Tahoe Key s P r oper t y O wne r s A s s oc ia t ion
TKPOA RENTAL PERMIT
2018 Annual Fee
CTC TKPOA “Land Exchange” Vote 2016/17 BOARD TERM
Tahoe Keys Property Owners Association
PRSRT STD U.S. POSTAGE PAID DENVER, CO PERMIT NO. 3280
356 Ala Wai Boulevard South Lake Tahoe, CA 96150
Tahoe Keys Specialist You Know Me. And I Know the Tahoe Keys.
A SAMPLE OF ADELEâ€™ S RECENTLY SOLD LISTINGS:
530.545.0888 | 866.541.2200
1978 Aloha | $1,120,000
1991 Aloha | $2,375,000
2003 Kokanee | $971,000
16 Lighthouse Shores | $5,750,000
1923 Marconi | $1,095,000
425 Emerald | $930,000
609 Danube | $400,000
1990 Kokanee | $2,150,000
415 Emerald | $965,000
1987 Aloha | $2,100,000
2181 Catalina | $760,000
2021 Kokanee | $1,230,000
president’sletter Hi all, The CTC land exchange vote will be held on November 18th. Ballots are due by 3 p.m. on November 17th. I hope you have all taken the time to read the ballot material and information.
Security/ACD Winter Season Suggestions
Board Action Summary, Executive Session & Board of Directcors Meeting
TKPOA Rental Permit—2018 Annual Fee
CTC/TKPOA “Land Exchange” Vote
TKPOA 2016–2017 Board Term Accomplishments 12 TKPOA Project Status
2017 Budgets and Annual Disclosures
6 Ways to Be Water Safe in the Winter
Leave No Impact
Fees & Fines Schedule Update
2018 Architectural Control Committee Meeting Schedule 29 PUBLISHING DISCLOSURE NOTICE The Keys Breeze is the official monthly publication of the Tahoe Keys Property Owners Association (TKPOA), which is located at 356 Ala Wai Blvd., South Lake Tahoe, CA 96150. Each membership parcel receives one subscription to the Breeze mailed to a domestic address. Cost to produce and distribute this publication is offset by advertising revenues and budgeted funds. The inclusion of advertising in this publication does not constitute an endorsement or recommendation by the Tahoe Keys Property Owners Association or its Board of Directors of the projects, services or views contained therein
The CTC has been trying for many years to negotiate with our prior board members to recover and restore the marsh land upon which our Corp Yard land is located. By restoring this marsh land, it will again provide a natural filter of the water going into the lake. Over the years the association has used this Corp yard for drying weeds, parking trucks, equipment storage and maintenance shops. We have not been very kind to the land or good stewards to the lake. Negotiations have been going on for over 10 years. When I started on this board three years ago, I was asked to be on the subcommittee to work on this project. At that time, the Marina was actively pursuing a 3-way trade; with them getting the property that the CTC is not proposing to us. The Marina would then give us an inferior piece of property. Throughout the negotiations the Marina was being unreasonable with their demands and thus the CTC and TKPOA decided to negotiate without them. At that meeting a representative from TRPA said to us, if at any point we discontinue negotiations or decide not to do the exchange, they would require us to undertake and complete the BMP’s on the leased property. We received a bid from a licensed contractor which was approximately $314,000. We would then be spending money on a property that we are leasing or purchasing, and could potentially lose if we could not comply with all of the BMP requirements. Knowing this, the board built into the budget a reserve item for this expense or any expense moving forward if we take the exchange and move to the new site. This is why we will not have to have an assessment as well as in the negotiations we are able to stay at the existing site until April of 2023. This will give us time to save money in our reserves and do the work in stages before April of 2023. Also through our negotiations we have received approval from TRPA and the city for us to use 100% coverage on this property through our negotiations. We have been asked by the CTC to give them a non-exclusive access right, to use our property on Colorado.
CONTINUED ON PAGE 30
The Keys Breeze Magazine IS THE OFFICIAL PUBLICATION OF THE TAHOE KEYS PROPERTY OWNERS ASSOCIATION
356 Ala Wai Boulevard South Lake Tahoe, CA 96150 (530) 542-6444 p (530) 541-252 f tkpoa.com ADMINISTRATIVE OFFICE HOURS
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FOR ADVERTISING OPPORTUNITIES please contact Kathy Hess Slocum at Just Imagine Marketing and Design 775-846-5656 firstname.lastname@example.org.
TAHOE KEYS PROPERTY OWNERS ASSOCIATION
COVER PHOTO: Shane and Kody MacLeod. Photo by Kathy Hess Slocum.
General Manager, Ext. 224
Printed on recycled paper with soy-based inks.
Administrative Assistant, Ext. 223
Rick Robillard, PE
Water Co. Manager, Tahoe Keys Water Company (530) 542-6451
Accounting, Ext. 227
Architectural Control Dept. Manager, Ext. 239
Maintenance Manager, Ext. 226
Jim Woller, DIRECTOR
Pat Disney, VICE PRESIDENT Natalie Collins, SECRETARY Sean Ward, DIRECTOR John Gonzales, DIRECTOR
Operations Manager, Ext. 228 Keys Breeze
Bonnie Halleran, PRESIDENT Jim Siegfried, TREASURER
Project Coordinator/ Property Manager, Ext. 241
Pool Supervisor (530) 542-6444
Front Desk Attendant Dial 0 2017–2018 BOARD OF DIRECTORS
Tom Callahan James Brooks
Kirk J. Wooldridge
Security (530) 545-0847
Winter Season Suggestions By Linda Callahan, ACD Manager
he TKPOA Architectural Control and Security Departments would like to remind you of a few tips for keeping your home and family protected now that the cold weather has arrived.
When you are not at your home, keep your thermostat on 55 degrees. Broken pipes are quite common this time of year. Sprinklers and any landscape irrigation should be shut off for the season once the nightly temperature consistently dips below 30 degrees. Carefully check all windows and doors before leaving your home, even if you’re just running errands. High winds can cause a window to blow open. Be sure your crawl space is sealed off and secure. Bears are looking for a cozy spot under your house to hibernate. Pine Sol is the best deterrent.
Please keep your friends, family and pets off the ice in the lagoons. It may seem thick enough to walk on, but with fluctuating temperatures it’s not. If you are leaving a boat in the water all winter, please winterize and adequately secure your boat to the dock. Sinking and/or drifting boats are not uncommon this time of year. Also, only white shrink-wrap is allowed if the boats are to remain docked.
“When you are not at your home, keep your thermostat on 55 degrees. Broken pipes are quite common this time of year.” z
If you are going to be gone for an extended period of time, please fill out a vacation check form. This information alerts the Security Department to pay special attention to your property. This form is available at the TKPOA pavilion front desk located at 356 Ala Wai Blvd. and on our website @ www.TKPOA.com.
Thank you and have a safe winter season.
2017 November 6
Call for a free estimate!
ACC Meeting 9:00 a.m. Finance Committee Meeting 10:00 a.m. Board of Directors Executive Session 9:00 a.m. Board of Directors Regular Meeting 9:00 a.m.
TBD Water Quality Committee Meeting 1:00 p.m.
ACC Meeting 9:00 a.m. Finance Committee Meeting 10:00 a.m. Board of Directors Executive Session 9:00 a.m. Board of Directors Regular Meeting 9:00 a.m. Town Hall Forum 6:00 p.m.
TBD Water Quality Committee Meeting 1:00 p.m.
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ALL MEETINGS WILL BE HELD AT THE TKPOA PAVILION, 356 ALA WAI BLVD., SOUTH LAKE TAHOE UNLESS OTHERWISE NOTED.
BOARD ACTIONS SUMMARY (OCTOBER 20TH) EXECUTIVE SESSION & BOARD OF DIRECTORS MEETING
By Heather Houston, Administrative Assistant
October 20th — Executive Session BOARD ACTIONS z Reviewed eight personnel matters. z Approved a budget of $2,800 for the 2017 TKPOA Volunteer Appreciation Reception. z Approved a budget of $2,500 for the 2017 TKPOA Staff Holiday Party. z Reviewed three member disciplinary matters. z Reviewed 18 legal matters including ongoing issues with the Tahoe Keys Marina and Yacht Club (TKM&YC). z Rescinded the December 16th, 2016 motion that removed Water Quality billing from TKM&YC invoices. z Reviewed the Water Quality Committee’s recommendation, the TKPOA Board decided to continue with the March 2018 deadline goal for potential approval of the AIS Control Program Herbicide trials and to schedule a workshop with the Lahontan Regional Water Quality Control Board (LRWQCB) to review the timeline. z Reviewed 13 current contracts, no new contracts were approved.
