On August 7th, SOA Board member Ryan Burns conducted a strategic planning workshop at TCTC. Workshop participants consisted of Board members, Committee members and Management (FSR) staff. One objective being to assist in the establishment of Association goals and provide Budget and Finance Committees with information to support preparation of the SOA’s 2018 budget. This was not intended as a decision making workshop, only one to generate useful information in support of future planning steps and decisions by the Board.
In conducting the workshop, Mr. Burns used the SWOT analysis technique, a structured planning method to evaluate the Strengths, Weaknesses, Opportunities, and Threats facing the Association. Participants were divided into four groups and assigned to generate meaningful information for each of these categories, which were then presented and discussed in SWOT matrix format. Elements of which were then assigned to various entities (Board, Committees, or Management staff) for follow-up.
Suffice it to say that numerous diverse items were presented and discussed for each of the SWOT elements (mostly Strengths and Weaknesses) , which were too numerous to describe here. Obviously, subsequent filtering will be required to focus on those elements which best support future planning activities and Association goals.
Homeowners were invited to attend the workshop and provide opinions/comments at the close of the meeting. Few were in attendance and only one provided opinions on the following: 1) The SOA needs to form a Committee to come up with a plan or plans for what to do with the Country Club land in the event the Country Club defaults on the Lease Agreement, 2) The SOA should be looking at ways to utilize the water rights included in the Country Club Land and Water Rights Purchase Agreement to its financial benefit. suggested there is more water available here than will ever be used for Association and Country Club usage, and 3) Both Canyon 9 and Country Club Maintenance Costs are too high, that design changes geared to reduce fairway and green sizes could significantly reduce maintenance costs.
Overall a well conducted workshop with good results from enthusiastic participants. What remains to be seen is how these results are followed up on in future planning sessions.
Village 3 Neighbors,
Pam and I talked with Toll Brothers Land Entitlement Manager, Matthew Lepire, on Friday afternoon about the progress of their construction project. We had not talked with Matthew previously, so this was a good opportunity to get to know each other.
The earthmoving for the project is being done by Patriot Contractors out of Las Vegas. According to Mathew, the current grading objective is to remove the rockery wall north of the fire station, and make a sloped cut into the hillside. The heavy equipment has also constructed two temporary plastic lined water reservoirs with huge water pumps which can quickly fill the water carrying vehicles used to spray water to control dust and settle the disturbed ground. One reservoir is north of the fire station, and the other is above the Toll Brothers construction office off roundabout 6.
Toll Brothers has just placed signage north of the fire station closing off public access to Bull Ranch Road. The new signs indicate access to Bull Ranch Road can be made from Evergreen Ridge Way or Back Nine Trail. Pam and I want to do some more talking to Mathew about these signs as we want to make sure no one on a dirt bike tries to use the paved trail at the end of Evergreen Ridge for access to Bull Ranch Road. We have no problem with folks who want to ride their bikes or walk on the paved trail at the end of Evergreen Ridge. The McNeil’s enjoy seeing folks taking a walk or riding a bike in the open space to the north of Village 3.
The large ditch which has been dug about 1/4 mile north of Evergreen Ridge is for a drainage improvement. According to Matthew, a pipeline will be installed and the ditch covered. We do not understand why such a large ditch is needed for a storm drainage pipeline. We hope our information is correct that this large ditch which is a couple hundred feet long and probably 30 feet wide will be filled once the pipeline is installed.
Toll Brothers still plans to remove 60 feet from the rock covered ridge directly above Village 3, and do extensive cut and fills throughout the project area.
We asked about all of the graded dirt roads as some do not match the tentative subdivision map. Matthew said some of the roads are for construction purposes, so not all of the graded dirt roads are permanent.
Earthmoving will continue for several months. After storm drains and utilities are installed, paving of the streets will begin, and that is expected to be in the spring of 2018. The final subdivision map has yet to be approved by the City of Reno, and that is still several months out. In Reno, grading is allowed to begin without the final subdivision map being approved. We do not think that is a good idea, but for many reasons trying to challenge the issuing of a grading permit without the final subdivision map being approved would not be successful.
