Minutes of Special Meeting of POA Board

Pine Orchard Association
Special Meeting, January 29th, 2026

In attendance: Matt Barez, Kerri Beckert, Thomas Roche, Karen Jubanyik, David Silverstone,
Richard Greenalch, jr., Vincent Giordano, Andrew Ruff (virtual).
Peter Robinson, office manager.
Absent: Niall Ferguson, George O’Dowd, David Scheer

The Special Meeting of the Pine Orchard Association was called to order at 7:05 PM by Matt
Barez, President.
A quorum was confirmed.
NEW BUSINESS

1. Shorefront Stair Repair – Chapel Access Stairs
   The Board discussed repair and replacement options for the shorefront stairs at Chapel Drive,
   including cost estimates, materials, allowing considerations, access impacts, and timing.
   Options discussed included steel, hybrid steel/wood, and concrete stairs. The Board emphasized
   minimizing disruption to beach access, ensuring compliance with Connecticut safety regulations,
   and maintaining durability.
   Board opened the floor to public commentary. None was made.
   Thomas Roche made a motion (Kerri Beckert, seconded) to approve proceeding with Goodie Fab
   for fabrication and installation of steel stairs at Crescent Bluff with the following conditions:

• Preferred width of 42 inches, provided it does not compromise structural integrity or
  materially increase cost
• If widening is not feasible, proceed with 36-inch width
• Maximum project cost not to exceed $13,000
• Railings must follow State of Connecticut safety regulations
• Stair base to be properly anchored or pinned as appropriate
  Motion carried by majority vote.

1. The board discussed repairing the gate at the end of Island View Avenue. This gate was
   damaged in the November storms. The board discussed the benefits of repairing the gate and
   replacing the sign notifying the public that the area is private property.
   Karen Jubanyik made a motion to approve the repair of the gate at the estimated cost of $650.
   David Silverstone seconded. The motion carried unanimously.
2. Funding Transfer for Shorefront Maintenance
   Richard Greenalch, jr made a motion to $15,000 from the Legal Expenses account to Shorefront
   Maintenance to fund the Chapel Access stair repair project, and gate repair. Kerri Beckert
   seconded the motion. The motion carried unanimously.
3. Mailbox Damage
   The Board discussed the apparent removal or damage of the Association mailbox, likely related
   to Public Works activity. Peter Robinson will pursue reimbursement for a replacement mailbox
   from the Town of Branford. No vote was required.
   Motion to adjourn made by Thomas Roche and seconded by Richard Greenalch, Jr.
   The meeting adjourned at 7:43 PM.
   
   Respectfully submitted,
   Kerri Beckert
   Clerk, Pine Orchard Association