June 3, 2025 Annual Shareholders' Meetin

Bacon Hill Homeowners’ Association
Annual Shareholders Meeting Minutes
June 3, 2025
This is a Zoom meeting, administered by Kathy Adams

Members present: Dana and Brenda Bigelow, Roger and Karen Deming Stackpoole, Dominick Auricchio, Steven and Katherine Lang, Chris and Kathy Adams, James and Melanie Drake, Tom and Lauren MacDonald, Karen Yuhas, James Richardson, Tyler Wainwright, Pat Gannon, Dan Garcia, Brian Davis, Ryan and Liz Kiggins, David Sedlack, Chris Fesko, Colleen Gannon, Brian Russell, Jim Colling, Paul Alexander and Megan Doritie, Justine Kreso, Chris Sedlack, Michael and Terry Foor-Pessin and Rob Hole.

Meeting is called to order by President Roger Stackpoole at 7:09 PM.

The Secretary conducts a roll call of members present to ascertain that there is a quorum. 24 lot owners, two of which own two lots each, are present so 26 lots are represented= 50% of lot owners represented. The secretary presents as proof of proper meeting notice that the letter announcing this meeting was sent out on May 1, 2025, more than 30 days before the meeting date.

Review, correction and approval of the minutes of the preceding meeting. Roger has the minutes shared on the Zoom screen. He states that consistent with prior Shareholders’ Annual Meetings, it was agreed that there is no need to read the minutes aloud. It is noted that the minutes are also available on the baconhill.org website. Michael Foor-Pessin makes a motion to approve the minutes. Pat Gannon seconds the motion and motion passes unanimously.

Roger asks the Secretary to update the membership on the website, www.baconhill.org. She briefly describes what information is available, including names and terms of Board members, lot owners listed by lot, the Covenant and Bylaws, maps, architectural guidelines, minutes of past meetings, new and upcoming events, last minute event changes, road closures, the mooring policy and mooring registration form (currently being edited), committee information, and contact details. Members are invited to contribute photos, newsletters or blog posts. Michael Foor-Pessin announces that the 17th annual beach party will be held on Sunday, July 20 starting at 1:00 PM. Details and updates will be on the website.

President’s remarks: Roger states that we will need to hold a special meeting of the BHHOA Members later this summer, which will require 60-days’ notice, to review and approve the revised Covenant and Bylaws. There has been a large volume of change to the Declaration of Covenants addressing restrictions, liens, easements and use of property, and to the Bylaws, regarding members’ rights, voting, the Board of Directors, etc.

He notes that a central focus of the Board of Directors’ efforts has been to deal with the cost of maintaining the Bacon Hill Homeowners’ Association. The roads present the costs of materials, labor and frequency of repairs. For example, we had a recent unexpected cost of $4,000 for repairs and maintenance due to the recent rain. Other parts of the budget have seen a rise in costs, such as escalation in insurance policies premiums, other needed maintenance (the porta john enclosure, the boat launch, kayak racks) and repairs. We also need to focus on maintaining our assets in good condition.

The Board has been exploring options for improving road maintenance and extending the life of completed road work, lowering the maintenance costs in the long-term. The Board has been exploring alternative road maintenance techniques and is experimenting with those the Board feels will meet our goals. As an example, the recent repair on Precipice Ridge just above Bigelow’s property we installed a slope stabilization grid with minor added initial costs.

Repairs for the enclosure around the porta john were quoted at $4,000 in the fall. Due to weather the work was deferred to the spring and updated quote in March 2025 was 31% higher at about $6,000. More people have volunteered to help recently, and by doing the work themselves, approximaley$4,000 - $5,000 has been saved on the project.

The Board has been looking at how to better maintain the waterfront. The Waterfront Committee will be building four new kayak racks. The Committee is in process of building a no-cost firepit with volunteers and donated rocks. Lawn equipment will be purchased so that volunteers can mow the lawn in the common area, and the equipment will be stored in a section of the new enclosure. The Board is also looking at ways to improve the swimming area in an ecologically sound and economically viable manner.

There have been some dues increases due to increased and projected escalations in the Association operating and maintenance costs. Projections will be made to make sure the dues are appropriate and provide for financial sustainability for the Association as our costs continue to increase and we work to improve our roads and waterfront.

Roger once again noted that significant effort has been made to improve the Association’s governance documents and we will have a special Meeting of the Members later this summer to review approve those documents.

Treasurer’s Report, Chris Sedlack:

1/01-12/31/2024, Beginning balance was $12,161,32 in cash, and $15,7224.20 in Emergency Reserve Savings. 2024 income was $25,474.90. 2024 expenditures were $19,060.78. There were legal fees related to revising the Declaration of Covenant and the Bylaws and seeking recovery of past due members dues from one Member totaling $12,142.95. Total net worth on 12/31/2024 was $18,472.15 in cash and $15,827.49 in Emergency Reserve Savings. Treasurer notes that $600 for porta john and $4,800 for 2024 insurance premium were not billed until 2025.

Since January 1, 2025, there is now $25,954 in cash in the Key Bank checking account and $15,900 in the Emergency Reserve Savings. 53 lots have been billed for annual dues. 12 are currently unpaid and a second billing has gone out. One lot owner has not paid dues last year.

