Where in the World Is Keys Breeze PG. 13
BEAR BOXES PG. 16 NOBLE CONSULTANTS–G.E.C. INC.
Bulkhead Analysis, Monitoring, and Design PG. 22
Get to Know the Tahoe Keys Water Quality Committee PG. 24
FEBRUARY 2018
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1
Tahoe Keys Property Owners Association
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PRSRT STD U.S. POSTAGE PAID RENO, NV PERMIT NO. 200
Keys Breeze
356 Ala Wai Boulevard South Lake Tahoe, CA 96150
FEBRUARY 2018
Tahoe Key s P r oper t y O wne r s A s s oc ia t ion
Tahoe Keys Specialist You Know Me. And I Know the Tahoe Keys.
A SAMPLE OF ADELE’ S RECENTLY SOLD LISTINGS:
530.545.0888 | 866.541.2200
AdeleLucas.com
SOLD
SOLD
1978 Aloha | $1,120,000
1991 Aloha | $2,375,000
SOLD
SOLD
2003 Kokanee | $971,000
SOLD
16 Lighthouse Shores | $5,750,000
1923 Marconi | $1,095,000
SOLD
SOLD
425 Emerald | $930,000
SOLD
609 Danube | $400,000
SOLD
SOLD
1990 Kokanee | $2,150,000
SOLD
415 Emerald | $965,000
SOLD
AdeleLucas.com
1987 Aloha | $2,100,000
2181 Catalina | $760,000
2021 Kokanee | $1,230,000
BRE# 00838770
president’sletter Hi all, Even though we are having a pretty mild winter so far, I want to remind all members, especially those living in the coves, about some concerns you should consider about leaving your boat in the water during the winter.
President’s Letter
3
Wood & Pellet Stove Safety
4
Calendar 2018
4
2018 Board Actions Summary
5
Successful Vacation Rental Ideas
6
TKPOA 2018 Fee Schedule
7
Landscape Irrigation Rules
8
Bavarian Isle
9
Where in the World is Keys Breeze? 13 Bear Boxes
16
Owners, Renters, and Vacation Renters Policy, Rules, and Regulations 18 Noble Consultants–G.E.C. Inc. Bulkhead Analysis, Monitoring, and Design 22 Get to Know Tahoe Keys Water Quality Committee 24 Website Metrics
26
TKPOA Assessment Payment Schedule
28
If you decide to leave your boat in the water, please understand it is your responsibility to keep snow off your dock and boat. Our staff is not responsible for checking on or policing your docks or the condition of your boats. Be aware that your boat could possibly sink from the weight of the snow on your dock or boat. You should also make sure your boat is emptied of gas and not weighted down by anything else. We have a new publishing company for our Keys Breeze magazine. If you have any type of business interests in the Lake Tahoe area, I urge you to try advertising in the upcoming issues of the Keys Breeze. Not only do homeowners read this publication, which is an official publication of TKPOA, but is also read by the many people who are renting homes or condos, and those visiting here in the Keys. I found this out when my sister and her family rented a condo here in the Keys for the recent Thanksgiving weekend. The owner had left four months of the Keys Breeze on the coffee table. My nephews were reading some of the issues and one told my sister, “Hey, auntie is in here.” It was pretty funny and made me realize how many people have access to the Keys Breeze. It is a very good tool for marketing any business here in Lake Tahoe. We are still waiting for the CEQA completion to move forward with the CTC land exchange. We are all hoping to have that soon. We are also still waiting for a proposal in writing from TRPA and Lahontan as to what our next actions may be with regards to the on-going AIS weed issues. We will keep you posted on both of these important issues. Regarding the PCE issue, we have heard back from the consulting company, Kennedy/Jenks on our best and most economical solutions regarding the current PCE contamination issues which may affect our wells. They are putting together and will provide a visual presentation as part
CONTINUED ON PAGE 30
2018 Architectural Control Committee Meeting Schedule 28 Hot Tubs Require ACC Approval
30
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 FOR ADVERTISING OPPORTUNITIES please contact Kathy Hess-Slocum at Just Imagine Marketing and Design (775) 846-5656, kathy@justimaginemktg.com. COVER PHOTO: James Brooks Printed on recycled paper with soy-based inks.
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
8:30 a.m. to 4:30 p.m. Daily
Kirk J. Wooldridge
Accounting Manager, Ext. 227
Rick Robillard, PE
Water Co. Manager, Tahoe Keys Water Company (530) 542-6451
Front Desk Attendant Dial 0
Linda Callahan
Architectural Control Dept. Manager, Ext. 239
2017–2018 BOARD OF DIRECTORS
Tom Callahan
Pat Disney, VICE PRESIDENT
Maintenance Manager, Ext. 226
James Brooks
Jim Siegfried, TREASURER Jim Woller, DIRECTOR Sean Ward, DIRECTOR
Security (530) 545-0847
FEBRUARY 2018
Bonnie Halleran, PRESIDENT
Natalie Collin, SECRETARY
Pool Supervisor (530) 545-4124
Operations Manager, Ext. 228 |
Don Havard
Shannon Teasley
General Manager, Ext. 224
Keys Breeze
Administrative Assistant, Ext. 223
Project Coordinator/ Property Manager, Ext. 241
TAHOE KEYS PROPERTY OWNERS ASSOCIATION
Desiree Wright
Heather Houston
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3
John Gonzales, DIRECTOR
Wood & Pellet Stove Safety
A z z z z z z
z
z
z
s the temperature drops outside, wood and pellet stoves may be fired up inside the home. What you may not realize is that heating equipment is one of the leading causes of home fires during the winter months.
Have qualified professionals install stoves, chimneys, and chimney connectors. Stoves should have the label of an independent testing laboratory. Burn ONLY dry and seasoned wood or pellets in wood burning and pellet stoves. EVERY fall have your chimney and stove inspected and cleaned by a certified chimney sweeping company. Clean the inside of your stove periodically using a wire brush. Allow ashes to COOL before disposing them. Place the ashes in a covered metal container and keep the container at least 10 feet away from the home and other buildings. Keep a close eye on children whenever a wood or pellet stove is being used. Remind the children to stay at least 3 feet away from the stove. INSTALL and maintain carbon monoxide alarms (CO) on EVERY level of your home, outside each sleeping area and inside each bedroom. For the best protection, interconnect the alarms. That way when one alarm sounds, they all sound. TEST all smoke alarms at least once a month.
February
Call for a free estimate!
