BOARD OF DIRECTORS MEETING MINUTES  
October 26, 2005

PRESENT:  
Joseph Sikora - President		Deborah Giampolo - Vice President
Joseph Palladino - Treasurer	Richard Ericson - Secretary     
Warren Johnson - Director		Charles Wiberly - Director
Barry Towers - Director		Representing Elite Management - Frank Goeckler

Prior to commencing the regular meeting, Mr. Walt Williamsen, Condominium Consulting Services, LLC, summarized his company's report to the Walden Woods Board on its long range planning and reserve fund analysis.  The service was commissioned by the Board to obtain assistance in capital budgeting.  Approximately 20 unit owners, in addition to the Board, were present.

CALL TO ORDER - President Sikora called the regular meeting to order at 8:00 p.m.

Approval of the minutes:  The reading of the minutes of September 25, 2005 was waived, a copy having been emailed to the members of the Board, corrected and re-mailed. However, it was noted that under New Business, the minutes did not reflect that the motion to authorize expenditure of $7200 for additional plantings at the pillars was approved.  Therefore, the minutes were approved provided that the record be amended to note that the Board voted to approve the above expense.  

FINANCIAL REPORT
Treasurer Palladino reported that, expense-wise, the Conservancy and Village expenditures were under budget for the year-to-date, while the Ridge was over budget.

COMMITTEE REPORTS

Standards Committee   Chairman Rick Ericson reported.  The minutes of the October 18, 2005 Standards Committee meeting are appended.  

The Board approved the revised Request for Addition, Alteration or Improvement (AAI) form that unit owners are required to complete when proposing changes to the exterior of their dwellings.  The form was updated to reflect the current approval process.

The Board approved the expenditure of approximately $920 from the Village Council budget for the purchase of street signs and poles to be erected on the Knoll.  Note: Materials and labor for erection of the signs is approved but not included in the above figure.  

Communications Committee - Chairman Bob Ellis reported.
No report, other than the Walden Woods News was published on schedule and the Committee's budget was submitted as requested. 

Recreation Committee -  Chairwoman Deb Giampolo reported.  The minutes of the Recreation Committee meeting of October 2, 2005 are appended.  

The Board approved expenditure of $3,500 of 2005 funds for clearing around the small pond (adjacent to the pool).  The remainder of the original quote of $9,000 will be put into the 2006 budget for approval.  

The Committee has been discussing, and may propose relaxing current meeting house rules in order to promote more family activities that include children.  

Upcoming events include Halloween and Christmas, and volunteers are needed for both.  Game Night will resume Friday, October 26, and will include book swapping.

Chairwoman Giampolo presented the Board with a petition signed by approximately 60 residents from the Ridge and Woodmoor Councils indicating their desire for eventual construction of playground equipment in the proposed recreation area (Parcel C).  Giampolo acknowledged that such expenditures would be subject to budget constraints. 

Finance Committee -  Chairman Joseph Palladino
Nothing further to report

Document Revision Committee- Chairman Warren Johnson reported that the Committee has developed a first draft of the revised Conservancy Rules.  It will meet again on November 16. The committee plans to forward draft portions of the Rules to the appropriate committees for their review and comment before submitting the Committee-recommended draft Rules to the Conservancy Board for action. 

Environment/ Pond - Chairwoman Lynne Gillette. Committee member Warren Johnson reported that CWD, LLC has denied any obligation to fund dredging of the large pond.  He noted that the damage control system of hay bales on the east side of the large pond failed during the heavy rains of the past two weeks and soil from the Country Walk construction site was washed into the pond in a few locations.  

The Town of Windsor environmental officer met  last week with representatives of Konica-Minolta and Kevin Cubberly (representing Culbro Homes II, Inc.).  Cubberly reports that Konika-Minolta is cooperating to improve its landscape management so that runoff into Walden Woods will have improved water quality.  Cubberly reports that he and the Windsor environmental officer are attempting to meet with Spencer Turbine about Spencer's water quality management, and with Unisource regarding both management practices and the replacement of failed water retention structures with a new retention facility on the Unisource property. 

