Harbor Landing Spring 2017 Newsletter
Results from the 2017 Owner’s Signature Meeting
Great news for everyone… Harbor Landing will remain a Timeshare for at least an additional 10 years.
The vote is necessary to comply with Massachusetts Condominium Law 183-A which is referenced in the Harbor Landing Master Deed, page 17, which reads that automatic termination of a condo occurs unless the owners vote otherwise. The first vote to be taken after 30 years (2007) and then every 10 years (2017) thereafter.
Below are the results from the ballots that were return either by the USPS or by the owners that came to the meeting on March 26, 2017.
1 Vote disqualified owner voted for both
The next 10-year vote will be in 2027
Repairing Harbor Landing
We are following up on the conversations from the annual 2016 meeting and various email blast messages with respect to major repairs and maintenance projects at Harbor Landing. At one extreme at least some consideration had been given to rebuild the complex. A thorough assessment of the buildings by a consultant concluded, however, that the buildings are sound and can be kept in good working order for many years to come by undertaking some major repairs and maintenance work. Consequently, the board has concluded that we should proceed along those lines.
The building assessment gave us an idea of the work that needs to be done and the associated expenses. It covered building envelope, e.g., roofs, and mechanical equipment. It also covered interior furnishings and appointments in individual units. While the work and the associated cost are substantial, they certainly are way lower than rebuilding would have been, and unit owners will experience much less inconvenience.
The building assessment made it possible to separate projects by urgency and spread them over several years. This, in turn, makes it possible to accumulate the necessary funds over several years as well. The consultant and the board have agreed that the most urgent work includes two roofs (numbers 2 and 4), the exterior walls, and the window lintels. In all cases the urgency originates in leakage and moisture penetration. These three items make up the bulk of the work that needs to be done quickly. Total project cost for immediate work, including design and project management, and a small contingency comes to $406,000.
Normally, reserve funds are the first source for major repairs and maintenance, and they are customarily supplemented with special supplemental budget fees. To be sure, the board at Harbor Landing has been setting aside moneys from the annual maintenance fee in a reserve account for such purposes so that at least a portion of major costs would be available through that source. Unfortunately, there also have been some unit owners who allowed their annual maintenance accounts to become delinquent, and have not responded to collection attempts. A few units were auctioned off early this year, but such efforts always fall far short of recovering delinquent accounts. As a result of delinquencies, the board has had to draw down the reserve funds to cover operating expenses over the last couple of years.
We cannot stress enough the hardship these delinquent accounts are causing for all the other owners because the board is now forced to raise a supplemental fee that will not only cover the project costs for the current work but also begins to replenish the reserve fund. We will continue to add moneys from the annual maintenance fees in future years so that we can create significant reserves for the remaining projects that pertain to mechanical systems and interior work.
As a result of the above needs, we are asking unit owners to cover a total supplemental budget fee of $495,000. As mentioned, $406,000 is for the above mentioned work that needs to be done urgently. Another $89,000 is earmarked to begin replenishing the reserve fund for work that is to be done subsequently.
We realize that this is a significant expense, and for that reason we will spread it over two payments: $250,000 on July 1, 2017, and $245,000 on March 1, 2018. According to our condo documents the supplemental budget fee for each unit will be a function of its share of beneficial interest in the condo. Attached is an invoice that represents the total supplemental budget fee for your unit and the number of weeks you own. It also breaks down your share into the July 2017 and the March 2018 payments.
We plan to proceed with the roofs right away. We will begin with the building envelope as soon as the funds come in and complete it early next fall. Both should go a long way to preserve our investment and assure our continued enjoyment of our vacation spot.
If you have questions about the consultant’s assessment of the building, the content of the work that is now being planned, or your share of the supplemental budget fee, please don’t hesitate to contact Edward Palermo, the board chair.
Things to know and do!
It’s finally spring, love is in the air and nature is announcing, let’s celebrate! One of the most welcome and distinctive signs that spring has finally sprung is the raucous chorus of tiny male pinkletinks. Yes, pinkletinks are here again, and like louder than ever, it seems. Of course, they never really left, but they have finally come out of their winter hibernation to yet again trumpet their timeless spring mating call, and the Island is abuzz with excitement. Although the peeping usually begins in mid-March, there are folks who heard their familiar love song in February this year! The males continue their mating ballads through mid-May here on the Vineyard. Females lay up to 1,000 eggs each mating season, and the eggs hatch in 6 to 12 days. It takes about two months for those tadpoles to turn into little pinkletinks. By August, they leave the pools and return to their terrestrial habitat until the following spring Why the name, pinkletinks? No one really seems to know. Only on the Vineyard are they known as pinkletinks, which they’ve been called for generations. Everywhere else these little tree frogs are referred to as “peepers” or “spring peepers.” Except in New Brunswick, Canada, where they are called “tinkletoes”.
