY
BOARD OF DIRECTORS MEETING MINUTES
June 29, 2005

Quorum:
Joseph Sikora - President
Deborah Giampolo - Vice President
Joseph Palladino - Treasurer
Richard Ericson - Secretary
Warren Johnson - Director
Raju Barman - Director

Quentin Hennessey representing Elite Management

CALL TO ORDER - President Sikora called the meeting to order at 7:40 p.m.

Approval of the minutes: 
The reading of the minutes of the Board of Directors meeting held on      2005, a corrected copy having been previously emailed to the officers, was waived.  It was moved, seconded and voted to approve the minutes as mailed. 

Financial Report
Legal fees continue to exceed buget allocations due to the drafting of the amended declaration and other costs.  The Ridge Counsil  continues to reflect over-budget due to cost of snow removal last winter exceeding projections.  The overrun will come out of Conservancy reserves, projections will be reviewed, and it is not expected this will be a reoccuring event. 

COMMITTEE REPORTS

Standards Committee:   Rick Ericson, Chairman, summarized the agenda for Committee meeting held on May 31 and June 16.  The summary, as well as the full minutes of both meetings are appended for the record.

Mr. Ericson reported that the Committee surveyed the physical condition of all of the unit fences on Knollwood North and South, and compiled a list of repairs at 14 units, a copy of which was put before the Board (appended).  The committee recommended making only those repairs required to keep the fences standing and functional until eventual replacement.  Mr. Hennessey furnished an approximate labor cost. Mr. Ericson offered a motion to have Elite generate a work order to make the recommended repairs.  It was seconded and unanimously approved. 

Mr. Ericson reported that Ms. Carrie Cardacia, 424 Pond Bridge, a new resident, volunteered to serve on the Standards Committee.  Since the Board, by resolution, must approve appointments to the Committee, Mr. Ericson offered a motion to appoint Ms. Cardacia to the Committee.  It was seconded and unanimously approved. 

Recreation Committee: Chairwoman Deb Giampolo reported that the pool cabana repairs were completed.  Committee review was underway of additional repairs that will be budgeted for 2006.  In addition, the pool attendant will be keeping pool usage data.  Ms. Giampolo reminded attendees that the number of of guests that a unit owner may bring to the pool is now two.  

Communications Committee: Chairman Bob Ellis discussed continuing development of the Walden Woods website by posting unit owner names, addresses, telephone numbers and email addresses.  He inquired if it was appropriate to include other personal information, such as the names of children.  The Board expressed its opinion that the listing should be limited to name, address and telephone number.  

Finance Committee:
See appended report

Document Revision Committee: Chairman Warren Johnson reported that 109 unit owners signed an Agreement to Amendment and Restatement of Declaration of Walden Woods, which number constituted the required 67% of the unit owners necessary to amend the Declaration.  Two unit owners objected in writing.  Both signed agreements and objections are filed with these minutes as a matter of record.  Mr. Johnson stated that Conservancy counsel will prepare any required documentation to file the amendment in the Town of Windsor land records. 

Landscape Committee: President Sikora stated that hereafter, any landscaping requirement generated by a resident is to be forwarded to the Manager.  Unit owners are to call neither the Landscaped Committee nor Board members for routine shrub replacement.  Elite will track all requests, forwarding issues, when appropriate, to either the Board or the Landscape Committee.  Unit owners are recommended to use Elite's 1-800 toll-free number.   

Environment Pond Committee:
Director Johnson reported that he spoke with Town of Windsor Environmental Officer, Sid Goff.  It doesn't appear that much has been accomplished over the past month.  However, the developer has installed all three promised vortex units.  These are not expected to have full impact until the new streets are brought to grade.  

Meeting House Committee:  Bette Harner, Chairwoman, questioned the Manager about shrub issues in the back of the Meeting House, and requested some pruning and clean up.  She reminded attendees of the three social events held in the meeting house in 2005 to date and of five additional events to come.  She expressed hope that attendees would help spread by word of mouth the availability of the amenity. 

Welcoming Committee: Polly Ellis - no report.  Mrs. Ellis wondered if the Committee had gotten the latest resident move-ins, and Ruth Johnson reported that they had.  