October 21st — Board of Directors Meeting BOARD ACTIONS z Approved Ed Cook Tree Service for the Cove 2A Tree Removal Project $2,400 plus a $240 contingency for a total of $2,640 to be funded out of the Cove 2A Reserve Fund. z Approved Sight and Sound Technologies for the Tahoe Marina Shores (TMS) Automated Dock Gate Locking System project for $6,500 plus a contingency of $650 for a total of $7,150 to be funded out of the TMS Reserve Fund. z Approved Arnel Sitchon for the TMS Garbage Enclosure Door Replacement project for $2,014 plus a $201 contingency for a total of $2,215 to be funded out of the TMS Reserve Fund. z Approved Tieslau Excavating for the TMS Asphalt Walkway with Paver replacement-Buildings 3, 4, and 5, units 249–261 project for $40,396 plus a $4,039 contingency for a total of $44,435 to be funded out of the TMS Reserve Fund. z Approved Howe Built Construction for the Chimney Cap Replacement and Chimney Repair for five chimneys on the Fire Damage units for a not to exceed amount of $34,350 to be funded from the Cove 1 Reserve Fund. z Approved Rick Wood Construction for the TKPOA Pavilion Entry Roof Replacement project for $8,874 plus a contingency of $887 for a total of $9,761 to be funded out of the Common Reserve Fund. z Approved the 2018 operating budgets for Common, Water Company, Water Quality, Channels and Lagoons, and all Townhome and Subdivisions and the 2018 quarterly assessments as presented. z Approved the 2018 Reserve Funding plans for Common, Water Company, Water Quality, Channels and Lagoons, and all Townhome and Subdivisions as presented. z Approved the 2018 Collection Policy and Resolution #2018-1018. z Approved the Alternative Dispute Resolution (ADR) and Internal Dispute Resolution Policy and Resolution #2018-10212017. z Approved an emergency special assessment of $758 for Bavarian Isle property owners Noble Consultants GEC, Inc. Study for Bulkhead Repairs to be charged on their 2018 First Quarter Assessment Billing Statement. z Upheld the Architectural Control Committee’s determination to remove a hanging bike rack in Cove 5 and denied the homeowner’s appeal. z Approved Thomas Haen Company for the Fire Hydrant Replacement project for two new fire hydrants on Christie Drive and Traverse Court and Christie Drive and Slalom Court for $12,056 to be funded out of the Tahoe Keys Water Company Reserve Fund.
Landscape Irrigation Rules to Protect Lagoon Water Quality Conservation Progress (formerly known as Water Conservation Progress) JANUARY THROUGH SEPTEMBER 2017
By Rick Robillard, Water Company Manager
he Water Conservation progress goals has been changed to Landscape Irrigation Rules to Protect Water Quality Conservation goals.
Questions? Do you have questions about the current irrigation program rules? Please refer to our website:
For September 2017, we have missed are conservation goal by 7.5% and finished over our production goal by 2,773,925 gallons. For the year-to-date water production for 2017 Januaryâ€“ September is 229,633,500 million gallons, compared to our conservation goal of 222,633,500 million gallons, resulting in 7,243,500 million gallons over our goal or 3.25% over our goal for reduced water use in 2017.
For the 2017 fiscal year the TKPOA Board of Directors, Water Quality Committee, Architectural Control Committee and TKPOA Staff will be providing additional methods to reduce the landscape irrigation to protect lagoon water quality for all members. If you have questions about the current irrigation program rules please refer to our website at www.tkpoa.com.
TAHOE KEYS PROPERTY OWNERS ASSOCIATION WATER CONSERVATION PROGRESS
Year-to-Date Water Production (Gallons)
10,768,200 APRIL 4,855,875 MARCH 5,261,775 FEBRUARY 6,690,825 JANUARY
6,481,300 APRIL 6,393,800 MARCH 7,073,400 FEBRUARY 7,907,509 JANUARY
TKPOA Rental Permit – 2018 Annual Fee By Desiree Wright, Operations Manager
s we come to the end of 2017 it has been almost 1 year and 10 months since the March 18th, 2016 Tahoe Keys Property Owners Association (TKPOA) Board of Directors meeting when the Board adopted “Owner, Renter, and Vacation Policy, Rules, and Regulations”, which was formally titled the “Short Term Vacation Renter Policy”. The Board of Directors also passed a separate motion for the TKPOA Rental Permit Annual Fee. The Vacation Rental Permit Holders paid a $125 fee for half the calendar year of 2016 when the program started and $250 in 2017. The permit fee has increased for the 2018 calendar year. Vacation rental permit holders will pay the $350, 2018 annual fee or the annual fee set by the TKPOA Board of Directors each year, during the Annual Budget development. The Rental Permit annual fee for 2018 was approved at the October 21, 2017 regular Board Meeting. Each year the TKPOA will provide property owners through the annual billing and the Annual Disclosure mailing of all the fees. If property owners join during the calendar year they are still responsible for the entire fee, and will not be offered a prorated fee. TKPOA VHR Permit Applications will need to be filled out by property owners acquiring a “new” TKPOA VHR Permit and for current TKPOA VHR Permit holders needing to update or change information on the current permit application on file. Once a property owner pays the fee and fills out a new application(s) if needed, TKPOA will issue a permit that must be displayed in a front window of the rental property. The Architectural
Control Committee agreed that the existing vacation rental posting requirement is for a “permit” not a “sign” consequently no change is required to our “Sign Restrictions”. Nor is this a violation of the CC&R Article VIII Section -7 Sign, on page 41. Current California Case Law on this issue has indicated a “good faith estimate that would be sufficient to determine this charge or fee”, and this action has also been reviewed by TKPOA Legal Counsel Steve Weil, of Berding and Weil. There is no legal requirement that a comprehensive study or investigation is conducted to determine this fee, and keep in mind to provide a comprehensive study would require additional TKPOA Staff/Board time at a cost. The TKPOA Board of Directors is allowed to implement this annual fee based on the provisions of the Davis-Stirling Act Civil Code section§5600. Duty to Levy Assessments; Fees to Defray Costs. “An association shall not impose or collect an assessment or fee that exceeds the amount necessary to defray the costs for which it is levied.” An Association can adopt different rules and fees for property owners who engaged in short-term rentals. The Tahoe Keys Property Owners Association Rental Permit annual fee will be provided each year to the TKPOA property owners through a separate annual billing if you have applied for or have a current City of South Lake Tahoe (CSLT) Vacation Rental Permit. If you will not be renting your home as a Vacation Rental, TKPOA will need written documentation from the
The TKPOA front desk operations has staffing at the TKPOA Pavilion offices open from 8:30 a.m.–4:30 p.m. seven days a week, Monday through Sunday. The front desk hours are to accommodate property owners, property owners guests, and vacation rental guests. Currently our process to sell recreational passes is not an integrated Point of Sale system, so the tracking of the types of “guests” these passes are sold to be a manual system at the point of sale and also tracked at the point of entry at the indoor and outdoor pools. The TKPOA Member ID and Recreational Pass Policy, Fees and Indoor/Outdoor Pool Performance Tracking can be found on the TKPOA website at www.tkpoa.org. Our TKPOA Maintenance, Landscaping, Water Company, Water Quality, and Security Department respond to issues and concerns that occur in our overall community, our common areas and townhome common areas that are at times the result of impacts from vacation renters, from nuisance issues to damage to TPKOA property or homeowner property. This is documented through Security Incident Reports, Maintenance Work Orders, Water Company and Water Quality Work Orders, Police Reports, Insurance Claims, Member Letters and Lawsuits filed against the TKPOA. As part of providing improved enforcement of the “Owner, Renter, and Vacation Policy, Rules, and Regulations” moving forward
property owners stating that you will no longer be renting your property, even though you have applied for and have a City of South Lake Tahoe (CSLT) Vacation Rental Permit.
TKPOA Staff has worked towards better classification of these nuisance calls. This is a public relations process at best, and often times this depends on the cooperation of the actual occupants alleged of a nuisance complaint to provide the TKPOA Staff with accurate information.
Letters and invoices will be going out to all “Vacation Rental” TKPOA property owners based on the City of South Lake Tahoe Vacation Rental Permit list, with the $350 annual fee due by December 1, 2017 and considered late if received after December 31, 2017. Once a property owner pays the fee and returns permit application(s) if needed, TKPOA will issue a permit that must be displayed in a front window of the rental property. (Permits are not transferrable). For those property owners whom have not submitted payment, in accordance with the “Owner, Renter, and Vacation Renter Policy, Rules, and Regulations,” the Board of Directors may decide to hold a disciplinary hearing to consider imposing a fine and/or suspending member rights, which may include suspension of member I.D. cards and short term recreational day passes sold to renters of the delinquent property, for non-payment of the 2018 Vacation Rental Permit fee. The adopted and approved “Owner, Renter, and Vacation Policy, Rules and Regulations are available on the TKPOA Website at www.TKPOA.com, and the TKPOA Pavilion Office. The goal of this adopted Policy, Rules and Regulations is to improve the TKPOA property owners knowledge and compliance to “Owner, Renter, and Vacation Policy, Rules and Regulations”, by themselves, their family property owners and their guests.
