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November 28, 2009
Fall Meeting
The Woods Homeowners’ Association
Fall Meeting
November 21, 2009
Recap for May through October of 2009
Capital Projects
Cluster Units
- Completed Sto (stucco) siding repairs and painted the white stucco in C, D, and G Clusters
- Painted grey siding on D Cluster
- Painted front and rear decks on B through G Clusters
Village Units
- Replaced both living room windows and rebuilt entire rear wall on V-12
- Flashed and repaired deck on V-13. Replaced living room and loft windows on V-13
- Replaced loft window on V-32
Common
- Replaced water level probes and repaired electrical connections for three of six water storage tanks
- Purchased and installed new locking man-ways for 5 underground water tanks
TM
- Purchased new lounge chairs for outside summer use
- Replaced cushions for teak lounge chairs on pool deck
- Purchased and installed 6 new 1,000 gallon underground propane tanks
Operations
Grounds/Maintenance
- Repaired break in a four inch water main
- Repaired cracks on one underground water tank
- Drained A fire pond and cleaned the overflow outlet
- Removed old construction debris from upper water tank area and circle beyond Woods Homes where water main break occurred
- Shut down and super sanitized hot tub due to bacteria reading on water fall
- Changed batteries in all smoke detectors
- Inspected and re-charged fire extinguishers in all units
- Added additional perennials to the grounds
- Pressure washed all decks and cement patios
- Fulfilled over 100 in-unit service requests
TM Maintenance
- Replaced all hot tub and pool drain covers to comply with recent federal law
- Completed minor upgrades to the fire alarm system as required by the state
- Replaced electronic igniter on hot tub heater
- Replaced belt on compressor for pool “Zephyr” temperature and humidity control unit
- Replaced ladder for hot tub
- Replaced power module for TM phone voice mail system
Spa
- Upgraded Spa software
- Replaced Spa PC
Vendor Services
-
Coordinated over 70 independent contractor services for owners not including providing keys to house cleaners, furniture deliveries and carpet installations
- 45 propane burner cleanings
- 11 plumbing repairs
- Gas range installations
- Interior painting
- Purchased and installed new fireplace doors for seven owners
- Purchased and installed new fireplace screens for 3 owners
- Located and purchased original replacement window screens and storm window for 2 owners
General Updates
Water System Source Protection Plan
- An updated Water System Source Protection Plan was submitted and approved by the state.
Shuttle
- Gramps Shuttle has been contracted to provide winter shuttle service to and from Killington. Schedules are available and will also be delivered to each unit. Service is similar to previous years.
Firewood
- 20 cords of kiln dried fire wood have been purchased for this season
Propane Pricing
- TM pricing is locked in at $1.244 per gallon for 25,000 gallons with Irving propane
- Unit pricing will float at fifty cents above Amerigas’s cost
Restaurant
- We do not have an operator for the restaurant at this time and do not expect to have one for this winter.
Recycling
- We have arranged for a co-mingled “single stream” recycling dumpster for The Woods and we are investigating purchasing 14 cubic foot “curb” bins for each unit. If we achieve a significant level of recycling we can lower our monthly refuse cost
Kohl/Madowitz Lawsuit
- Oral argument for our interlocutory appeal was heard on November 3. We are now waiting for a decision from the Vermont Supreme Court.
- A brief history and background regarding this litigation was prepared by The Woods attorney last April and mailed to all Woods Owners in May of 2009. If you need a copy, one can be obtained through the Woods Homeowners Association administrative office.
Future Projects to Consider for the Short and Long Term
Cluster Siding
$75,000 to $100,000 - continue with year three of a three year project to repair and paint the exterior siding throughout the Cluster units. Siding repairs and painting the stucco in A and D clusters remains to complete the project.
Village Roofs
We have three estimates to re-roof the Village units with architectural asphalt shingles.
-
$305,782 - Schernecker Property Services, Waltham MA, received in fall of 2008
- Price increases 10% if all building not done at one time
- Does not include repair of stucco siding after flashing is installed
- Does not include new metal roofs over entryways
-
$385,316 – Allroof, Roofing Specialists, Rutland VT, received fall of 2009
- Includes stucco repair
- Includes new metal roofs over entryways
- Must do at least 3 buildings at a time to receive pricing on materials
-
$126,315 – Bear Mtn. Builders, Rutland, VT, received spring of 2009
- Proposal lacks some detail
Village Concrete Patios
Replace Village ground level concrete patios and correct drainage as needed.
Village Buildings 1 and 2
Paint the grey cedar siding – this could be done in house at minimal cost (estimate $2,500 - $3,000 per building for one coat of paint and labor) but should wait if roofs are to be replaced. These were not done when buildings 3 through 9 were painted because they had been painted several years before by Woods maintenance.
Village Windows and Sliders
Continue with the replacement of windows and sliders as needed.
TM HVAC
Continue to seek viable economic alternatives for replacement to the TM HVAC systems.
TM Siding
Repair the Sto (stucco )siding on the TM – estimated cost
Paving
-
$62,000 - Woods Road from the fork above the TM to E cluster
- Excavate existing road bed down 18 inches, add fabric, 18inches of fresh gravel, 2 ½ inch base coat of pavement and 1 ½ inch top coat.
- $30,000 – add top coat to main road from entry to the TM
- Village Circle – grind and relay the existing asphalt and repave using the grind as a base
- E and F parking lots - excavate to remove boulders, repair the base and pave
- G Cluster and the Homes – upgrade the gravel base and add two layers of pavement
- Maintenance Road - Excavate existing road bed down 18 inches, add fabric, 18inches of fresh gravel, 2 ½ inch base coat of pavement and 1 ½ inch top coat.
Water System
Replace the two of our six 10,000 gallon water storage tanks that have had to be repaired. Estimated cost $40,000 - $50,000.
Walkway Lighting
The wiring and posts for much of the exterior walkway lights are in poor condition and need replacing
Replace the drains and overflows on the fire ponds.
The drains are galvanized metal culvert which is now 20 years old and rusting out.
Landscaping
Continue to improve the grounds and add some shrubbery and perennials to areas with limited landscaping. This should be an ongoing project with improvements made each year out of the operating budget. Little to no landscaping was done around E, F, and G Clusters and the Village units could use some landscaping around many of the entries.
Roadway Lighting
Add roadway lighting on the main road. This has been a known need from the owner surveys sent out. The issue is that there is not a power source along the road side to use for lighting therefore the project is more involved than simply adding more light poles.
Salt, Sand, and Firewood Storage
This is a request from the grounds crew. Proper storage would keep firewood drier, allow bulk purchase of salt for winter use, and prevent any environmental issues with sand and salt storage.
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Posted by tony at November 28, 2009 11:07 AM
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