July 9, 2025 Board Meeting

Bacon Hill Homeowners’ Association
Board of Directors Meeting Minutes
July 9, 2025
Administered on Zoom by Kathy Adams

Present: Kathy Adams, Chris Adams, Roger Stackpoole, Dan Garcia, Chris Sedlack, Tyler Wainwright, Michael Foor-Pessin, Pat Gannon, Ryan Kiggins, Brian Davis, Jim Richardson, Jim Colling
Secretary, Terry Foor-Pessin

Meeting called to order at 7:03 PM.
President Roger Stackpoole makes remarks on the importance of the Board, noting recent improvements to the waterfront, including the large attendance at the 4th of July get together. He also noted the updating of the Policies and Procedures, which is ready to be brought to the Board and then to the Shareholders.

He then shares that he is resigning tonight as President of the Board. He emphasizes the need for incremental improvements, especially on the shoreline and the North Road. He has created a financial spreadsheet with 5- and 10-year outlooks, and the need for the Board to continue to explore all aspects of increasing dues, calling for a special assessment or taking out a loan. After careful consideration, the Board can then communicate effectively to the members what is needed.

Roger turns the meeting over to Vice President, Chris Adams, and exits the meeting. Pat Gannon opens the polls to elect a new President. Chris Sedlack nominates Pat Gannon, who accepts the nomination. Kathy Adams nominates Michael Foor-Pessin, who accepts the nomination. Chris Sedlack nominates Jim Colling, who declines the nomination. Pat Gannon states that he has decided to decline the nomination. The secretary casts one unanimous ballot for Michael Foor-Pessin to serve as President. Michael makes some comments on the transition and the need to be respectful of one another. Going forward, Board members who overstep boundaries of ethics and collegiality will be immediately addressed by the Board.

Old Business: Kathy Adams shares some history of the Board Committees.
She notes that the current governing documents state that the Board can’t commit to a loan. She identifies having felt pressured in the last few meetings to make an immediate decision, and encourages Board members to treat each other with respect, and if they see something untoward, to say something.

The minutes of the last meeting have been sent by email. Tyler Wainwright notes a correction. He had said that the road cover would not be laid until year 3 of the 3-year plan, but 3” of limestone crusher run is included in the second year to cover the road. Pat Gannon makes a motion to approve the minutes with the correction, seconded by Ryan Kiggins. Motion is carried.

Discussion around how to approve a Special Assessment. Kathy states it will take a 2/3 vote of the membership. A meeting would have to be announced in the beginning and a rationale prepared in advance.

Obtaining a loan is detailed in the Bylaws. A Board majority can change the Bylaws. With the new document revisions, the Boad can authorize a loan, and the President would sign for it.

Jim Richardson suggests that the Board spend all the money currently in the bank and then take out a loan or do a special assessment in the event we have an emergency. Dan Garcia agrees with this.

Chris Sedlack states that the current total in the checking account is $25,373 and in the emergency fund there is $15,920.

Kathy Adams states that the initial reason for the emergency fund was the high-deductible insurance. With the increase in bad storms, we needed more coverage. Discussions with the attorney concluded that our reserve should be $35,000. She is not in favor of spending all our assets.

Chris Sedlack states that Key Bank is willing to give us the loan because we have been doing business with them for 38 years.

Jim Richardson asks if we can “borrow” from the Association. Ryan Kiggins states that he is in favor of spending the money now.

Tyler Wainwright clarifies that the road repair quote covers the North Gate to Woodworth Road. Discussion of how far the work will go along the road.

Jim Richardson announces that he will be retiring on September 1st, and volunteers to help and provide some equipment for the road project.

Discussion of 1 year vs. 3-year road repair plans. It is asked if we can get a quote to do repairs sufficient to get emergency vehicle access to Bacon Hill lots. It is noted that Phil Haines of Borotek is a Fire Dept. member. Do we need to ask local emergency service providers what the minimum is they need for access? Could Borotek give us a 2-year plan?

Chris Sedlack recommends that we change the Bylaws so we can obtain a loan now, before the governing documents revision is approved.

Kathy Adams will contact Joe Walsh and get the latest version of the Bylaws.
Tyler Wainwright will work with Borotek to get a two-year road repair plan quote.

Ryan Kiggins states that he would be willing to help in cutting back overhead growth along North Road (15’ off the center on each side of the road to comply with emergency service access regulations.)

New Business: The Beach Party is on July 20th. The Adamses agree to supply the meat, and we already have charcoal left over. Pat Gannon makes a motion to spend up to $200 on meat and rolls. Dan Garcia seconds, and motion is carried.

Jim Colling states he has had a request from Justine Kresos to build a garage without a primary structure on the lot. The Town of Spafford does not approve of this. The Architectural Committee votes no unanimously on this request.

Tyler Wainwright states that $825.20 was billed to repair the culvert below Bigelow’s on Precipice Road. Chris Sedlack notes that this has been paid.

It is agreed to hold the next meeting at the beach after the Annual Party on July 20th, at 4 PM.

Kathy Adams makes a motion to adjourn, and Chris Adams seconds. Adjouned at 8:30 PM.

Respectfully submitted, Terry Foor-Pessin, Secretary