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he “Ballot Package” has been sent out the second week in October 2017, with a ballot letter and ballot to all Tahoe Keys Property Owners Association (TKPOA) property owners eligible to vote, for this important “CTC – TKPOA Land Exchange Vote”. At the September 23rd, 2017 TKPOA Regular Board of Directors Meeting the Board approved Resolution TKPOA #2017-002 “Authorization to perform a “Land Exchange” with the California Tahoe Conservancy (CTC) for a new TKPOA Corporation Yard Site for the development of Maintenance Shops, Water Quality Operations, and parking areas as Capital Improvements”. By approving this resolution the Board of Directors have proposed a vote of the TKPOA members on this resolution.
CALIFORNIA TAHOE CONSERVANCY (CTC) –
TKPOA “Land Exchange” Vote By Kirk Wooldridge, General Manager
The entire voting “Ballot Package”, Town Hall Forum – October 5th, 2017 Presentation and additional information is available on the TKPOA website at www.tkpoa.com, under “Documents >> CC&R and Policies >> Elections >> TKPOA - CTC Land Exchange”. The “Ballot Package” contains the five reasons to vote for the “CTC – TKPOA Land Exchange”. The voting period ends and all ballots must be received by the TKPOA on November 17th, 2017 4:30 p.m. PDT. It is important to note that ballots received after the voting period ends and those that are not completed in accordance with the written instructions included in the ballot will not be counted. Authorization of this Resolution requires approval of a simple majority of votes cast once a quorum of 501 ballots is met. (A Quorum under Article V, section 5(a)(2), is thirty-three and one-third percent (33 1/3%) of the Members eligible to vote). The fewest number of “For” votes required for passage is 251. The Board of Directors or the Inspector of Election may extend these dates.
What is the Effect of Your Vote? A For (approval) vote would provide the Board with direction to move forward with the “Land Exchange” As resolved, that the TKPOA Board of Directors (Board) is hereby authorized to perform a “Land Exchange” with the CTC for a new TKPOA Corporation Yard Site for the development of Maintenance Shops, Water Quality Operations, and parking areas as Capital Improvements. As part of the “Land Exchange” the TKPOA agrees to the following terms: 1. TKPOA Ownership of the “New” Corporation Yard Site parcel APN: 022-210-41-100. 2. A “New” Short Term Lease ending on April 30th, 2023 with the CTC for the current TKPOA Corporation Yard Site to allow for three years of transition time to move to and build out our new site, and until April 30th, 2023 for AIS weed drying and storage. 3. A $50,000 BMP operating cost to install and maintain over the “New” lease period at the current TKPOA Corporation Yard. 4. A “New” Corporation Yard site moving and build out costs of $880,000 for new Maintenance Shop Buildings, Water Quality Operations parking areas for vehicles, and area for AIS weed storage and drying. 5. Authorization of this phased approach to the construction build out that would utilize current and future Common Keys Breeze
Area Reserve Funds allocated for this project. In utilizing this approach the TKPOA does not anticipate the need for a special assessment or short term Common assessments increases related to this project. As of April 30th, 2023, the CTC will be allowed to combine the restoration of the Corporation Yard with the Upper Truckee Marsh Project. Authorization during “New” lease period for the CTC to use the current TKPOA Corporation Yard for staging or other management activities associated with the Upper Truckee Marsh Project. Authorization to grant the CTC non-exclusive access rights through the Colorado Court property owned by the TKPOA for long term maintenance and management of the CTC Upper Truckee Marsh Project. These CTC access rights would be granted through a License Access Agreement with the TKPOA. For the “Land Exchange” the CTC will bear the cost of and complete the following: 1) The California Environmental Quality Act (CEQA) document for the land transfer, 2) Documentation and approval of 100% Land Coverage and Commercial Floor Coverage (CFA) as required and 3) At the current TKPOA Corporation Yard site the “Fill and Building removal”.
An Against (Disapprove) vote would direct the Board to continue the use of the current TKPOA Corporation Yard and install and maintain the required TRPA BMPs. The actions following an Against vote would include: 1. The TKPOA would be required to install and maintain the TRPA required BMPs for $314,000 without transition time for funding. 2. The TKPOA would move forward with the costs of owning or continuing to lease the current TKPOA Corporation Yard that would include the TRPA BMP’s at $314,000, the TRPA $200 Mitigation Fees, $10 to purchase the property, plus additional costs would need to be planned for maintaining or replacing the current buildings, some upgrades to the facility to include a restroom and maintenance of the required BMP’s which would cost the TKPOA another $417,000 over the next eight years based on the cost estimates prepared by a local contractor and architect. For a total cost of $731,210, with potential risks in the future of additional BMP costs to maintain the required thresholds with the completion of Upper Truckee River Marsh Project.
What are the Financial Impacts of this “Land Exchange”?
The financial impacts to the TKPOA are $930,000. During the transition period the TKPOA will need to install and maintain temporary BMP’s up to $50,000 to meet the TRPA “temporary” requirements. These temporary BMP’s costs for the “New” lease period would be budgeted as an operational expense. Based on the “New” lease allowed by the CTC the TKPOA would have three years transition time to move to and build out the “New” Corporation Yard site for the proposed $880,000. This will allow for a phased approach to the construction build out costs that would utilize current and future Common Area Reserve Funds allocated for this project. In utilizing this approach the TKPOA does not anticipate the need for a special assessment or short term Common assessments increases related to this project. The CTC, as our partner in this “Land Exchange,” is contributing $1,825,000 in value for the TKPOA to move forward. The CTC and the TKPOA Board Subcommittee for the CTC “Land Exchange” have agreed on “access rights” to the TKPOA Colorado Court property. The CTC has agreed from the beginning on non-exclusive “access rights”, and this will be accomplished through a License Access Agreement, not an easement, dedication or transfer. The License Access Agreement will also include terms in which the TKPOA can revoke these non-exclusive “access rights” if necessary. These “Land Exchange” terms for a License Access Agreement have been reviewed by both TKPOA and CTC Legal Counsel. As stated in the Ballot Letter and Ballot “The TKPOA will grant the CTC non-exclusive access rights through the Colorado Court property owned by the TKPOA for long term maintenance and management of the CTC Upper Truckee Marsh Project.”
Why Do We Need to Vote?
The TKPOA Board of Directors has consulted with our Legal Counsel to determine the ramifications of this “Land Exchange”. In this case the TKPOA is not really “selling” any property it owns or as to which property owners have easement rights, so the Board is not “giving away” easement rights without membership approval, since this is leased land. Therefore, the Board of Directors could move forward without a membership approval. But with regard to the need to construct a “New” Corporation Yard site for $880,000 on the newly exchanged property that the TKPOA would now own, this would be considered a “Capital Improvement”. As defined by the CC&R’s under Article I, Section 11, as such the provisions of the Bylaws Article IX, Section 2(b) would apply, which requires the approval of a “majority of a quorum of the voting power of the Members” before the Board can “expend funds for Capital Improvements to the Common Areas or Common Facilities in any fiscal year or incur indebtedness” for the purpose of improving any Common Area or Common Facilities.
“The TKPOA will grant the CTC non-exclusive access rights through the Colorado Court property owned by the TKPOA for
Questions or Request for Additional Information
long term maintenance and
For more information on the proposed “Land Exchange” with the CTC for a new TKPOA Corporation Yard Site please visit the TKPOA website at www.tkpoa.com, you can find the Ballot Letter, Town Hall Forum Presentation , additional information and site plans under “Documents >> CC&R and Policies >> Elections >> TKPOA - CTC Land Exchange”. Please contact the TKPOA front desk staff (530) 542-6444 if you have questions or need additional information.
management of the CTC Upper Truckee Marsh Project.”
TKPOA 2016–2017 Board Term A C C O M P L I S H M E N T S By Kirk Wooldridge, General Manager
BOARD OF DIRECTORS 2016–2017:
This past Board year was a record breaking year for a number of significant items including the record breaking snow fall, and raise in Lake Tahoe’s lake level. The Board of Directors is charged with the ultimate responsibility and authority for operation of the Tahoe Keys Property Owners Association (TKPOA) on behalf of the property owners. It is the role of the Board of Directors to guide the setting of the policies, standards, procedures, programs and budgets for the Association. I would like to recognize some of these accomplishments that occurred during the September 2016 to September 2017 Board Term. The accomplishments listed below involved Board of Directors direction and support, and individual Board Members efforts.