5 9 13 17 17 22 TBD
BOAT DOCKS
ACC Meeting, 9:00 a.m. Water Quality Committee Meeting, 10:00 a.m. Finance Committee Meeting, 10:00 a.m. Board of Directors Executive Session, 9:00 a.m. Board of Directors Regular Meeting, 2:00 p.m. Town Hall Forum, 6:00 p.m. Waterway Usage Adhoc Sub-Committee Meeting, Time TBD
March
541-1111
5 13 16 17 22 TBD TBD
Doug Gayner
keysboatdocks.com | dgayner@ymail.com
LIC #369533 | WORKERS’ COMPENSATION MARINE LIABILITY INSURANCE
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, 2:00 p.m. Town Hall Forum, 6:00 p.m. Water Quality Committee Meeting, 1:00 p.m. Waterway Usage Adhoc Sub-Committee Meeting, Time TBD
General Building & Engineer Contractor Serving Lake Tahoe since 1956 PO Box 2554 South Lake Tahoe • CUSTOM DESIGNS • FLOATING DOCKS • FIXED DOCKS • SUPPLIES • • RETAINING WALLS • RAMPS • DECKS • PILINGS • REPAIRS • BUOYS • • MAINTENANCE • SALVAGE • RELOCATION • POLYURETHANE FLOATS •
Keys Breeze
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NOTE:
ALL MEETINGS WILL BE HELD AT THE TKPOA PAVILION, 356 ALA WAI BLVD., SOUTH LAKE TAHOE UNLESS OTHERWISE NOTED.
FEBRUARY 2018
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4
2018
BOARD ACTIONS SUMMARY
EXECUTIVE SESSION (JANUARY 19TH) BOARD OF DIRECTORS MEETING (JANUARY 20TH) By Heather Houston, Administrative Assistant
JANUARY 19TH — EXECUTIVE SESSION BOARD ACTIONS z Reviewed six personnel matters. z Reviewed one member disciplinary matter. z Reviewed 13 legal matters including ongoing issues with the Tahoe Keys Marina and Yacht Club (TKM&YC). z Appointed Jim Siegfried, Bonnie Halleran, and Pat Disney to attend the Case Management mediation with authority to negotiate and make decisions to resolve the water service dispute with the TKM&YC. z Approved and authorized the General Manager to sign the settlement agreement for payment of a delinquent account. z Reviewed 16 current contracts. z Approved the Sierra Ecosystems Associates (SEA) “overview of SEA 2017 Contracted Tasks” for the revised amount of $33,363 to be funded by carryover funds from the 2017 Water Quality Reserve Fund and the 2017 Water Quality Special Assessment as coded. z Approved the Sierra Ecosystems Associates (SEA) proposal as submitted for January 2018 for $23,686 to be funded by carryover funds from the 2017 Water Quality Reserve Fund and the 2017 Water Quality Special Assessment as coded. z Approved the Dr. Lars Anderson Contract for January 2018–March 2018 for $5,430 to be funded by carryover funds from the 2017 Water Quality Reserve Fund and the 2017 Water Quality Special Assessment as coded. z Approved Farr West Engineering for the design build of the well #3 emergency generator for $20,540 plus a $2,054 contingency for a total of $22,594 to be funded out of Water Company Reserves.
JANUARY 20TH — BOARD OF DIRECTORS MEETING BOARD ACTIONS z Approved the purchase of a new replacement Harvester Trailer 4 from Inland Lake Harvester for $52,600 to be funded from the Water Quality Reserve Fund. z Approved the purchase of quoted parts required for the Harvester refurbishment and repair from Inland Lake Harvester for $12,426.32 to be funded from the Water Quality Reserve Fund. z Approved the purchase of quoted parts required for the Harvester Trailer 3 refurbishment and repair from Inland Lake Harvester for $12,536.96 to be funded from the Water Quality Reserve Fund. z Amended the Board’s prior bank signer approval (November 17th, 2017 meeting item #17-1170) of authorized signers on the El Dorado Savings bank accounts to add Kirk Wooldridge for Signature Authority on El Dorado Savings bank accounts.
Keys Breeze
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FEBRUARY 2018
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5
SUCCESSFUL VACATION RENTAL IDEAS
A
s we close out 2017 and plunge into 2018, it is a time to evaluate and improve our Tahoe Keys Rental program. During 2016 TKPOA Security Officers responded to a total of 235 owner, renter and vacation renter nuisance complaints within the Tahoe Keys. Each reported complaint resulted in a security officer responding to the residence, the merit or confirmation of the complaint was obtained, the owner or renter were contacted and provided education information of the TKPOA and City of South Lake Tahoe Vacation Rental rules, and the
incident was documented after notification to the home owner was made. In some cases, the City of South Lake Tahoe Rental Compliance officers or the Police were also notified. Trends depicting successful vacation rentals are emerging and many vacation rental owners are putting forth a tremendous effort in complying with the TKPOA and City of SLT Vacation Rental Rules. Some common factors to a successful vacation rental are:
z
Screening potential renters to determine if the Tahoe Keys is the proper venue for their rental needs. Advising renters that maximum occupancy and maximum vehicles will be strictly enforced.
z
Providing potential renters with a copy of the City of SLT and TKPOA Vacation rental rules.
z
Posting the City of SLT and TKPOA Vacation rental rules within their vacation rental in a conspicuous location.
z
Posting signs near their hot tub regarding the City of SLT and TKPOA vacation rental rules prohibiting hot tub use after 10:00 p.m. (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 10:00 p.m. and 7:00 a.m.). For your convenience, the City of South Lake Tahoe Vacation Rental website has downloadable signs for free with many of the City Rental Rules.
z
Discussing boating within the Tahoe Keys with potential renters, informing them of the additional rules that all boaters within the Tahoe Keys must follow, i.e.: no wake, no loud music, and proper dock use/limitations.
Many of our homeowners enjoy utilizing their residence(s) as vacation rentals. Being a good renter is as important as being a good neighbor. Our goal is to maintain the tranquil peaceful environment that has made the Tahoe Keys such a special place to live. Please continue to immediately contact TKPOA security for any nuisance complaints so we can achieve this goal.
See page 19 for TKPOA rules for Owners, Renters, and Vacation Renters in the Tahoe Keys.