We were told on Friday that Toll Brothers will be spending $1.8 million on landscaping for the project area. It is our hope the landscaping will help hide some of the disturbed hillsides.
Ken and Pam McNeil
As it becomes more apparent that the costs associated with Somersett hillside and rockery wall repairs resulting from the winter storms will be quite expensive, the question arises as to how this will all be paid for. That is, through reserves, insurance, homeowner assessments or a combination thereof. Also, through what responsible entity? as some of the incurred damage is on Somersett Country Club (SGC) land purchased by the Somersett Owners Association (SOA), under the “Real Property Purchase Agreement” and subsequently leased back to the SGC for golf course operations. Therefore, who is responsible for repairs, the Landlord (SOA) or the Tenant (SGC)?
Under Article 9A “Four Year Warranty” of the Purchase Agreement as well as Article 8 “Repairs and Maintenance” and Article 9 “Damage or Destruction” of Exhibit C to the Purchase Agreement, it would appear that the Tenant (SGC) is responsible for any required repairs on the leased property. However, to date, there has been no specific SOA Board position put forth in this regard, which will most likely end up as a litigation issue in the hands of the SOA and SGC Attorneys.
It has been reported that RFP’s will soon be issued to prospective vendors, the result of which will then establish the cost for repairs, and allow the Board to proceed with how funding will be accomplished..
The BJG Study was subsequently approved by the Board, elements of which are now in the process of being implemented (e.g., Great Room, Canyon View Room and Media Room modifications, fitness equipment additions, mezzanine glass enclosure, swimming pool upgrade, etc.).
For those who may wish to view all that has been proposed and/or familiarize themselves with the details and estimated costs associated with each of the proposed solutions, a complete copy of the BJG study is available through the following links:
It is assumed that financing for the approved upgrades are being accomplished via the TCTC’s previously approved 2017 $450K special projects budget.
Following is a recap of issues discussed and or approved at the July 26th Somersett Owners Association (SOA) Board of Directors (BOD) Meeting. See previous posts for a full list of agenda items.
June 28th BOD Meeting Minutes
Acceptance of Resignation
The following reflects concerns addressed to the BOD by a variety of homeowners. Comments were taken under advisement by the BOD with some referred to Staff for follow-up.
The Somersett Owners Association (SOA) has published the meeting packet for the July 26th Board Meeting. Packet is available for viewing on the SOA website (www.mysomersett.com or www.somersett.net). The July packet may also be accessed by clicking on the following link:
The July Packet contains an updated agenda from that previously published, with the addition of two New Business topics: 1) Lennar Landscape Turnover & Contract Addendum, and 2) AGC Fee Schedule. It also contains significant information on the following agenda topics:
June 28, 2017 Meeting Minutes – For those interested in what transpired at the June BOD Meeting, an excellent recap has been provided. Whoever is now publishing the BOD Meeting minutes should be congratulated.
Financials – In addition to the standard Treasurers Report and Monthly financials, the packet contains an Independent Auditor Report concluding that the SOA 2016 financial statements were accurately presented and in accordance with generally accepted accounting principles.
Legal Update – A memo from the SOA Attorney outlines descriptions and current status of the following legal issues: 1) SOA vs multiple Association owners over CC&R issues associated with their Northgate land acquisition, 2) SOA vs an Association owner on a lien and property title issue, and 3) SOA vs Wits, LLC addressing access rights to the Hillbrow SBE subdivision.
Ditch Repair & Maintenance – Bid Proposal for ongoing work associated with repair and maintenance of drainage ditiches throught Somersett. Proposal maps and identifies affected areas.
Pool Redesign Proposal – Vendor proposal for modifications to The Club at Town Center liesure pool. Five options are presented and well detailed, with estimated costs of $319,440 to $422,840. Proposed modifications address relocation of the existing water slide feature and the addition of an associated “splash pool”.
Consent for CFA Proposal – Authorizes CFA to spend up to an additional $26,400 to produce information required to acurately generate a bid proposal for Somersett SBE hillside repairs and rockery wall repairs at Timaru and Trail Ridge Courts.
