Buffalo Point Cottage Owner’sMeetings Minutes

Minutes of AGM June 10, 2017

Minutes of Buffalo Point Cottage Owners Association Annual General Meeting

June 10, 2017 Middlebro Community Centre

The meeting was called to order at 10:00 a.m. by Leilani Kagan. She introduced to Board members in attendance; Brad Vollrath, Veronica Johnson, Susan Hart-Kulbaba, Mike Millner and Len Gaudet. She introduced committee members.

It was moved and seconded to adopt the agenda as circulated.  This motion passed.

It was moved and seconded to adopt the minutes of the 2016 Annual General Meeting as posted on the website.  This motion passed.

Leilani Kagan reported on the status of the litigation.  There was a consent award from Arbitrator Peltz and Minutes of Settlement (MOS) in 2015.  In the MOS a mediation process was entered into by both the BP First Nation (BPFN) and Development Corporation (BPDC) and the Cottage Owners Association (BPCOA) to determine the amounts owed, if any, to the BPCOA on account of overcharged taxes and legal costs. That mediation resulted in an award to the BPCOA on August 5, 2015 and a variation Award in October 2015.  All payments owing from the BPFN/BPDC have now been paid.

The MOS also outlined agreed upon amounts of increases to the mill rates for 3 years (2015, 2016 and 2017).  The cottage owners will have received and paid their 2017 tax assessments by the time of this meeting.  The mill rates related to those tax increases were in accordance with the terms of the MOS.  After 2017 there is no agreed upon increase in the tax rates. The process going forward is that the BPFN will present their proposed tax rate increase and the budgetary information to justify any increase and the BPCOA has a very short period of time (Schedule A of the MOS allows only 14 days after the information was to be provided to us) to determine whether we agree with this amount.  If we do not agree, either because the information has not been provided, or the information was provided but we believe the level of increase is clearly excessive or unnecessary for the provision of local services and the other methods of resolving our concerns have failed, we may refer the matter to binding mediation.  We may jointly select a mediator from the roster of mediators which we are to review no later than October 31 of each taxation year. We have been unable to agree to a roster of names so we will be going to Arbitrator Peltz to appoint a roster of mediators as per the MOS. This is where we find ourselves today.  The First Nation Tax Commission (FNTC) has not approved this method of resolving any dispute despite the fact that the parties involved have agreed to it.  After receiving legal advice the Board recommends that we press this matter with the FNTC over the next year so it is fully effective for the 2018 tax year. If the BPFN refuses to follow our agreement we may need to go back in court to get it enforced, which has the potential to be time consuming and expensive.  We are in a better spot than we were at the start of the process since we now have a process to address our concerns. But we are unaware at this time if it will work.  Arbitrator Peltz has offered to involve himself if necessary to try to get the FNTC onside again.

The FNTC also has a process with timelines for approving the tax rate and it may conflict with what we have outlined. This may provide us with a separate check and balance for the tax rates going forward related to our process.

Veronica Johnson spoke about the financial situation.  It was moved and seconded to adopt the financial report.  This motion passed.
The financial statements in fiscal year ending March 31/17 show assets of $133,779, revenues of $240,650 and expenditures of $216,063 for a surplus of $24,587.  Brad Vollrath explained the summary of litigation finances which show lawyers’ fees of $478,379, recovery from the BPDC of $365,013 for a net loss of $113,366.  $221,697 was collected from cottagers for a surplus of 108,331 for the future. The Board wanted people to understand the magnitude of the expenses it takes to carry on this process and what was left to continue with it since we have not completed the process related to the taxation laws that we were contesting.  We don’t know whether we will need to go back to court or what it would cost for a mediated decision about taxes.

It was asked if the costs include the existing funds collected from the membership for arbitration when they first join as members. The first time membership includes money that is to go towards an arbitration fund. Veronica told the group that that arbitration money is part of the $24,587 that is the surplus amount and was not included in the figures outlined specific to this round of litigation.

Veronica explained that it is our intent that we would leave the money where it is and go through at least one tax year to ensure the process was used and worked and needed no further challenge and then there can be a decision about what to do with any surplus, if any, at that time.

We are continuing to collect from new cottage owners for the arbitration fund.