Tahoe Keys Security (530) 542-6444 Front Desk extension 233 (530) 545-0847 Security Department Mobile Keys Breeze
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FEBRUARY 2018
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6
TKPOA 2018 FEE SCHEDULE Dear Homeowners,
2018 Fee Schedulee #
There has been increases in 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 (Recreational) Passes: 2017 $7.00 vs 2018 $10.00
P1
Fee Schedule Item
2015
Daily Pool Pass [Per Person Per Day]
2018
P2
Weekly Pool Pass [Per Person Per 7 Days]
$ 30.00 $ 30.00 $ 30.00 $ 40.00
Tennis Pass Daily [Per 2 Players Per Day]
$ 20.00 $ 20.00 $ 20.00 $ 20.00
P4
Tennis Pass Weekly [Per 2 Players Per 7 Days]
$ 60.00 $ 60.00 $ 60.00 $ 60.00
P5
Boat Stickers Less Than 30 days (Rental Guests)
$ 15.00 $ 15.00 $ 15.00 $ 25.00
P6
Boat Stickers Greater Than 30 days (Rental Guests)
$ 25.00 $ 25.00 $ 25.00 $ 30.00
P7
Parking Hang Tags Replacement
$ 20.00 $ 20.00 $ 20.00 $ 20.00
P8
Homeowner ID Card Replacement
$ 20.00 $ 20.00 $ 20.00 $ 20.00
P9
Long Term Renter ID Card Replacement
$ 20.00 $ 20.00 $ 20.00 $ 20.00
P10 Long Term Renter ID Card Annual Card
P12 Tahoe Island Park Subdivision No. 4 Beach Pass (Yearly)
Boat Stickers Less Than 30 Days (Rental P14 Facility Use Deposit - Outdoor Pool & Beach, Pavilion Beach or Indoor Pool [Four Hours] Guest): 2017 $15.00 vs 2018 $25.00 P15 Facility Use Fee - After Four Hours at $50.00 Per Hour Boat Stickers Greater Than 30 Days P16 Security Staffing - [Four Hour Minimum] (Rental Guest): 2017 $25.00 vs 2018 $30.00 P17 Security Staffing - Additional time at $30.00 per Hour P13 Facility Use Fee - Outdoor Pool & Beach, Pavilion Beach or Indoor Pool [Four Hours]
P18 Facility Use - Wedding Ceremony [Four Hours]
$ 20.00 $ 20.00 $ 20.00 $ 20.00 $ 5.00 $ 5.00 $ 5.00 $ 10.00 $ 20.00 $ 20.00 $ 20.00 $ 20.00 $ 200.00 $ 200.00 $ 200.00 $ 200.00 $ 500.00 $ 500.00 $ 500.00 $ 500.00 $ 50.00 $ 50.00 $ 50.00 $ 50.00 $ 100.00 $ 100.00 $ 100.00 $ 100.00 $ 30.00 $ 30.00 $ 30.00 $ 30.00 $ 50.00 $ 50.00 $ 2,000.00
Tahoe Keys Beach & Harbor Association P19 Facility Use - Wedding Ceremony - Additional time at $15.00 per Hour (TKB&HA) Beach Pass (Yearly): P20 Facility Use - Child’s Birthday [Four Hours] 2017 $5.00 vs 2018 $10.00 P21 Facility Use - Child’s Birthday - Additional Time at $15.00 per Hour VHR Annual Fee: P22 Facility Use - Child’s Birthday Guest Count Overage Charge 2017 $250.00 vs 2018 $350.00
$ 2,000.00
$ 15.00 $ 15.00 $ 15.00 $ 15.00 $ 50.00 $ 50.00 $ 50.00 $ 50.00 $ 15.00 $ 15.00 $ 15.00 $ 15.00 $ 5.00 $ 5.00 $ 5.00 $ 5.00
P23 Facility Use Deposit - Child’s Birthday [Four Hours]
$ 250.00 $ 250.00 $ 250.00 $ 250.00
P24 Pool Attendant Staffing - [Two Hours Minimum] Duplicate VHR Permit Fee: P25 Pool Attendant Staffing - Additional Time at $15.00 per Hour 2017 $0 vs 2018 $75.00
$ 30.00 $ 30.00 $ 30.00 $ 30.00 $ 15.00 $ 15.00 $ 15.00 $ 15.00
P26 TKPOA - Water Company - Connection Fee (1 Inch)
$ 3,500.00 $ 3,500.00 $ 3,500.00
P27 TKPOA - Water Company - Meter Charge
$ 388.00 $ 388.00 $ 388.00 $ 388.00
$ 3,500.00
P28 TKPOA - Water Company - Administration Fee
$ 150.00 $ 150.00 $ 150.00 $ 150.00
P29 TKPOA - Water Company - Fire Capacity Charge
$ 48.00 $ 48.00 $ 48.00 $ 48.00
P30 TKPOA - Annual Rental Permit - Vacation Rentals
$ -
$ 125.00 $ 250.00 $ 350.00
P31 TKPOA - Duplicate Annual Rental Permit Fee
$ -
$ -
P32 TKPOA - Collections Fee
$ -
$ 10.00 $ 150.00 $ 150.00
$ -
$ 75.00
P33 Spill Response - Boom Bags [Per Bag 40 Feet]
$ -
$ -
$ -
$ 130.00
P34 Spill Response - Absorbent Mat Pads [Per Bag 100]
$ -
$ -
$ -
$ 71.00
P35 Spill Response - TKPOA Containment Supervision [4 Hour Minimum Per Hour Charge]
$ -
$ -
$ -
$ 22.00
P36 Spill Response - TKPOA Containment Staff [Per Hour Charge]
$ -
$ -
$ -
$ 15.00
F1
Parking Fine - Security
$ 50.00 $ 50.00
$ 50.00
$ 100.00
F2
Boating Fine - Security
$ 250.00 $ 250.00
$ 250.00
$ 250.00
F3
TKPOA Debris Clean Up - Hourly Rate [1 Hour Minimum]
$ 35.00 $ 35.00
$ 35.00 $ 44.00
F4
TKPOA Garbage Violation - Left Curbside on Incorrect Day
$ 75.00 $ 75.00
$ 75.00 $ 75.00
F5
Illegal Dumping Fine - Townhouse and Pavilion Dumpster
$ -
$ 500.00
$ 500.00
$ 500.00
F6
VHR Permit Violation - 1st Occurrence
$ -
$ -
$ 250.00
$ 250.00
F7
VHR Permit Violation - 2nd Occurrence
$ -
$ -
$ 500.00
$ 500.00
F8
VHR Permit Violation - 3rd Occurrence
$ -
$ -
$ 1,000.00
$ 1,000.00
F9
$ 250.00
VHR Permit Delinquent Fee - 1st Occurrence
$ -
$ -
$ 250.00
F10 VHR Permit Delinquent Fee - 2nd Occurrence
$ -
$ -
$ 500.00
$ 500.00
F11 VHR Permit Delinquent Fee - 3rd Occurrence
$ -
$ -
$ 1,000.00
$ 1,000.00 $ 250.00
F12 Nuisance Violations - 1st Disciplinary Hearing
$ -
$ -
$ 250.00
F13 Nuisance Violations - 2nd Disciplinary Hearing
$ -
$ -
$ 500.00
$ 500.00
F14 Nuisance Violations - 3rd Disciplinary Hearing
$ -
$ -
$ 1,000.00
$ 1,000.00
F15 Boat Trailer Parking Fine
$ -
$ -
$ -
$ 100.00
F16 VHR Permit Violation - Renting Without TKPOA VHR Permit
Keys Breeze
2017
P3
Weekly Pool (Recreational) Passes: P11 Tahoe Keys Beach and Harbor Association (TKB&HA) Beach Pass (Yearly) 2017 $20.00 vs 2018 $40.00
Fortunately there has 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 cheap as they used to be including the minimum wage for staff. This includes staffing at both pools, security, and staffing at the front desk seven days a week from 8:30 .a.m.–4:30 p.m. for the homeowners and guest. A few items that have seen cost increases are: vendors, supplies for the pool, homeowner ID passes and facility use passes including the Ink to print the passes. Those are some of the examples why the Board of Directors decided to have the fees go up. 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.
