Minutes for Annual Meeting of
September17, 2015
Held at Truxton’s Restaurant at 6:30 PM
I PRELIMINARIES
- Call to order. Greg Robson called the meeting to order at 7:35 PM
(Heavy traffic delayed many, and some were ill.)
- Roll/Quorum – 21 Members present, and (with proxies) a quorum was present.
Board Members Present: Greg Robson, Ray Mahaffey, Bob Nibeel.
(Kerry Mogharebi and George Aislie were absent.)
Manager, Max Hilmo, was present.
Handouts included the Meeting Agenda, Manager’s Report, the 2015/16
Budget, Expenditure Allocations, and Profit Loss Comparisons for
The last three years.
IIREPORTS
1. Treasurer’s Report
Ray Mahaffey reported that there were no major changes in the structure of the income and expenses, except that our reserve funding has increased dramatically, so total assessment income has increased as well as maintenance costs. If we have no more catastrophic events, we should have reserves built back up within two years. The only new, main major future event (two years out) will be the replacement of town home roofs.
2. President’s Report
Greg Robson reported that 100% of the deferred maintenance has now been completed, although our reserves are currently now low because of this effort.
He reported also that the SuddenLink acclimation seems to be complete, and there have been no recent reported problems with service.
Greg introduced the BOD members present and announced that George Ainslie was elected Secretary on a slate BOD election ballot. All other positions remained the same.
The Small Claims lawsuit on our former legal counsel, David Baumwohl is set to come to trial on Oct. 13th, and we hope to recover $6,600.
Greg also let everyone know that Max Hilmo’s new employment agreement is now completed and signed. The only major change is that Max will now be a regular salaried employee, so neither he nor our CPA will have to deal with time reports. He will report overtime if he has to work over the night on heavy snow events.
3. Secretary’s Report (by Greg since George was absent).
The Governing documents are finally recorded and finished (August of 2015), inclusive of newly adopted Rules & Regulations (sent previously to Members).
The elections for the two BOD members which would normally have occurred this fall will be postponed on advice of legal counsel, since the last election was just a couple of months ago. Next year, everything will be back on a regular schedule with elections in early fall.
4. Vice President’s Report
Bob Nibeel informed everyone that the BOD has approved limited tree trimming in front of some town home units. Owners can contact Max Hilmo for the name of the only approved arborist that can perform the trimming, and at owners’ expense, some trimming is possible.
Bob also reported that The Bridges official website is now active, and can be found at: http// the-bridges.info
We were supposed to have a presentation by Garrett Woodworth, who was kind enough to do this for us for free, but he was unable to attend. Some Members brought up the siteduring the discussion, and some suggestions were made:
1) Add phone numbers and e-mail addresses for BOD members
2) Make more use of photographic clarity and use a few more photos
3) Find a way to make the site interactive, so Members can query the web site and BOD members can respond on the website and send out announcements – if that is possible. (This could eliminate the need for the Gmail site, although it would be a passive communication.)
5. Management Report
Max Hilmo thoroughly reviewed his Manager’s Report and answered Members’ questions. The report and discussion included information on the recent main line water leak, the repairs and waterproofing of the hallways, the replacement of the town home parking decks, the painting of the slope side of both upper condo buildings and The Bridges Road repairs and slurry.
Max also mentioned his replacement of the diesel fuel pump and hose. He pointed out that there will need to be some sidewalk repairs where the sidewalk subsidence lowered the sidewalk level compared to the newly replaced parking decks.
The Bridges has 7 dead trees that will need to be removed in the next couple of years, and one very large tree that sits on Bridges property and which encroaches onto Lake Mary Road easement areas. It was suggested that we seek legal counsel’s opinion on whether we should try to negotiate a split of the removal costs of this tree with the Town.
Max had a full page handout on these details and it can be sent by e-mailupon request. He also mentioned that the BOD keeps an updated Excel spreadsheet (also available upon request) with all of the known painting and repair estimates for years to come, which helps us budget and will help with the next reserve report due in spring of 2016.
III NEW BUSINESS
1. Repairs/Replacement of Snow Loaders
Max pointed out that our two loaders had many, many hours on them when we purchased them 19 year ago – 10,000 on the large Case 621, for example. At some point, these will need to be sold and replaced with other used-but-newer equipment.
2. The Bridge
There was quite a bit of discussion regarding the upper unit bridge from the 3rd floor to Bridges Run. Most everyone in the condos likes to use the bridge, but we have had many “close calls” over the years, and Ray Mahaffey has started to develop a construction plan for beefing up the sides for safety.
Greg Robson pointed out that during major snow event years, we could close the bridge when snow falls are too large (dangerous), and use a side path around to the bottom of the building. This was not popular, but could be an option. One member suggested an “Experts Only!” sign to help with the liability, and there was also discussion on the issue of what would happen if the Town decided to inspect/approve any change. That could possibly cause us to lose the bridge altogether. It was decided Ray should develop a cost to do the improvement, but it is not likely possible for us to afford to re-furbish the bridge this year before snowfall, due to the current expenditures already made and promised.
IV. ADJOURNMENT
The meeting was adjourned at 8:35 p.m.
The Bridges Board
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