There was a concern raised about the costs of a legal action against the FNTC which could be seen as a second law suit and then we would need a second mandate and a second round of fundraising.
There were only a few cottage owners who did not contribute anything to the litigation.  It was decided it was premature to deal with a refund of the surplus right now and that maybe after the whole process we would be in a better position for distribution of the surplus, if any, at that time.  There was a discussion about mediation costs.  Leilani explained the steps the Board is taking to reduce the dependence on and the fees from the law firm going forward.

Veronica made reference to those people who paid their $1,200 contribution to the legal fund and are now moving away prior to distribution of any funds.  She stated that as long as they leave us their forwarding address we will be sure to include them in any distribution we may have in the future.

The last AGM instructed the Board to look at the number of Board Members in the by-laws.  After discussion it was moved article 6.01 be amended to read as follows:

6.01    The affairs of the Association shall be managed by a Board of not less than four (4) directors and up to eight (8) directors of whom a majority shall constitute a quorum.  Directors must meet the criteria for membership set out in sections 5.01 and 5.02 of this bylaw.
Notwithstanding vacancies, the remaining directors may exercise all powers of the Board so long as a quorum of the Board remains in office.  The numbers of Directors of the Board shall only be changed by a resolution passed by the Directors and confirmed by two-thirds (2/3) of the votes cast at a meeting of the members of the Association.

The motion was seconded.  2/3 of the members in attendance voted to pass the amended motion.

Nominations were held for Board positions held by Veronica Johnson and Mike Millner, whose terms are up. The terms are for a two year period ending at the AGM in 2019.

Veronica Johnson and Mike Milner were nominated for the Board.

Both nominations were seconded.  Both nominees accepted to stand for the positions and were declared acclaimed as Board members.  Congratulations were extended.

It was asked whether we need approval to proceed to mediation in the spring when no one was out at Buffalo Point.  Susan stated that in the bylaws and the Board has the mandate to make any financial decisions.  We already have approval to take on this fight and we see it as part of the same fight/litigation process.

It is moved and seconded that the Board returns to the 2018 BPCOA Annual General Meeting with a recommendation that outlines voting rights on how litigation fund surpluses should be distributed. The motion was carried.

Karen Stang made a report from the Volunteer Appreciation Committee.  Increasing costs may mean that we need to find other ways and kinds of events to celebrate our community activists.  We may need to do these awards events every second year, depending on the nomination process. Karen is looking for fresh volunteers for this committee.  Karen also spoke about the new Volunteer Committee. The mandate of the committee is to liaise with the Board to identify BPCOA community events and volunteer recognition opportunities.  The committee members would identify and approach volunteers to organize such events and recruit BPCOA members to volunteer at those events. Karen encouraged members to nominate folks when the nomination forms come out in the email.

Susan Hart-Kulbaba reported on the website and the newsletter. She recognized Rick Demetrioff for helping us with the new website.  It allows us to be more responsive and costs less.  The website address is still buffalopoint.org.  We have also set up a newsletter which is being sent out to all members we have email addresses for.  This bulletin includes activities from the surrounding area in addition to BPCOA activities or any at Buffalo Point.  She thanked Joan Demetrioff for setting up and learning the newsletter program and sending out information to the members.  It is important to keeping in touch with our membership to build a strong and cohesive community to face any future challenges.  If we have your correct email address and you have not received the newsletter look for it in your spam or junk mail folder on your computer. A reminder that the newsletter program does not take any email replies You must send any email to the Cottage Owners email address which is This email address is being protected from spambots. You need JavaScript enabled to view it. . The newsletter is adaptable so if you have events you want sent out to neighbours on your street let us know. We can customize the mailing to go street by street, shore by shore or the entire membership.

Susan spoke about committees the Board has approved.  The Membership Committee has Joan Demetrioff on the East Shore and Karen Patterson on the South Shore acting as co-coordinators.  Many thanks go to Karen, who has resigned her position, for her many years of filling this role and welcome to Danielle Charette who will be replacing her.  Veronica Johnson also serves on this committee. The role of that committee is to ensure that BPCOA membership data is current, new members are greeted and understand the goals of our Association, and to collect membership fees. The Communication Committee will determine, with the Board, a communication strategy.  They will liaise with the website host to produce more regular newsletters or other methods of membership contacts, and ensure that events and news is posted on the website. They will also coordinate volunteers to identify the news or photos of interest to the membership, write profiles or news stories and manage the distribution of paper copies to those members not linked to technology.  We are currently looking for volunteers to serve as coordinators for our committees and volunteers to be committee members.  Anyone interested please approach any Board Members.

