In response to repeated recent requests to reinstate the currently defunct Lakes & Dams Committee of the Seven Lakes Landowners Association [SLLA], the Board of Directors held a lengthy and frank discussion with former committee members during a Work Session on Monday, August 9.
“We know we had problems in the past [with dam maintenance neglect], but let’s not keep looking backwards and start looking forward,” urged SLLA President Randy Zielsdorf. “One of the questions emphasized when we interviewed new management last year was that we were looking for someone with strong lakes and dam experience . . . [Community Manger] Alina [Cochran] is extremely proactive, and we will move forward and get something in place that will make everyone happy.”
Zielsdorf acknowledged the significant accomplishments of the committee during their short history of involvement, including developing a long-term dam maintenance schedule and many recommendations that improved boater and swimming safety. But he said he had dismissed the committee after learning that a former SLLA Director serving on the committee had signed off on work with a contractor.
“One of the concerns I have is the committee has been too active. The committee overreached and was acting like an elective body. That puts us in bad situation, it puts the Association in a bad situation,” said Zielsdorf. “That individual was acting totally inappropriately, and I made the decision that Lakes & Dams needed a time out.”
Instead of focusing on the dams, which Zielsdorf argued are in good shape now, he said his primary thrust moving forward will be addressing the road repaving project. The Reserve Study -- a long term planning and budgeting tool currently being developed -- will also provide significant information that will assist in defining and creating effective committees.
While stopping short of reinstating the Lakes & Dams Committee, Zielsdorf did recommend taking some steps to help resolve the concerns of its former members. He asked Cochran to include more dam maintenance information on the website, including piezometer readings and other reports. And he invited three former Lakes & Dams Committee members to meet with himself, Cochran, Vice President Kent Droppers, and Treasurer Denny Galford, who will bring to that meeting a five-year history of all expenditures on the dams.
“I want to see where the expenditures are," Zielsdorf said. "Beyond the state-mandated repairs to Echo Dam, I know there were a lot of Emergency Action Plans, but I don’t know about the others. I don’t have a warm fuzzy feeling that we spent money where we had to.”
Northsider JoAn Moses, who has served as the primary spokesperson for the former Lakes & Dams Committee members, said that, while she’d prefer a different resolution to their request, they would accept Zielsdorf’s offer.
“Our main concern, as a committee, is that there need to be watchdogs for all seven dams and lakes. We don’t feel that is being done or that the Board or management can fulfill that role as effectively a group of dedicated volunteers. We are asking for proactive care,” said Moses.
Echo Dam Road Repairs
Bids for a major road repair project on Firetree Lane at the Echo Dam spillway are due August 31, reported Community Manager Cochran. The proposal includes a request for the company to review repair plans that were developed by Southsider Mike Cummins, a retired civil engineer and longtime member of the Maintenance and Capital Infrastructure Committees.
In a related discussion, Zielsdorf distributed for Board review an amortization chart detailing the payout of a $600,000 loan at eight percent interest.
“I propose we get aggressive with repaving," he said. "In addition to the $400,000 held in reserve, if we borrow $600,000, the loan would be paid off after ten years and we could repave as a $1 million project.”
Zielsdorf asked Cochran to begin researching options with Talis-based connections in Raleigh; and Director Bud Shaver recommended the Finance Committee also look at opportunities with local banks in Moore County.
Vehicle Parking at Sequoia Point
During the warmer months, weekend picnickers and boaters quickly overwhelm the small parking area at Sequoia Point and vehicles frequently spill out along both sides of Firetree Lane -- creating a hazardous and haphazard situation.
Since current rules disallow permanent parking within four feet of paved roads in the community, Director Kent Droppers proposed installing no parking signs and a split-rail fence along Firetree from the dam inward to the second house. Parking would be permitted in the current lot and also across the road on property owned by the Association, and then down on Primrose Circle where no homes are located.
“The plan provides for twenty-five to thirty spaces. There will be more parking, but some of it will be further away. Overall it will be convenient, safer and less unsightly,” Droppers said.
He asked the Architectural Review Board [ARB] to review his proposal and also asked Cochran to walk the site before any decisions are made.
Rules: amendment and addition
Droppers said Rule 5.1.1, which states that unregistered vehicles must be garaged, is vague and recommended clarifying the rule to require that any vehicle without a current state registration and license must be stored in a garage or carport.
