Winnisquam Beach Campground Unit Owners Association
Board of Directors Meeting –July 11, 2015
Meeting called to order at 8:31AM by Domenic Castaldi
Roll Call:In attendance – Carla Anger,Tony D’Agnostino, Mike Klement, Don Nielsen,
Ron Zammuto
Absent: John Mandrioli
Minutes previously approved via e-mail - BOD Meetings
June 13, 2015 BOD meeting minutes were previously e-mailed and distributed by Ron Z. A vote to accept these minutes via e-mail was made by Ron Z. following distribution without opposition.
In Favor: 7Oppose: 0Abstain: 0
This Board of Directors meeting was scheduled, as required by our By-Laws. As such, no formal agenda was set and unit owners wishing to discuss any item(s) could do so.
Treasurer’s Report:
Tony D. distributed the financials to date which included a year to date comparison with last year’s finances.
It was pointed out that it may appear that our interest income and sewer fees have changed dramatically over the past year. This is a result of the period in which each category is compared and the method in which Quick Books tracks each income/expense.
Snow removal costs were higher this past year due to the increase amount of snow in comparison to last year.
An inquiry was made as to costs concerning payroll expenses. There have been 3 employees who have been paid over the past year and the payroll costs are associated with this.
There was a concern as to the cost and scope of work with our landscaping company that we hired (lawn, etc.). The contract has the same costs as last year. Any increase shown would be related to extra work (planting of shrubs, spring cleanup, etc.) that we had our landscape company take care of.
A motion to accept the Treasurer’s Report was made by Ron Z. and 2nd by Don N.
In Favor: 6Oppose: 0Abstain: 0
Open Meeting to Unit Owners:
1)Inquiry concerning the swing set at the playground: A new swing set at the playground was purchased and has arrived. We’re looking for volunteers who may be interested in setting it up. The old one and the concrete surrounding it will have to be removed.
2)Inquiry concerning the cost of the vandalism and water issues during the weekend of July 4th: As most unit owners know, sometime late last Saturday night/early Sunday morning, the men’s bath room at the lower bath house was vandalized. This included stuffing tissue down the drains and putting the water faucets in the shower and sinks fully on. In addition, it was later found that the ladies’ room toilet was tampered with which forced the water in the toilets to continually run. These, coupled with the increase number of people in the park, caused one of the well pumps to fail which necessitated the park’s water to be turned off while repairs were made. The estimated cost of this repair will be at least $1400 which doesn’t include any possible repairs needed to the floor in the men’s room. There was much discussion among all the unit owners present as to possible solutions to this and how best to prevent this from happening again. Suggestions included cameras to monitor entry into the bath rooms as well as possibly requiring a “card” to gain entry into each room. Also, there was much discussion about people accessing the park who are not guests of unit owners. Many present felt this was a cause and effect of the key pad system that was voted in four years ago. The Board of Directors will inquire about the cost of a security person for evening hours during busy weekends to help with this problem. After much discussion and suggestions from the Board and several unit owners, it was decided that the bath house doors will be locked daily from 10PM to 6AM. On nights where activities are ongoing, the Board will look into having someone from the activities committee lock the doors later, if they feel the need.
3)There was complaints from a couple unit owners of noise (past quiet time) as well as profanity constantly being used originating from the same unit owner’s site. This will be discussed further in Executive Session and dealt with swiftly.
Maintenance Update:
Domenic C. informed everyone that the number 2 well is going dry. Besides a high iron content which accelerated the water issues the weekend of July 4th, the amount of water being pumped has decreased. The cost of a new well would be in the vicinity of $10K and permits would obviously have to be pulled. Domenic mentioned that we could try “fracturing” the current well at a cost of $2800. There would be no guarantee that this would help. However, many wells that have been “fracked” have seen an increase in the water output. This could be done immediately. After some discussion, the Board unanimously agreed to go forward with fracking the well at a cost of $2800.
Domenic C. thanked all the unit owners who helped him repaired the pump on the July 4th weekend.
It was noted that the beach tables need umbrellas. There is only one umbrella left at this time.
Other Business:
There was an inquiry made from a unit owner as to whether another ice machine can be placed at the lower bath house. If the majority of the people want this, it may be possible. However, we constantly lose money on the ice because of people taking it and not paying for it. This could very well be worse if there is a second ice machine located away from the front of the park.
Ron Z. announced that he has begun to organize all the Secretary’s files (electronic) and will have everything in order for the next Secretary to “hit the ground running”. He announced that he will take the Annual Meeting minutes up to the election of officers and then the new Secretary that is elected from within the Board will be responsible for the minutes at the general Board of Director’s meeting that typically follows.
Other Business (continued):
The new stickers for the boats and trailers have arrived and will be distributed at the Annual Meeting.
The Boat Posts need to have some type of labeling on the reserved posts to identify them as such. They will either be painted or lettering will be attached (posts #1-15).
The T-Site paperwork is still being handled by Barbara Miner. The Board of Director’s appreciates all that she has done concerning the T-Sites over the years. An inquiry was made as to the frequency of CORI (Criminal Offender Record Information) is made on T-Site renters. This is done every two years.
TV’s should not be placed in or around the dumpsters. The Association pays for every television left in the dumpster area. A unit owner informed those present that Best Buy stores will take televisions free of charge and recycle them.
There was an inquiry by a unit owner if a designated parking area could be made for those using the laundry room. This could be adjacent to the lower bath house/rec hall. The Board was against this as parking exist directly across the road in the coral.
There was concern about service dogs in the park and proper paperwork. Service Dogs require paperwork as well as “Emotional Support” or “Companion” dogs. Currently, the Board of Directors has legitimate paperwork on two dogs and one of the two dogs died last fall. Therefore, the owner would need new paperwork if he/she wishes to bring in a dog moving forward.
Domenic C. announced that the 30 yard leaf dumpster will be removed. It will be return for fall cleanup.
There being no further questions or comments from the unit owners present, the Board entered Executive Session to discuss several items (9:56AM)
Out of Executive Session (10:29AM)
There was some discussion about possibly requesting an increase in the condo dues or special assessment since we’ve begun several projects. Any increase in the condo dues or special assessment requires advanced notice to the Association and a meeting for such. The earliest this could occur would be the 2016 Annual Meeting (one year from August) or a Special Meeting of the Association.
The next Board of Directors meeting will take place after the Annual Meeting on Saturday, August 15th. Any and all additional business needing attention during the interim will be done via e-mail.
There being no further questions from those present, a motion was madeat 10:40AM to adjourn by
Mike K. and 2nd by Tony D.
In Favor: 6 (all present) Opposed: 0Abstain: 0
Respectfully submitted
Ron Zammuto, Secretary, WBCUOA