Additionally we have a Budget Committee coordinated by Steve Stang.  The purpose is to review information provided by the tax administrator and BPFN to ensure the MOS is adhered to and make recommendations to the Board about whether we should challenge the proposed level of taxes being put forward by the BPFN.  Steve will work with others to do this work in a timely way to meet the deadlines outlined in the MOS.

Dolores Beaumont spoke about the Cancer Care golf tournament which will take place August 11. 2017.  The committee needs money for prizes and hole sponsors.  Pledge sheets are available and each pledge is tax receipt-able.  Last year this tournament raised $28,000.00 for cancer care.  Contact 204-437-2680 to speak to Dolores and make your commitment.

Brad Vollrath made some announcements.  Many people have raised the issue of having a BPCOA picnic as we have in the past.  As we are trying to re-establish a positive relationship with BPFN we do not want an event that competes with Buffalo Days and we have had trouble getting volunteers for a picnic as many cottagers volunteer at Buffalo Days.  We are donating $1000 to offset some food costs and sponsor Buffalo Days picnic.  The Ice Fishing Derby has been successful for years and returned a small profit.  The organizers have made a request that money be donated for playground equipment at Fawnway Park.  This year we are pledging $3000 towards that end.  Mark your calendars for the 2nd Annual Family Fun Golf Tournament on July 29th

It was moved and seconded to adjourn the meeting at 12:10 pm.

Minutes of AGM May 22 2016

Buffalo Point Cottage Owners Association
Minutes of the Annual General Meeting held May 22, 2016

Lee Delorme welcomed the members and informed them that we would also elect new board members at the meeting.

It was moved by Marion Kwiatkowski and seconded by Gisele Horvath to accept the agenda as circulated.
The motion carried.

Information was provided by our legal counsel, Paul Edwards, regarding the status of the issues remaining with the Buffalo Point First Nation and Buffalo Point Development Corp. He thanked the 6 retiring members of the Board for their incredible work under very trying circumstances as he appreciated their time and effort (all without pay) for the many hours in court or arbitration or meetings on behalf of all Cottage Owners.

We have a consent order that was ratified by us at last years’ AGM was also ratified by the First Nation and the Development Corporation and is in effect. The arbitrator awarded the BPCOA $350,000 part for legal costs and some for overpayment of taxes. This was to come to us in payments over time. So there was a variation on that award. The courts granted us a judgment so we could officially and legally obtain the money the courts say was owed to us. When that money comes in we will be able to pay our legal fees and the outstanding bill from the arbitrator.
Part of the award included a process for control over the level of taxes and it was agreed to by the parties and enforced by the consent order and judgment. This was to help us avoid a jump in taxes and provide taxpayer representation in some format. Although it is not what we first asked for the process allows us to some meaningful input as we have historically we had when we were paying maintenance fees, rather than taxes. Despite the fact that the parties have agreed to the process the First Nation Tax Commission has declined to approve this agreement. This is a challenge we will have to address in the future. The judgment ensures that it will happen. We have agreed to tax increases of 2% in the next 2 years.
Paul Edwards asked us to fill out forms saying we were not going to arbitrate as individuals since this is part of the settlement. Many of these were done before some by email and we have been asked to fill them out in writing and they are being distributed now for our signatures. Please sign them, have them witnessed and get them back to us. We will collect as many as we can today and collect as many of the rest as we can in the next few days.

It was moved by Karen Stang and seconded by Kay Blais to adopt the minutesf the BPCOA 2015 AGM as posted on the website.
The motion carried.

The financial statements were provided to cottage owners.
We started the fiscal year with assets of $1191.35. Our revenues for the year were 31,787.12. Our expenses were $35,291.86 ($29,216.77 in legal fees) leaving us with a deficit of just over $3500.
In brief at April 30, 2016, our legal fees to date are $444,936.96 of which $172,044.00 is still outstanding. The fees raised by cottage owners are $221,697.48 plus a loan of $22,000.00. As stated by the lawyers we have been awarded $350,000.00 over time.
It was moved by Claude LeMay and seconded by Cliff Lebuick to accept the financial statements as circulated.
The motion carried.