Ban on one use plastic bags
You may want to be prepared and pack your own shopping bags as there is an island wide ban on one use plastic bags. No plastic checkout bag under 4 mils will be allowed, whether or not it claims to be “biodegradable” or “compostable”.
They’ve Got Bingo
The U.S. Court of Appeals delivered a sharp, clear message to the Wampanoag Tribe of Gay Head that it has the right to operate an electronic bingo parlor on its protected tribal lands. The ruling is the latest dramatic turn in a legal battle over the tribe’s attempts to build a gaming operation in a 6,500-square foot community center. This latest ruling substantially narrows the town’s options to block a such facility which most greatly oppose.
Martha’s Vineyard Hospital Cafe
The Martha’s Vineyard Hospital Cafe is no longer a secret! The MV Times wrote a story about the cafe in February naming it a “delicious surprise.” The Hospital has also become the island’s art museum with hundreds of donated works in its collection. Be sure to view the spectacular collections before or after visiting the cafe! Located at the Windermere entrance, off the connecting corridor between the Physician Office Building and the hospital. Patients and visitors welcome. Open weekdays only, Breakfast 6:45 am – 10:30 am, Lunch 11:00 am – 2:00 pm, Snacks 2:00 pm – 3:00 pm
Martha’s Vineyard Museum
The Martha’s Vineyard Museum offers tours of 3 of our Lighthouses.
Admission is $5.00 for Adults. Museum Members and Children Under 12 Are Free!
All Hours Are Weather Permitting
Open weekends, May 27 – June 18 as well as Memorial Day, 10am-4pm.
Open daily, June 22 – September 4, 10am-4pm.
Open weekends, September 9 – October 8 and Columbus Day, 10am-4pm.
Children’s Memorial Ceremony of Remembrance: Saturday, September 23rd at 1pm, with a rain date of September 30th.
East Chop Lighthouse
Open for sunsets
Open Sunday evenings June 25 – September 10
June 25 – July 30, 7pm-9pm
August 6 – September 10, 6pm-8pm
Gay Head Lighthouse
Open weekends, May 27 – June 18 as well as Memorial Day, 10am-4pm.
Open daily, June 22 – October 9, 10am-4pm.
Summer Solstice Celebration: Wednesday, June 21 time TBA
Order a Lighthouse Passport Book online before you return to Martha’s Vineyard. Each Lighthouse has a stamp so you can begin the tradition of keeping track of the Lighthouses you have visited. I highly recommend the Sunset Tours! Also, pack a picnic and enjoy the park grounds at all locations whether the Lighthouse is open or not, between sunrise and sunset
MV Land Banks Great Rock Bight Preserve
Visit MV Land Banks Great Rock Bight Preserve: The park-like quality of this land results from the previous owner’s devotion to it: tall specimen trees, grassy fields, gurgling wetlands, a heart-shaped pond. All of this, rolls down to a seaside bluff over a sandy cove; the land bank owns 1300 feet of Vineyard Sound beach here. The ponds host populations of rare clam shrimp, which are the only places where they have been documented on the island. Marl Pond, the easternmost of the property’s chain of ponds, is of special interest; its natural acidity was used to preserve the baskets and hemp ropes of early settlers.
Uses: Nature study, hiking, picnicking, mountain-biking (portion), horseback-riding (portion), dog-walking (pets not allowed April 1 – July 1; otherwise welcome before 10:00 am and after 5:00 pm), hunting (with permission), fishing, swimming, scenic vista, universal access (difficult terrain).
Travel 3.8 miles on the North Road after its intersection with the State Road in West Tisbury; turn right at land bank logo and follow signs to trailhead. Parking and access are limited and visitors may have to be turned away; please have an alternate destination in mind if you are planning a trip to this property.
Split Rock, Makonikey Head in West Tisbury is a large, natural middle-split rock in the shallow waters off what is called Makonikey Head on the North Shore of the island. It is just a few yards out from the shoreline, where the waves wash against it and the sharp, jagged split in the rock allows the sunset to shine through if you stand in exactly the right spot. It is reachable on foot from Lambert’s Cove Beach, though most of the land on the bluffs above is privately owned. It is easily visible by boat and is actually, a marker for some deep fishing holes towards the Elizabeth Islands where large striped bass like to hang out.
Pink & Green Weekend
The 5th Annual Pink & Green Weekend, which is a celebration of Spring and Mother’s Day, will be held in Edgartown May 6-8, 2016. Enjoy the Pink & Green Kentucky Derby Party, Mother’s Day Brunches, sales, promotions and the 4th Annual Pub Crawl, Dog Show and more!
Taste Of The Vineyard
The ever-popular Taste Of The Vineyard Gourmet Stroll begins Thursday, June 15, 6:30 pm. Patrons Stroll & Auction Saturday, June 17, 6:00 pm
Visit MVOL.com, MV Times and Vineyard Gazette to view their current calendars of events.
We once again welcome you to share your island escapades with us all. Please leave a note in the office with your personal story that we may share with your same time next year Harbor Landing family!