A state-required update to the Emergency Action Plans [EAP] for the five Seven Lakes North dams designated as "high hazard" will cost $7,500 to $10,000 or even more -- an unanticipated expenditure that left Board members feeling frustrated and powerless.
“This is not mandated yet, but I expect it will be soon,” Lakes & Dams Director Don Fentzlaff reported during the Seven Lakes Landowners Association [SLLA] Work Session held on Monday, July 11.
Each EAP identifies conditions at the dam that would constitute an emergency, specifies preplanned actions to be followed should those conditions occur, and lays out procedures for warning to downstream emergency management authorities. The North Carolina Dam Safety Program has implemented a new format for the emergency documents, aimed at making them more user-friendly and consistent for use on a dam of any size. The updated version will include any changes to the existing EAPs, as well as updated inundation flood zone maps.
The five SLLA EAPs, originally drafted in 2008 by dam contractor S&ME as part of several state-mandated improvements to the community’s dams, cost approximately $65,000.
SLLA President Bob Darr expressed concern about signing a contract with S&ME for the updates without first soliciting bids from other firms. However, in discussion the Board seemed to agree that looking elsewhere could cost more in the long run, if the dam contractor was starting from scratch rather than updating existing information.
“We’ve hired S&ME to be our mainstay in looking after our dams. It may not be sensible to question their bids for every little project,” warned Director Bud Shaver.
Fentzlaff agreed and said the EAPs will require a good deal of updating to be in compliance with the new format.
“If we call in someone else to look at the other problems we’re dealing with right now, on top of the EAP, we would be throwing away a lot of money,” he said.
A formal vote on the proposed S&ME contract will be called during the July 27 Open Meeting.
Proposed new boating rules
Buoys in Lake Sequoia are being routinely damaged, and are expensive to replace, reported Fentzlaff.
He proposed an addition to the community rules that would impose fines and other penalties for any boater that defaces or intentionally disturbs a buoy -- including using them as slalom markers for water skiers.
“This is a big problem," he explained. "We have buoys that can barely be seen [that are partially submerged] because they have been hit so many times and are just generally abused,” he said.
Fentzlaff also proposed a second addition to the rules that would require boat observers to raise an orange safety flag whenever their water skier drops down into the water. He noted that such flags are available for purchase at a minimal cost, estimated at $5 per flag.
“I’m not sure it will prevent an accident, but for five dollars, it sure is worth the effort,” said Director Bruce Keyser, Jr.
The proposed additions will be voted on at the July 27 meeting.
In continued discussion of water skier safety, Southsider Ray Ulansey questioned how effective a safety flag would be and what other options could be considered, prompting Treasurer Conrad Meyer to recommend that skiers should also be encouraged to raise their arm to signal the boat that they are okay, an action that would also render the skier more visible in the water to other boaters.
He said when skiing in heavy boat traffic as a young man, he was also taught to hold his ski vertically to increase probability that others would see him.
“It’s real simple and there is no cost,” said Meyer. “I don’t want to make this a rule, but I think we could make the suggestion to our boaters.”
Geese population control
Picking up on a concern raised by John Allen at the June meeting, Community Manager Alina Cochran said the Association maintains a state-issued permit that allows Canada geese population control measures, such as egg addling or oiling, and destroying nests when they are identified on common areas.
She explained that two nests were reported last year, and none were reported on community property this year, so far.
“I consider this to be a sensitive matter," she said. "Some of our residents are strongly against the geese and some are strongly for them. I look to the Board for how they want to approach this and whether or not we continue with this program.”
Director Keyser said he was familiar with the population program and noted that it had been used very successfully by the Seven Lakes West community, where it is implemented by a volunteer sportsmen group.
“They started the program four or five years ago and are down to just a few geese issues now,” said Keyser. “When the eggs don’t hatch, they [the parent geese] try again the next year. When those don’t hatch, the geese will move on to another lake. The program has made a significant difference over time.”
