[VCHPOA Agenda] Minutes 11-Apr-2006

[Agenda distribution list]

[ As received from VCHPOA Secretary,  5/14/06 ]

Virginia City Highlands Property Owners´ Association
Minutes - Monthly Meeting 
Tuesday April 11, 2006
Virginia City Highlands Fire Station Training Room 

Present:  Woolley, Bent, Gravenstein, Landaburu (until 8:00 pm), and 
Lumos

I.	7:00 pm Call To Order, Declaration Of A Quorum And Approval Of Meeting 
Agenda (Discussion/Action)
The meeting was called to order by President Woolley at 7:00 pm.  All 
members of the board were present.


II.	Executive Session - hearings on complaint items - closed to the 
public (Discussion/Action)

As required by NRS 116, an executive session was held for scheduled 
hearings on violations of the CC&R´s.  Three violations were heard by the 
board.  Another short executive session was held at the end of the 
meeting to deal with two more complaints of violations.


III.	7:30 pm: Return to Open Session


IV.	Approve Minutes Of March 14, 2006 Special Meeting (Discussion/Action)

*   A motion by Bent, seconded by Gravenstein to approve the minutes as 
    presented was approved unanimously.


V.	Financial Statements (Discussion/Action)

A.	Monthly Cash Report

B.	Monthly Financial Statements

Lydia Hammack presented the monthly cash report and financial statements. 
 The current balance in the operating account is $34,995.12 and in the 
reserve account balance is $28,077.31.  Approximately $5000 of the 
reserve account balance will be transferred to the operating account to 
fund a portion of the flood damage repairs.  

*   A motion by Bent, seconded by Gravenstein, to accept the financial 
    reports as presented was approved unanimously.


VI.	Comments by Association Members (NRS 116.3108(3)) (Discussion Only)

There were no comments offered by those present.


VII.	County Commissioner Report on Planned Future Developments 
(Discussion/Action)

Commissioners Greg "Bum" Hess and Bob Kershaw were present to talk about 
some proposed developments in the County.  They announced that the 
meeting had been posted in order to comply with open meeting law.  
Commissioner Hess stated that his biggest concern is the urbanization of 
Storey County.  Most existing development in the county outside Virginia 
City is either industrial or rural estate type development, such as the 
Highlands.  He said that three developers who own approximately 12,000 
acres north of the Highlands are proposing to build about 12,000 homes.   
He believes that 12,000 new homes would translate to about 36,000 people 
which would put a tremendous burden on county services and schools.  It 
would be very difficult for the County to keep up with infrastructure for 
that type development.  He asked for support from Highlands residents to 
protest these developments.  

Commissioner Hess stated that Sommerset Homes is in the planning process 
for a first phase development that includes retail, multi-use, and 
residential areas.  The residential areas planned may include high 
density residential of up to 8 or 9 homes per acre.  He feels that if the 
developers are made aware of strong opposition to their plans they will 
look at other options.  The land is currently zoned for either 
agricultural or forestry uses and will require zone changes to proceed.  
The property starts at the Truckee River and extends to the north 
boundary of the Highlands 40 acre subdivision.  

There is no current access to the properties.  He fears that the Pyramid-
Tahoe Link will be routed near the property to provide access if the 
development is approved.  That section could be only a couple of miles 
from the Highlands.   

There is a development near Wadsworth proposed that will include luxury 
homes in the northeast corner of the county that is favored.  This will 
provide housing to support the Industrial Park.

He is asking for emails to the commissioners and State Senator Mark 
Amodei, expressing concern about the development.  He doesn´t feel we 
need more dense residential growth in the county.  He said that the 
County´s financial picture is positive this year.  It would be a huge 
drain to provide services to these developments.

Water is an issue.  Commissioner Hess believes the bulk of the 
development will be one acre lots with domestic wells.  He doesn´t 
believe the developers currently have water rights to support the 
development.  

President Woolley indicated that contact information can be posted on the 
association website for people to send emails protesting the development. 
 Commissioner Hess will provide the list and some talking points.  
It was disclosed that someone is buying a number of lots in the 40 acre 
subdivision and will likely be planning development of those in the 
future.  

The County Commission meets on the 1st and 3rd Tuesdays of the month at 
2:00 pm.  Commissioner Hess indicated that the development probably won´t 
be on an agenda for some time.  He feels that the opposition should be 
expressed soon, before the developers have too much invested in the 
process.

There may be a town hall meeting soon to inform more people of the 
possible development plans.

It was suggested that the board send out a questionnaire out to property 
owners asking their opinion about the possible developments.  This can be 
done as part of the mailing that goes out before the annual meeting.
Commissioner Kershaw said that he had asked the developers about water 
availability and got no answer.  He fears the first development will be 
one that begins in Washoe County and comes up the Hills to the vicinity 
of the Highlands.  He feels the property would be better in protective 
hands such as being reserved as a preservation area.


VIII.	Committee Reports 

A.	Architectural Committee (Discussion/Action)

Bob Moore was present and introduced as a new member of the committee.  
There are two vacancies to be filled due to the resignations of Sherry 
McCready and Stephen Musser.  Ms. McCready has moved into the Highlands 
Ranches and Mr. Musser doesn´t currently own property in VC Highlands.  
Volunteers are needed to fill these positions. 