Lee Delorme explained about electing new members of the Executive Board. Special thanks for his outstanding support over the year to Doug Struthers. Thanks for all the efforts of the departing Board members who have contributed so much to your association. Veronica Johnson and Mike Millner are remaining on the Board. Other positions need to be replaced at this meeting. Tim Picken read the biographies of the prospective Board members and conducted the elections.

The following people were duly nominated and seconded and accepted their nomination to stand for election;
Len Gaudet, Leilani Kagan, Susan Hart-Kulbaba and Brad Vollrath.
The motions carried.

There are 2 spots still vacant if anyone is interested in joining these folks on the Board. The Board was congratulated and will select officers from amongst themselves at their first meeting.

Miles Briggs thanked Lee Delorme for his leadership on behalf of his Board members and reported on some issues that might require changes to the by-laws and voting would need to take place at the next AGM in 2017. The new Executive needs to consider if they should change the bylaws on the number of Board members.

There was a discussion about increasing the membership contribution for the following year. It was moved by Chris Vollrath and seconded by Janice Nemeth to increase the membership contribution to $20 for 2017.
The motion carried.

Miles Briggs talked about the assessment processes as it reflects this year’s taxes and the appeals process. The assessments may have gone up but the mill rate dropped in order to only increase taxes by 2%. The First Nation Tax Commission was sent a letter protesting the location for any appeals of the assessments in Scanterbury so they moved the appeal hearings to Winnipeg, better but not ideal.

Steve Stang will be heading up the Budgeting Committee. This Committee is the mechanism we are using for the process agreed to (and placed in the Memorandum of Settlement and the subsequent judgment from the courts) that allows us to review the Buffalo Point First Nation budget so as to determine whether we want to invoke the legal process to challenge the taxation rates being applied by the First Nation to the cottagers properties, if it is felt necessary.

Karen Stang reported on the Volunteer Appreciation dinner. The organizers are looking for nominations for the award recipients for the coming year. The Conference Centre has been booked for October 15, 2016 and tickets will be on sale this summer.

Marion Kwiatkowski is retiring from the Membership Committee. She worked for many years greeting new and past members of the cottages here, shared information with them and collected membership fees. She kept meticulous records of names, addresses, phone numbers and emails for the BPCOA and she will be missed. Joan Demetrioff will be taking over this task for us.

There would be a need for some volunteers to coordinate and run the picnic if it is to continue in the future.

Miles Briggs closed the meeting by calling for adjournment.

Minutes of AGM May 17 2015

Buffalo Point Cottage Owners Association

Annual General Meeting

Middlebro Community Hall

May 17, 2015

1. Welcoming address by Lee Delorme BPOCA President

Lee welcomed approximately 180 cottage owners attending and thanked them for their support throughout the year in the litigation and mediation processes.

2. Lee asked if there were any required changes to the agenda.  There were no changes required.  Gisele Horvath made a motion to accept the agenda, seconded by Cecilia Meda.  The vote was unanimous to accept.

3. Litigation and  Mediation

Paul Edwards, legal counsel for Buffalo Point Cottage Owners Association gave an update on the litigation and mediation processes and how we got to the place we are at today. Members in attendance were given a two page handout which highlighted the litigation update by Mr. Edwards.  

Subsequent to the litigation update, Mr. Edwards lead the members through a four page document entitled, “Minutes of Settlement”. These minutes of Settlement (MOS) were the result of the latest round of mediation talks between the BPFN and the BPCOA. The MOS would essentially curtail all outstanding litigation actions by the BPFN, the BPDC and the BPCOA; the 2008 agreement would be replaced by a new irrevocable Taxpayer Representation Law (TRL); a three year agreement on budget amounts for 2015, 2016, 2017 and any financial damages owing to the BPCOA would be settled in an upcoming binding expedited mediation session in June or July lead by Arbitrator A. Peltz.  The irrevocable TRL will essentially enshrine the status of the BPCOA in law and include a dispute resolution option which will permit the BPCOA to challenge any excessive or clearly unnecessary annual increases in taxes and capital infrastructure expenditures by way of Binding Expedited Mediation (BEM). Both parties will be bound by the decisions of BEM with no further avenues of redress. 

Mr. Edwards advised the group that if the settlement offer is ratified, then it will be incorporated in a Consent Arbitration Award and filed in a Court of Queen’s Bench. 

