POA Executive Board Minutes 03/02/2026 (Unapproved)

Pine Orchard Association
Board Meeting Minutes
March 2, 2026

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

1. Call to Order
   The meeting was called to order at 7:04 pm by Matt Barez.
   George O’Dowd made a motion to approve the minutes from January 2026 meeting. Richard Greenalch seconded. Minutes were approved unanimously.
2. Committee Reports
   A. Bylaws

• No activity reported for the current fiscal year.
  B. Treasurer’s Report (George)
• Tax collection and revenue are nearly 100% complete.
• Rental income shortfall expected due to vacancy.
• Building and permit fee revenue low but expected to rise in spring.
• CDs contributed approximately $1,500 additional income.
• Funds transferred from legal to shorefront maintenance for stair repairs on Chapel Access. About half of the cost has been paid, and the remainder will be paid when installed. Approximate total is $12,000.
• Utilities, office, insurance, zoning costs on schedule.
• About $8,000 remains in building maintenance.
• Legal budget has about $10,000 remaining.
  C. Zoning
• Two recent permits issued (addition, pool). A new permit for a breezeway received today.
• Discussion on subdivision history, structure linkage, and zoning implications.
  D. Nominating Committee
• Open house scheduled for Thursday at 6:30 PM.
• Several new candidates have expressed interest.
  E. Building & Grounds
• One nonprofit tenant remains interested; another inquiry recently received.
• New mailbox installed after plow damage.
• Floor repair issue was discussed extensively (see New Business).
  F. Office Manager’s Report (Peter)
• Mailbox replaced and receipt submitted.
• Hard drive added to improve backup redundancy.
• General office operations running normally.

1. Waterfront
   No report; representatives absent. New stair construction is under contract.
2. Old Business
   Whibley Short Term Rental case awaiting new court date near end of March.
3. New Business
   A. Floor Repair Dispute
   The Board discussed the failed floor installation from July 2023. The contractor cleaned and
   waxed the floor and issued a $3,000 bill. Due to prior conversation, it was the impression of the
   POA that the repair work would be gratis; Contractor stated that they “ would make it right.”
   Before repairing the floor, they proposed a $15,000 replacement, raising concerns. The Board
   agreed not to pay the bill at this time and tabled the matter pending further review. A motion
   was made by Kerri Beckert to table further discussion until the next meeting until more facts
   could be gathered. Richard Greenalch, jr. Seconded the motion. Motion was carried
   unanimously.
4. Public Comment
   A resident raised concerns about damage from town snow removal equipment to a board
   member about the use of heavy equipment by the town to move snow. The Board clarified that
   snow removal is performed by the Town of Branford and referred residents to the RTM
   representative or DPW.
5. Adjournment
   A motion to adjourn was made by Thomas Roche and seconded by George O’Dowd. Motion
   carried unanimously. The meeting was adjourned at 8:07
   
   Respectfully Submitted,
   Kerri Costigan Beckert, Clerk
   Pine Orchard Association