Taking a key step to advance its long-anticipated major repaving project, the Seven Lakes Landowners Association [SLLA] Board of Directors has awarded a $12,500 contract to engineering firm S&ME, which will inspect, evaluate, and develop specifications for the eventual repair and resurfacing of the twenty-seven miles of roads in Seven Lakes North and South.
Recommended by Director Bud Shaver last April, the engineering firm's report will help the Board prioritize areas for repaving -- as well as help determine whether the overall project should be done in incremental phases, as funding allows, or all at once, using borrowed money.
During discussion at the Wednesday, October 26 SLLA Open Meeting, Director Bob Racine noted the engineering contract did not include a provision to confirm actual road mileage.
“I am concerned the contract is relying on distances estimated by Bud [Shaver], which he had recommended should be rechecked,” said Racine. “I suggest we table the contract until we get some clarification from them.”
Director Shaver also suggested the contract should include a request that S&ME inspect the roadways after a heavy rain, to better evaluate those areas with existing water drainage problems.
However, anxious to get the long-delayed project started, the majority of Directors agreed that the contract was adequate as written. After a motion to postpone the decision failed to win a majority, the S&ME engineering contract was approved on a 5-2 split vote, with Racine and Director Bruce Keyser, Jr. opposed.
‘Gestapo’ tactics or just too many pine cones?
During Public Comment, several residents expressed concern over the handling of Community Standards violations -- including Northsider David Miller, who engaged the Board in a lengthy discussion over procedures, rules, and authority.
“I’ve been cited six times, but only once has it been correct,” Miller said. “And I want to see the sections of the Covenants where you are drawing authority for the rules you reference in these letters.”
Miller explained that at least one letter received was for weeds in his driveway that had already been sprayed with herbicide. Another notice complained about grass and pine straw in his driveway, he said, but the offending material was actually in the Association’s right-of-way. Another violation was for an illegally-parked vehicle that Miller said was not even on his property, which prompted him to question whether other violations may have also been issued in error.
Using terms such as "zealots" and "Nazis," Miller railed against the fact that the Community Standards Committee’s meetings are closed and the names of its members are kept confidential.
“There is no reason other than personnel or contractual discussions that you should be having closed meetings,” he said.
Responding, SLLA President Bob Darr said that Community Standards rules are in place for the specific purpose of maintaining property values. He also objected to Miller’s tone.
“The beautiful part of what happens here is you have people wanting to maintain their homes and the value of this community,” Darr said.
“In the past, the Standards Committee [members] were getting in trouble with their neighbors because they were identified," Darr continued. "During the transition with this new Board, we decided we didn’t want these volunteers to be harassed. Their reports are delivered to the [Community Standards] Director and then to staff for a phone call or letter."
“What I have a problem with is the whole ‘Gestapo’ thing you are implying," Darr continued. "We are volunteers who spend a hell of a lot of time to maintain this community to those standards. Our responsibility as Board members is to see that we satisfy the rules that are in the Green Book. That is what we are elected to do.”
Director Racine, who oversees the Community Standards Committee, also jumped to his volunteers’ defense.
“They are doing the very best they can to enforce and enhance the properties here in Seven Lakes," Racine said. "We have modernized and revamped our procedures; but, if you feel you are being treated unfairly in any way, I will spend as much time as I have to working with you.”
In addition, Racine agreed that pine cones and pine straw -- specifically, how much is too much -- was a subjective area that he would revisit with the Committee.
“For now, we will not be issuing any more letters regarding pine cones or pine straw until I personally inspect that property,” said Racine.
Responding to Miller’s request for a set of published standards, Racine offered to provide him with the complete set of rules and guidelines as used by Community Standards.
Later in the meeting, Darr reminded residents that the Green Book of rules and regulations are not "etched in stone."
“If you have a problem, come to our Work Sessions and propose a change," he said. "Let us hear from you -- we want to hear from you.”
Illegal dumping on private lot
Also in receipt of a non-compliance letter for a Community Standards violation, Northsider Rich Faraci explained that he was not, in fact, responsible for the problem cited.
“The letter is about a vacant lot we own," Faraci said. "And, when I went to the property, I noticed fifteen to twenty piles of cut limbs from other areas. Needless to say, it’s being dumped on. This was not deadfall.”
Community Manager Alina Cochran also inspected the lot and agreed with Faraci’s assessment that the materials cited had been illegally dumped.
“If you say I have to clean it up, I will do it -- but only once. I want to know what you, as a Board, will do to make sure this doesn’t happen again,” said Faraci, estimating that removal of the debris will cost several hundred dollars.
Director Shaver said illegal dumping in the community continues to be a problem, both at the Yard Debris Site, where security cameras are installed and operational, and on private properties.
“It is a problem, and we will get back to you within the next few days with a plan to resolve your concern,” Darr promised Faraci.
ARB files incomplete
In 2002, Carson Jones requested and received approval to construct a small roadside structure to house his trashcans.
“I was complimented on it, and the building was considered a model for what is expected in this community,” Jones explained.
Fast forward a decade, and that same small shed was recently cited for violating the Architectural Review Board [ARB] code.
Emphasizing that the current SLLA staff had been helpful and polite, Jones complained that older records in the office are incomplete, so he was unable to provide any confirmation of the original approval of the structure and its location.
“There’s been a lot of this kind of conversation in the community: that past agreements were made by [previous managers] Chad [Beane] and Dalton [Fulcher],” said Darr. “The problem is: a lot of this stuff was not written down. If we have it in the files, we’re fine. If we don’t, then we’re here. And I am concerned people may be using that.”
