Heart of Cary Neighborhoods

CVHOA Announcement

2005-02-25T13:12:00.000-08:00

Heart of Cary Neighborhoods
At a meeting of the CVHOA Board of Directors on 24 Feb. 2005, a recount of votes revealed that there was not an affirmative vote by a majority of the Membership to incur debt and to pursue the dredging proposal presented at the General Membership meeting on 21 Feb. 2005. Although an initial quick count appeared to indicate affirmation, careful integration of new Memberships data by the Board Members showed that there was not a majority of the whole CVHOA Membership giving approval to incur debt.

We have received permission from NCDENR to impound water in Maynard Pond. The valve on the dam was closed on Thursday night, 24 Feb. 2005 and the Board is proceeding with testing of the dam and appurtenant structures.

Board Members will be starting a fundraising campaign to begin collecting funds for dredging work. The Board hopes to be able to do a complete dredge of the pond in the future when enough funds are in the repair fund. We hope that the Town of Cary will be a partner in this work.

Maynard Pond Meeting Set

2005-02-18T21:25:00.000-08:00

Heart of Cary Neighborhoods

Notice of General Membership Meeting
Coronado Village Home Owners Association, Inc.

Monday, 21 February, 2005, 7:00 p.m.
Page-Walker Arts & History Center, 2nd floor

The CVHOA Board of Directors has obtained a good proposal and bid for dredging the pond. If we are to proceed with this proposal and incur indebtedness, the Membership of CVHOA must vote to approve. A General Membership meeting is scheduled as listed above and the meeting agenda is listed below. A voting Member of CVHOA is defined as one person from a household which has paid either the $100 annual dues for 2004 or has paid the first installment of the 2005 dues ($50) which was due on January 15. If you haven’t already mailed in your 2005 dues, you can bring your dues payment to this meeting. Voting will be on written ballots, with only 1 ballot per Member household. If the Board is to take any action on the proposal, it is required to have an affirmative vote by a majority of voters with a quorum being present. The Bylaws of CVHOA may be viewed at http://www4.ncsu.edu/~ncm/CVHOA/bylaws.htm (address is case-sensitive.)

Please plan to attend this meeting. Your opinion and vote are important.

Agenda: Discussion of the silt problem
Discussion of a dredging plan
Discussion of a bid for dredging
Discussion of finance methods for dredging
Voting

Following adjournment of the General Membership meeting, there will be a Board of Directors meeting.

Mailing address:
Coronado Village Home Owners Association, Inc.
P.O. Box 1913
Cary, NC 27512-1913

Demand Cary Support the Needed Dredging and Return this wonderful Natural Resource to Brillance

2005-02-11T11:46:00.000-08:00

Dry Maynard Pond in Winter

Heart of Cary Neighborhoods

2005-02-10T13:07:00.000-08:00

Heart of Cary Neighborhoods

Posted for member of Coronado Village HOA:
In the information in this blog and the Maynard Pond forum at www.carypolitics.org I see some interesting thoughts and comments, as well as some mis-information.

"Wuptdo's" comment: "I understand that about 40% of this subdivison is rental property. (Heard that as 2nd hand knowledge during the "dam" deal a couple of years ago.)" and "RogerRoger's" confirmation: "I don't have stats but I am quite familiar with the neighborhood. I live in neighboring Irongate. And I would agree with about a 40% rental population in Coronado Village." are erroneous and I must take issue with these statements. The 40 % rental property number casts an unfavorable impression about our subdivision and is far from the true case.

A download of January 31, 2005, data from Wake County (http://www.wakegov.com/general/tax/default.htm) which is public information and available to anyone reveals the following:

1. There are 135 parcels which are in Coronado Village. Four of these parcels are non-built. This leaves 131 parcels containing houses. Houses range in size from 1285 to 2483 square feet.

2. Building history of Coronado Village:

1976 -- 12 houses were built
1977 -- 39 houses were built
1978 -- 28 houses were built
1979 -- 45 houses were built
1980 -- 5 houses were built
1995-6 -- 2 houses were built
Total -- 131 houses

3. A cursory cross check of property location vs. ownership data reveals that 18 of the parcels appear to be in a rental situation. 18 out of 131 = 13.7 % rental properties and not "about 40%" as estimated in the blog. 13.7 % does not seem to me to be out of line for a subdivision that is nearly 30 years old.

