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October 29, 2007
Thw Woods Homeowners' Fall Meeting 2007
Homeowners’ Association
Fall Meeting, October 27
Winter Operations Update
Shuttle Service
We are again contracting with “Gramp’s Shuttle” to provide service to and from the mountain for Woods Owners and Guests. Service will start Thanksgiving weekend and continue weekends only until December 22. Service will run daily from December 22 through March 23, 2008. The schedule and reservation phone number will be posted on our website, “WoodsResort.net” and will be mailed out with the December owner newsletter.
Firewood
We have changed our firewood provider for this winter and hope to find the wood smaller, drier and easier to burn.
Spa Winter Hours
Starting November 23rd the Spa will begin winter hours as follows:
Sunday through Thursday 9AM to 8PM
Friday and Saturday 9AM to 9PM
Woods Homeowners Office
Monday through Friday 9AM to 4PM
Saturday 9AM to Noon
Sunday closed
We often are in the office earlier and later than the posted hours. Please e-mail any maintenance requests to service@woodsresort.net or call in to 802-422-3100.
Restaurant
We have an independent chef/operator on board to open the restaurant in the Terra Median building this winter. His name is Nigel Noble. He plans on opening in mid December and operating through March. At this time he would like to be open five or six nights per week and offer breakfast and lunch on weekends. He was unable to be here for the fall meeting as he is currently closing up operation of his seasonal restaurant in Myrtle Beach, SC. Nigel is hoping to establish a long term relationship with The Woods operating the restaurant seasonally for several years and eventually operating year round. Your support and patronage is needed and encouraged. When Nigel is in Vermont next month we will get sample menus posted on this web site.
Owner Happy Hours
We are planning on scheduling “Homeowner Happy Hours” on Saturdays from 4PM to 6PM in the Woods restaurant. This would be a cash bar situation but is a chance for owners and staff to get together and exchange ideas.
Operations Recap for May through October
Capital Projects
- Replaced 3 culverts in the road between the TM and F Cluster. The culverts were original and crushed and rusted out. Replacing them prevents the road from washing out and possibly causing an accident as well as being even more expensive to repair.
- Resurfaced all existing exterior walkways. Our crew did the preparation including digging some existing walkways out by hand to allow for resurfacing by the paving contractor and we installed new slate entry walkways at the two Woods Homes.
- Installed hand railings for the steps on the walkways throughout the site. The project was completed in house and should help prevent slips and improve safety.
- Cleaned and inspected all six water system holding tanks. Capital project planned for 2006 not completed until 2007 due to contractor availability. Money was accrued from 2006 and did not affect 2007.
- Purchased and installed a new 40” LCD TV for the Spa exercise room.
- Painted the TM locker rooms. These were the final areas in the Spa that needed to be painted. The exercise room was painted last year and the Spa lobby area was painted the year prior to that. Going forward we may want to look at painting or other ways to freshen the walls in the pool area.
- Completed the last of the Cluster roof and living room greenhouse window repairs. This completes what has been a five year project to correct a poor roof design and severe leaking and unit damage.
Water System Repairs
- Replaced the water line to G-4. The line from the main to the unit was corroded and began flooding the unit. This required excavating from the unit to the main and installing a new line to the unit and replacing the lawn in front of the unit.
- Replaced the two flow pumps which maintain pressure for the water system.
- Replaced a failed pressure tank in the pump house. Four of six original pressure tanks have now been replaced.
- Repaired cracks in one of the 10,000 gallon underground water system holding tanks. A second tank was repaired a year ago. The other four tanks appear to be in good condition.
TM Repairs
- Replaced the compressor for the AC in the men’s locker area of the TM. There are four AC units that service the Spa area and this is the fourth compressor that has been replaced in the past three years. All AC units for the Spa area now have new compressors.
- Replaced the fan motor for the Zephyr unit in the TM. The fan motor circulates the air from the pool area through the Zephyr heating and dehumidification unit.
- Replaced one of three hot water storage tanks in the TM. The tanks are original and one began leaking badly this summer. The tank could not be isolated from the other two and had to be replaced. During the replacement we changed the plumbing so the tanks could be isolated if one develops leaks during a busy period. We had no hot water in the Spa for a day while the tank was replaced.
- Refaced the Sto stucco siding on the south side of the TM. The stucco siding on the main face of the TM building facing the entry had large cracks and water infiltrating behind it.
Grounds Projects
- Completed grading and seeding between Village Center 2 and 3. Stump and rock removal in this area was started in 2006 and completed this summer.
- Completed grading and seeding on the road side above A Cluster. A new light post had been installed in the fall of 2006 and the grounds were completed.
- Added drainage in front of A-6. High ground water this past spring caused a serious flood in this unit coming in through the sleeve around the domestic water line.
