Black Point Beach Clubhouse

 

The meeting was called to order by Chairperson, Andy McKirdy, at 9:10am.  Following the Pledge of Allegiance, the Chairperson introduced the members of the Board of Governors, the Treasurer and Secretary.

 

BOG Member Brian Comer provided an update on the Cahill Education Fund.  The fund was started with $550 and as of 8/31/05 it was valued at $34,894 (after 2 scholarships were awarded).  This year, 15 students submitted essays.  The two winners of $1500 each were Genevieve Joyce and Carolyn Schepker. 

 

BOG Member David Weiss advised the members that there would be a Bon Fire that night (9/3) at South Beach from 7:30pm to 10:30 pm. to end the 2005 summer season. 

 

BOG Member Ray Fitzgerald advised the members of the openings on the Zoning Board and Zoning Board of Appeals and appealed to the members to consider participating.  No experience is required.  Training is provided.  If anyone is interested or knows of interested parties, they should contact Susan Daly or Andy McKirdy.

 

BOG Member Matt Borrelli recapped the results of the survey that had been provided as a handout at the meeting (see attached).  He thanked the membership for their support and responsiveness (51% participated).  Safety, Citizenship, Communication and Maintenance were noted as our greatest priority as a community.  Over the next year, survey items will be addressed. There were no comments from the membership.

 

BOG Member John Campion recapped for the members the Pier Engineering Study Proposal Process culminating in a preliminary draft and presentation by George Torello Engineering.

 

Knowing the communities interest in the OPB Dock, he digressed to note the OBP Dock (kayaking area) was not a part of the study as it was not removed at the time of the original request for proposal.  BOG Member Anita Schepker explained how BPBC received a Cease and Desist Order from the DEP calling for the removal of the dock or incur a $1000 per day fine. The installation of a dock on OBP road would mean a new construction under DEP guidelines.  The permitting process is long and cumbersome (a minimum of 12 months) and in the end the DEP may not agree.  A seasonal dock would also not be in compliance with DEP environmental guidelines.  While not a part of the current Pier Study, it will be reviewed along with all other capital improvement plan items.

 

Returning to the Pier Engineering Study, Mr. Campion explained the need for Rip Rap to aid in the preservation of the piers.  He applauded Mary CahillÃs negotiating skills as she was able to secure the stoneÃs from the Town of East Lyme (Stone Way construction).  Our only expense is the transport cost.  This is a potential $75-100K savings (or provision for a contingency fund).  Mr. Campion advised the community that members of the Engineering Team would be available at the Main Pier sight from 11-11:30am to answer any onsite questions.

 

He then introduced George Torello (owner), Charlie Ellias (Sr. Engineer) and Bill Down who proceeded with a detailed presentation of the North Pier, Main Pier, SeaBreeze Pier, South Beach Pier and Boat Launch.

 

It was explained the function of a pier is to retain beaches and sand.  The following are some of the many tasks performed by Torello Engineering: 

Photographic Survey - Concrete Core Testing

Attention to Steel Sheet Metal Pilings - Windsor Probe Testing

Visual Inspection - Cost Analysis

 

All participated in the presentation and explained in great detail the slope required on the south side of a pier and the requirement for larger bolders to take the brunt of the wave action vs. the north side of a pier which requires a gentler slope.  The piers did well for 30+ years but now need maintenance.  All piers are in varying degrees of disrepair.  

 

The following were provided as recommendations:

1.  Replace the Boat Launch (use Niantic River launch as model)

2.  Fill Pier Voids

            a.  Steel Pier Priority

            b.  Other Piers

3.  Replace/Repair Deteriorated Slabs

4.  Place Rip/Rap

5.  Install Reinforced Curbs

6.  Install New Walkways to Floats

7.  Install New Stairs to Beaches

8.  Correct Any Safety Issues

 

The following was provided as a Cost Estimate if completed within the calendar year:

Place Rip/Rap (748 Tons)	$192,000
Steel Pier	$151,000
Sea Breeze Pier	$78,000
Boat Launch	$114,000
South Pier	$145,000
Estimated Total	$680,000

    

Chairperson Andy McKirdy addressed the members questions regarding funding.  In researching our options, the following was determined:

 

Assessment:

 

Does not apply to this situation since an assessment must benefit a specific property (i.e., sewers, sidewalks, etc.).

 

Borrowing:

 

The current Charter provides for the option with membership approval, however, the amount to be borrowed is not to exceed $50k.  The Charter is based on Special Act No. 462 of the 1931 Session of the General Assembly, amended in 1963.  Further research determined that the General Assembly no longer amends Charters.  It is the responsibility of the individual organizations based on state statutes. 