I hope you will take the opportunity to correct this mis-information in your statement at Don Hyatt's CaryPolitics.org site.

Much of the information you seek is available at our website http://www4.ncsu.edu/~ncm/CVHOA. The purpose of this voluntary Association has always been to preserve and maintain Maynard Pond. Membership in the Association is not limited to residents of Coronado Village. Meetings and reminders are announced to the Membership via the U.S. mail, e-mail, and the bulletin board on the Ralph Drive side of the pond. Meetings are a good place to gain information - from Maynard Pond's history to its current status - and are where new Members are brought "up-to-speed." All of the officers of the Association are volunteers who have job and family commitments.

Thanks for your interest in the health and fate of Maynard Pond. I think we have common goals.

Please see the attached image below to ascertain where the rental parcels are in Coronado Village. I think you should be able to view the .png image.

Heart of Cary Neighborhoods

2005-02-08T09:03:00.000-08:00

Heart of Cary NeighborhoodsThe Cary News Jan. 13 story about the pond.

Pond situation murky for downtown neighborhood

Coronado Village residents asked Cary for $90,000 to remove silt

By Adam Arnold
Cary News Staff Writer
A request from Coronado Village homeowners to the Town of Cary for $90,000 to dredge silt from the subdivision pond appears to be sinking.
Residents of the downtown neighborhood have asked for help removing 1 1/2 feet of dirt from eight-acre Maynard Pond, which filled with silt as the dam at the north end of the water was repaired.
A Town Council committee has recommended the town forego the request, which is on the council’s agenda tonight, because it would not serve a public purpose and could also set a troublesome precedent for the town.
But District B council member Nels Roseland, who represents the area, wants to keep the matter perking.
"I’m going to ask that issue be tabled so we can spend a little more time studying the issue," Roseland said.
Roseland said he wants more time so staff, council and residents can iron things out, including possibly the formation of a formal homeowners’ association for the neighborhood that would have the authority to assess charges for such repairs.
As the matter stands now, several council members are reluctant to move forward.
"I am not comfortable investing taxpayer dollars in something that is not a public purpose," said council member Jack Smith, whose District C covers southeast Cary.
Two years ago the town put up $50,000 to help the neighborhood rebuild its dam, which was in danger of failing and possibly inundating homes below it. Repairs to the dam also had the benefit of collecting runoff to help prevent flooding in the area.
As with the dam repairs, the sticking point on town participation in the dredging is whether the effort would benefit the entire town.
Staff members said they did not believe the current sediment situation generated similar safety issues as the dam repairs.
With more than 200 other neighborhood ponds in the town covering more than 1,000 acres helping this time could open the floodgates for other requests, said Terry Warren, the town’s engineer for stormwater.
Membership in the existing homeowners’ association is voluntary for neighborhood residents, so equitable assessments to fix the dam privately are problematic, residents have previously told the council.
Smith urged residents to form a "legal homeowners’ association" so residents can be assessed for such projects.
Roseland said citing those other ponds is not an "apples to apples" comparison because they are owned by associations that "have teeth" to levy assessments.
While residents are amenable to working more with the town, some believe that reforming the homeowners’ association would require an act of the General Assembly.
"I don’t know of any neighborhood that has had a [mandatory] homeowners’ association imposed on it," said Mike Carter, the former president of the homeowners’ association.
The association had considered asking homeowners to build into their deeds that on sale the new owners would automatically become members of the association, Carter said, but homeowners balked at the move because they believed it would lower property values.
According to Wake County property records, the association has owned the pond since 1989.
Waite Warren, who moved into the neighborhood as an original owner in 1979, said the pond had been a hot potato for the developer, residents and town since the early 1980s. Warren recalled that it was purchased from the developer for back taxes and residents talked with town officials then about taking it over.
"At this point, I don’t know what can be done, but I hope something can be negotiated" regarding the dredging, Warren said.
Carter said the situation has made him unhappy since the dam repairs started.
"It was particularly frustrating for me to see that pond empty and there was no way to get that dirt out," Carter said.

Contact Adam Arnold at 460-2609 or aarnold@nando.com.