2016–2017 BOARD ACCOMPLISHMENTS z z z z z z z
z z z z z z z z z z z z z z z z z z z z z z
Completed 2017 Operating Budget Planning and Approval Process. Completed 2016 Annual Financial Audit with Gilbert & Associates, LLP CPA’s to complete Full Audit of TKPOA Year End Financial Records for 2016. Recruited and Hired an “New” Accounting Manager and Water Company Manager. Continued Seven Days a Week Front Desk staffing at the TKPOA Pavilion Office 8:30 a.m.–4 p.m.—Second Year. Insurance Broker Analysis and selection for providing contracting for 2017–2018 Term. Voting Ballot received Member Approval for the Water Quality Special Assessment – To Authorize Pursuit of Regulatory Approval for the Use of Aquatic Herbicides to Control Aquatic Invasive Weeds in the Tahoe Keys. Tahoe Keys Marina & Yacht Club (TKM&YC) vs TKPOA (SC20170133) Order for Preliminary Injunction to continue Commercial Water Service. TKPOA prevailed with the payment of outstanding Commercial Water Service Bills owed by the TKM&YC for $79,725.57. TKM&YC vs TKPOA (SLTL-4914) for “Contempt of Court Order” hearing for 1991 Stipulated Judgement, and TKPOA prevailed against the TKM&YC. “Effective upon entry of this settlement into the record of this proceeding, Defendant agrees to open the ramps for launching and retrieving of vessels without charge to the members of the Tahoe Keys Property Owners Association in accord with the 1991 Stipulation”. Pool/Event Registration Request Forum and Event Information Sheet development and approval. Adopted TKPOA General Rules for Association Amenities and Facilities. Adopted Townhome ACC Rule – Requiring License Contractor to complete work on Interior Cove Townhome improvements. Continued Enforcement of Water Conservation Rules for Third Year. Adoption of Landscape Irrigation Rules to Protect Lagoon Water Quality (Formerly Water Conservation Rules) and Phosphorus Fertilizer Ban. Appointed Board Subcommittee – Litigation Committee for current Pinestone 1 & 2 East Community Dock. Appointed Board Subcommittee – Disciplinary Committee for current hearings on Member TKPOA rules violations and delinquent payments. Approval of Water Quality Committee (WQC) Charter. Facilities Planning for Water Production Facilities to Address PCE Contamination in Source Groundwater. TKPOA updated response to LRWQCB Clean Up and Abatement Order (CAO) for Groundwater Contamination. West Channel Dredging Project Claim Settlement. Continued Meetings and Analysis with California Tahoe Conservancy (CTC) for proposed Corporation Yard Land Exchange. Contracted Architectural Analysis of Corporation Yard Needs and Use. Implementation of Legal Review of TKPOA Governing Documents and CC&R’s. Improved Accounts Receivable Collection of Member Accounts in Arrears working through contracted collection company. Held Board Subcommittee Disciplinary hearings for Member Accounts in arrears. Recognition of TKPOA Volunteers with December 2016 Volunteer Appreciation Reception. Lighthouse Shores Gate – Lot A and C Monitoring and Policy—Summer 2017. Elimination of TKPOA Staff Benefits funding level by not offering coverage for Long Term Life and Disability, Accidental Death and Dismemberment with new Blue Shield insurance program with Benefits Resource Group. Mt. Tallac Village #3 Water Contract with South Lake Tahoe Public Utility District (SLTPUD) analysis. Conducted Monthly Town Hall Forums as Scheduled—Third Year. Dedicated a large amount of time, experience, effort and desire to the benefit of the Association and the Membership through Board Meetings, Committee Meetings, Subcommittee Meetings, Special Meetings, Disciplinary Hearings, Cove Advisor Meetings, Town Hall Forums and time spent in preparation for these meetings.
TKPOA Association Management Accomplishments z z z z z z z z z z z
z z z z z z z z z
Improved Accountability for Reimbursements and Purchases through the Association. Contracted with Gilbert & Associates, LLP CPA’s to complete Full Audit of TKPOA Year End Financial Records for 2016. Reserve Fund Project and Project Coordination Tracking Reporting Monthly. Hiring and Training of “New “Accounting Manager and Water Company Manager. Architectural Control Department (ACD) Staffing and Training with implementation of TOPS Property Management Software for violation and submittal tracking. TKPOA Employee Handbook Revision. Annual Budget Process, Reserve Fund Review and Publishing of Annual Legal Disclosures in October 2016. Enforcement of Landscape Irrigation Rules to Protect Lagoon Water Quality (Formerly Water Conservation Rules) and Phosphorus Fertilizer Ban. Implemented Summer 2017 Water Quality Aquatic Invasive Species Weed Harvesting program. Weed Harvesting Tracking by Location and Zone. Submittal of unidentified “Responsible Party” aquatic spills to the Oil Spill Liability Trust Fund (OSLTF) for claim reimbursement totaling $80,064.41, resulting in United States Coast Guard approval of $77,801.49 approved reimburse to the TKPOA. (East Cove, Starboard Cove and Spinnaker Cove Spills). Continued Website Content Development. 2017 Annual TKPOA Members Picnic – September 3rd, 2017. Developed and Implemented 2018 Budget Development Schedule. Continued Association-Wide “WORK SAFE” Program for TKPOA Staff Members—Third Year. Continued Association-Wide “Employee Orientation” Program for new TKPOA Staff Members—Third Year. Monthly Department Reporting and Statistical Tracking. Updated and Conducted TKPOA Staff Training on Injury Illness Prevention Program (I.I.P.P.)—Second Year. Boating Safety and Traffic Safety Training—Second Year. TKPOA Staff Annual Evaluation Program—Third Year.
Projects Completed and Started in 2016–2017 Fiscal Year COMMON RESERVE FUND z z z z z z z z z z z z z z z z z z z z z z z z
TKPOA Computer Network Server Replacement. Telephone/Internet Service Replacement. TKPOA Pavilion Beach Pier Repainting. Pavilion Tennis Court – Pavilion Rebuilding Phase I. Pavilion Parking Lot Slotted Drain Replacement. Rain Gardens Installation - Ala Wai Blvd Basketball and Tennis Court. Annexation of Lake Tallac Property and Lot Line Adjustment Analysis. Completion of California State Lands Application for TKPOA Pier. Contract for East Channel Bulkhead Design and Replacement Project. Contract for Bulkhead Design and Support Services Reach 8, 9 (Cove 3A) and 19 (East Channel East Bulkhead). Contract for Bavarian Isle Bulkhead – Engineering Study, Monitoring and Plans. Contract for Pavilion Beach Shoreline Revetment Protection Project. Indoor Pool – Water Damage Abatement Project Completion. Indoor Pool – Restroom Renovation and Structural Repairs. Indoor Pool – Pool Deck Resurfacing. Indoor Pool – Dehumidification System Installation. Indoor Pool – Music and Public Address System. Indoor Pool – Exterior Siding Replacement and Entrance Renovation Project. Indoor Pool – Pool Heaters, Filters and Pump Replacement. Indoor Pool – Spa Heater, and Pump Replacement. Outdoor Pool – Pool Heater, Filter and Pump Replacement. Maintenance Truck Replacement. Asphalt Repair, Sealing and Striping of Common Area Parking Lots. TRPA Coverage Analysis for Common Area and Ala Wai Restroom.
ACCOMPLISHMENTS Keys Breeze
WATER QUALITY RESERVE FUND z
z z z z z z z z z
2017 Integrated Management Plan (IMP) for Aquatic Invasive Species (AIS) Weeds Omni Cat Work Boat for Water Quality Fragment Control. Lagoon Buoy Replacement and Additions. Back up Station Buoy Installation. Radar Control Sign Installation – West Channel. Bottom Barrier – Large Scale Project – Skipper Cove. Completion Integrated Management Plan (IMP) – Sierra Ecosystem and Associates (SEA). Herbicide Demonstration with Trials and Permit Application for IMP (SEA). Non-Point Source Plan for LRWQCB (SEA). Completion of Water Quality Monitoring Contract for Beach Replenishment Project. TRPA Applications and Approvals for Weed Harvesting Ramp Replacements.
WATER COMPANY RESERVE FUND z z z z z
Well #3 Replacement of the 150 HP Pump Motor and Variable Frequency Drive (VFD). Fire Flow – Phase I Analysis. Groundwater PCE Contamination Project – SLTPUD, Lukins Water Company and GEI Consultants. Lake Tallac Storm water Diversion Structure Compliance Investigation. Beach Drive/Beach Erosion – Air Release Valve Relocation.