Meeting House Committee -  Chairwoman Bette Harner -  President Sikora reported that during the excessive rains of the previous two weeks, leaking had reoccurred at the roof of the Meeting House.  The contractor that did the repair/rehabilitation work on the roof has been contacted, and will return to conduct further repairs.  

Landscape Committee - Chairman Skip Kroll reported that the Committee's work for 2005 is winding down.  The proposed projects submitted to the Manager for consideration in 2006 were mostly unfinished items from 2005.   

Welcoming Committee  -  Chairwoman Jan Terklesen.  Committee member Bob Ellis indicated that Ms. Terklesen could not be present, and to look for her report.  

PROPERTY MANAGER REPORT -  Frank Goeckler reported that directional signs are to be installed on the Knoll during the following week, weather permitting and pending receipt of location information.  

There are several phases of work to be done on the pool area, which include: repairs to the parking lot driveway, clearing to the left side of the drive, the area around the pond, and the area around the pool itself.  There is $3500 left in the 2005 budget to complete some of this work. 

Tree pruning:  Most of Phase I pruning by contractor Evergreen was done in the Village areas, with about 30% of the proposed work remaining uncompleted.  While it is desireable to finish this work, it must compete for budget dollars with other priority items.  

OLD BUSINESS

Developer Liaison  - Warren Johnson reported a potential conflict with CWD, LLC if it will not correct the damage from construction soil washed into the large pond.  

New Developer News - Warren Johnson
Nothing to report

NEW BUSINESS
None

HOME OWNERS FORUM

1.  Don Myers, 334 Mercer Lane, requested a copy of the new AAI form.  He also asked how fee assessments for the new units being constructed will dovetail with the existing unit fee structure.  Director Johnson explained that new units will contribute to the Conservancy budget.  Plus, each new unit must contribute the equivalent of two months fees upon purchase, and this amount goes into the association reserves.  Additionally, they will establish budgets to pay for upkeep of their own common areas, the exterior surfaces of their units, their private roads, unit roofs, and landscaping.  They will have to set up their own reserves. 

2.  Polly Ellis, 144 Morning Glory Court, asked about builders' warranties.  Director Johnson stated that normally they are extended for one year. 

3.  George Hill,11 Aster Place, asked about repairs to Village Council paver sidewalks.  President Sikora stated that repairs fall under operating budgets, and suggested he call in his request to the Manager.

4.  Genevieve Lattimer, 630 Thoreau Circle, presented the Board with the signature sheets collected in support of a request to build playground equipment in Walden Woods.  Polly Ellis suggested expanding the playground survey to the entire association.  

5.  Robert Ellis, 144 Morning Glory Court, asked if there had been any response from unit owners to the recent request for volunteers to fill Board and committee vacancies in 2006.  President Sikora replied that he has not received any.  

6.  Frank Geockler responded to a question regarding a threatened suit of the Board by the Lennons, 151 Pierce Blvd., indicating that the matter had been turned over to the Conservancy attorney and its liability insurance carrier.

7. Rober Ellis ask when the Manager will send out letters to unit owners requesting proof of homeowners insurance.  Mr. Geockler indicated they would be mailed in December. 

8.  Don Myers asked about landscaping around the second pair of pillars on Walden Meadows at the Marshall Phelps entrance.  Mr. Geockler indicated that it was being done.

9.  Fred Hamlet, 107 Knollwood South, asked who was responsible for repairs of porch columns on Village units.  President Sikora responded that the unit owners are responsible.  

10.  An unidentified unit owner then asked who was responsible for repairs/replacement of roofs on the Village units, and was told that unit owners are responsible. 

NEXT:  The next meeting of the Board of Directors is to be held at the meeting house on November 30, 2005, concurrently with the annual Budget Work Shop.  It was also announced that the Annual Meeting of Unit Owners will be held on December 21. 

ADJOURNED:  There being no addtional old or new business, it was moved and seconded that the meeting be adjorned at 8:40 p.m. 

Respectfully submitted:

							
Richard G. Ericson, Secretary			______________________
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Approved:

Joseph Sikora, President				______________________
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