Windham Mountain Owners’ Association Annual General Meeting
21 January 2023
Meeting Participants:
(Please note attendee capture was based Zoom screen names and phone numbers. If correction is required, please contact Charlie Presti or George Gallate)
Charles Presti, George Gallate, Evelyn Finn, Darlene Apolant, Michael Donovan, Ken Gabel, Charles Frankel, Ian Millwood, Kevin Kennedy, Adam Jamnik, Peter Kellogg, Denise DeBernardi, Schuyler Winter, Charlie Frumberg, Dan Buzzetta, Paul Mutter, Mary Mellor, Thomas ??, Nancy & Kevin Carry, Stephen Miller, Tim Dooley, John Lane, Chris Falkenberg, Vincent Angiolillo, Howard Bass, Jonathan Farb, Rebecca Kniesel. Denis Moore, Nick Pera, Joe Gorberg, Bob Fink, Michael Gott, Mary Ellen Gilgan, Bob Fink, Britta Garcia
From Windham Mountain: Chip Seamans, Kevin Kennedy and Peter Calabria
George Gallate moved accepting the last Annual Meeting Minutes. Evelyn Finn seconded.
Windham Mountain Update:
Windham Mountain addressed the meeting. Kevin Kennedy spoke first.
He covered the water issue. The Mountain has been interviewing two engineers for proposals for longer term improvement. In the interim many steps have been taken, and outages have been dramatically reduced and quality improved.
Reservoir drainage alarms have been installed. There was a problem with one. This was a Wi-Fi modem issue and should have been fixed.
A pipe has been Installed from Warm Up reservoir to the Fry reservoir which has improved water availability.
In terms of water quality, the water is regularly tested and monitored by the Department of Health. The water meets all standards. It was noted occasionally in the past, if there was a line breakage, sometimes this results in it being cloudy. To minimize this the pipes are cycled through releasing water through fire hydrants.
Chip later noted that we did not have outages over peak periods of Christmas and MLK Weekend and that we have not been drawing on Town water. Historically, we have had both.
Extensive roadwork, paving and drainage upgrades and repairs were made in the last year. All major problem locations have been addressed. Pond Lane was a significant issue with drainage off mountain and resulting icing on and flooding of road.
Tree removal, necessitated by the Emerald Borer issue as well as the hemlock issues has been addressed. If home owners need trees removed, the Mountain can organize as an additional paid service.
The ski slope access and the trespassing issue was discussed. Signage has been put up in 5 places. It was noted there is still an issue on Pond Lane.
Chip then addressed the meeting. The Mountain appreciates the partnership with the WMOA. The season has been a roller coaster. December was OK, skiing and riding started before Thanksgiving. However there have not been extended periods of cold and where it has been cold, these periods have been followed by thaws. This limits the amount of snow making that can be done. Limited snow making also limits the number of new trails that can be opened. Forecasts look positive for February.
The Mountain has applied lessons learned through Covid: Reducing the number of skiers and boarders on the mountain makes for a better experience. They cap skier capacity for each day. They have limited the number of season passes, which sold out. They also limit the number of Ikon passes available to be used each day and these must be reserved. They use these numbers as well as how many people are skiing or riding in programs to determine the number of day tickets that can be sold to get to the cap. As a result the busiest day this year had 2,500 less skiers and riders than the pre-Covid busiest days. Pre-booking for the rental shop and Ski and Ride school has also improved that experience.
Another investment significantly improving the user experience is snow making, which is increasingly automated.
The Mountain has also focused on employee experience. They now own the Hamilton Hotel for employee housing, which has a shuttle. Even with the Hamilton, housing will continue to be an issue. Though hiring has been better this year, some areas, such as snow making continue to be difficult to hire.
Going forward the investment focus will be existing infrastructure, snowmaking and grooming. Food & Beverage will be improved with a focus on the Wheelhouse.
The Mountain used to lease the property to the east. This has been purchased and they are now working on those plans.
There was a question from the floor on ownership and intention of owners. North Castle, a private equity firm owns the majority and has done so for 4 years. There are 3 or 4 minority owners. The board of 9 meets quarterly. Typically, private equity does not own forever and therefore at some time in the future a change is expected.