In past years, egg addling has been performed by Association employees; but the Board discussed whether the program could be administered by a volunteer club or committee. Other population control options were briefly discussed, including hiring Border collies or purchasing lifelike fox decoys, but most seemed in agreement that such measures were not particularly effective.
“The island [located on Lake Sequoia] is a breeding spot and a common area," said Northsider Jim Allen. "This issue also affects the lake water quality -- which is the Board’s responsibility. The ultimate decision and control should rest with the Board.” Allen noted that two Raleigh area lakes were recently closed to swimmers due to high bacteria readings.
Northsider George Temple disagreed with the premise that the fowl are to blame for foul water.
“There are many that love the geese and that should be noted," Temple said. "And there are questions as to whether or not goose poop degrades lake water.”
Director Shaver also suggested that any population control measures must be done in concert with Seven Lakes Country Club, since a large number of the birds move back and forth between lakes in Seven Lakes North and those on the golf course in Seven Lakes South.
Security Director Andy Lowe also joked that the “five-star restaurant” provided to the geese by the pasture at the stables would make any eradication or population control efforts difficult.
Boat registration stickers
Looking to reduce the number of unregistered boats on Lake Sequoia, SLLA President Bob Darr proposed a new policy that would restrict entrance at the gates to boats bearing SLLA stickers, with the exception of boats owned by Westsiders participating in weekly sailboat races.
“I see boats without stickers coming in to visit as guests and then, next thing you know, the boat is launched,” said Darr.
Resident-owned boats that are not displaying current registration stickers are also a concern, and Director Fentzlaff said the Lakes & Dams Committee will reinstitute a subcommittee formed several years ago specifically to monitor and report unregistered boats.
Director Shaver encouraged Fentzlaff to, in addition, move forward with a previously discussed plan to form a "boaters committee" of owners who could, hopefully, police themselves on many of these concerns.
Boating violation follow-up
Northsider Rich Scott asked for an update on a serious boating incident on the lake that was reported to the Board in May.
Director Bob Racine said the boat had been operated by a juvenile and his mother had been contacted. A second violation would result in her being brought before Judicial Committee as the responsible party.
Since speeding is a difficult violation to prove without certified radar readings, Racine explained, Boat Patrol is monitoring the lake for ‘unreasonable operation.’
Alcohol/ smoking ban at parks and beaches?
“Should we allow alcohol in our parks?” SLLA President Darr asked his fellow Board members.
While Seven Lakes North has several recreational beach areas, alcohol consumption has been an ongoing concern for the last few years at the largest and most heavily used park, Sequoia Point.
“I took a trip around to other parks and all had signs that said no alcohol was permitted,” said Darr. “I’m also looking for discussion whether there should be a smoking ban on the beaches.”
Director Racine argued that such a rule would be pointless if the Association was unable or unwilling to enforce it.
“When we get some enforcement down there we can restrict it," Director Shaver said. "But the problem isn’t a drink; it is people getting drunk and out of hand. To enforce that, we have to hire police and the question to residents is: 'Are you willing to pay?'"
Off-duty Moore County Sheriff’s Office deputies can be hired at a cost of $35 per hour to work additional enforcement hours; however, Community Manager Cochran reminded the Board, those officers will only enforce state law -- not community rules.
Informal discussion groups
The SLLA Board office will not be used for any Board of Directors meetings constituting a quorum, Darr announced, responding to an editorial in the Friday, July 8 edition of The Times.
“I have received lots of feedback from the community,” said Darr. “During the election, I made a promise to the community that closed meetings would be kept to a minimum. I don’t believe these discussions would be closed meetings; but, if there is a perception that they are, that is not the way we want to do business, so we will not do it.”
Gate access & reciprocity
Darr reported nothing new on reciprocity and gate access with Seven Lakes West Landowners Association [SLWLA].
He said that some [SLLA] residents have been stopped and asked to present identification, some have been stopped and their sticker number recorded, and others have been waved through.