“This would ensure that all cars in view are in running condition. We’re not a junk storage lot for cars in driveways,” said Droppers.
He also recommended an amendment to Rule 5.1.8, which states that driveways must be maintained with an acceptable material, not including sand or dirt. Droppers proposed adding that vehicles may only be parked in driveways -- not on grass or the Association right-of-way.
Northsider Bob Racine, a member of the Judicial Committee, said there is already a rule in place stating the same; however, the Board was unable to identify the exact rule as suggested.
Both recommended changes will be voted on at the August 25 Open Meeting.
Collection Policy Reviewed
After reviewing a proposed collection policy, Treasurer Galford asked for time for the Finance Committee to carefully review the document prior to Board approval. He expressed concern that the Association could wind up spending money to try to collect back dues on unbuildable vacant lots, when other options might be less expensive.
Galford recommended several options for possible consideration, including allowing owners of such lots to donate their property to the Association and then selling the lots as unbuildable for a bargain price for amenity-access.
If the lots were sold and the account was current, annual dues could then be collected on what are otherwise delinquent tracts.
The Finance Committee will review the collection policy and make a recommendation for discussion at the September 13 Work Session.
Greater Seven Lakes Community Council
Zielsdorf nominated Dennis Roberts to re-appointment as the Greater Seven Lakes Community Council SLLA alternate member.
Each participating partner in the GSLCC has one voting member and one alternate. To provide for more continuity between Board terms and a longer term vision, the SLLA alternate is a non-Board member. Roberts has previously served as president of the SLLA and the Seven Lakes Civics Group.
The GSLCC will meet with the Moore County Commissioners on Thursday, August 26 at 5:00 pm for the first of two meetings to be held annually.
“[Chair] Tim Lea is serious about meeting with us….This is a big step forward because up until this point, we weren’t getting their [Board of Commissioners'] ear at all,” said Zielsdorf.
Manager’s Report
SLLA Summer Day Camp enrollment has been considerably less than expected and expenses are mounting. According to Cochran, total estimated expenses for the first seven weeks of the program were $3,100 with only $1,730 in revenue – a deficit of $1,370. The program is anticipated to run the final three weeks and will conclude on Friday, August 20.
Day Camp is held Monday through Friday in the Community Activity Center [CAC] from 9:00 am to 2:00 pm. Daily activities include swimming, playground time, and indoor games and crafts. Drop-ins are welcome and camp fees are $10 per person.
Yard Debris site hours have been extended. The site is now open 9:00 am to 8:00 pm every day. Only residents are permitted to use the facility, and only yard debris is acceptable. Commercial contractors may not dump material, and residents are asked to immediately notify the SLLA office of any violations.
Cochran said one of the Association's mowers was out of service and that she obtained two quotes for replacement equipment. A mower has been purchased for $2,700, which includes shipping and handling.
Cochran also recommended the Association contract for an annual termite inspection and treatment program. A quote of $4,350 with $1,000 annual fee for a perimeter spray treatment was obtained. The Board asked Cochran to provide at least two more quotes before a vote is called.
Master Calendar
Noting that the Board often was chasing issues because of lag time between committees meetings, Work Sessions, and Open Meetings, Droppers suggested creating a master calendar that clarifies when discussion should begin on specific topics -- including a four to five month lead time.
Zielsdorf agreed, noting that new management unfairly took flack for not having the pool ready to open on Memorial Day weekend.
“The law [Virginia Graeme Baker Act] went into effect in 2008," Zielsdorf said. "This was a failure of both the previous manager and assistant manager that they did not take action.”
Upcoming Events
Family Camp Out will be held Friday, August 13 at Sequoia Point beginning at 7:30 pm. All are invited to a traditional evening of Summer fun including campfire, s’mores and stargazing. Family campers are welcome to bring a tent and sleeping bags and spend the night under the stars. Rain date for the Family Camp Out is Friday, August 20.
Neighbor helping Neighbors will be held on Saturday, September 25. Trucks, trailers, and volunteers are needed to help around the community -- assisting neighbors who are unable to clean up their yards or need help taking it to the yard debris site. “We’re hoping for a big turnout and Fall is a great time to get yard work done,” said Director Droppers.
Following the Work Session, the Board went into closed session to discuss personnel and legal issues.