 

Mr. McKirdy advised that the BOG's has initiated a review of the required Charter revisions in hopes of having a revised Charter available in the spring of 2006 for review and approval.

 

Questions and Comments are attached.

 

There be no further business, Chairman McKirdy thanked the membership, BOG members and staff for a successful summer!  The 2005 Annual Information Meeting concluded at 11:30 am. (Pier site reviews followed immediately at Main Beach).

 

 

Pier Engineering Study Related Questions/Comments

 

Q1.  Are detailed copies of the report available?

A1.  Provide name on sign-up sheet or provide e-mail and information will be sent.  Also trying to get a BP Web Site set up to aid ongoing communication.

 

Q2.  Is there any money in the current budget for this effort?

A2.  Current budget has $20k for the Study.

 

Q3.  Will replacing the OBP Dock be incorporated into this Plan? 

A3. The Board is looking at all issues as part of the Capital Improvement Plan.

 

Q4.  What is the proposed time table?

A4.  Can't do heavy work during the summer months (May-Sept) plan is to be ready to go 9/06.

From 9/05 to 9/06 do all preliminary work:  Charter, DEP Permits, Surveys, etc.

By 9/06 Be Prepared to Start Construction

 

Q5.  Will Town of East Lyme assist with Piers?

A5.  No. Spoke with Selectman and Bond Council, can't get any benefit.

 

Q6.  Are there any Grants?

A6.  No grants larger than $25 and mostly environmental.

 

Q7.  Report provided was very extensive.  Wild Card appears to be DEP.  Do we have any onsite?

A7.  Per Charlie Ellias (Torello), Certificate of Permission allows you to get approval with 90 days of applying.  Basically, "maintenance" falls into the category of Certificate of Permission.  For any new construction, permit process is anywhere from 12-24 months with no guarantee of approval.

 

Q8.  How long do you go before we get Certificate of Permission?

A8.  Per John Campion, as of today (9/3) we are already on record with DEP and supervisor Saw no problems. However, there is no certainty until the certificate is issued.

 

Q9.  BOG did a great job with research and presentation.  We should have been reserving for Capital Improvements all along the way and not be so skinny on Association Tax.  Can The $60k set aside in the budget as contingency be used as a potential offset?

A9.  It'll be reviewed with all other options.

 

Q10.  Is there a margin for error?

A10.  There is some contingency in the $750$100k savings from the Rip/Rap secured from The Town of East Lyme.  But, all estimates are being reviewed and timing of effort is a factor.

 

Q11.  In the Charter revision, what amount are we considering (to replace the $50k)? 

A11.  By today's standards, the $50k would equate to $1.5m.  But a specific amount has not been determined.

 

Q12.  South Pier previously called the Fire Dock as it was used by the Fire Trucks.  Any assistance possible from them?

A12.  No.  With water and sewers, no need to use dock to get water.

 

Q13.  With the extensive Rip/Rap planned, will the properly functioning pier fix the rock situation in the water? 

A13.   As a separate process, the sand could be picked up, rocks used as Rip/Rap filler and sand put back down.  No real guarantee.

 

Q14.  What are our insurance needs until repairs are made?

A14.  We have done a major review with our insurance carrier and we are adequately covered.

 

Non Pier Engineering Study Related Questions/Comments

 

Q1.  Security appeared lax this year.  Coolers noticed on the beach and no action was taken.

A1.  Appreciate the comment.  Will take into consideration.

 

Q2.  If we are revising our Charter to increase the borrowing limit, will other revisions be considered?  People who live and pay taxes here but for financial planning purposes have their homes in trusts or spouses name disqualifies them from holding a Board position and voting as they are not registered owners.  Will this be changed? Seems an appropriate time.

A2.  The Charter as a whole is being reviewed.

 

Q3.  Is there any ordinance on construction related activities?

A3.  On any day, there should be no construction activity before 8am or after 6pm.  This Excludes lawn mowing.

 

Q4.  Mr. Comer on Billow Road approached the BOG with a petition of 100+ signatures on behalf of his daughter who had been selling baked goods as a fund raiser with the proceeds going to Mass General Pediatrics where she herself received treatment as a way to give back. She was shut down by the Zoning Officer.  It is not a Home business and she uses donated Materials. He tried approaching the Zoning Board but the meeting was canceled due to lack of quorum.  He is approaching the Board in hopes that they can be of assistance.  The community applauded their support for several minutes.

A4.  Chariman McKirdy advised the Board would be happy to review.

 

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