2016
$ 7.00 $ 7.00 $ 7.00 $ 10.00
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FEBRUARY 2018
$ 1,000.00
|
7
Landscape Irrigation Rules to Protect Lagoon Water Quality Conservation Progress JANUARY THROUGH DECEMBER 2017
TAHOE KEYS PROPERTY OWNERS ASSOCIATION WATER CONSERVATION PROGRESS
By Rick Robillard, Water Company Manager
250,000,000
F
For the 2017 fiscal year, the TKPOA Board of Directors, Water Quality Committee, Architectural Control Committee and TKPOA staff will be providing additional methods for water conservation for all members. If you have questions about the current water conservation program rules please refer to our website at www.tkpoa.com.
200,000,000
36,707,300
36,933,375
SEPTEMBER
SEPTEMBER
150,000,000
41,442,600
48,009,800
AUGUST
AUGUST
45,484,950
41,614,200
JULY
JULY
46,296,600
45,385,400
24,655,800
27,060,800
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
2017 Goals
2017 Actual
100,000,000
Questions? Do you have questions about the current irrigation program rules? Please refer to our website:
18,638,000 OCTOBER
14,276,700 OCTOBER
Year-to-Date Water Production (Gallons)
For the year to date water production for 2017 January through December is 256,861,900 gallons, compared to our conservation goal of 245,542,275 gallons, resulting in 11,319,625 gallons over our goal or 4.6% above our goal for reduced water use in 2017.
3,874,400 DECEMBER 4,716,000 NOVEMBER
5,239,725 DECEMBER 3,635,850 NOVEMBER
or December 2017, we have made our conservation goal by 26% and finished under our production goal by 1,080,150 gallons with a total December production of 4,716,000 gallons compared to our goal of 5,239,725 gallons.
JUNE
JUNE
50,000,000
www.tkpoa.com
MAY
MAY
0
Keys Breeze
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FEBRUARY 2018
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8
Bavarian Isle LONG TERM PLANNING FOR BULKHEAD REPLACEMENT AND REPAIRS
By Kirk Wooldridge, General Manager, Ron Noble, President, Noble Consultants-G.E.C., and Jim Brooks, Project Coordinator/Property Manager
O
n Saturday January 20th, 2018, the TKPOA staff and Ron Noble, President Noble Consultants–G.E.C. Inc. (NCI) conducted a Town Hall Forum for the Bavarian Isle Subdivision property owners to discuss longterm planning for bulkhead replacement and repairs. In attendance a total of 17 out of 35 Bavarian Isle Properties were represented by property owners, at the TKPOA Pavilion with 12 properties represented “in person” and five properties represented on the conference call line. During our very wet and very wild rain and snow events last year in January and February 2017, the Tahoe Keys Property Owners Association (TKPOA) experienced some bulkhead failures, at Townhome Cove 2 and two property failures on Bavarian Isle. The purpose of this Town Hall Forum was for discussion of long-term planning for Bavarian Isle bulkhead replacement and repairs, primarily to exchange information and communicate potential next steps that are available to these property owners. The Town Hall Forum consisted of a presentation from the TKPOA staff and Ron Noble, NCI President, to review the previously issued “Letter Report” dated August 11th, 2017, from NCI that outlines the seriousness of these failures, recommendations for bulkhead repair or replacement and the forecasted costs of these options. This report documents the facts of these bulkhead failures based on the site inspection that occurred on June 23rd, 2017.
Keys Breeze
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The situation is different for the Bavarian Isle bulkheads since these bulkheads are owned by the individual subdivision property owners. (This is also true for St. Moritz Isle subdivision). The ownership of their individual bulkhead is listed on their property parcel map and grant deed. In 1997, the TKPOA also conveyed the pedestrian walkway easements to the Bavarian Isle property owners on August 29, 1997. This was followed by recorded Quitclaim Deeds and the abandonment of these pedestrian easements by the TKPOA. Based on this ownership any potential future bulkhead failures are the responsibility of the individual Bavarian Isle property owners. At this time, the Bavarian Isle property owners do not have a subdivision “Reserve Fund” set up for funding future repairs as a group, and this is not required, but is recommended. Based on this individual property ownership of “bulkheads”, and the current status of bulkheads throughout the TKPOA, the TKPOA Board of Directors has taken steps to protect the TKPOA property owners as a whole. The TKPOA Board of Directors directed TKPOA staff to conduct the following actions after selecting Noble Consultants–G.E.C. Inc. after a Request for Proposal (RFP) process for the overall TKPOA Common Area Bulkhead Evaluation Project and related activities:
FEBRUARY 2018
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9
BAVARIAN ISLE SUBDIVISION – BULKHEAD ANALYSIS AND MONITORING – NOBLE CONSULTANTS–G.E.C. INC. DATE
ACTION
TYPE
August 8th, 2014
TKPOA Contracted with Noble Consultants–G.E.C. Inc.
Bulkhead Evaluation Report
Aug. 2014–Dec. 2014
Bulkhead Inspections
On Site
December 19th, 2014
Bavarian Isle - Cursory Visual Inspection Memo
Report
April 17th, 2015
Presentation of Bulkhead Condition Evaluation Study - TKPOA Board Meeting
Regular Board Meeting
May 22nd, 2015
Bulkhead Monitoring Approval (First and Second Round) Bavarian Isle and St. Moritz
Board Motion
August 27th, 2015
Turner Surveying - Bulkhead Monitoring (First Round)
15 Points for 1905 Lineal Feet
December 24th, 2015
TKPOA Bulkhead Evaluation and Recommendations Report
Final Report
January 12th, 2016
Bulkhead Monitoring - Special Assessment Bavarian Isle ($79.03)
Board Motion - Special Assessment
January 12th, 2016
Bulkhead Monitoring - Special Assessment St. Moritz Isle ($51.37
Board Motion - Special Assessment
April 18th, 2016
Turner Surveying - Bulkhead Monitoring (Second Round)
15 Points for 1905 Lineal Feet
August 19th, 2016
Bulkhead Monitoring - Special Assessment Bavarian Isle ($31.53)
Board Motion - Special Assessment
August 19th, 2016
Bulkhead Monitoring - Special Assessment St. Moritz Isle ($24.14)
Board Motion - Special Assessment
December 9th, 2016
Bulkhead Monitoring Letter Report - Bavarian Isle
Letter Report
December 12th, 2016
Bulkhead Monitoring - Midway Report
Letter Report
January 9th, 2017
Cove 2 Bulkhead Failure - Townhome Property 160 Lineal Feet
Failure
January 15th, 2017
Bavarian Isle Bulkhead Failure - Two Properties 210 Lineal Feet
Failure
January 20th, 2017
TKPOA Board of Directors requests further Bulkhead Analysis of Bavarian Isle Bulkhead
Board Direction
March 18th, 2017
Bulkhead Monitoring Approval (Third Round) Bavarian Isle and St. Moritz
Board Motion
March 20th, 2017
TKPOA Keys Breeze - Bulkhead Monitoring Article
Keys Breeze Article
May 9th, 2017
Turner Surveying - Bulkhead Monitoring (Third Round)
15 Points for 1905 Lineal Feet
May 15th, 2017
Bulkhead Monitoring Analysis and Letter Report - Bavarian Isle
Letter Report
June 16th, 2017