Heart of Cary Neighborhoods

2005-02-08T05:36:00.000-08:00

Heart of Cary Neighborhoods: Email Response to Charchar from The Porters (posted for them). Please visit www.carypolitics.org Mayndard Pond forum for more information and a lively discussion on the issues surrounding the pond:

Tell me friend, where else may one gaze upward to view the beauty of a hawk perched proudly among the branches of an oak tree in the heart of a city but in Maynard pond? Yes, this eve as we, Jim and I, strolled around the pond, as we often do, I stopped suddenly fore I felt as though someone much grander than I looked down upon me, I turned around and gazed upward to see her there, perched calmly gazing back at me, it was if she called out to some part of me.. the heart of me... Beauty doesn't seem to matter much to those who loose focus on what is truly important, beauty matters tremendously to those who treasure and respect all life.

What is a star my friend? A star is but a single light in the frothing fires of our sky to some... To others it becomes their symbol of life and enduring love.. The starlit sky that sheltered the first kiss of young love, that lit the eyes of a child's first glance into the heavens, a spark to the prophetic thoughts of our emerging youth.. our leaders of tomorrow. What is Maynard pond? It is simply a mere puddle to be swept beneath our memories?

I have heard, and read, many voices clamoring about Cary's National water and crime ratings. Tell me please, what becomes of a great city when she looses sight of her values? In this great city we value family, there is more parental involvement in our schools, and community, than in most locations around this great nation. In Cary, we care. When any one citizen, or any group of citizens, begins to make exclusions the fall of true beauty is sure to follow... It will spread like fire, trust me fore I have seen it... For that matter we all have... Isn't that why we took refuge in Cary in the first place?

Yes, the lowest rate of crime matters. Yes, the purest drinking water matters... Do either of these claims supersede our need to boast about our beauty and respect for life? For preservation? I surely hope not.

Sincerely,
the Porters

Heart of Cary Neighborhoods

2005-02-07T19:54:00.000-08:00

Heart of Cary Neighborhoods

Following is an email update from Nels Roseland with VIP information...please read:

I talked to our town manager today and he shared with me the staff report would be ready by the March 17 Planning & Development (P&D) Committee Meeting. This staff report would focus on a neighborhood development grant and program. Our town professional staff need time to develop appropriate criteria and parameters for a neighborhood development grant approach, because it may set a precedent for other neighborhoods with similar organizational or infrastrcuture concerns. The Committee meeting is open to the public and you are welcome to attend. I chair this council committee which also has Michael Joyce and Julie Robison as members. The final council decision would take place on March 24 at 630pm. More details on the P&D meeting are as follows:

Planning and Development Committee
12 noon - Temporary Council Chambers, Herb Young Community Center, 101 Wilkinson Avenue

Heart of Cary Neighborhoods

2005-02-07T05:54:00.000-08:00

Heart of Cary Neighborhoods

Following is an exerpt of an email response to me from the key member of the Coronado Home Owner's Association board on the current Pond issues:

Wednesday, January 26, 2005 10:59 PM
Dear Roger,

The CVHOA Board and I appreciate your interest in the dredging situation. Yes, there will be a lot to do in the next few months. This week the Board is meeting to discuss the items that I were covered in a meeting I had with Nels and others at the Town of Cary last month. After that meeting, I'm sure we will be sending out information for the entire neighborhood. In the mean time, the best thing to do is keep sending letters to the members of the Town Council about our situation and the need for their assistance in resolving the issue.

Best Regards,

Gary Bulman
CVHOA Board Member

Heart of Cary Neighborhoods

2005-02-07T05:50:00.000-08:00

Heart of Cary Neighborhoods

Following is an exerpt of an email to me that describes what Nels Roseland (the only supportive Town Council member and representative of these neighborhoods) and the Coronado Home Owner's Association board are currently working on:

In summary, there was not majority support on the council for a $90,000 direct payment.

Instead, we are pursuing a neighborhood development grant approach. The strategy we are now considering is to give the neighborhood a $45-$67K grant to re-organize their homeowner association so that it has a positive financial incentive to take care of their current dredging problem and future problems. If they created a new HOA that could assess permanent dues to 70-100 homeowners, they will have the financial means to address their maintenence needs. I am working with our town manager and staff to make it worth their while to develop a new HOA. I believe we will find stronger council support for a permanent neighborhood development approach compared to an expensive one time fix for their current problem.

