Common Area Signs

Residents are not to post signs or flyers of any nature on common area property. This includes, but not limited to vehicle gates, pedestrian gates, mailboxes, etc. Thank you for your cooperation.

Request for fobs, gates remotes, variances, architectural submittals, gym waivers, gate directory entries, etc.
Please contact Valerie by email at vacordagoitia@keystonepacific.com or by phone at 951-514-2777.

Hearing & Violation Updates

Please email both Valerie vacordagoitia@keystonepacific.com and lkeefer@keystonepacific.com on all hearings and violations responses. We are working together to keep all resident compliance/violation items up to date.

Collection Policy

Since the updated collection policy was approved on March 24, 2021, the total delinquent assessments have decreased by $10,139.55.

Pool Deck & Splash Pad

On Monday, September 27, 2021 the team had a project walk with representatives from Plump Engineering, McCormick/JWC and the landscape architect for the pool deck project. A potential rendering was promised for Friday, October 8, 2021 pending Board approval. The Board has scheduled a Special Executive Session meeting for Wednesday, September 13, 2021 for a final review of the updated pool deck plans. More information to follow after that meeting.

*Updates for the pool are sent out via e-blast each Friday afternoon and posted on the HOA Facebook page.

Gates

Bouris Ped Gate – The pedestrian gate was not latching. It was repaired at cost of $144.29.

Laguna Vista gate was stuck partially open over 8/27/21. Repaired at a cost of $490.00.

Reflections gate control box was vandalized on 9/7/21. Repaired at a cost of $696.74.

Linden Ped gate not latching properly on 9/7/21. Repaired at cost of $400.98.

Reflections exit gate stuck open 9/13/21. Repaired at a cost of $80.75.

Bristol Gate CAPXL board was replaced on 9/13/21 at a cost of $2,269.17.

Reflections exit gate stuck open 9/21/21. Repaired at a cost of $111.74.

Linden Ped Gate reader was damaged & gate not latching on 9/28/21 Repaired cost of $154.24.

Bouris Ped Gate not unlatching with key fobs. Repaired at a cost of $368.48.

Bristol/Clifton Ped Gates proposal approved 10/12/21 at cost of $1,476.49 – Management awaiting an ETA for repairs.

Cameras

The assessment of the current onsite cameras has been completed and is being reviewed. Three to five vendors will be contacted to provide bids for this project. Management has been instructed to set up a meeting with the potential camera vendors to be followed by an onsite walk.

Landscaping

Irrigation

Approximately 75% of the irrigation is currently up and running. Andre Landscape reports that many sprinkler heads are being removed in the Linden Gate area. Management thanks all the residents that have reported leaking or broken sprinklers to the office. It helps us help the landscaper address these in an expedited manner.

If residents see any areas of concern, please report it to the management office as soon as possible.

Landscape Proposals

Proposals for the infill of plants is still on hold waiting for confirmation the irrigation is running in all areas along with watching that the overall weather is cooling down.

Landscape Walks

Management and the Landscape Committee have a weekly walk with Andre and Monarch at 8:00 a.m. each Friday morning. All residents are welcome to join the landscape walk. We meet in the parking lot of the onsite office.

Landscape Update provided by Monarch Environmental

Monarch reported that the 2 “A” wires that were down are back up and working properly. We walked the A6 area of lake 1 and Stonybrook/Hidden Meadow Park to confirm that they were communicating with the controller.

Linden Gate turf was stressed from the high heat and the system being down in mid-September. With the system being back on as of September 25, 2021 the Association should see an improvement in this area.

The plant material around lake 1 has received regular watering for about a month now and we are starting to see new growth push out which is a great sign! There are some plants in the area that aren’t showing signs of recovery and Andre was instructed to flush cut them when they are in the area for maintenance. Flush cutting plants will allow the roots to hold the slope and minimize soil erosion.

We have noted a lot of weeds along the lakeshores, usually this requires herbicides that are approved to be used near water and are safe for aquatic animals. Andre will be looking into ordering these supplies to get the weeds eradicated.

As all of you begin to see water beginning to flow in the community, please let management know if you see any broken sprinkler heads.

Hardscape Damage/Tree Removal

The trees that are causing hardscape damage are scheduled for removal starting mid-October 11th through November 1st. An e-blast was sent out to the membership on Thursday, October 7, 2021 with the flyer Andre Landscape provided and with maps of the areas.

Floating Islands

The Floating Islands for lake 1 were tabled at the September Board meeting until the Association has some time to see how the island on lake 2 are performing. The plant material on the floating islands on lake 2 is starting to fill out so the islands should become more aesthetically appealing.

Relocation of Islands

A proposal for the relocation of five (5) islands from lake 2 to lake 1 is on the October agenda for Board review at a cost of $5,600.00.

Aeration Lines – Lake 1

A proposal for the installation of aeration lines in lake 1 was approved at a cost of NTE $100,000.00.

Bogs

DLE Electric was onsite on Wednesday, September 8, 2021 and then back on Thursday, October 7, 2021 to complete two (2) onsite inspections of the electrical in the bogs. Some bogs had to have overgrown plant material removed by Andre Landscape in order to gain access to all the bogs for inspection. The current wiring was noted to be too thin and needs to be upgraded to carry the current load. A special electrician that understands spaghetti wiring as they call it was needed for the inspection of the electrical in the bogs that surround that lakes. This could not be done by Tri County Lighting and why DLE Electric was brought onsite. Management is awaiting proposals from DLE Electric to be added to the October agenda necessary upgrades to the electrical in the bogs.