AGC Fee Schedule – The Aesthetic Guidelines fee schedule for new home construction ($10,000 fee – $8000 refundable), existing home remodels/additions ($1500 fee – $750 refundable), and external changes ($200 fee – $90 refundable)
Acceptance of Resignation – Resignation memo from Board member Joe Fadrowsky, which will require appointment of a new Treasurer. Since the SOA By-laws require association member election for Board vacancies, if Mr. Fadrowsky tenders his resignation as planned (i.e., at the conclusion of the July Board meeting), then the Board will operate with four members until the election of a new director.
Homeowners with comments or concerns on any agenda topic are encouraged to attend the Board Meeting and express them. Comments on agenda topics may be expressed at the start of the meeting, before discussion by Board members.
The Somersett Owners Association (SOA) Board of Directors (BOD) open meeting is scheduled for Wednesday, July 26th at 5:30 PM in the Canyon View Room at The Club at Town Center (TCTC). The BOD meeting agenda may be accessed by clicking the following link:
The “Board Meeting Packet”, which contains additional information on agenda topics is not yet available on the http://www.mysomersett.com website. Packet should be available prior to July 26th Meeting date. Owners may access this Packet by logging on to your http://www.mysommersett.com account and clicking on the “SOA/Committees & Meetings” link. This website will also provide an update when the Packet becomes available.
One of the more interesting agenda items is “Acceptance of Resignation’ and “Appointment of Treasurer”. It has been reported that Joe Fadrowsky is resigning as Board Director and SOA Treasurer effective with the July 26th Board Meeting. In this regard, the SOA recently sent out email notices to Association members soliciting candidates to fill the vacancy. The intent being to appoint a replacement after candidate reviews and to announce the new Director at the July 26th Board Meeting. However, this process was scrapped when it became evident that (per the SOA By-Laws) a Board vacancy can only be filled by Association member vote, either in a special election or in conjunction with the annual member elections generally held in October.
The Board has not yet announced how they will proceed with filling the vacancy. However, given the time requirements to conduct Association member elections, it will most likely be conducted in conjunction with the annual October Board elections, the results of which are announced at the November owner meeting with elected Directors taking office at that time. This being the case, the Board will function with only four members until November of this year, placing an unfortunate burden on the remaining Directors. Perhaps future Directors considering resignation can give sufficient notice to allow an election to take place without the Board having to operate with reduced membership for an extended period.
Town Center TH, LLC (2290 Painted River Trail, Somersett – Mike Pollock, Manager), has submitted an application to the City of Reno’s Community Development Department for construction of “The Greens at Town Center”, a project to be comprised of ten townhouses on ten parcels plus a common area. Site location is the empty 34,900 sq.ft. lot adjacent to The Club at Town Center and the Canyon9 Golf course.
A more detailed description of the proposed project can be obtained by visiting the REreno website post “The Greens at Town Center” at www.rereno2.wordpress.com and downloading Developer application documents. The REreno post also contains additional Somersett Developer information.
The Town Center TH, LLC application references a set of CC&R’s to govern the development. One might wonder how these will fit in with the SOA having been established as the “Approving Owner” for the Town Center properties with the right to approve building and landscape plans related thereto. That is, does the proposed “The Greens at Town Center” site fall within the SOA jurisdiction?
The following table represents a summary of the Somersett Golf Club’s (SGC) revenue and expense data for the years 2010 through 2016 (i.e., as extracted from their required IRS Form 990 submittals). Given the Somersett Owners Association’s (SOA) investment and liabilities associated with the Real Property Purchase Agreement (i.e., as entered into between the SOA and SGC in late 2014), the SGC’s financial health may be of interest to many Association members.
|Year||SGC Equity Members||SGC Total Revenue||SGC Total Expenses||Revenue Less Expenses||SOA Revenue Contribution||Notes|
For those who may wish to delve into the revenue and expense financial details (e.g., memberships, golf operations, food & beverage, employees, etc) as well as assets and liabilities, a copy of the SGC’s IRS Form 990 may be accessed via the following link: