History Overview
The modular residence was not new when it was put in place many years ago. It has undergone various renovations and repairs over the years. Prior and current management residents have reported a variety of issues that have been addressed by past and current Boards.
The Reserve Study, which is conducted annually, projected the replacement of the Manager’s Residence for 2025.
2024 Discussions
During the 2024 Board meetings, asset replacement projects which would utilize reserve funds for the upcoming year were discussed and prioritized. A full summary was included in the September 2024 Open Board Meeting Minutes which can be located on the website. The Board agreed to begin the planning process for replacing the Manager’s residence and calls for volunteers with construction experience began.
2025 Discussions
In May 2025, the Board confirmed the core Committee members Mike Labahn and Mike Smart who were then joined by Joe Bigotti. During the 2025 Board meetings, the Committee provided regular updates on their research of options, Nevada County code regulations, minimum snow load requirements for the roof among other items. At the October 2025 meeting, the Committee’s presented various options for the Board’s consideration which included pros/cons and costs for a modular, a barndominium, a modular with a secondary roof and a “stick built”. The Committee received confirmation to explore and further refine costs for a stick built option.
Committee Recommendations
A Special Open Board Meeting was called for February 28, 2026 for the Committee Chair Mike Labahn to provide an overview of the Committee’s recommendations:
The TTT Managers Residence Replacement Committee have been working over the winter to compile additional information on the options presented at the September’s and October’s open board meetings. At October 2025 BOD meeting, the committee requested to allow Mr. Joe Bigotti to provide a budget, together with quotes from suppliers on all material costs and required subcontractor work for the stick-built option. As Mr. Bigotti had previously budgeted and built TTT’s office, is a general contractor, and has experience with Nevada County’s building department, he was uniquely qualified to provide a budget for the stick-built option to the committee. The BOD approved this request, and Mr. Bigotti completed his work over the next few months. On February 7, 2026, the TTT Managers Residence Replacement Committee met both physically at the TTT office and via phone, from 10am-2:30pm. The meeting was attended by Michael Smart and Michael Labahn, committee members, Mr. Joe Bigotti, guest, and the current board of directors. The purpose of the meeting was to discuss Mr. Bigotti’s proposed construction budget for the stick-built option as well as discuss other issues and questions regarding this project. Mr. Bigotti presented his budget and reviewed the costs, line by line, to help the committee understand all the components of the construction budget. The budget encompassed all the anticipated hard costs and material pricing less labor. Labor was anticipated to be fulfilled by TTT member volunteers and staff. After all questions were answered, the committee thanked Mr. Bigotti for his time and effort in developing this construction budget. Mr. Bigotti thanked the committee for their time and consideration and left the meeting. The committee continued to discuss the proposed budget by Mr. Bigotti, other options previously presented, other requirements from Nevada County Building Department, options for housing management during the construction, possible funding opportunities for the future approved option at the next BOD meeting, and other related matters. At 2:30pm the committee tabled further discussions till a future date and concluded the meeting, as the committee needs to have direction from the BOD on what option they approve which will dictate how to address unresolved subjects discussed at this meeting. The committee also agreed to make the following recommendations to the BOD:
The TTT Managers Residence Replacement Committee makes the following recommendation to approve the stick-built option at a preliminary budget of $280,000.00 which includes construction costs, contingency for material and subcontractor cost increases, contingency for known and unknown Nevada County and other governmental requirements, management housing, and other unknown changes or costs. Preliminary budget subject to change based on actual construction schedule, unknown changes, and unknown governmental additional requirements.
The Board discussed the recommendations, and a motion was made by Bobby Cuschieri to pursue the stick built option, Second by Darrell Marler, Motion Carried.
The Board then discussed approval of funds to pursue the next steps in the project. A proposal to approve an amount that would allow the project to continue was made by Bobby Cuschieri as there are a few items that will need to be determined by Nevada County once the permits are submitted (such as solar requirements). Members of the Board supported the recommendation to approve working funds now and bring forward to the membership a complete budget and funding plan at a later date. A motion was made by Kristi Gillespie to approve of up to $100,000, Second by Bobby Cuschieri, Motion Carried.
May 2026 Update
Committee Chair Mike Labahn shared that the architectural drawings are completed and are with the engineer. Once the engineer has completed their review and calculations, the plans will be submitted to the Nevada County Building department. Tentative schedule for permit submission is June/July 2026.
