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FISCAL YEAR 2008/09 PROJECTS
POOL REPAIR AND CLOSURE NOTICE - Start Date June 6, 2009
- due to changes in Federal regulations (see Virginia Graeme Baker Pool and Spa Safety Act of 2007) the Villas is required to change drains in the pool and spa. This is a health and safety issue and the Board is scheduling the work as soon as the pool contractor is able to do the work. Since the pool is being drained for the repairs we are also taking this opportunity to re-surface the pool and spa (funds are allocated in the reserves for this). This means the pool will be out of service for a minimum of four weeks, but could be up to eight weeks. Work is scheduled to begin on June 6. It is our desire to get the work done before the hottest months of July and August when the pool is most utilized. We understand this is an inconvenient time to have the pool closed but resident safety is our number one priority at this time. We apologize for the inconvenience and ask for your patience during this process.
Pool Closure Notice
Reconstruction Project
Updated January 2009 - Go to Phase II Reconstruction for current information about the status of the reconstruction of Villas stairs, landings and balconies. Phase I (stairwells) was completed in 2006 and the first part of Phase II (reconstruction of wooden landings) was completed in October 2007. Phase II (part 2) is anticipated to begin in Spring 2009.
Solar Heater at Pool
Updated October 2008 - The solar heating panel for the pool has not been working for some months. Funding for the replacement of the solar heating panels is in the reserve study and is allocated for 2011. Funding will need to be identified prior to early replacement of the solar heating at the pool.
FISCAL YEAR 2007/09 COMPLETED PROJECTS
Asphalt Repair - Approximately 190,000 square feet of private roadway at the Villas of Calavera Hills was re-coated with two layers of seal coat. Prior to the seal coat, repairs were made to degraded asphalt by removing the asphalt and replacing it with new material. The parking lots were re-striped and fire lanes were re-painted. The project was paid out of Reserve Funds and cost approximately $80,000.
Hand Rail Painting - Hand rails throughout the community were repaired and repainted at a cost of $16,000
Water Submetering - the Board investigated the feasibility of installing individual water meters at each unit (submetering). Technology has advanced to the point where this project could be undertaken for around $425 per unit. Submetering would mean that each homeowner pays for the water that they use, creating a “user pays” system. The project would mean that homeowners who already conserve water would not be subsidising other homeowners through monthly dues. The Board determined that a $425 cost to each homeowner was unacceptable at this time, mainly due to the existance of more urgent maintenance projects throughout the community. At such time that water costs rise significantly, and the cost/benefit of submetering can more readily be promoted at the Villas, then the Board may re-address the issue.
Submetering Notes from May 2008 - Recent publicity surrounding dramatically rising cost of water and potential for drought ordinances as Southern California remains in a ten year drought prompted Board members to investigate means of reducing water usage at the Villas. In FY07/08 water and sewer costs accounted for 16% of the Villas budget. Indoor and outdoor water and sewer costs are estimated at $94,000 or $36 per unit per month.
Water costs are anticipated to rise by 14% on January 1st, 2009 with similar increases slated for the following two years. Within three years our annual water bill could increase to $139,000 or $52 per unit per month. The only way to decrease that cost is through water conservation. Government studies have shown that between 15-30% savings have been demonstrated through sub-metering water in multiunit properties. By shifting water costs directly to the consumer there is a greater incentive to conserve. This is a more equitable way to share water costs as each homeowner pays only for the water used rather than having cautious consumers subsidizing wasteful consumers.
Sub-metering had been investigated by prior Boards and was found to be cost prohibitive, but new innovative technology has been developed since that time that would allow us to individually meter units at a reasonable cost. As of February 2008 the cost to sub-meter each unit was $425. After close analysis of current water costs and potential savings the Board determined that, while sub-metering would lead to water conservation the return on investment, at this time, would not be significant enough to persuade homeowners to support submetering. The issue has been tabled but the information gathered will be saved in the event that submetering infrastructure costs become more cost effective or water costs skyrocket making the cost benefit more significant.
Bulleting Board Repairs - the roof of the bulletin board on Chatham was replaced and the structure was repainted. The new Site Plan was mounted on the bulletin board.
Homeowner Funded Planting Plan - the Board is committed to maintaining the beauty of our community. Unfortunately there are many trees that are not appropriate for the topography or environment which must be removed. There is not enough money in the reserves to purchase new trees, as there are other higher priority projects that require funding. Therefore the Board implemented a program where homeowners can donate a new tree to the Villas for around $150 per tree (depending on the tree and location) to revitalize the landscaping. The Association will assume the annual costs of maintaining the trees.
Roof Tile Repairs - volunteers identified broken tiles on garage roofs and the Association contracted with our maintenance contractor to replace the broken tiles.
If you have any concerns or comments about any of these projects please write to the Villas of Calavera Hills HOA Board care of Association Management Group. Email is the preferred method of contact. Please note “VCH” in your subject line and address the correspondence to “Board”. We encourage your input.
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