Bulkhead Monitoring Analysis and Letter Report - Bavarian Isle Special Assessment ($237.31)
Board Motion - Special Assessment
June 16th, 2017
Bulkhead Monitoring Analysis and Letter Report - St. Moritz Isle Special Assessment ($48.21) Board Motion - Special Assessment
June 23rd, 2017
Bavarian Isle - Bulkhead Site Inspection
Inspection
August 11th, 2017
Bulkhead Inspection and Design - Bavarian Isle Letter Report
Letter Report
October 21st, 2017
Bulkhead Inspection and Design - Letter Report Bavarian Isle Special Assessment ($780.00)
Board Motion - Special Assessment
January 20th, 2018
TKPOA Bavarian Isle - Long Term Planning for Bulkhead Replacement
Town Hall Forum
NCI in coordination with Turner Surveying of Lake Tahoe, and the TKPOA Staff conducted three bulkhead monitoring sessions and analysis for all TKPOA Common Area Bulkheads, Townhomes, Bavarian Isle and St. Moritz Isle. The above results of NCI and Turner Surveying inspections, analysis and monitoring were discussed with the related property owners. All of this information had been previously sent to these Bavarian Isle property owners, via U.S. Mail, Certified Mail, U.S. Mail and email. The expenses for this monitoring and analysis was allocated to the bulkhead ownership by number of monitoring points between TKPOA Common Areas (Channels & Lagoons Reserve Funds), Townhome Cove (Reserve Funds), Bavarian Isle and St. Moritz Isle (Special Assessments). The use of these special assessments are to reimburse the TKPOA for the bulkhead analysis, inspection and design work performed by NCI and
Turner Surveying for Bavarian Isle and St. Moritz properties, since there is no “Reserve Funds” for this work for these two subdivisions. After the June 23rd, 2017 inspection of Bavarian Isle and the letter report dated May 15th, 2017, in which the recent failures during the winter storms of January and February 2017 were addressed, the potential for continued bulkhead failures was explained. A contributing factor to the potential failure is that the construction installation time period of the Bavarian Isle bulkheads is unknown since no design or construction as-built drawings have been found, however it is assumed that these bulkheads were constructed in the mid to late 1960’s. Based on the recent inspections these bulkheads consist of interlocking steel sheet piles with individual sheet piles being approximately 14.5
BULKHEAD REPLACEMENT AND REPAIRS Keys Breeze
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inches in length by 1.75 inches in depth (height) with a steel thickness of approximately 0.14 inches. These are one of seven types of steel sheet piles used in TKPOA bulkhead construction by the Dillingham Corporation at time of construction and are considered the weakest steel sheet piles utilized. Based on the June 23rd, 2017 inspection of the Bavarian Isle bulkheads conducted by Ron Noble, NCI, the following types of distress where found that vary from location to location: z
Top of wall deflection outward towards water (sign of lateral soil overloading).
z
Bottom of wall deflection outward toward water (sign of sheet pile lack of embedment depth).
z
Some areas of corrosion to steel sheet piles (which could lead to structural failure of the sheet piles).
z
Some areas where tie-rod being pulled into cap (sign of deteriorating timber cap and/or overloading of wall even with tie-back).
z
Some areas of timber cap deterioration (which could lead to overloading of bulkhead sections due to the load not being distributed over a long enough span).
z
Horizontal top of wall deflection outward due not only to soil overloading but also due to a combination of excessive hydrostatic loading and surcharge overloading from the large amount of heavy snowfall accumulation directly behind the wall.
z
Evident throughout the Bavarian Isle bulkheads there was significant movement of the bulkhead’s lateral tie-back system shown by the steel wire to eye-rod connection at the bulkhead pulling through the soft or hard scape directly behind the sheet pile bulkhead.
z
In some locations this movement was so substantial that significant outward horizontal movement of the top of sheet piles and landside retaining walls occurred.
z
In other areas where it was more difficult to assess the top of existing bulkhead movement, partly due to the high lake level, there were still signs of outward movement of the retaining walls directly behind the bulkhead.
z
Significant outward horizontal displacement at the top of bulkhead has already occurred and is documented for two Bavarian Isle properties.
All properties within Bavarian Isle should be closely observed for any further movement. If these bulkheads show no further signs of movement then their repairs should be planned for and scheduled at a later time. In the meantime, any safety issues associated with potential tripping from tie-back hardware (eyebolts, shackles and/or wire cables) protruding above the ground surface behind the bulkheads should be addressed.
“No owner can permit their bulkhead to
The TKPOA property owners, TKPOA Board of Directors, Townhome Cove Advisors and TKPOA staff are responsible for the maintenance of common areas and waterways for the protection of the entire Association, and in turn responsible for maintaining the overall property values of the TKPOA. By purchasing and owning a lot in the Tahoe Keys, each owner is informed of and agrees by the CC&Rs to be responsible for the maintenance, repair and when necessary, replacement of the bulkhead due to erosion or other causes including long term aging and deterioration. No owner can permit their bulkhead to fall into disrepair as determined by the Board of Directors. The failure to properly repair the bulkhead would violate the prohibition on “noxious” activity which is conduct which creates a nuisance or unreasonably interferes with another Member’s enjoyment of their property (CC&R’s Art. VIII, section 5, p. 39–40.)
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fall into disrepair as determined by the Board of Directors.”
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BULKHEAD REPLACEMENT AND REPAIRS
The nature and scope of repair must be acceptable to the Architectural Control Committee (ACC) which can reject any application that the committee feels does not adequately address such issues as safety, longevity and harmony of design with surrounding bulkhead repairs; the burden on an owner to show an acceptable repair will be difficult as it will require someone of expertise equal to that of TKPOA vetted consultants and would need to show that the TKPOA repair is unreasonable. Each TKPOA owner can perform repairs on their own but it may be easier and perhaps even essential for contiguous properties to harmonize the timing of these types of bulkhead repairs. A great deal of planning and coordination will be required whether the work is done separately or collectively. The TKPOA CC&Rs (all section references below are to the CC&Rs) require each owner to maintain, repair and replace (“repair”) the bulkhead on their lot. CC&Rs Article VI, section 1(e) (p. 30).