- Pressure washed and touched up the stain on decks behind Village Center buildings 7, 8, and 9. These decks are always in the shade and had extensive algae on them and some bad peeling. Other decks throughout the Village and Cluster units could also use some attention and will be on the project list next summer.
- Sealed cracks in the main road coming into The Woods from the entry to the TM. This should help keep water out of the asphalt and slow further deterioration. Two different contractors have told us that the road should receive another layer of paving.
- Rebuilt the gravel roads to the pump houses and installed proper drainage ditches to prevent the roads from washing out.
- Repaired leaks in the drain and overflow pipe of the fire-pond below A Cluster. The leaks caused the pond to noticeably lose water during dry periods. The pond is required for The Woods fire protection.
- Continued removing brush and undergrowth in high visibility areas such as between the trees in the rear of the TM, inside the Village Circle, and on the roadside across from D Cluster.
- Fireplace chimneys and fireboxes have all been cleaned and inspected.
- Graded the road in front of Home #1 to help direct water away from the driveway.
Future Projects for Consideration
Terra Median HVAC System
Village Roofs
Village Boiler Room Chimneys
Cluster Siding
Windows and Sliders
Walkway Lighting
Replace the drains and overflows on the fire ponds.
Add one more layer of asphalt paving to the main road coming in.
Repair and repave sections of the Village Circle, Woods Road from the TM to G cluster and the Homes, and some parking areas.
Continue to improve the grounds and add some shrubbery and perennials to areas with limited landscaping.
Add roadway lighting on the main road.
Build a shed for salt, sand, and firewood storage.
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October 02, 2007
October 2007 Newsletter
THE WOODS OCTOBER NEWSLETTER 2007
service@woodsresort.net 802-422-3100
________________________________________________________________________________________________________________________________________________
Capital Projects
After five summers of roof and wall repair, the Cluster Roof Project is finally finished. All fifty-six cluster units have had the rear greenhouse window removed and replaced, the rear wall rebuilt, the chimney casing and cap rebuilt, and a new “cold roof” installed on the back living room roof. Additionally, many of the cluster units had leak problems on the front roofs and both interior and exterior repairs to those were included in the project. The last of the invoices are not in yet; however, the total cost of the project will have been almost $1,400,000.
Hand rails have been installed throughout the Cluster units wherever there are three or more steps and new railings are being installed throughout the Village units wherever there are multiple steps.
Fall Homeowner Meeting
We will have a fall Homeowners’ Meeting on Saturday, October 27 at 3pm in the Terra Median building. The meeting will begin with a brief review of The Woods financials and operations year to date followed by open discussion and a social hour with light refreshments. We apologize for the late notice, but look forward to seeing many owners there. As we go into the winter we are planning on having an owner social hour on Saturday afternoons from 4pm to 6pm in the TM restaurant at least once per month and welcome your comments or thoughts regarding it.
Maintenance/Grounds
Our grounds crew drained the large fire pond in front of the A Cluster units to repair the overflow pipe and drain pipe which were both leaking. The pond will fill as soon as we get any significant rain fall.
Repairs to patch cracks in one of our six 10,000 gallon water system holding tanks are scheduled for Wednesday, October 3. As noted in the last newsletter, all of our holding tanks were cleaned and inspected this summer and with the exception of the one being repaired they are in good condition.
The steam room in the pool area of the Spa is not working properly and we are waiting for repairs to be made to the circuit board controlling it. We will have it back on line as soon as possible.
We have changed our firewood supplier and hope owners and renters will find this wood smaller, cleaner, and easier to burn. Chimney sweeping for all units is scheduled for early this month.
Sue Burgess, our Spa Director, and Perry Beede from our grounds crew have done a great job putting up fall decorations at the entry to The Woods.
Spa News
The Spa had a successful September and once again met budget.
Sadly, we are losing our front desk coordinator, Beth Gage. She is relocating to Massachusetts in order to pursue a career in dance. Beth has a B.A. in Business Management, but her passion is dancing, which she has been doing since the age of seven. Her calm demeanor and professionalism have greatly enhanced the overall spa operations. She will be greatly missed.
Replacing Beth is Mary Camilleri. Mary has relocated to Vermont from New York. Previously, she was a hospital manager for a twelve doctor veterinary practice. Most recently, she was a personal assistant to international opera singer, Renee Fleming. Mary has a B.A. from Michigan State University and a Masters in music from Ithaca College.
We also have a new part-time spa attendant. Mikaela McKee. Mikaela is a Castleton State College student majoring in Developmental Psychology. Please take the time to introduce yourselves and welcome them aboard.
Once again we are featuring our Pampering Pumpkin body treatment for the fall season. Don’t forget homeowners get a 10% discount. Please note we will remain open until 8pm on Sunday, October 7th, to better accommodate our owners and guests.
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