TOWNHOUSE/SUBDIVISION RESERVE FUND PROJECTS z z z z z z z z z z z z z z z z z z z
Asphalt Repair, Sealing and Striping – Various Townhouses/ Subdivisions. Fire Damage Reconstruction Phase I – Cove 1. Emergency Bulkhead Repair – Cove 2. Exterior Storage Closet Doors and Floor Replacement – Cove 2A. Redwood Decks replacement with Pavers – Cove 2A. Exterior Entry Roof Replacement – Cove 2A. Balcony Railing Replacement – Cove 3C. Stairway and Deck Replacement Project – Cove 4. Dumpster Enclosure Project – Cove 4. Unit Deck Replacements – Cove 5. Post Replacement Project Phase III – Cove 5. Concrete Apron Driveway Replacement – Cove 5. Gutter Installation and Tar Removal – Cove 5. Door Resurfacing Project – Tahoe Marina Shores (TMS). Parking Lot Fencing and Gate Installation – TMS. Asphalt Walkway Replacement with Pavers Phase 1-TMS. Garbage Enclosure Project-TMS. Asphalt Walkway Replacement Project – Islanders 3. Surface Restoration – Islanders 3.
The above list names many accomplishments small and large that took place during the 2016–2017 Board Term. I would like to personally thank the 2016–2017 Board of Directors, Cove Advisors, TKPOA Management, and TKPOA Staff Members, the TKPOA Committees and all of the Tahoe Keys individuals that have contributed their support and efforts during the 2016–2017 Board Term. With our fiscal year wrapping up in December 2017, we are already moving into the next 2018 fiscal year planning and projects!
ACCOMPLISHMENTS Keys Breeze
TKPOA Project Status
By James Brooks, Project Coordinator/Property Manager & Kirk Wooldridge, General Manager
his article is intended to keep property owners informed of the current status of the various Common Area, Water Company, Water Quality and Townhome projects planned, in development and completed for the 2017 fiscal year and construction season.
TKPOA APPROVED PROJECTS:
[Approvals are also published in Keys Breeze Monthly Board Actions and Board Minutes available on the TKPOA Website] 1. 2017 Integrated Management Plan (IMP) for Aquatic Invasive Species (AIS) Weeds. [WATER QUALITY] based on the 2017 Water Quality Special Assessment Ballot passing on April 22nd, 2017, the TKPOA has contracted with Sierra Ecosystems Associates (SEA) for the IMP Activities previously reviewed and approved by the Water Quality Committee and the Board of Directors. A contract amendment was approved during the July 20th, 2017 Executive Session for the Integrated Management Plan Activities Scope of work for the time period of June 30th, 2017 to December 31st, 2017 for a cost not to exceed $117,500 Total contract approved for SEA equals $237,500 to be funded from Water Quality Reserves and 2017 special assessment. The tasks to be taken on by Sierra Ecosystem Associates during 2017 are as follows: a. Task 1: Program Management b. Task 2: Public Information Support c. Task 3: Grant Development and Submittal d. Task 4: Assess/Demonstrate Non-Herbicide Control Methods e. Task 5: Environmental Documentation for Herbicide Test Support f. Task 6: 2017 Mesocosm Studies g. Task 7: Engineering Designs and Assessments h. Task 8: Annual Macrophyte Survey i. Task 9: Water Quality and Sediment Sampling 2. Facilities Planning for Water Production Facilities to Address PCE Contamination in Source Groundwater. [WATER COMPANY]. Contract awarded to Kennedy/Jenks Engineering & Design for $110,000. Kick off and planning meetings held and ongoing. 3. PAVILION Tennis Court – [COMMOM AREA] . Replace Pavilion Tennis Court. Approval on June 16, 2017 Regular Board Meeting. Awarded to Contractor Zaino Tennis Courts for the Project for $90,460 plus a $9,046 contingency for a total of $99,506. Project 90% complete. 4. COVE 1—Fire Damage Reconstruction Townhomes 170-177. Eight homes destroyed/damaged by fire on May 3rd, 2016. Contact awarded to Howe Built Construction. Phase I to construct the “Warm Shell” is completed. Phase II – Interior build out of Townhomes planning and approvals are underway with individual Townhome owners and Howe Built Construction. Project to date insurance coverage costs $1,100,000. 5. COVE 1—Parking Lot / Entry Walkway Repairs awarded to Alcorn Engineering. 6. COVE 1—Landscape Replacement Project awarded to Mt. View Landscaping for $11,555. Keys Breeze
7. COVE 2A—Building 1 & 2&4 (Units 233-236, 223-232) Replacement of redwood decks with pavers and replacement of storage closet doors and floor. Approved by Cove 2A Member Vote, Cove Advisor and TKPOA Board of Directors on April 22nd, 2017 for $90,400. Installation completed June 2017. Building 4 (Units 223-232) approved by TKPOA Board of Directors on August 18, 2017 for an additional $72,246. 8. COVE 3A—Tree removal (4) awarded to Ed Cook Tree Service for $ 1,140. 9. COVE3 C—Upper railing replacement awarded to Alpine Metals for $26,108. 10. COVE 4—Replacement of exterior stairs and decks – Approved Tahoe Regional Planning Agency (TRPA) the City of South Lake Tahoe (CSLT) Planning. Project awarded to Arnel Sitchon Deck and Remodel for $128,035.
21. Garmish and Christie Drive Water Quality Ramp Replacements. [WATER QUALITY] Tahoe Regional Planning Agency (TRPA) permit approved, approvals from other agencies pending. Lahontan has put in mitigation conditions forward before they sign off. Installation schedule to be determined.
PROJECTS IN PLANNING:
11. COVE 5—Twenty post replacement awarded to Tieslau Excavating for $16,500. 12. COVE 5—Tar removal and gutter installation project awarded to South Shore Gutters for $30,200. 13. ISLANDER 2—Parking Lot- Crack fill, sealing, striping awarded to Olson Paving and Sealcoating. 14. ISLANDERS 3—Replace asphalt walkways awarded to Tieslau Excavations. 15. Tahoe Marina Shores (TMS) Repainting of entry doors (Units 257–275) Board of Directors approval on June 16, 2017 Regular Board Meeting. Awarded to Arnel Sitchon Tahoe Deck and Remodel. 16. Tahoe Marina Shores (TMS) Repainting of Building 1 and 2. 17. Tahoe Marina Shores (TMS) Replace asphalt walkways with pavers. TKPOA Board of Directors approved on July 21, 2017$13,183 plus addition scope added to the project on August 18, 2017 for an additional $13,151 totaling $26,334 awarded to Tieslau Excavations.
22. Pavilion Beach Shoreline Protection. [COMMON AREA] This project is to protect Pavilion Beach in order reduce loss of property due to ongoing erosion during periods of high lake levels. Contracted with Marvin Davis and Associates for design and Susan Simon Environmental Planning for permitting. Plans have been submitted for TRPA review and approval. Estimated project to date costs $15,000. 23. East Channel Bulkhead Replacement. [COMMON AREA] Design for the replacement of the East Channel East Bulkhead is moving forward. The work is anticipated to take three years: 2016 – preliminary design and permit application, 2017 – final design and permitting, 2018 – RFP Bidding and construction of the replacement bulkhead. Noble Consultants – G.E.C., Inc. has been contracted for the design and assistance with permitting, the same firm that completed the 2015 Bulkhead Assessment Study. Under the 1991 Stipulation for Entry of Judgment the TKPOA has the authority to proceed as the lead agency and is working with the Tahoe Keys Marina and Yacht Club (TKM&YC) and Tahoe Keys Beach and Harbor Association (TKB&HA) on funding and design. Project to date costs $91,159. 24. Cove 3A Bulkhead Replacement Reaches 8 and 9. Design for the replacement of the 3A Bulkhead is moving forward in conjunction with East Channel Bulkhead work performed by Noble Consultants – G.E.C., Inc. Project to date costs $18,670.
18. Tahoe Marina Shores (TMS) Replace exterior deck lights totaling $12,694 awarded to Arnel Sitchon.
PROJECTS—REQUEST FOR PROPOSAL-RFP (BID PHASE):
20. Water Lateral Replacement Phase I. [WATER COMPANY] - Design for this project on Danube, Morrow, Monterey and Beach Court for the replacement of 45 - 1”water service lateral from the street mains to 91 homes has been completed. The Association owned portion of the water service laterals that have galvanized pipe are slated for replacement due to age and condition. Request for Proposals (RFP) and Bidding Process was conducted with only one bid received. Project is currently on hold due to high water table and additional proposed costs related to dewatering.
19. Ala Wai Tennis Court Bathroom. [COMMON AREA] Plans completed and land coverage approved with building permit approved. RFP and bidding process conducted with RFP’s sent to 15 contractors. Received four (4) bids for project. Project is currently on hold for Board of Directors consideration.