This can implemented in three ways: 1) Members of the entire subdivision can agree that TKPOA will repair the bulkhead from funds allocated as part of the regular assessment to be deposited into reserves (id); 2) Or, an owner can ask the Association to repair the bulkhead and agree to be charged a special individual assessment (CC&Rs Article IV, section 5(a)(i)(B))(p. 21); 3) Or the TKPOA can, after giving an owner the chance to repair their bulkhead and after notice and hearing, “step in” and do the work and then levy a special individual assessment (CC&Rs Article IV, section 5(a)(i)(B) and (C)(p. 22). As the property owner you may be required to move forward with repairs or replacement to your bulkhead by the TKPOA, State, Federal and Regional regulatory agencies because the West Channel Lagoons are considered part of Lake Tahoe which is a Tier III rated Outstanding National Resource Water (ONRW) and federally protected. These State, Federal and Regional regulatory agencies have the potential to fine individual property owners for illegal discharge in to Lake Tahoe or other related violations, based on an actual bulkhead failure. A bulkhead failure could cause damage to your property, adjoining properties and the West Channel Lagoons. If planning and communication doesn’t continue to move forward for a proposed repair or replacement with the TKPOA, City, Regional, State, and Federal regulatory agencies your property could be severely fined, when you have a failure or potential failure. Recently the TKPOA has been notified by the Lahontan Regional Water Quality Control Board (LRWQCB) that Lake Tahoe – Lake Bed Mitigation Fees in effect since 2014, for lake bed alternations for private and TKPOA Bulkhead projects are required. [Cost to be determined] Many TKPOA single family property owners have some types of bulkheads on their property and it is recommended that you contact your insurance carrier to determine your coverage for a bulkhead failure and potential claim. With this information the Bavarian Isle property owners can decide to work together as a group toward a long term plan, “with or without the assistance” of the TKPOA Board of Directors, TKPOA staff and TKPOA vetted consultants. Based on the general input of the Bavarian Isle property owners that attended the Town Hall Forum it was decided to hold another meeting in 60 days to discuss the options to move forward. One Bavarian Isle Subdivision property owner did volunteer to step forward for the time being to be the “new” Cove Advisor to start the communication and research past planning work performed by Bavarian Isle property owners. It was also discussed to consider working as a Bavarian Isle property owners group to start evaluating past and present proposed plans for repairs/or replacement independent of the TKPOA and NCI.
The agenda, PowerPoint presentation, and minutes developed by TKPOA Staff are available for review on the TKPOA website at www.tkpoa.com in the TKPOA Members Section under Facilities, Reserve Fund Projects section. For any additional questions or concerns please contact, Kirk Wooldridge, General Manager (530) 542-6444 extension 224, or via email kwooldridge@ tahoekeyspoa.org or Jim Brooks, TKPOA Project Coordinator/ Property Manager at (530) 542-6444 extension 241, or via email jbrooks@tahoekeyspoa.org.
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he idea to open South Lake Brewing Company came naturally from locals’, Chris and Nicole Smith's, passion and love of Lake Tahoe. Inspired by the beauty, adventure, and community of their mountain hometown, it only seemed natural to start this dream in South Lake Tahoe. It took several years of planning, but in April 2017, the doors of their brewery finally opened! Whether you're looking to grab a beer and chill, or enjoy an entertaining night out with friends, the SLBC tasting room is the perfect place to spend time with friends and family. Not only is the brewery familyfriendly, but they are dog-friendly as well! SLBC does not have a kitchen, but food vendors are on sight during the weekends and they allow outside food at all times. From ping-pong, corn hole, and board games, to events happening almost every night of the week— there is always something to do at SLBC. With up to 15 beers on tap, South Lake Brewing Company offers a variety of beer styles capable of satisfying any beer drinker whether you are a veteran of craft beer or just exploring. The production area currently comprises of a 10 barrel brewhouse, three 20 barrel fermentation tanks, and four 10 barrel fermentation tanks. SLBC also has hosted a variety of private events, parties, and fundraisers, in both the tasting room and private event room. Whether you’re looking to host an event for 30 people or 150, they’ve got you covered. Come check out the largest production craft brewery and community-focused tasting room on the South Shore! Experience craft beer brewed from some of the purest water on Earth—South Lake Brewing Company is your tap into Lake Tahoe!
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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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Bear Boxes
Are Not a Requirement for Vacation Rentals in the Tahoe Keys
CITY OF SOUTH LAKE TAHOE www.cityofslt.us
VACATION HOME RENTAL (VHR) PROGRAM 1052 Tata Lane South Lake Tahoe, CA 96150
VHR HOURS Monday through Friday 8 a.m.—11 a.m. 1 p.m.—4 p.m.
VHR WEBSITE www.cityofslt.us/VHR
VHR PERMIT PHONE (530) 542-7474
VHR ENFORCEMENT PHONE (530) 542-7474
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By Linda Callahan, Architectural Department Manager
A
recently drafted vacation home rental (VHR) ordinance, written by the City of South Lake Tahoe (CSLT), was mailed to all VHRs within the city limits, including the Tahoe Keys. Unfortunately it failed to acknowledge an exception for Homeowners Associations with Bear Garbage Management Plans. TKPOA is one of those associations. TKPOA security routinely patrols the association as part of that plan. The January edition of the Keys Breeze published the CSLT VHR ordinance as written, also without the exception. Be advised: Bear Boxes are not a requirement for VHRs in the Tahoe Keys. The CSLT is in the process of revising the ordinance for clarification. The City Council gave direction to staff to return with an amendment to the VHR code to grant an exception to HOAs for bear boxes—the City Council requested that amendment before the requirement is effective (July). CSLT intends to bring back that amendment in March of this year. The City of South Lake Tahoe had reviewed the TKPOA Bear Management Plan and agreed that our community was a model for preventing wildlife access to garbage. It’s not perfect, but the Association has experienced a significant decrease of bear problems since the plan was initially implemented in 2015. Any exterior modifications to your home must go through the Architectural Control Committee (ACC) submittal and review process. These requests are reviewed on a case by case basis. TKPOA architectural control rules contain several restrictions you may not be aware of. Failure to submit an application for review and approval would result in a fine. You will most likely continue to receive conflicting information from the CSLT or even your vacation rental management company regarding the requirement for bear boxes if you are utilizing your home as a vacation rental. BEAR BOXES ARE NOT A REQUIREMENT IN THE TAHOE KEYS.
If you have any questions or concerns regarding this issue please contact me directly at Lcallahan@ tahoekeyspoa.org or call (530) 542-6444 Ext. 239.
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Owners, Renters, and Vacation Renters
POLICY, RULES, AND REGULATIONS W
hereas, the Tahoe Keys is a private, family-oriented, residential community that is located in a scenic and quiet environment. The close proximity of the residences in the Tahoe Keys increases the likelihood that disruptive behavior will impact other residents; and
Whereas, the Tahoe Keys is administered and managed by a Property Owners Association, herein referred to as ‘TKPOA’; and Whereas, a large number of properties within the Tahoe Keys are offered as short-term vacation rentals through Vacation Rental Agencies and/or Vacation Rentals by Owner or through other agencies or by other methods; and Whereas, the City of South Lake Tahoe has a Vacation Rental Ordinance as set forth in Article XIII of Chapter 28A of the City of South Lake Tahoe Code. This ordinance is intended to address problems involving excessive noise, disorderly conduct, vandalism; overcrowding, traffic, congestion, illegal vehicle parking, and accumulation of refuse at vacation home rentals and some of these problems have impacted Tahoe Keys. Anyone who leases their property in the City for short-term rentals is required to register and obtain a license from the City and must comply with the following regulations (“Vacation Rental Restrictions”): z z z z z
No more than two people per bedroom plus four additional people are allowed to remain overnight [unless as otherwise restricted by Cove rules]; The number of parked vehicles is controlled and signage inside and outside the home must be posted setting for the parking requirements; The owner or the owner’s agent must be available for immediate contact; The property may not be used for commercial activities such as weddings, receptions, or large parties; Licenses must be reviewed annually.