Chris notes that insurance premiums have gone up, and road maintenance has been reasonable so far this year. Karen Yuhas asks, “if we have to raise dues, what is the correct amount?” Roger responds that the Board’s job this year is to model this out, to quantify what we need. Ryan Kiggins clarifies that the legal fees were a one-time expense. Kathy Adams states that it has been a long-term effort to update our governance documents, in response to property owners who are not in compliance, not paying dues, misusing property (cites example of a lot owner cutting down trees on another’s property.) In most years, the legal fees are relatively low.

Pat Gannon makes a motion to accept the Treasurer’s Report. Jim Colling seconds and motion is unanimously passed.

Committee Reports:

Roads, Tyler Wainwright: Tyler reports that in 2023, we had a quote of $25,920 for road work and were able to reduce that to $10,000. We spent $702 on Winslip Circle emergency work and had a total of 10 hours of volunteer work for the year.

In 2024, We spent $2,754 on road maintenance, $702 on the Winslip Circle water break, $378 on Precipice and Winslip maintenance, and $162 to repair a culvert hole for a total of $3,996.00. There were 16 hours of volunteer work.
On March 25th, 2025, we installed 82 feet of Geocell plastic egg-crate system. It holds #2 crusher run from being washed away. This is an experiment on a high-traffic section of road. The cost was $6,470.

Damage and costs vary per year. The cost of diesel fuel varies. Borotek is nearby and responsive. We have using broad-based dip water breaks which appear to be effective in reducing erosion.
We also did road maintenance and work in November 2024, instead of waiting until the spring and this appears to have helped with the condition of the roads this spring.

Architectural Committee, Jim Colling:

Not much activity to report since 2023. One preliminary request was made, but it didn’t meet the square feet minimum, so was withdrawn. This year we have been working on the porta john enclosure project.

Beach Committee, Brian Davis:

May 11th, the dock was put in by a lot of volunteers. We are purchasing a lawn mower and weed whacker, which will be stored in the enclosure. The fire pit is now being installed at no cost to the Association. There is now basic signage along the dock and swimming area warning no diving at the dock. The Mooring Policy has been updated. There are 12 mooring sites in the primary field, and 6 mooring sites at the north annex. If a mooring site has not been used for one year, it will be reassigned, and a notification form has been developed. A Mooring Registration form has also been developed and will be required for each occupied site this year. Brian explained the various classes of boats Class A (less than 16 feet), Class 1 (16 to less than 26 feet), Class 2 (26 to less than 40 feet), and Class 3 (40 to less than 65 feet). He explained that our Mooring fields are only for Class 1 (16 to less than 26 feet). Brian then explained the waiting list and said Member can reach out to the Beach Chair (Brian) to get on the waiting list.

There are 29 dinghies, kayaks, paddle boats and canoes along the south end of the common area. Please remove any craft no longer being used. Four kayak racks are being constructed. We are looking at a beach erosion remediation project, and the use of granite blocks. Some questions came up about fees for people who have moorings and Brian said this is something that is still under discussion.

Legal Committee, Kathy Adams:

Regarding the legal work done in 2024, the attorney originally gave us a modest quote of $1,000 to update our governing documents, but he then realized there was much more work to be done. The language has had to be changed substantially to conform to current regulations and case law. She noted that our attorney has given us a significant discount. Kathy also points out that we pay very low taxes for the common property along the waterfront. This is because this land cannot ever be sold separately.

Pat Gannon makes a motion to adjourn the meeting and open the polls for Board elections. Kathy Adams seconds, and motion carries.

There are 12 Board members with staggered terms, six for three-year terms, and six for two-year terms. Every third year, there is no election. Due to the two-year absence of Annual meetings, we must elect 12 positions this year.

Pat Gannon, Kathy Adams, Michael Foor-Pessin, Chris Sedlack, Roger Stackpoole and Jim Colling have agreed to run for three-year terms. Jim Colling nominates Ryan Kiggins, who declines to run for a three-year term. David Sedlack nominates himself for a three-year term.

Chris Fesko, Tyler Wainwright, Jim Richardson, Rob Hole, Brian Davis and Chris Adams have agreed to run for two-year terms. Jim Colling nominates Ryan Kiggins, who agrees to run for a two-year term. Chris Sedlack nominates Dan Garcia, who accepts, and Steve Lang nominates Justine Kreso, who accepts.

There is one vote per lot owned.

Results: For three-year terms, Jimi Colling, Kathy Adams, Michael Foor-Pessin, Pat Gannon, Roger Stackpoole and Chris Sedlack.

For two-year terms, Brian Davis, Jim Richardson, Ryan Kiggins, Tyler Wainwright, Chris Adams and Dan Garcia.

Pat Gannon makes a motion to close the elections and to reopen the meeting. Jim Colling seconds and motion passes unanimously.

As there is no other New or Other business, Kathy Adams makes a motion to adjourn. The motion is seconded by Chris Sedlack.

Next Board meeting will be 6/11 at 7:00 PM. (Later rescheduled to 6/25.)

Respectfully submitted,
Terry Foor-Pessin