25. Bavarian Island Bulkhead Emergency Repairs/ Replacement Project. Plans and report for collapsed bulkhead at 1975, 1979 Garmish Court and TKPOA Water Quality ramp at 1981 Garmish Court, plus plans for phased bulkhead replacement at all of Bavarian Isle awarded to Noble Engineering Consultant. Cost to date $22,265.
PROJECT STATUS Keys Breeze
26. Corporation Yard Relocation and Land Exchange. [COMMON AREA] - Contracted David Goldman Environmental Architecture to develop conceptual plans and analysis of land usage. Also for Phase III detailed construction cost estimates for proposed exchange site build outs. Meetings with California Tahoe Conservancy (CTC) conducted by Board Subcommittee to negotiate deal points and exchange information for potential TKPOA Membership ballot. Required Best Management Practices (BMPs) plans for existing Corporation Site and CTC exchange site to TRPA for review and approval. Estimated project to date costs $8,000.
32. COVE 2—Bulkhead Failure and Emergency Repair. Repair of 160 linear feet of collapsed bulkhead due to severe weather and significant rain. Design contract with Noble Consultants – G.E.C., Inc., and repair work awarded to Thomas Haen Company for $230,237.
27. Beach Drive Erosion. Design plans for beach erosion affecting properties at 219 and 221 Beach Drive and water company water main air release valve. RFP being deployed for relocation of the air release valve and water lines.
35. COVE 3A Parking Lot. Crack fill, sealing, striping—completed by Alcorn Engineering for $6,175.
37. COVE 3B Parking Lot. Crack fill, sealing, striping—completed by Alcorn Engineering for $6,890.
28. Indoor Pool Replacement of Pool Water Heaters and Filters. [COMMON AREA] This has been completed and included a redesign of the pump room, plumbing and an electrical equipment upgrade approved March 18, 2017 and awarded to Tahoe Pool Service Equipment for a total cost of $50,339. Also during the indoor pool closure the April 17–26th, 2017 the yearly maintenance and cleaning was completed by the TKPOA Recreation and Maintenance Staff. 29. Well #3 Replacement of the 150 HP Pump Motor and Variable Frequency Drive (VFD) [WATER COMPANY] Work completed by Carson Pumps and TKPOA Water Company in April 2017. Total cost $83,000. 30. Omni Cat Work Boat for Water Quality Fragment Control. [WATER QUALITY] Approved by the Board of Directors on March 18th, 2017, for $108,282. Boat delivered and deployed in June 2017.
33. COVE 2 Parking Lot. Crack fill, sealing, striping—completed by Alcorn Engineering for $8,510. 34. COVE 2A—Phase 1of 2 deck replacement with pavers— completed by Alcorn Engineering for $8,458.
36. COVE 3A—Remove four trees awarded to Ed Cook Tree Service for $ 1,140.
38. COVE 3C Parking Lot. Crack fill, sealing, striping—completed by Alcorn Engineering for $8,530. 39. COVE 5—Replacement of three parking lot entry driveways— completed by Ron Fuller Construction for $21,505. 40. COVE 5—Fog seal and restripe all three parking lots— completed by Alcorn Engineering for $4,273. 41. COVE 5—Deck replacement units 18,50 by Dalton and Tieslau Construction for $5,705. 42. PAVILION. [COMMON AREA] Crack fill, reseal, stripe parking lot—completed by Alcorn Engineering for $7,797. 43. PAVILION. [COMMON AREA] Replace slotted concrete drains at parking lot entry—completed by Tieslau Excavation for $11,600.
31. Rain Gardens. [COMMON AREA] Design for new storm water infiltration “Rain Garden” basins in the vicinity of the Ala Wai tennis and basketball courts as required by the Lahontan Regional Water Quality Control Board (LRWQCB) Waste Discharge Requirements (WDR). Worked with the Tahoe Resource Conservation District (TRCD) Environmental Scientist Adam Henriques for location, design and plant selection. Project awarded to Earth and Stone Landscaping with installation completed in June 2017.Awarded to Earth and Stone Landscaping for $21,376.
44. Ala Wai Blvd. Tennis Courts Parking Lot. Crack fill, sealing, striping—completed by Alcorn Engineering for $1,405. 45. Indoor Pool Parking Lot. Crack fill, sealing, striping— completed by Alcorn Engineering for $2,694. The complete 2017 Reserve Project List is available and updated regularly on the TKPOA Website at www.tkpoa.com. For any questions on this information you can contact: James V. Brooks, Project Coordinator/Property Manager at (530) 542-6444 Extension: 241, or by email: email@example.com.
PROJECT STATUS Keys Breeze
By Kirk Wooldridge, General Manager
he 2018 Annual Budget was approved at the Saturday October 21st, 2017 Board of Directors Regular Board Meeting. Preparation of the budget that was approved followed six months of work that began in April and is the result of significant efforts by the Tahoe Keys Property Owners Association (TKPOA) Staff, the Finance Committee, the Cove Advisors, and the Board of Directors. The “Budget” actually consists of 19 operating budgets and 20 reserve funding plans. The operating budgets address the planned operating revenues and expenses for the four major funds (Common, Water Company, Water Quality, and Channels & Lagoons), 12 townhouse subdivisions, and four single-family subdivisions. Each year, the Association must distribute an “Annual Budget Report” and an “Annual Policy Statement” these items and additional required items are included in TKPOA Annual Disclosure. According to TKPOA Bylaws ARTICLE XII, Member assessment Obligations and Association Finances, Section 5: Budgets and Financial Statements: (a) A pro forma operating budget for each fiscal year consisting of at least the following information shall be distributed to Members not less than 45 nor more than 60 days prior to the beginning of the fiscal year: (i) Estimated revenue and expenses of the Association on an accrual basis; (ii) The amount of the total cash reserves of the Association currently set aside for the future repair or replacement of, or addition to, those major components of the Common Areas and Common Facilities which the Association is obligated to maintain and for contingencies; (iii) An estimate of the current replacement cost of the estimated remaining useful life of, and the methods of funding to defray repair or replacement of, or additions to, those major components of the Common Areas and Common Facilities which the Association is obligated to maintain; (iv) A general statement setting forth the procedures used by the Board of Directors in the calculation and establishment of reserves to defray the cost of repair, replacement or additions to major components of the Common Areas and Common Facilities which the Association is obligated to maintain.
On October 31st, 2017, the TKPOA Annual Disclosure was mailed out to all property owners. All of these required Disclosure documents must be distributed by โFirst-class mail, postage prepaid, registered or certified mail, express mail, or overnight delivery by an express service carrier.โ (Civil Code ยง4040.), however, upon written consent of members, associations may distribute documents and disclosures electronically, currently the TKPOA has decided to mail the Disclosure Documents. The Davis-Stirling Common Interest Development Act is the California Civil Code and (Section ยง5300 and ยง5570) contains the detailed Disclosure requirements and the deadlines for most of these required items. In addition to the required items the TKPOA has included some additional information to further lend explanation to the documents required. The following items are included in the 2018 Annual Disclosure the TKPOA Property Owners will be receiving by mail: 1.