Violation of the City of South Lake Tahoe Vacation Rental Restrictions may subject the owner to penalties and fines; and Whereas, the TKPOA Governing Documents provide TKPOA with the authority to fine and impose other disciplinary actions on property owners for violation of the TKPOA governing documents by themselves, their tenants and vacation renters; and Whereas, the TKPOA CC&Rs prohibit conduct, which violates statutes, ordinances and laws, which includes the Vacation Rental Restrictions imposed by the City of South Lake Tahoe; and Whereas, the activities of owners, renters, and vacation renters frequently interfere with the quiet enjoyment of nearby residents in the community; and Whereas, the goal of implementing this policy, and rules and regulations, is not to punish owners that are using their properties as rentals, but rather, it is intended to modify the behavior of the renters to be more respectful of the TKPOA’s community, to observe the rules and regulations, and to create a peaceful environment; and
© James Brooks
Whereas, TKPOA incurs substantial costs in dealing with monitoring and enforcement of TKPOA governing documents;
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Now Therefore, TKPOA hereby adopts the following Policies, Rules and Regulations: 1. All owners of short-term vacation rentals in Tahoe Keys must register with the TKPOA administrative office and secure an annual “TKPOA Rental Permit” for their property in order to operate a vacation rental property within the Tahoe Keys. The permit, which has an annual fee, must be displayed in a front window of the rental property. Permits are not transferrable. Nuisance violations will be tracked on a rolling 24 month period. Failure to register a vacation rental with the TKPOA administrative office is a violation, and subject to potential member discipline and fines. 2. All owners, renters, and vacation renters in Tahoe Keys must comply with the City’s Vacation Rental Ordinance. 3. All owners, renters, and vacation renters must comply with the TKPOA governing documents including provisions which prohibit “nuisance” behavior and set forth rules concerning vehicles, boats, trailers, parking and use of docks and lagoons; 4. Each vacation rental shall have and display a rental placard which may be obtained from the City of South Lake Tahoe; 5. No home may be rented to nor used by more than two (2) people per bedroom plus four (4) additional people [unless otherwise restricted by Cove Rules]; 6. The number of vehicles shall not exceed the number set forth in the City of South Lake Tahoe Rental Placard and shall only be parked in spaces designed for the unit being rented; © James Brooks
7. Tahoe Keys has adopted this Policy for enforcement of following our Rules and Regulations; the following conduct is prohibited: a. Excessive, disruptive or objectionable noise including noise levels in excess of what is permitted by applicable laws after 10:00 p.m. on weekdays and weekends; b. 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 1 0:00 p.m. and 7:00 a.m.; c. Speeding in excess of 5 miles per hour (mph) or causing a wake which could cause damage to adjacent properties while in a TKPOA lagoon or waterway; d. Loud music from a watercraft while in the TKPOA lagoon or waterway; e. Indecent exposure; f. Trespassing, including but not limited to, boat docks; g. Drunk or disorderly conduct; h. Destruction of private property; i. Harassment of residents or TKPOA staff or other conduct that is an unreasonable annoyance to the neighborhood; j. Allowing dogs to be “off leash” and failure to pick up and properly dispose of pet waste.
“All owners of short-term vacation rentals in Tahoe Keys must register with the TKPOA administrative office and secure an annual “TKPOA Rental Permit” for their property in order to operate a vacation rental property within the Tahoe Keys.”
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8. In the event TKPOA determines that a potential violation of this Policy has occurred, the owner and if applicable the tenant will receive a notice of hearing as provided in the TKPOA governing documents—and as more specifically described in the following ADDENDUM 1 - PROCEDURES FOR DEALING WITH NUISANCE COMPLAINTS, which by this reference is incorporated herein. In such event if a violation is found, TKPOA may impose any or all of the following disciplines: a. Impose a fine of up to one thousand dollars ($1,000) per occurrence and take appropriate action to collect the fine(s); b. Suspend the right of the owner or the tenant to use or allow renters use of common areas or common facilities (except for ingress and egress to the property); c. Impose a special individual assessment against the property owner for costs incurred by TKPOA (including sums paid to contractors, attorneys and/or others) to repair damage and/or cure a violation of this Policy; d. Request appropriate action by the City of South Lake Tahoe. 9. TKPOA will notify all TKPOA Members and all Rental companies that this policy is in effect. The notice will include a recommendation that each member owning a rental property in the Tahoe Keys should include terms of their rental agreement that any fines may be passed along to the renter. It will also recommend that each rental agreement should include a deposit to cover any possible fines that may arise. I 0. Notice of this modification to the Policy and Rules shall be sent to the members of the association on or before February 18th, 2016. 11. The effective date of this modified policy will be March 18th, 2016. 12. The foregoing original Short-term Vacation Renter policy, adopted on July 16, 2014, shall remain in effect until such time as this modified policy is adopted, at which time this modified policy will supersede all previously adopted policies. Be it further resolved, a copy of the modified policy and rules and regulations herein adopted or as may be subsequently modified or amended, shall be delivered to each of the members of the Association in the Annual Disclosure Packets sent to all owners annually as required by law.
Certificate of Secretary The undersigned, the duly acting or appointed Secretary of the above corporation, certifies that the foregoing Resolution was duly moved, seconded, and adopted by the requisite majority meeting of the Board held on March 18th 2016.
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ADDENDUM 1—PROCEDURES FOR DEALING WITH NUISANCE COMPLAINTS:
D. Violation exists - Security immediately calls the homeowner and the Management Company, if any, to advise of Second violation and lodge complaint.
FIRST NUISANCE COMPLAINT:
A. Security contacts the property renter/occupant at that address, if it is safe to do so. IF IT IS UNSAFE TO APPROACH THE RENTER/OCCUPANT—CALL S. LAKE TAHOE POLICE. TKPOA Security will continue community patrols to monitor property at a safe distance to observe and/or record any continuing activity at the property until the South Lake Tahoe Police (SLTPD) arrive, at which time Security is primary witness to relay information to SLTPD. B. If applicable, verify the display of a City of South Lake Tahoe (CSLT) Vacation Rental Placard and a TKPOA Rental Permit.