Heart of Cary Neighborhoods

2005-02-07T05:40:00.000-08:00

Heart of Cary Neighborhoods

Operations Committee
RECOMMENDATIONS
January 5, 2005
Temporary Council Chambers
Herbert C. Young Community Center
101 Wilkinson Ave. , Cary , North Carolina
www.townofcary.org

Committee chair Jennifer Robinson called the meeting to order at 4:31 p.m. Committee members Jack Smith and Marla Dorrel were in attendance. The meeting adjourned at 5:33 p.m.

A. Consent

1. Water and Wastewater System Extension and Connection Policy (EN05 064)
Committee unanimously supported revising property owner fees for Town-funded utility extension projects.
2. On-call Services for Wetland and Riparian Studies (EN05-069)
Committee unanimously recommended awarding up to four contracts for On-Call Services for Town of Cary Wetland and Riparian Studies.

3. Southeast Area Plan – Funding Recommended Roadway Improvements (EN05 070)
Committee unanimously recommended redefining the use of funds approved in the FY04 CIB for the Walnut Street Corridor Improvements-Phase I project to reflect those improvements approved in the Southeast Area Plan.

4. Changing a Project Scope (EN05-071)
Committee unanimously recommended changing the scope of GG1013 East Park Street Culvert Replacement to Culvert and Storm Sewer Capacity Analysis.

5. Hillsdale Forest Water and Sewer Extension Project (EN05-73)
Committee unanimously recommended awarding a contract to J.F. Wilkerson Contracting Company, Inc. for $1,057,588.75 for the Hillsdale Forest Water and Sewer Extension Project.
6. Traffic Calming Policy and Standard Procedure Revisions (EN05-074)
Committee unanimously recommended the proposed revisions to Policy Statement 124 and Standard Procedure 111. Ms. Robinson requested that staff add a list of residents who have already talked with Mr. Moore about traffic calming devices.

7. Corrections to Condemnation Resolutions for Wellsley Community Association for the High House Road Widening Project (EN05-076)
Committee unanimously recommended approval of corrections to Resolutions of Condemnation regarding Wellsley Community Association of the High House Road Widening Project.
8. Progress Energy Easement for Sears Farm Road Park (EN05-077)
Committee unanimously recommended approval of a Progress Energy request to grant an easement for Sears Farm Road Park .

9. Fire Department Local Relief Fund Board of Trustees (FD05-04)
Committee unanimously recommended reappointing Mr. Fred Cobb to the Cary Fire Department Local Relief Fund Board of Trustees.
10. Police K-9 Program (PD05-005)
Committee unanimously recommended approval of the Cary Police Department’s request to begin a police patrol dog, better known as a K-9, program with a combination of town and community funding.

11. Standard of Response Coverage Policy (FD05-03)
Committee unanimously recommended approval of a resolution approving the Fire Department’s Standard of Response Coverage Policy.

12. Maynard Pond (EN05-062)
Committee unanimously recommended denial of a request to finance dredging of Maynard Pond.
13. Selection of Morrisville Parkway Alignment Alternative (EN05-067)
Committee unanimously recommended approval of alignment alternative B for Morrisville Parkway between Carpenter Upchurch Road and Green Level to Durham Road .

14. Petition to Narrow the Proposed sidewalk on Walcott Way (EN05-078)
Committee unanimously recommended approval of a petition submitted to the Town of Cary by the residents of Walcott Way and adjoining cul-de-sacs to narrow the width of the proposed 5-foot sidewalk to 4 feet.

15. Automated Meter Reading Study (FN05-08)
Committee unanimously recommended approval of a proposed project to complete a business cost analysis for implementing automated meter reading in Cary and as part of the Morrisville utility merger analysis.

B. Discussion
1. Multipoint Interactive Meeting (AD05-009)
Committee unanimously acknowledged the benefit of this tool and recommended forwarding to it Council at its next meeting, where Susan Moran will provide a brief overview of the item.

2. Art Enhancements to the proposed Morrisville Parkway Bridge (EN05-072)
Committee voted that Council should discuss this item at its next meeting. Ms. Robinson stated that she supported Option 1; however she did not support pursuing the public art phase of it at this point. Ms. Dorrel stated that given the additional cost to the overall project, she could not justify supporting it. Mr. Smith expressed similar concerns. Ms. Robinson asked staff to review the costs of the art enhancements before the next Council meeting to identify areas to reduce costs.
C. Information
1. Utility Board of Adjustment Annual Report (FN05-07)
Information regarding the activities of the Utility Board of Adjustment during calendar 2004 (FYI)

2. Lazy Daze Grants Report 2004 (PR05-14)
Annual report to the Town Council of the Lazy Daze Grant recipients from the Festivals Committee. (FYI)
For questions about these minutes, please contact Roger May, Administrative Secretary, at 319-4506 or roger.may@townofcary.org.