The pump proposals from L.O. Lynch and Eagle Pump for 11 additional bogs to be up and running at an approximate cost of $25,000.00 will be added back onto the October agenda for Board review.

Management is also waiting for a proposal from Eco Lake Solutions for an alternative way to install the pumps for the bogs then what has been done in the past as to avoid future vandalism.

A proposal for the metal grates to go over the existing bogs has been received from Gale Force at a cost of $13,500.00. Management is currently looking for a second vendor to fabricate the metal grates if the original installation method is once again used.

Fitness Center

The new treadmill has been delivered and installed in the fitness center. All the lights in the fitness center were also repaired/replaced the week of September 27, 2021.

Lighting

The Association is in the final stages of all the lights being repaired. The lanterns around the gym, office and event center were all cleaned, dusted and bulbs changed to match on Monday, September 27, 2021. The Association is in the final stages of all the lights being repaired throughout the community. These repairs began in April 2021. A proposal for the repair of 21 bollards was approved at the September Board meeting at a cost of $22,801.28 with an eight (8) week lead time on parks for installation.

If residents see any areas of concern, please report it to Management as soon as possible.

Lennar/Streetlights

The Board voted at the June 16, 2021 meeting to turn the unresolved issues with Lennar over to the Association’s legal counsel. Management has been currently providing needed documents to Delphi Law Group and is awaiting a response.

Community ID Badges

An additional computer has been provided at no cost to the Association by KPPM and installed in the onsite office.

The Lakes Community Association will be changing the Lakes Community badge to a new background and style. Issuing new badges will provide the Association with the opportunity to update homeowner/resident information and ensure that those using the facilities are current residents that live in the community full time.

New badges will be distributed beginning October 2021 until January 2022. After January 30, 2022, residents attempting to access the facilities or any common areas using an old badge will be asked to leave. To expedite the new badge distribution process and make obtaining new badges as easy as possible, we ask that all residents complete the attached form and checklist prior to picking up your new badge(s). When you come to pick up your new badge, please bring the completed forms/checklist along with any required documents to the onsite office. No badges will be given out without first completing the enclosed form and providing proper identification along with any required documents.

To make the badge distribution process as convenient for residents as possible we will be distributing badges by walk-in service (on a first come first serve basis). The times for walk-in service are listed below:

October

Last names starting with A-M: Tuesday, October 26th from 3 P.M. to 6 P.M.
Last names starting with N-Z: Thursday, October 28th from 10 A.M. to 1 P.M.

November

Last names starting with A-M: Friday, November 5th from 10 A.M. to 1 P.M.
All residents welcome: Saturday, November 6th from 11 A.M. to 2 P.M.
Last names starting with N-Z: Monday, November 8th from 10 A.M. to 1 P.M.

December

Last names starting with A-M: Friday, December 10th from 10 A.M. to 1 P.M.
All residents welcome: Saturday, December 11th from 11 A.M. to 2 P.M.
Last names starting with N-Z: Monday, December 13th from 10 A.M. to 1 P.M.

January

Last names starting with A-M: Friday, January 7th from 10 A.M. to 1 P.M.
All residents welcome: Saturday, January 8th from 11 A.M. to 2 P.M.
Last names starting with N-Z: Monday, January 10th from 10 A.M. to 1 P.M.

Audit

The 2021 draft audit is on the October 20, 2021 agenda for Board approval and will be mailed to the membership by no later than October 30, 2021.

Annual Meeting

Since the Association was unable to reach quorum for the 2021 Annual Election, the community will be electing five (5) Directors for the 2022 Annual Election. Please look for candidacy statements to be mailed out early next year.

Management is going to start sending violations for the items listed below. If you can make the effort to address these items at your residence (if applicable) that will help avoid the need for violation letters:
Front/Rear Yard Enforcement
Per the CC&R’s Article 7 Section 2.26, homeowners ae required to install landscaping twelve (12) months after the close of escrow after obtaining architectural approval. At the direction of the Board of Directors, Management will be enforcing backyard landscape maintenance and installation.

Per the CC&R mentioned above, front, and back yards must be kept in a neat and attractive condition, “including all landscaping and gardening necessary to properly maintain and periodically replace the trees, plants, grass and other vegetation.” Please keep om mind that any changes done to the exterior of the home (including the backyard) may require architectural approval. If you have any questions about architectural submittal, you may contact the management office.

Side Yard Wrought Iron Gates

Many residences’ side yard wrought iron gates are faded and are in need of painting. Please take the necessary steps to have your side gate painted black by December 31, 2021. Please note that architectural approval is required if you choose to change the color or install a new style of gate.

Window Covering (including garage door windows)

Article 7 Section 2.28 states no window in a Project Unit shall be covered in whole or part, inside or outside, with aluminum foil, newspaper, paint, tint, or any other material reasonably deemed inappropriate for such use by Architectural Control Committee.

Tree Trimming

There are many overgrown front yard trees that are in need of being trimmed back. Please take the necessary steps to have front yard trees trimmed by December 31, 2021.

Remove Tree Stakes

Many trees have grown to a size that the tree stakes are no longer needed. Please check your trees for any stakes that could be removed.

If you have any questions or concerns, please email Linda at lkeefer@keystonepacific.com.

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