On May 11th, 2026, without a quorum, the POA President, POA Secretary and one recently elected director met in executive session for sixteen minutes. (1) It is unknown what was discussed in this unlawful meeting, and what, if any, votes were taken as executive session minutes are confidential.
However, on this same day, the POA President signed the verification included in the civil complaint that was later filed against the developer. (2)
Note: Minutes of this meeting characterized as an “Elected Directors Only” executive session were approved by the three attendees on May 26th, 2026. (3)
Additional Note: Minutes were not posted until almost one month later thereby delaying access to this information.
Babbling on . . .
Meanwhile, in last month’s Q&A session, the POA President oh so mistakenly proclaimed that the board had voted in the previous open board meeting to seek a declaratory judgment against the developer. (4a) https://www.youtube.com/watch?v=1W5VYc5L3mc at 1:04:20. Anyone who listened to that previous meeting knew that statement was untrue.
And yet she said it.
The developer director quickly jumped in to clarify that no vote was taken in that open meeting. Stumbling about, the POA President then acknowledged that it was actually voted on “internally”. (4b) https://www.youtube.com/watch?v=1W5VYc5L3mc at 1:07:05.
Note: The response and developer correction were not included in the Smoke Signals recap of the May 2026 board meeting and Q&A.
It is unknown if the sixteen minutes of executive session had anything to do with that previous “internal vote” recalled by the President. However, there is no evidence found elsewhere in the posted board minutes (executive session or otherwise) of any meetings held by the “elected directors” only.
Additional Note: Although there are references in previous minutes to a March 16th Executive Session, it is impossible to tell who attended that session or how long it lasted as it has not been posted to the POA website.
Demanding more . . .
Well now. It certainly does seem that the Q&A sessions of the open board meetings have become more interesting and even often more informative than the recited messages from leadership as they traverse their last minute agenda.
Kudos to those well informed property owners who have stood to pose substantive and probative questions to a leadership intent on shielding the community from basically anything of significance in order to keep all relevant information away from inquiring minds.
In fact . . .
As it turns out, even our water has been delegated to executive session. An earlier session on May 11th (prior to the departure of other directors) included the Chairman of the Water Committee, President of UIG and three additional UIG staff members. (1)
Seriously.
One can only imagine what that was about.
And yet, remarkably, Big Canoe Property Owners are not even allowed to observe non-executive closed door meetings.
As for that lack of quorum . . .
Unfortunately, it appears that our “elected directors” are not familiar with Section 3.8 of the Association bylaws (5) or the official code of Georgia at 14-2-824 as the President, Secretary and that one recently elected director conducted business in a meeting without the required quorum of four.
Obviously, this is important. Keep in mind that any decisions made during a meeting held without a quorum could be deemed invalid and null and void.
It really is past time for our “elected” leadership to fully familiarize themselves with our governing documents.
Perhaps then, leadership might actually begin following the rules.
A Waterford update . . .
As noted in the previous post on this site, (6) the recent civil action filed by the Association against Big Canoe Company, LLC (BCC) and Big Canoe Holdings Group, LLC (BCHG) will not be analyzed by this writer. However, continual updates may be posted as additional documents are filed with the Pickens County Superior Court.
Additional documents now include a notice of lis pendens that was recorded by the Association against the Waterford properties as well as a request for an extension to respond that was filed by the defendants (BCC and BCH).
Not much more to say for now except . . .
Looking forward to the upcoming open board meeting to see what morsels of information leadership might throw or toss our way.
. . . . .
Should you believe the information found in this post is important, please continue to share with your friends and neighbors wherever possible. As for those who wish to see additional articles posted in the future, please subscribe for an email notification or check back frequently. And as always, feel free to contact me directly at thepcrosses@gmail.com for questions or further discussion. Meanwhile, take care and thank you for your readership.
Patricia Cross
10438 Big Canoe
References:
1) Special Board Meeting Minutes, May 11th, 2026 (POAwebsite>login>meetings>Minutes>2026>May 11th)
2) Civil Action #2026SUCV0326 filed May 13th, 2026 in the Superior Court of Pickens County, State of Georgia. Verification found at page ten. 2026SUCV0326 can be viewed by clicking here
3) Special Board Meeting Minutes, May 26th, 2026 (POAwebsite>login>meetings>Minutes>2026>May 26th)
4) Big Canoe POA Board Meeting, May 28th, 2026, video on Youtube at a) 1:04:20 ; b) 1:07:05 ; https://www.youtube.com/watch?v=1W5VYc5L3mc
5) 2006 bylaws at Section 3.8, https://www.bigcanoepoa.org/property-owners/poa-community-governance/governing-documents/bylaws/, (No password required)
6) “Both sides now”, June 1st, 2026, bcmatters.org, https://bcmatters.org/both-sides-now/