Committee meetings are broadcast live on Cary TV 11 and rebroadcast the following day at 7:30 a.m. and the second day after the meeting at 7:30 p.m.

STAFF REPORT
Operations Committee, January 5, 2005

Maynard Pond (EN05-062)
Consideration of a request to finance dredging of Maynard Pond
Speaker: Terry Warren

From: Tim Bailey, P.E., Engineering Director
Prepared by: Terry Warren
Approved by: William B. Coleman, Jr., Town Manager
Approved by: Benjamin T. Shivar, Assistant Town Manager

At the request of Council Member Roseland this request by the Coronado Village Homeowner’s Association (CVHOA) to assist in the financing of the dredging of Maynard Pond is being brought before committee.

In December of 2002 committee approved a request to appropriate $50,000 to help the CVHOA make repairs to the Maynard Pond dam. Council made the appropriation with the condition that some flood storage be incorporated into the repairs. The repairs to the dam have been completed and the flood storage has been included.

While awaiting the Division of Land Quality’s Dam Safety section’s final approval of the repairs it became obvious that over the life of the pond a considerable amount of sediment had accumulated in the bottom of the pond. The CVHOA has attempted to remove the sediment on their own. The job turned out to be larger than they were able to handle. They have contacted several grading contractors for estimates on removing 1.5 feet of sediment. According to their estimates, this equates to approximately 25,000 cubic yards. The estimated cost for this sediment removal is approximately $90,000, much more than the financial capability of CVHOA.

In looking into this request, staff has found little public benefit. The criterion that was used to support the dam repair was the ability of the pond to store excess runoff (flood storage) and provide public flood protection. The flood storage capacity is not affected by the accumulated silt. The flood storage is actually located above the normal water surface elevation. The surface area of the pond will not be significantly altered by the removal of the silt. The surface area is primarily determined by the elevation of the outlet device.

Staff Recommendation: Staff recommends that committee deny this request for financial assistance for dredging Maynard Pond.

Heart of Cary Neighborhoods

2005-02-07T05:09:00.000-08:00

The Current Hot Topic is Help Save Maynard Pond --Following are articles, letters, town council minutes, web sites and such that should be helpful in bringing you up to speed.

We Need Your Help!! Please Read The Following Current Issues with Maynard Pond in the Heart of Cary, Coronado Village area. And do your part to get your friends, children, neighbors and anyone else involved to HELP save Maynard Pond! Time is of the Essence !!

Don't hesitate to add your comments, ideas, suggestions, contacts and anything else to this blog...it is your Heart of Cary community resource.

See Coronado Village Home Owner's Association web site (note: it has not been updated recently):
http://www4.ncsu.edu/~ncm/CVHOA/

Note: Maynard Pond has 60 days from 1/12/05 before a next step of action by the Cary Town Council will happen. That will be sometime around March 15th, 2005. Currently most of the Cary Town Council is AGAINST providing more money to fix Maynard Pond.

Send emails, letters, call, visit and demand this Pond be fixed to your Mayor and town council at the following email address:
council@townofcary.org

see Town of Cary web page:
http://www.townofcary.org/council/group.htm

Raleigh’s News and Observer Article - Published: Jan 12, 2005

Residents seek help for silty pond

By DEMORRIS LEE, Staff Writer

CARY -- Residents of Coronado Village need the town of Cary's help again.

But this time, they may not get it.

People who live in the 137-home community near downtown asked town officials to help dredge a four-acre community pond that is filled with silt.

Last week, the town's Operations Committee recommended denying the request. Cary officials are skittish about setting a precedent of helping maintain private ponds with public money.

"We looked at it from a public benefit standpoint," said Terry Warren, Cary's stormwater engineering manager. "Me as a taxpayer, I wouldn't get any benefit out of it. The only benefit is to the folks who live around the lake and not the town as a whole."