Following his presentation, Mr. Edwards fielded questions from the membership.

4. Lee addressed the MOS and TRL and recommended acceptance.  Wayne Jackson made a motion to accept the MOS and TRL, seconded by Claude LeMay.   A vote was taken and it was unanimous to accept the MOS and TRL.

5. Gloria asked that the minutes of the AGM of 2014 be accepted as being posted on our website.   Karen Stang made a motion to accept the minutes, seconded by 

Ross Adams.   A vote was taken it was accepted.

6. Veronica asked that the financial report be accepted as per the hand out.  Bruce Smyth made a motion to accept the financial report, seconded by Claude LeMay.    A vote was taken and it was accepted.

7. Lee asked for nominations for two or three members to replace executive directors wishing to step aside especially after the last three very demanding years. A replacement is also required for Mary Kwiatkowski, Chairperson, East Shore Membership Committee, who would like to step aside after 17 years of dedicated service to the BPCOA. No formal nominations were made but some interest was expressed for ad hoc committees like a budget committee.

8. George addressed the Annual Picnic saying that it had been decided not to have a picnic in July of this year as it would be too close to the Buffalo Days that BPFN has planned.  It was decided to look to the September long weekend for a possible picnic.

9. Miles spoke of the Middlebro Lunch Program giving details if seniors wanted to attend.

10. Lee declared the meeting adjourned.

 

 

Buffalo Point Cottage Owners Association

Annual General Meeting

Middlebro Community Hall

May 17, 2015

1.      Welcoming address by Lee Delorme BPOCA President

Lee welcomed approximately 180 cottage owners attending and thanked them for their support throughout the year in the litigation and mediation processes.

2.       Lee asked if there were any required changes to the agenda.  There were no changes required.  Gisele Horvath made a motion to accept the agenda, seconded by Cecilia Meda.  The vote was unanimous to accept.

3.       Litigation and  Mediation

Paul Edwards, legal counsel for Buffalo Point Cottage Owners Association gave an update on the litigation and mediation processes and how we got to the place we are at today. Members in attendance were given a two page handout which highlighted the litigation update by Mr. Edwards. 

Subsequent to the litigation update, Mr. Edwards lead the members through a four page document entitled, “Minutes of Settlement”. These minutes of Settlement (MOS) were the result of the latest round of mediation talks between the BPFN and the BPCOA. The MOS would essentially curtail all outstanding litigation actions by the BPFN, the BPDC and the BPCOA; the 2008 agreement would be replaced by a new irrevocable Taxpayer Representation Law (TRL); a three year agreement on budget amounts for 2015, 2016, 2017 and any financial damages owing to the BPCOA would be settled in an upcoming binding expedited mediation session in June or July lead by Arbitrator A. Peltz. The irrevocable TRL will essentially enshrine the status of the BPCOA in law and include a dispute resolution option which will permit the BPCOA to challenge any excessive or clearly unnecessary annual increases in taxes and capital infrastructure expenditures by way of Binding Expedited Mediation (BEM). Both parties will be bound by the decisions of BEM with no further avenues of redress.

Mr. Edwards advised the group that if the settlement offer is ratified, then it will be incorporated in a Consent Arbitration Award and filed in a Court of Queen’s Bench.

Following his presentation, Mr. Edwards fielded questions from the membership.

4.      Lee addressed the MOS and TRL and recommended acceptance.  Wayne Jackson made a motion to accept the MOS and TRL, seconded by Claude LeMay.   A vote was taken and it was unanimous to accept the MOS and TRL.

5.      Gloria asked that the minutes of the AGM of 2014 be accepted as being posted on our website.   Karen Stang made a motion to accept the minutes, seconded by
Ross Adams.   A vote was taken it was accepted.

6.      Veronica asked that the financial report be accepted as per the hand out.  Bruce Smyth made a motion to accept the financial report, seconded by Claude LeMay.    A vote was taken and it was accepted.

7.       Lee asked for nominations for two or three members to replace executive directors wishing to step aside especially after the last three very demanding years. A replacement is also required for Mary Kwiatkowski, Chairperson, East Shore Membership Committee, who would like to step aside after 17 years of dedicated service to the BPCOA. No formal nominations were made but some interest was expressed for ad hoc committees like a budget committee.