Disclosure Documents Index - Civil Code ยง5300
Pro Forma Operating Budget - Civil Code ยง5300
Notice of Assessment Increases - Civil Code ยง5615
2018 Budget and Assessment Summary- Civil Code ยง5300
Assessment Collection Policy - Lien and Collection Policy Civil Code - ยง5730, ยง5310
Notice of Assessments, Foreclosures and Payment Plans - Civil Code ยง5730, ยง4040(b)
Arbitration/Mediation of CC&Rs Disputes - Civil Code ยง5925
Membership Lists - Civil Code ยง5210, ยง5200 (a) (9)
Member Contact Information - Civil Code ยง4041, ยง5650(a), ยง5660
Secondary Address Notification Request - Civil Code ยง5650(a), ยง5660
Electronic Communication Authorization Form - Corporations Code ยง20
Insurance Coverage Summary - Civil Code ยง5300 (a)-(b)
Architectural Changes Notice - Architectural Guidelines and Procedures - Civil Code ยง4765
Notice of Intention to Adopt or Change Rule - Civil Code ยง4360
Monetary Penalties Schedule - Civil Code ยง5850
TKPOA Fee Schedule 2017- Civil Code ยง5850
Board Minutes Access - Notice of Right to Minutes of Board Meetings - Civil Code ยง4900
Notice of Document Request Costs - Civil Code ยง5210
Official Communications for the Association - Civil Code ยง5310
Notice of Regular Board Meetings - Civil Code ยง4920, Corporations Code ยง5016
Disclosure requirements of Business & Professions - Codes Section 11500 โ 11506
Assessment and Reserve Funding Disclosure Summary - Civil Code ยง5570
Annual Update of Reserve Study - Civil Code ยง5570
Direct Debit Payment Authorization Agreement
on the 2018 Annual Disclosure, budget, reserve funds, or other information can be provided by contacting the TKPOA Office, at: 356 Ala Wai Blvd., South Lake Tahoe, CA 96150 (530) 542-6444 firstname.lastname@example.org www.tkpoa.com
For the 2018 Budget the Common, Water Quality, Water Company and Channels & Lagoons, total assessment is a slight increase by 4.1%. Common Assessment increased by 3.3% with a total increase in overall Assessments by $67,000, related to an increase in the overall Operating Expense of $117,000. Common Department Expenses overall are as follows: Administration increased by $86,000, Security decreased by $12,000, Recreation increased by $12,000, Maintenance increased by $9,000, Landscape decreased by $1,000, Architectural Control Department (ACD) increased by $13,000 and Other Expenses increase by $3,000. Other significant Administrative expenses: Legal increased by $40,000 and Staff Vacancy Allowance increased by $45,000. A portion of these expenses are offset by increases in income accounts as follows: Vacation Rental Annual Fees by $14,000, Daily Pool Pass Fees by $25,000 and Late Fees by $11,000. The Channels & Lagoons Assessment increased by 100% due to increase reserve funding. The 2018 Water Quality Budget resulted in a 0.0% change to the Annual Assessment. The 2018 Water Company Budget resulted in a 0.0% change to the Annual Assessment. The TKPOA has 302 landlocked properties, 164 properties that are non-lagoon front, and 138 properties are also nonlagoon front and are members of Tahoe Keys Boat and Harbor Association (TKB&HA). At the October 21st, 2017, Regular
Board Meeting the Board of Directors approved charging these properties the same Water Quality Assessment and Channels & Lagoons Assessment as lagoon front properties, as well as Common and Water Company Assessments. Those properties that are members of the TKB&HA will receive a “Boat Slip Credit” per the 1991 Legal Agreement – Water Quality Billing. The TKPOA Staff and Board of Directors is continually making efforts to monitor and manage costs, and evaluate the services provided to property owners and their guests to achieve the best impact for the expenditures budgeted. The 2018 Annual Disclosure, complete detailed budgets [that include all Cove Budgets] and reserve fund reports are available from the Association’s business office located at 356 Ala Wai Blvd., South Lake Tahoe, CA 96150, Telephone (530) 542-6444. These reports will be provided to property owners within five (5) working days of their request, at the expense of the property owner. Questions on the 2018 Annual Disclosure, budget, reserve funds, or other information can be provided by contacting the TKPOA Office, at 356 Ala Wai Blvd., South Lake Tahoe, CA 96150, Telephone (530) 542-6444, or email at kwooldridge@ tahoekeyspoa.org, or on the TKPOA website www.tkpoa.com.
Ways to be Water Safe in the Winter
By Rick Robillard Water Co. Manager and Kirk Wooldridge, General Manager
very winter, Tahoe Keys Property Owners Association (TKPOA) homeowners face the potential damage and expense of frozen water pipes. Please remember to winterize your property before the cold weather sets in. Here are a few tips and reminders on winterization:
1. When leaving town, shut off water at your
Shut-off Valve unless you have hydronic heat or other unusual conditions. If you do not have a Shut-Off Valve, seasonal water turn off requests can be made by calling the TKPOA Office to schedule a shut off at (530) 542-6444. There is a service charge for turning the water off and this request requires 48 hours’ notice. It is the homeowner’s responsibility to make sure the Shut-Off Value is accessible or additional charges may be incurred to get access to this value.
2. It is also important to leave the
thermostat at a recommended 55 degrees or above when you are away to prevent freezing of internal pipes. Don’t run the water in order to keep pipes from freezing. This is a costly waste of water and can cause water damage in certain circumstances.
4. Detach hoses and sprinklers from hose bibs.
5. Shut off, drain and remove backflow devices on irrigation systems. Store backflow devices inside to prevent damagew2w.
6. Post written directions for water shutoff in home for emergency situations. Post emergency contact information for property management or our TKPOA Water Company personnel.
TKPOA Water Company responds 24 hours a day, 7 days a week for water emergencies. Call (530) 318-4268 if you have a water emergency. When the Water Company responses to an emergency there is a charge of $75 per hour for the work performed. The TKPOA Water Department or TKPOA Office will attempt to contact the homeowner if the water is turned off or requires additional work. Be sure we can reach you by keeping your contact information current with the TKPOA Association. You can update your contact information by, emailing us at email@example.com or faxing to (530) 541-2521. Information about the Water Company and related charges can be found on the TKPOA Website at www.tkpoa.com.
3. Close vents and other openings that allow cold air to reach plumbing under the house.
Electronic Communication By Desiree Wright, Operations Manager
he Board of Directors continues to explore ways of improving our ability to communicate with our members and keep our members informed of important matters affecting the community.
The Association’s official communication is the Keys Breeze, our monthly newsletter. It contains important information about the Association, its governance, and day to day operations. We will continue to have Keys Breeze mailed to all members. We distribute many other communications to the membership, such as those included with this notice, including our budget, summary of reserves and our policies, all as required by law. It costs several thousands of dollars to mail this information; however, the law allows us to distribute certain communications electronically to those who are willing to receive our disclosures that way. For those who fill out, sign and return the consent information below, hereafter, we will send a notice that new information has been downloaded to the website (www.tkpoa. com) with log on information. If you would like to receive Association communications electronically, please fill out and return the “Consent to Receive Disclosures via Electronic Delivery.” Once you have agreed to electronic delivery you will no longer receive mailed hard-copies of certain disclosures, however, you may request a paper copy of any document sent to you electronically at any time.
and download the “Consent to Receive Disclosures via Electronic Delivery” form and return it to the TKPOA office.
Thank you for your continuing support.
P R O P E R T Y O W N E R S A S S O C I AT I O N 356 Ala Wai Boulevard South Lake Tahoe, CA 96150 (530) 542-6444 p | (530) 541-252 f www.tkpoa.com
We Need Your Help… Working Towards Improving Our Electronic Communication! Do you want all the latest and greatest information at the click of your mouse? It’s easy to sign up, but we need your help. We need “Consent to Receive Disclosures via Electronic Delivery Form”. You can also check out the “Need to Know” information on our website www.tkpoa.com. As a member you will be informed of all TKPOA News and many more HOT Topics that affect us:
Town Hall Forums Announcements Board Meeting Information Weed Harvesting Updates Voting Reminders and Instruction General Interest Topics TKPOA Projects such as; The Indoor Pool Remodel The Purchase of Lake Tallac Lagoon Property Annual TKPOA Homeowners Picnic (YAH!)
Join us in saving one tree at a time and an estimated annual savings of $11,000 for the Association.
Noise No excessive or unreasonable noise is permitted at any time. CITY OF
Trash We would also like to remind you that we live in the forest. In the forest w bears that are hungry and will go through your trash if you leave garbag outside of your VHR. Also, if you leave food inside of your vehicles, a be try to get to your food for a snack.
SOUTH LAKE TAHOE www.cityofslt.us VACATION HOME RENTAL (VHR)
Leave No Impact
PROGRAM 1052 Tata Lane South Lake Tahoe, CA 96150 VHR HOURS Monday-Friday 8am—11am 1pm—4pm VHR WEBSITE
www.cityofslt.us/VHR CITY OF SOUTH LAKE TAHOE Occupancy VHR PERMIT PHONE www.cityofslt.us Visitors must (530) 542-6010
adhere to the maximum number of occupants in the VHR. We and parties are not allowed in VHRs.
VACATION HOME RENTAL (VHR) VHR ENFORCEMENT Pools/Spas/Hot Tubs PROGRAM PHONE Use of pools, spas and hot tubs with the use of jets, 1052 Tata Lane elements that produce noise are prohibited between (530) 542-6100 South Lake Tahoe, CA 96150
blowers and other mec the hours of 10pm and
Parking Parking at VHRs must be in compliance with all City and State parking regu VHR HOURS The number of parking spaces at each VHR is posted on signage outside Monday through Friday VHR. 8 a.m.—11 a.m. 1 p.m.—4 p.m.
Enforcement If the City of South Lake Tahoe VHR Enforcement Officer issues a cita noise, parking, occupancy or trash complaints, fines range from $250-$2,00
VHR WEBSITE www.cityofslt.us/VHR
VHR PERMIT PHONE (530) 542-6010
VHR ENFORCEMENT PHONE (530) 542-6100
e welcome you to South Lake Tahoe and hope you enjoy our beautiful community as much as we do. During your visit, please remember that the Vacation Home Rental (VHR) you are staying in is located within a residential neighborhood. The following â€œLeave No Impactâ€? policies are an essential part of our VHR program.