Cary contributed to the problem by using the pond to collect runoff from streets and new development, said Gary Bulman, president of the Coronado Village Home Owner's Association. The homeowners are not asking for a free ride; they are asking for help in raising the $100,000 needed to clean the lake, he said.

Bulman said some in the community borrowed equipment and tried to remove the silt themselves, but the project was too massive. The community owns a lot near the pond, but because of Cary's stringent buffer rules, the property can't be developed and banks will not allow them to use it as collateral.

"Maybe the city can help us," Bulman said. "Maybe they can assist with the vacant lot and make it buildable, or maybe they can guarantee the loan or the city can help us put some teeth in our homeowners association to collect dues."

Because the community's ranch, Cape Cod and split-level homes were built before most subdivisions started requiring homeowners' dues, Coronado Village's dues are voluntary. Approximately 79 homes pay the $100 yearly dues -- not enough to pay for dredging the pond.

Nels Roseland, the councilman who represents the area, plans to mention the matter at the council meeting Thursday.

"I'm hoping we can explore more options, because they are stuck between a rock and a hard place," Roseland said.

Cary and the homeowners have worked together before.

Several years ago, Cary found about $50,000 to help fix the pond's dam. Coronado Village raised about $20,000 for the $70,000 project.

In exchange for fixing the dam, Cary is allowed to use the pond to capture some stormwater runoff and the pond must be open to the public.

Now, homeowners say, that stormwater runoff brings silt into the pond.

Coronado Village explored filling in the lake and selling the land to a developer, but Tim Bailey, Cary's director of engineering, said that would be a breach of contract.

"We have a contract with them for rebuilding the dam and outlet structure," Bailey wrote in an e-mail message. "If they were to develop the area, it would be a breach of contract, unless they repaid the town funds we have invested in the project for the public benefit that was derived."

Maynard Pond was built in 1950s as a farm pond for watering livestock. Since the '60s, the pond has been used for recreation by town residents, and the farms have become subdivisions. It became the centerpiece of Coronado Village in the 1970s, and in 1989, Coronado Village Home Owners Association was formed to preserve the pond.

Now Maynard Pond is little much more than a puddle, though a small flock of ducks has found a shallow pool of water to paddle in.

"We don't want to set a precedent of helping private lakes," Bulman said, "but eventually it will become a swamp and the inlet area will be dry at some point. We are trying to convince the city to help us in some way."

Staff writer Demorris Lee can be reached at 829-8937 or demorris.lee@newsobserver.com.

Letter to Editor of Cary News and News and Observer, published in the Cary News

Please Fix Maynard Pond

I appreciate your article but isn't there anyone involved who is looking for a positive solution to the mess they have created. Maybe both Terry Warren and anyone else involved should take a deep breath of fresh air and a long invigorating walk around Maynard Pond.

My wife and I are not residents of Coronoda Village and we are taxpayers!! We and other taxpayers will and do get amazing benefits out of a working Maynard Pond. We walk around Maynard Pond almost every evening and it is a wonderful plant, animal and water oasis within walking distance of downtown Cary. We see many frequent and infrequent visitors of Maynard Pond every day as we complete that walk. The walk to downtown, the convenient sidewalks, an affordable ranch house and Maynard Pond are why we chose to purchase a home in the Heart of Cary.

Just a few of the benefits to taxpayers of a working Maynard Pond:

Preserving a wonderful spot of nature within walking distance of downtown.
Countless individuals, families and taxpayers enjoy the water, plants, trees, birds, animals, fish, beauty and similar.
Countless individuals, families and taxpayers enjoy the walk around and near the pond.
A historic pond in a historic neighborhood in the Heart of Cary.
Preservation of a unique older development with a nice pond in a more and more similarly subdivided city.
A beautiful pond within walking distance of downtown where taxpayers have spent many thousand dollars developing a plan to improve the livability of downtown Cary (isn't this the essence of such?).

It seems obvious that there was not an adequate plan to complete the re-working of Maynard Pond. I am not an engineer but wouldn't silt surely come with stormwater runoff. Please don't make all of us that enjoy Maynard Pond do without it! Please don't assume that Maynard Pond benefits only Coronoda Village residents. And please don't assume that it doesn't benefit taxpayers! There has to be a positive workable solution. Please work to find it and fix Maynard Pond!

Thank you,

Roger (Iron Gate Subdivision)