B.	Road Report (Discussion/Action)

President Woolley reported that John DuFresne is currently grading the 
worst roads.  He got a later start than anticipated due to weather.  He 
is working first in the lower areas and will move up the hill as it dries 
out.  He is bringing material onto the road in lifts, and waiting for 
traffic to compact it.  He will move more material onto the roads after 
some compaction is achieved.  President Woolley stated that this is just 
a band-aid approach due to lack of funds.  Work on the ditches is 
proceeding.  Many culverts across driveways are silted full or are 
undersized and need to be replaced.

Shelly Hansen, secretary of the Highlands Ranches association, stated 
that they are beginning their road improvements and asked which 
association is responsible to grade Crestview, Graves, and Highland.  The 
agreement in place is for snow removal and does not cover maintenance.  
President Woolley will meet with their road managers and/or board to 
arrange an agreement on road maintenance.


IX.	Old Business

A.	Fire Station Lease Approval  (Discussion/Action)

President Woolley reported that he had received a response from Fire 
Chief Gary Hames regarding the changes the association suggested to the 
lease agreement for the fire station regarding repairs.   The Fire 
Department and the rental house both use well water and septic system.  
Both he and Chief Hames feel that there should be reasonable agreement 
for shared costs of repairs.  He suggested that the language originally 
proposed by Chief Hames be reinstated.

*   A motion by Lumos, seconded by Bent, to approve the lease agreement with 
    the reinstated language was approved unanimously.

B.	Sale Of Surplus Vehicles / Equipment  (Discussion/Action)

President Woolley indicated that an offer has been made to purchase the 
1984 GMC pickup for $2,150.  The sale was approved at the last meeting.  
Lydia pointed out that payment should be made by a certified check or 
money order.  There has been no response to advertisements for the 1979 
Dodge.  John DuFresne wants to trade labor for truck in the amount of 
$2000.  There was agreement that Woolley should try to come to an 
agreement with him.


X.	  New Business 

A.	Partial Refund of Per Square Foot Architectural Fees 
(Discussion/Action)

Requests have been received in writing from Dale Morgan and Tom Yoder for 
a partial refund of fees paid to the Architectural Committee for their 
properties.  President Woolley gave a summary of how those fees were set 
for the last half of 2005 and then rescinded.  Depending on the outcome 
of the upcoming vote of property owners on the long term road plan, the 
impact fee will likely be set in the vicinity of $400 to $500.  The two 
owners would like a refund of all but $500 of the fees paid with any 
difference to be settled when the fee is established.  

*   A motion by Lumos, seconded by Gravenstein, to refund architectural 
    committee impact fees as requested in writing, withholding $500, with any 
    difference to be settled when the exact fee is established was approved 
    unanimously.

B.	Business Advertising Signs in the Highlands (Discussion/Action)

President Woolley announced that the CC&R´s prohibit any signs other than 
those offering property for sale from being posted in the Highlands.  
This includes construction signs, security system signs, etc.  Harry 
Stanley pointed out that the security system signs are part of the 
protection system.  It was agreed that a small window decal or sign next 
to the house is probably acceptable, but any sign posted near the roadway 
or on a fence post would be in violation of the CC&R´s.  It was pointed 
out that advertising can be done on the website or in the newsletter.

C.	Revision are Architectural Guidelines to resolve conflicts with the 
CC&R´s and Bylaws (Discussion/Action)

A request by Keith Judson to amend and record the architectural 
guidelines so that they conform to the higher governing documents was 
discussed.  It was decided to delay action on this request since an Ad 
Hoc Committee is to be appointed to study the governing documents and 
make proposals to bring them all into harmony,.

D.	Appoint Ad Hoc Committee to study governing documents and recommend 
any changes to be voted upon by the membership  (Discussion/Action)

Keith Judson was not able to be present for this meeting but has agreed 
to serve on or chair the committee.  Bob Moore and Debra Gravenstein were 
appointed to the committee.  Rita Lumos will help as necessary.

E.	Annual Meeting Preparation  (Discussion/Action)

A mailing will be sent out to all property owners next week asking for 
candidates for two board positions to be filled this year.  
Questionnaires regarding the road plan and future developments, 
newsletter articles, and ballots will be sent in late May, to be returned 
by June 30.    

F.	Any Other Matters Which The Board Members Wish To Discuss (discussion)

President Woolley noted that the financial statement is not good.  He has 
projected numbers through the end of 2007 and is concerned that the 
association will only have enough money to provide "shoestring" services. 
 It will be necessary t to find ways to provide adequate funds to meet 
the obligations of the association.  In addition, changes to NRS 116 
require that 80% of reserve account has to be in place when reserve study 
is accepted.  The association is due to complete a new reserve study next 
year.  He cautioned that creation and maintenance of a General 
Improvement District would be very expensive.  

XI.	Adjourn

There being no further business the meeting was adjourned at 10:30 pm.

Respectfully submitted,


Rita Lumos, Secretary