POA Executive Board Minutes 11/3/2025 (Approved)

Pine Orchard Association
Minutes of continuance of Specia Permit Hearing
Minutes of Executive Board Meeting
Date: November 3, 2025

Board Members Present:
Matt Barez (President), Kerri Beckert, David Scheer, David Silverstone, Richard Greenalch
Jr., George O’Dowd, Karen Jubanyik, Thomas Roche, Peter Robinson (Operations
Manager), ZEO Laura Magaraci
Absent: Niall Ferguson, Andrew Ruff, Vin Giordano
Meeting was called to order by Matt Barez at 7:02 pm. A Quorum of Executive board
members was established.
Continuance of Zoning Hearing: Free Lot Split Application – 241 C Pine Orchard Road
Special Permit Applicant: Gianfranco Capasso – proposal for free lot split within the A2/3
zoning district.

• Board reviewed revised maps and setbacks confirming compliance with zoning
  requirements.
• Residents expressed concerns regarding through access for beach rights potentially
  extending to new lots.
• It was noted that such access issues are civil and deed-related, not zoning matters.
• Discussion clarified shared driveways and easements; liability and future conflicts
  were acknowledged as civil concerns, not within zoning jurisdiction.
  Motion was made by Thomas Roche to approve the application. George O’Dowd
  seconded. Motioned carried 7 in favor. 1 opposed.
  Adjournment of Zoning Hearing motion made by Thomas Roche. Richard Greenalch Jr
  seconded. Motion carried unanimously at 7:32 PM.
  Regular Executive Board Meeting
  Call to Order: 7:32 PM by President Matt Barez
  . No changes in Board member attendance from above meeting.
  Approval of Minutes
  Motion was made by Kerri Beckert to approve the minutes of the September 8, 2025,
  meeting amended to include resident notes. Seconded by David Silverstone. Motion to
  approve passed unanimously.
  Committee Reports
  Treasurer – George O’Dowd
• Fiscal year proceeding as expected.
• Most taxes collected; a few delinquencies remain.
• Liens will be filed in February if unpaid.
• Shoreline maintenance budget adjusted for Island View Avenue work.
• Projected legal expenses for remainder of FY should be lower than budget due to
  settlement of only outstanding litigation.
  Zoning – Thomas Roche
• No new building permits in past two months.
• Pending applications: 8 Blackstone Road (fee received) and 12 Pinewood Road
  (pending variance & ZBA hearing).
• Both expected for review. Pinewood Road after applicant’s attorney submits formal
  documentation.
  Nominating – Kerri Beckert
• Committee meeting scheduled via Zoom next week.
• Intention to maintain a full 12-member board; 3 candidates will be presented next
  meeting.
• Attention to geographic balance (north/south of tracks).
• Planning to contact current board members regarding July 2026 election slate in
  new year.
• Would like a robust population of candidates in next year’s regular election.
  Buildings and Grounds – Andrew Ruff (report via Peter Robinson)
• Generator serviced; operational.
• Furnace inspected – old but functional; replacement projected in 3–5 years. It was
  suggested that replacement costs be recognized in the budget process.
• Basement water seepage noted; hydrostatic pressure increases suspected.
  o Recommended solution: remove flooring, seal concrete with epoxy, replace
  flooring (~ $5,000 estimate).
• Garage floor also leaking; drain cleared; may seek epoxy quote later.
• No significant storm damage reported after recent weather event.
  Waterfront / Maintenance- David Scheer
• Repairs along Island View held successfully during storm.
• Peter Robinson stated that future shoreline revitalization could possibly be
  requested from Army Corps of Engineers.
  Old Business
  Matt Barez reported on Settlement Agreement – Francis Wihbey Case
• Mediation completed; draft settlement signed by POA.
• Awaiting Wihbey signature to finalize.
• Five-year agreement to commence January 1, 2026.
• Recognition of the hard work done by Peter Berdon POA Attorney and the executive
  committee members who attended mediation process.
  New Business
  Dog Safety Complaint – Lake & Blackstone / Pine Orchard Road
• Residents reported aggressive dog behavior at property within the Association.
• Prior incident involved a dog bite from same residence.
• Town dog warden and police consulted; no legal violation since dog is contained by
  electric fence.
• Action: President Barez to send reminder letter to residents about pet control and
  community safety.
  Insurance Review – Liability Coverage
• Discussion on whether to insure access points not owned by POA (e.g., Island
  View).
• Board debated necessity of coverage for areas of “unknown ownership.”
• Consensus: maintain coverage as a protective measure (~ $29 per site) until more
  investigation is done.
• Action: George O’Dowd and Matt Barez to review policy with Peter Robinson and
  insurance agent.
  Public Comment
  Beautification Proposal
• Resident requested permission to install small solar up lights on trees at the
  triangle island (her expense).
• Board advised that area is town property; she must obtain permission from Town of
  Branford (Parks & Rec or Public Works).
• Board expressed appreciation for her beautification efforts.
  Adjournment
  Motion to adjourn made by Kerri Beckert, seconded by Thomas Roche. Approved
  unanimously.
  Adjourned: 8:04 PM
  Next Regular Meeting: January 2026 (date to be confirmed)
  Respectfully submitted,
  Kerri Costigan Beckert, Clerk
  Pine Orchard Association