PROPERTY MANAGER REPORT
Reporting: Quentin Hennessey.  See appended revised report

OLD BUSINESS

Developer Liaison: Warren Johnson - nothing to report

New Developer News: Warren Johnson - nothing to report

Additional Old Business: none

NEW BUSINESS

Pool issues
The Manager attached a copy of the Pool Rules to his report for review.  A number of issues were discussed:

* Pool tags are no longer required since access is controlled by an attendant
* Unit owners are limited to a maximum of two guests
* Food and beverages (water excepted) are banned from the pool enclosure
* The attendant may exercise discretion on a number of issues
* A Board member suggested reverting to the former practice of using combination locks    to secure the pool during operating hours if the attendant is not present, and the Board agreed to investigate the feasibility
* Leta DeVoe, 105 Knollwood South, requested exception to the bathing costume rule inasmuch as she has a medical condition that requires her to completely cover herself in sunlight.  Exception granted.
* No one under the age of 16 may use the pool unattended by an adult
* The attendant is not a lifeguard, is not certified in Cardio Pulminary Resusitation (CPR), and as such, is not to be relied on to conduct rescues.  Parents should take note and supervise their children.  All others swim at their own risk.  

Landscaping
A motion was offered to authorize the Manager to spend up to $300 per incident per unit  on shrub replacement and related landscaping issues without Board approval.  The motion was seconded and voted affirmatively.  

HOME OWNERS FORUM

* George Hill, 11 Aster Place, pointed out that the Town has not completed the last curb cut that facilitates wheelchair access to the pool.  The Manager stated he would check with the Town on its status.

* Leta DeVoe requested a handicap accommodation, asking the Board to consider covering the north end arbor in a manner that would shade the deck below.  This would allow her to avoid the sun and yet use the pool, which at this time she cannot do.  The Board agreed to discuss to review her petition.

*Patricia Packard, 121 Pierce Boulevard, registered a verbal objection to converting the Meeting House from a limited common element to a common element by the same level of approval as that required to adopt the amended and restated declaration.  Director Johnson, having previously sought legal advice on the issue raised by Packard, offered a summary of Mr. Matt Perlstein's opinions.  There was no rebuttal.  Mr. Perlstein's written opinion is appended as part of the documented agreements above.  

* George Hill asked about Conservancy reserves (missed the response)

* Michael Munley, 142 Morning Glory Court, asked about unit owner responsibility for fence and driveway maintenance.  He was advised to do nothing to his fence at this time pending decisions regarding replacement.  President Sikora pointed out that driveway and private road maintenance Coucil responsiblities, although he may seal his driveway if he feels it is beneficial.  Crack sealing for the roads is currently being considered and quotes have been obtained.  Director Johnson stated that, in fact, a Council meeting may soon be called for the purpose of considering how best to pay for fence replacement in the Village units: from reserves over the next four years; or, by assessment so that all the fences can be replaced next summer.  When asked about the replacement schedule, Director Johnson responded that it would be up to the Village Council; that the fence contractor, Hazen, has set replacement priorities, but has not finalized the schedule.  

* Bob Ellis, 144 Morning Glory Court, asked if the Landscaping contract included pruning.  The Manager responded that the contract includes "trimming" of shrubs, but not pruning of trees, which requires a licensed aborist.  The conservancy contracted separately with an arborist, Evergreen, a few years ago but did not complete all of the proposed work.  President Sikora stated that quotes are being sought, and it is the Board's intention to revisit the uncompleted work.  

* Bob Ellis asked when the restated declaration would become effective.  Director Johnson responded that the Document Committee has asked attorney Perlstein for direction.  Mr. Johnson pointed out that the Board is now operating without the required representative from the Ridge Council.  He suggested that Mr. Ellis put an ad in the Walden Woods News requesting volunteers.

* Ann Horrigan, 139 Pierce Blvd., reported that it appeared that the mowing crew had hit the retaining wall adjacent to her unit and asked the Manager if it could be repaired. 

* Cindy Freedman, 120 Heather Way, asked about shrub replacement, and the Manager agreed to review her request.  

*  Alyce Lacey, 131 Primrose Lane, described a spray-on vinyl process used to restored wood surfaces on her unit, and offered to provide contact and product information. Secretary Ericson stated that he had downloaded all of the distributor's product and service information from its website and would make it available to anyone who is interested. 

NEXT MEETING:  7:30 p.m., July 27, 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 8:47 p.m.
  
Respectfully submitted:

____________________________		July 4, 2005
Rilchard Ericson, Secretary

Approved:

_____________________________		July 27, 2005
Joseph Sikora, President