We then discussed the services the Mountain provides WMOA. Standard services are 1. Water, 2. Waste, 3. Roads, drainage and snow removal on roads and driveways, and 4. Security. These are charged for and covered by home owner fees to WMOA. New Upper Wipe Our lot sales also partially cover roads and drainage.
Optional services include, home services, garbage removal, tree removal, handyman services, housekeeping, and pest control. Home Services position themselves as ‘One call, we do it all’. These are at individual costs to home owners.
Michael Donovan thanked the Mountain for improving drainage.
The issue of the lack of lighting at the intersection of CD Lane and South Street was brought up. This is the town’s responsibility. WMOA to contact the town.
Dan Buzzeta asked for any news on the development of townhouses on the east side, just off South Street. This is a private developer in which the PE firm that owns the Mountain has an investment. Stone Wall Glenn will have 58 units in 4 buildings with a club house. It will be ready for next fall. Lift access is TBD.
Budget:
The budget was then reviewed by the Treasurer. It does not take into account the quarterly account to the Mountain.
There is $54,000 of expense for roads and drainage. This was a partial payment. The two accounts we pay for roads is capital improvement and the Mountain escrow account. The WMOA receives $33,000 per Upper Wipeout lot sold, then a further $33,000 paid when the building permit is issued. Money is set aside for large road improvement projects, as there is typically some damage during building.
There were no questions to the Treasurer.
Road Committee:
Vincent then addressed roads and drainage.There is constant work on the flow of water off the Mountain. This is addressed sections at a time. Typically there is also road strengthening work.
An issue is the speed some people are driving. This is a safety issue.
Vincent noted that if we don’t constantly take care of infrastructure you won’t have any and that we’re in better shape than we were a few years ago.
The president thanked Vincent, Nick, Paul, Kevin, and Kyle.
Real Estate:
Nick Pera gave a brief update.
Overall we had a good year. Most home owners have been compliant with standards. When out of compliance they were informed. Some home owners are not aware of the standards. One of the most important is exterior colors which are earth tone in a shade of brown.
Audit:
Britta Garcia gave a brief report.
She works closely with the Mountain. Expenses come from the Mountain monthly. She checks these and compares to work done. We are in a good position.
President Comments:
Charlie Presti covered several issues:
The website. It is difficult to maintain the directory. He requested owners keep their email, primary addresses and phones numbers current.
He covered trespassing and signage that has been installed.
He then covered questions that were submitted in advance.
There was a request for further road safety signs including ‘slow down, children at play’.
There were questions regarding garbage and trash. Most services pick up Monday morning. Trash is left out. The attracts bears. The solution to this is bear proof bins. Howard Bass suggested we send a link for garbage removal as well as bear proof bins. Charlie mentioned that the town waste transfer station (dump) is open on weekends. Charlie will email details on all.
General Business:
Adelaida commented on the speed issue. There was discussion on the need for re-installing speed bumps on Club Road.
Election of Directors:
Vincent Angiolillo, Nick Pera and Mary Ellen Gilgan’s terms were finishing. There were re-elected unanimously.
George Gallate proposed a motion to close the meeting, Chris Falkenberg seconded.
George Gallate
Secretary
Windham Mountain Owners Association
Treasurer’s Report- December 31, 2022
Cash balance at January 1, 2022:
Dues account $207,641.46
Capital Improvement account 333,100.12
_________
Total Cash at January 1, 2022 $540,741.58
Cash Receipts:
Homeowner dues $31,650.00
Capital improvement fees $22,919.00
Interest $200.00
Total cash receipts $54,769.00
Cash Disbursements:
Roads and drainage $54,569.00
Insurance $12,865.43
Legal $4,352.50
WMO Website $718.14
Windham Fire Dept. donation $2,500.00
Total cash disbursements $75,005.07
Cash balance at December 31, 2022:
Dues account $218,855.39
Capital Improvement account $301,650.12
_________
Total Cash at December 31, 2022, $520,505.51