“In the [reciprocal] agreement with them, there isn’t really anything over there that we can share -- and we share almost everything over here," Darr said. "And they are the ones making the noise.”
“And they are welcome,” Shaver chimed in. “There has been no effort by this Board to restrict Westside access.”
However, Southsider Ray Ulansey sees the latest flap between the two communities as reason for the SLLA to develop a marketing plan.
“The problem is there is a perception that because we don’t have McMansions, we are the poor brothers," he said. "We are not. We are a little more modest, but this is a nice place to live, and we need to make sure that word gets out.”
Shaver agreed: “We have wonderful amenities and a golf course that has been declared, two years in a row, as the finest course in Moore [County]. We have everything going for us.”
Darr responded that, in forming a Communications Committee, he would also look into developing a better marketing approach.
Delayed fireworks display
Inclement weather on the Fourth of July delayed the fireworks display by approximately thirty minutes, reported Community Manager Cochran.
She explained that the fireworks contract does allow for a rain date, but such a change would incur an additional ten percent fee -- estimated at approximately $1,500.
“We started later than anticipated, but we did have some savings,” she said. “Some [residents] were happy and some were not.”
Cochran reported she had contacted Darr at 9:15 pm to apprise him of the situation and that a window of opportunity at 9:30 pm allowed the fireworks to commence.
Meyer said the bigger issue the inclement weather raised was the lack of timely communication.
“This is a time sensitive event," he noted, "and there was a question whether or not it was going to happen.”
He recommended that a website or telephone message should be provided to residents with current up-to-date information.
“What if this had been an emergency?" Meyer asked. "How would we communicate that to the community?”
Darr said he researched a "Code Red" type of emergency telephone contact system, with an estimated cost of $100 per month for 400 numbers.
“Such a system would be used very sparingly,” he cautioned.
Notification of Community Standards violations
A new procedure and timetable for Community Standards violation notifications and follow-up will be voted on during the July 27 Open Meeting.
As proposed, first contact with the resident would be a telephone call, followed by letters and, eventually, a Judicial Committee hearing if the alleged violation remains uncorrected. The resident may request additional time as needed for extenuating circumstances.
Darr and Racine both commented that personal contact from an initial phone call is much more effective and "neighborly" than a letter.
Debris site
Security Director Andy Lowe reported he is researching different options for security cameras at the Yard Waste debris site, including a motion-activated camera that is currently in place.
Darr also distributed a leaflet that gate guards will hand out to landscape contractors which clearly states the debris site rules.
“Unlawful use will result in fines and non-entry of their equipment into the community,” said Darr. “We have to stop this [illegal dumping]. It is costing us a lot money.”
Cautioning the Board, Ray Ulansey recommended the Association attorney should be consulted to see what penalties would hold up in court.
Paving engineer contract
The Board reviewed a proposed scope of work that will be sent out to potential paving engineers.
Treasurer Meyer suggested the document should include a request for detailed square yardage per road to confirm information already compiled by Director Shaver.
“I want it to be crystal clear on the square yardage of each repair recommended," Meyer said. "I also want a very clear package, so when we get quotes for work, we have something that can be sent out . . . to make sure we are comparing apples to apples to apples.”
Shaver complimented Director Lowe for compiling a list of roads indicating which have centerlines, which have lines on the road edges, and which have both.
“He did a marvelous job!” exclaimed Shaver.
Other business
In other business on Monday, July 11, the SLLA Board:
• Heard from Fentzlaff that the maintenance boat motor is being repaired and work to relocate a buoy has been delayed as a result.
• Heard a concern from Northsider JoAn Moses that the boat and trailer storage yard has excessive weeds and is not being well-maintained.
• Heard from Racine that an addition to the Bylaws concerning the post-election Board of Directors Organizational Meeting will be voted on at the July 27 meeting. As proposed, the Nominating Committee chairman would preside over the meeting until a new president has been seated.