Noise No excessive or unreasonable noise is permitted at any time.
Trash We would also like to remind you that we live in the forest. In the forest we have bears that are hungry and will go through your trash if you leave garbage bags outside of your VHR. Also, if you leave food inside of your vehicles, a bear may try to get to your food for a snack.
Occupancy Visitors must adhere to the maximum number of occupants in the VHR. Weddings and parties are not allowed in VHRs.
Pools/Spas/Hot Tubs Use of pools, spas and hot tubs with the use of jets, blowers and other mechanical elements that produce noise are prohibited between the hours of 10 p.m. and 7 a.m.
Parking Parking at VHRs must be in compliance with all City and State parking regulations. The number of parking spaces at each VHR is posted on signage outside of the VHR.
Enforcement If the City of South Lake Tahoe VHR Enforcement Officer issues a citation for noise, parking, occupancy or trash complaints, fines range from $250 to $2,000.
By Don Havard, Accounting Manager
On October 17th, 2017
the Finance Committee held its monthly meeting.
Reviewed were: drafts of June 30th and July 31st, 2017 Financial Statements, Accounts Receivable status for Member Assessments, and confirmed that the Tahoe Keys Marina and Yacht Club had paid their past due water bill and was now current. The 5th draft of the 2018 Budget was also reviewed and approved by the Finance Committee. The Committee also discussed the success of more aggressively pursuing overdue Member Assessment accounts including disciplinary hearings for suspension of memberâ€™s rights and possible $1,000 fines. They also discussed having 2017 Boat Slip Credits reflected on the 2018 first quarter billing. On October 21st, 2016, the TKPOA Board of Directors reviewed and approved the June 2016 and July 2016 Financial Statements. At this same meeting, the TKPOA Board of Directors approved the 2018 Operating and Reserve Budget. Included in this report is a summary of significant financial indicators for the month ending July 31, 2017. The next Finance Committee Meeting is scheduled for November 14th, 2017 at 10AM at the TKPOA Pavilion.
TAHOE KEYS PROPERTY OWNERS ASSOCIATION OPERATING AND RESERVE FUNDS NET INCOME RESULTS AS OF JULY 31, 2017 (ACCRUAL BASIS)
Operating Funds (Year to Date) FUND
Annual Expense Budget % Remaining Budget NET INCOME
Reserve Funds (Year to Date)
TKPOA COMMON Common Water Quality Water Company TKPOA Totals
SUBDIVISIONS Cove 1
Tahoe Marina Shores
Operating Months Remaining
5 Keys Breeze
TAHOE KEYS PROPERTY OWNERS ASSOCIATION OPERATING AND RESERVE FUND BALANCE RESULTS AS OF JULY 31, 2017 (ACCRUAL BASIS)
SUBDIVISIONS Cove 1
Tahoe Marina Shores
Fees & Fines SCHEDULE UPDATE
By Melissa Barcus, Front Desk and ACD Assistant
s the New Year approaches there will be some changes to the 2018 Fees and Fines Schedule. These changes were approved at the September 23rd, 2017 Board Meeting. The Board of Directors agreed on the following changes:
Daily Pool Passes: 2017 $7.00 vs 2018
Weekly Pool Passes: 2017 $20.00 vs 2018
Boat Stickers Less Than 30 Days (Rental Guest): 2017 $15.00 vs 2018
Boat Stickers Greater Than 30 Days (Rental Guest) 2017: $25.00 vs 2018
Tahoe Keys Beach & Harbor Association (TKB&HA) Beach Pass (Yearly):2017 $5.00 vs 2018 $10.00 VHR Annual Fee: 2017 $250.00 vs 2018
Duplicate VHR Permit Fee: 2017 $0 vs 2018
Fortunately there have not been many changes in the past 10 years. 10 years is a long time in today’s day and age to go without changes or increases. Things are not as inexpensive as they used to be, including staff wages, vendors, supplies for the pool, homeowner ID passes and facility use passes including the ink to print the passes. This includes staffing at both pools, security, and staffing at the front desk 7 days a week from 8:30 a.m.–4:30 p.m. for the homeowners and guest. Those are only some of the examples of why the Board of Directors decided to increase in fees. This will begin January 2018. For additional information please call the front desk at (530) 542-6444, Monday through Sunday from 8:30 a.m.–4:30 p.m. You may also access this information at the TKPOA.com website.
2018 Architectural Control Committee Meeting Schedule January 8
April 9 & 23
May 7& 21
June 4 & 18
July 9 & 23
August 6 & 20
September 5 & 17
All meetings are held at the TKPOA pavilion located at 356 Ala Wai Blvd. and begin at 9:00 a.m. unless otherwise posted. ACC application submittals are due by noon Wednesday prior to the meeting date. For more information please contact Linda Callahan, ACD Manager, at (530) 542-6444 ext. 239, or firstname.lastname@example.org.
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PRESIDENT’S LETTER |
continued from page 3
If the property exchange is approved by our members, the CTC will have this formally approved by their board and then a contract would be able to draw up the terms that have been mentioned. We would then have our attorneys review the agreement and bring it to the next open board meeting. I think this exchange is very valuable and I ask for your “yes” vote. This should not be ignored like many other improvements and potential assets that were ignored for many years in the past. PCE ISSUES: We all know we have had PCE in our drinking water for over 25 years. We are now at a point where a more viable solution is needed as levels of concern to mitigate this problem has gained public attention. We have not yet received from the consulting Keys Breeze
company of Kennedy/Jenks, their assessment of the options and cost for containment of replacement of wells. We hope to have their proposal soon and the board intends to hold a town hall meeting to discuss their findings and recommendations and a possible assessment. This will be another item that will go out for a vote to all members since it requires an assessment. Always lots of things going on here in the Keys and we are always looking for ways to improve as this will keep our property values up. Please take the time to read the Keys Breeze for information, come to meetings and not listen to idle gossip. Join committees or become board members as this is important to your community. Thank you. Have a very happy Thanksgiving.
Bonnie Halleran |
Kathy Hess Slocum with Just Imagine Marketing and Design 775-846-5656 email@example.com
Advertise your business in the Keys Breeze monthly newsletter and reach one of the most exclusive communities in Lake Tahoe.
eys Breeze is the official publication of the Tahoe Keys Property Owners Association. Tahoe Keys is centrally located in South Lake Tahoe. Eleven miles of inland waterways connects this community with 1500 homes, condos and townhouses. Keys Breeze is mailed to homeowner’s primary addresses which include local and out of area owners. The monthly newsletter keeps everyone aware of upcoming events, important messages and contact information. This viable piece is an important mailing homeowners look forward to receiving. This is the most economical direct mail piece to showcase your business to Tahoe Keys property owners. Total Circulation is 2,000. Deadlines for advertising are the 15th of the month prior to publishing.
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A link to a digital version of Keys Breeze is available and distributed online through leading digital platforms including ISSUU. Be sure to include your web address in your ad creative. Online editions will include your ad exactly as it appears in print, your web address needs to be included for us to link the ad to your website.
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LAND EXCHANGE VOTE FAST FACTS
VOTE BY NOVEMBER 17TH AT 4:30 PM
â€¢ Land exchange between TKPOA and California Tahoe Conservancy (CTC) for improved corporation yard â€¢ No special assessment required â€¢ No effect to 2018 assessment â€¢ Requires simple majority vote â€¢ Map of proposed land exchange on back
â€¢ 0RYHV7.32$FXUUHQW&RUSRUDWLRQ<DUGRXWRIWKH &7&8SSHU7UXFNHH0DUVK5HVWRUDWLRQ3URMHFW â€¢ $OORZVIRUHQWLUH&7&8SSHU7UXFNHH0DUVK 5HVWRUDWLRQSURMHFWZKLFKZLOOKHOSWKHORFDO HQYLURQPHQW â€¢ 7RWDOFRVWRIWRPRYHWRQHZVLWHLV IXQGHGWKURXJKFXUUHQW5HVHUYH)XQGV â€¢ 7UDQVLWLRQSHULRGXQWLO$SULODOORZV7.32$ WLPHWRPRYHDQGFRQVWUXFWQHZVLWH â€¢ Required Best Management Practices (BMPs) may be risky due to environmental conditions, which may violate terms of lease or land use, resulting in ongoing expenses and potential loss of site â€¢ Corporation yard would stay in current site requiring $731,210 in BMPs and property maintenance â€¢ None of the environmental benefits or benefits to TKPOA property from the Upper Truckee Marsh Restoration Project
Official newsletter of the Tahoe Keys Property Owners Association- South Lake Tahoe, California