8.      George addressed the Annual Picnic saying that it had been decided not to have a picnic in July of this year as it would be too close to the Buffalo Days that BPFN has planned.  It was decided to look to the September long weekend for a possible picnic.

9.      Miles spoke of the Middlebro Lunch Program giving details if seniors wanted to attend.

10.  Lee declared the meeting adjourned.

Minutes of AGM May 18 2014

Buffalo Point Cottage Owners Association
Minutes of the Annual General Meeting
Middlebro Community Hall
May 18, 2014

1. Welcoming address by Lee Delorme, President, BPCOA
Lee gave thanks to the group of approximately 200 cottage owners for their support during the last year in light of the various litigation processes.

2. Long Service Award
Karen Stang, Former President, BPCOA, made an award presentation to long time BP cottage owner, Rachel Godin, in recognition for her community service. Rachel recently sold her cottage and will be relocating to Winnipeg.

3. Litigation Update
Legal counsel for the BPCOA, Paul Edwards, gave an update on our various court actions including the consequences of our recent favourable court decision regarding our legal rights using our 2008 Rules & by-laws. Mr. Edwards also gave the members an update regarding the two governing groups now vying for authority in Buffalo Point. It is now apparent that federal court actions will be forthcoming to determine who will be the eventual governing authority, i.e. Chief Andrea Camp and her councillors or Chief John Thunder and his councillors. Mr. Edwards also discussed Chief Thunder’s recent announcements regarding the potential splitting of the Buffalo Point Reserve. Mr. Edwards fielded numerous questions regarding our litigation actions as well as the possibility of paying our 2014 property taxes in trust or court versus paying them to the Buffalo Point First Nation.

As a result of these discussions, it was decided that cottage owners should pay their 2014 property taxes directly to the Buffalo Point First Nations and not risk being in default of the property tax laws and the sub leases. A vote amongst the cottage owners present at the meeting was not required in this regard.

4. Collection of litigation funds from members
Lee advised the group that monies are on hand to pay upcoming court hearings in the short term but not all association members have paid the full $800 that has previously been solicited on three separate occasions.

He proposed that a vote be taken wherein the association would mail a letter to all members who have not paid their full $800 and that they would be given 30 days to pay their deficiency. He further stipulated that after the 30 days collection period expired, all members who have paid their respective $800 would have access to the entire membership list of members who have paid a likewise amount. By default, any cottage owner whose name does not appear on the list is naturally deficient with respect to the litigation fund.


A vote was taken and a near unanimous vote was achieved in this regard.

It was agreed that we all stand to benefit from the litigation efforts and it follows that all members should pay their fair share.

5. Secretary’s Report
Gloria Jackson, Secretary, BPCOA, advised the group that all BPCOA AGM minutes are posted on the association website: buffalopoint.org

6. Treasurer’s Report
Gloria advised the group that our Treasurer, Veronica Johnson, was out of town this weekend and referred members present to the financial report attached to the agenda.

7. Memberships
Gloria reminded the members present to pay their annual membership fee of $15 at the front door tables and to give us any changes in address, telephone numbers or email addresses.

8. Election of officers
All directors agreed to stay on this year in view of the litigation cases and their commitment to our cause for the benefit of the community.

9. New business
a) A brief discussion was held regarding the cutting of foliage on our lots that may infringe upon hydro lines and may cause future hydro outages. Members were encouraged to cut down trees on their lots that are intertwined with hydro lines.
b) A brief discussion was held regarding the association’s definition of a member in good standing. Currently the definition of a member in good standing includes the payment of the annual membership fee which is $15 and the initial $50 contribution to the litigation fund. It was suggested that perhaps in the future the association should consider expanding the definition to include the all payments requested for all outstanding litigation fund charges.

10. Annual picnic
Gloria reminded the group of the annual picnic which is scheduled for June 28th between 11 AM and 3 PM. The barbeque is free to members. Costs to guests are $15 per family or $5 per person. Events include decorated bike/golf cart/quad contest, colouring contest, silent auction, race and games, horseshoe tournament, candy scramble, 50/50 draw. Volunteers and Silent Auction prizes are welcome.
Contact Lorrie Rand, Picnic Co-ordinator @ 204-437-2606 or Linda Brown, Silent Auction Co-ordinator @ 204-437-2418

Buffalo Point Cottage Owner’s Association