Director Shaver agreed.
“Alina has been dealing with a lot of ghosts and skeletons coming out of the ground," he said. "Some of these issues have been costly and horrendous, but we are trying to rectify them.”
Darr and ARB Director Don Fentzlaff thanked Jones for coming forward and said they would work with him to resolve the problem.
Fentzlaff noted that ARB applications and the newly-instituted project requirement list forms are available at the office and will also be available online.
“Any change to the exterior of a house or property should go through ARB for approval,” Fentzlaff reminded residents.
Guard verbally assaulted
Describing it as a nasty incident, SLLA President Darr reported that an SFI guard was verbally assaulted to the point of tears after a resident noticed that the American flag at the North Gate was not properly displayed.
He explained the flag had been lowered to half-staff over the final weekend in October to honor fallen firefighters and emergency responders; however, security staff had inadvertently raised the flags upside down and in reverse order.
“It was a mistake," Darr said. "Someone noticed and they were ugly to the guard and called her names. Before she had a chance to fix the flag, he verbally attacked her again.”
While recognizing the display was in error, Darr said the resident was out of line.
“He made her cry. This is nonsense. Come on, we’re bigger than that -- and, for crying out loud, grow up.”
Director Andy Lowe also reminded members that any concerns over security staff or needs should be addressed to himself or Cochran at the SLLA office.
Security contract
Continuing discussion on security issues, Lowe reported that six security companies had submitted proposals for the SLLA contract, which is up for reevaluation, and three companies, including current provider SFI, have been invited to present their proposals to the Board.
Darr explained that the decision to reevaluate security companies was based on several concerns.
“Why are we looking? Because there have been a lot of comments about the security force and what they do and what they don’t do. What they can and can’t do,” he said.
“What is the difference between what we are getting and what we want? And, are we getting the best bang for our buck?"
Noting that hiring off-duty police officers was costly, Darr said he believed most of the Association’s security issues could be handled by a private contractor using proper training and procedures.
Responding to a request for an update on a recent vandalism incident at Northside Park, Darr said he personally had confronted the alleged offenders.
“I don’t think they are too happy with me," he said. "And I’m not sure if it will be any better, but we are working on it.”
Finance
Dixon Hughes has not completed the annual audit of Association finances, reported SLLA Treasurer Conrad Meyer.
“It is still in process, and they continue to ask us new questions," he said. "There is no target date when it will be complete, and we are very frustrated and looking at our options.”
Continuing the Finance Committee report, Meyer said reformatted financial statements are on track for distribution next month. He explained that the new form will be easier to understand, particularly in reviewing unrestricted and restricted accounts, as well as major capital expenditures.
A volunteer team working to improve the annual dues billing process for both staff and residents has met six times, Meyer said. Test data has been successfully used and the rest of the Association’s database will be loaded into the system by the end of December.
Manager Cochran reported that there were no significant monthly variances from budget, adding that the finance report still includes a negative variance due to unanticipated expenses related to dam repairs and collection fees for delinquent accounts.
Lakes & Dams
Reporting good news on the recent work at Echo Dam, Cochran said expenses were less than anticipated. She thanked the Seven Lakes Fire Department and Chief Cal Loy for loaning the Association pumps and hoses to vacuum and jet-clean the collection drains.
The Board unanimously approved a revised rule which will allow powerboats motoring outside of the ski areas to travel in either direction on Lake Sequoia and Lake Echo. The rule will go into effect on March 1, 2012.
Director Bruce Keyser, Jr. asked for clarification that orange safety sleeves used by the Seven Lakes Sailing Club were not in violation of the new rule that prohibits tampering with buoys.
Director Meyers replied that he raised that question in September and was told the sleeves would be permitted.
Seven Lakes EMS
Southsider Ray Ulansey expressed concern that the Seven Lakes EMS building was not staffed around the clock.
“I had a problem and went to the Seven Lakes EMS," he said. "There was no one there.”
Director Shaver explained that Moore County EMS paramedics are stationed full time at the West End Fire & Rescue building. Seven Lakes EMS owns and operates the building on Seven Lakes Drive with primarily volunteer staffing.
Ulansey asked whether anything could be done to ensure 24/7 coverage within Seven Lakes, and Shaver said that would be a concern to raise with the Board of County Commissioners and the Greater Seven Lakes Community Council.
Other business
In other business on Wednesday, October 26, the SLLA Board:
• Heard that the children’s annual Halloween Party would include a flashlight scavenger hunt, crafts, and games. Volunteers willing to assist with special events and/or serve on the Recreation Committee are still needed.
• Heard that the Judicial Committee is dealing with twelve cases. Fines were levied for three offenses; one case was dismissed; grace periods to allow time to correct violations were offered in two cases; and the other cases have been scheduled for hearing or are in process.
• Heard from President Darr that the community bulletin boards are deteriorating. He anticipated that replacing them could be expensive and will be bringing the matter to the Board for discussion in December.
• Heard from Racine that the Nominating Committee is actively seeking candidates and hopes to convey that Board service is a time-consuming but, ultimately, exciting and very satisfying volunteer experience.
• Heard from Cochran that the ARB Committee is developing a new award program to recognize outstanding properties.
• Heard that the ARB Committee had approved several projects in September; including a new home, a bulkhead and dock, a porch, a room addition, replacement of shingles, and a concrete slab and deck staining project.
• Immediately following the meeting, the Board met in Closed Session to discuss the performance evaluation of the Community Manager.