D. Based on the response by the occupants, the Security Officer’s discretion, and review of Nuisance Complaint Log, the officer can complete an Incident Report accordingly, or continue the violation process of notification Steps E &F. E. Violation exists - Security immediately calls the homeowner and the Management Company, if any, to advise of violation and lodge complaint. F. Violation exists - Security calls City of South Lake Tahoe (CSLT) Short-term Vacation enforcement officer (542- 6100) to advise of the violation/complete (CSLT) Vacation Rental Enforcement form, and record in TKPOA Incident Report. G. Security completes TKPOA Incident Report, Nuisance Log, and Security Log—copy sent to General Manager (G.M.). Security will record the address, owner’s name, Management Company if applicable (and phone), City Vacation Rental permit number (if no permit, advise City enforcement division) and TKPOA Rental Permit.
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A. Security contacts the property renter/occupant at that address, if it is safe to do so. IF IT IS UNSAFE TO APPROACH THE RENTER/OCCUPANT—CALL S. LAKE TAHOE POLICE. TKPOA Security will continue community patrols to monitor property at a safe distance to observe and/or record any continuing activity at the property until the South Lake Tahoe Police (SLTPD) arrive, at which time Security is primary witness to relay information to SLTPD. B. If applicable, verify display of City of South Lake Tahoe (CSLT) Vacation Rental Placard and TKPOA Rental Permit.
D. Violation exists - Security immediately calls the homeowner and the Management Company, if any, to advise of Third violation & lodge complaint.
A. Security contacts the property renter/occupant at that address, if it is safe to do so. IF IT IS UNSAFE TO APPROACH THE RENTER/OCCUPANT—CALL S. LAKE TAHOE POLICE. TKPOA Security will continue community patrols to monitor property at a safe distance to observe and/or record any continuing activity at the property until the South Lake Tahoe Police (SLTPD) arrive, at which time Security is primary witness to relay information to SLTPD.
C. If safe, Security explains the nuisance violation, gives the homeowner or renter/occupant copy of the Owner, Renter, and Vacation Renter Policy with Addendum 1, Security Letter (if they have not received one prior) and requests they conform to the rules.
THIRD/SUBSEQUENT NUISANCE COMPLAINT:
C. If safe, Security explains the nuisance violation, gives the homeowner or renter/occupant copy of the Owner, Renter, and Vacation Renter Policy with Addendum 1, Security Letter {if they have not received one prior) and requests they conform to the rules.
H. G.M. sends ‘First Violation’ Letter to both the owner and the management company on behalf of the Board advising of incident, and need to correct.
B. If applicable, verify display of City of South Lake Tahoe (CSLT) Vacation Rental Placard and TKPOA Rental Permit.
F. Security completes TKPOA Incident Report, Nuisance Log, and Security Log—copy sent to General Manager (G.M.) Security will record the address, owner’s name, Management Company if applicable (and phone), City Vacation Rental Permit number {if no permit, advise City enforcement division), and TKPOA Rental Permit. G. G.M. sends ‘Second Violation’ Letter to both the owner and the Management Company on behalf of the Board advising of incident/violation and the potential loss of owner privileges and a monetary fine of up to $1000.
C. If safe, Security explains the nuisance violation, gives the homeowner or renter/occupant copy of the Owner, Renter, and Vacation Renter Policy with Addendum 1, Security Letter and requests they conform to the rules.
SECOND NUISANCE COMPLAINT:
E. Violation exists - Security calls the City of South Lake Tahoe (CSLT) Short Term Vacation enforcement officer (542-6100) to advise of violation/complete (CSLT) Vacation Rental Enforcement form, and record in TKPOA Incident Report.
E. Violation exists - Security calls the City of South Lake Tahoe (CSLT) Short Term Vacation enforcement officer (542-6100) to advise of violation/complete (CSLT) Vacation Rental Enforcement form, and record in TKPOA Incident Report. F. Security completes TKPOA Incident Report, Nuisance Log, and Security Log—copy sent to General Manager (G.M.) Security will record the address, owner’s name, Management Company if applicable (and phone), City Vacation Rental Permit number (if no permit, advise City enforcement division), and TKPOA Rental Permit. G. G.M. sends ‘Third Violation’ Letter to both the owner and the Management Company on behalf of the Board advising of incident/violation and the potential loss of owner privileges and a monetary fine of up to $1000, and inviting the owner/ management company to a disciplinary hearing with the Board before imposition of the monetary fine. Addendum to TKPOA Owner, Renter, and Vacation Renter Policy, Rules and Regulations.
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Noble Consultants–G.E.C. Inc. Bulkhead Analysis, Monitoring, and Design By Kirk Wooldridge, General Manager, Ron Noble, President, Noble Consultants-G.E.C., and Jim Brooks, Project Coordinator/Property Manager
T
he TKPOA Board of Directors selected Noble Consultants–G.E.C. Inc. (NCI) in August 2014 after a Request for Proposal (RFP) process and analysis to select a civil/marine engineering firm to conduct the overall TKPOA Common Area Bulkhead Evaluation. This evaluation was requested for all Common Area and Townhome Cove Bulkheads due to the lack of adequate, detailed and up to date evaluations of this type on file with the TKPOA that had been performed by the a qualified engineering firm. Due to the age of these bulkheads, 54 years and counting and need to develop improved Reserve Fund planning for these future bulkhead repair and replacement projects, NCI was contracted. Since that time the TKPOA Board of Directors and TKPOA staff has been working with Ron Noble, NCI President, on a number of bulkhead projects and related activities. The TKPOA Board of Directors has directed TKPOA staff to conduct the following actions with NCI for bulkhead analysis, monitoring and design:
NOBLE CONSULTANTS–G.E.C. INC. — BULKHEAD ANALYSIS, MONITORING, AND DESIGN DATE
ACTION
TYPE
August 8th, 2014
TKPOA Contracted with Noble Consultants–G.E.C. Inc.
Bulkhead Evaluation Report
Aug. 2014–Dec. 2014
Bulkhead Inspections
On Site
April 17th, 2015
Presentation of Bulkhead Condition Evaluation Study - TKPOA Board Meeting
Regular Board Meeting
May 22nd, 2015
Bulkhead Monitoring Approval (First and Second Round)
Board Motion
August 27th, 2015
Turner Surveying - Bulkhead Monitoring (First Round)
Common Area, Townhome Coves
December 24th, 2015
TKPOA Bulkhead Evaluation and Recommendations - Final Report
Final Report
April 18th, 2016
Turner Surveying - Bulkhead Monitoring (Second Round)
Common Area, Townhome Coves
December 9th, 2016
Bulkhead Monitoring Letter Report - Bavarian Isle
Letter Report
December 12th, 2016
Bulkhead Monitoring - Midway Report (Common Area, Coves, Bavarian and St. Moritz Isles)
Letter Report
January 9th, 2017
Cove 2 Bulkhead Failure - Townhome Property 160 Lineal Feet
Failure
January 15th, 2017
Bavarian Isle Bulkhead Failure - Two Properties 210 Lineal Feet
Failure
January 20th, 2017
Cove 2 Bulkhead Failure - Design for Emergency Repair
Contracted
January 20th, 2017
TKPOA Board of Directors requests further Bulkhead Analysis of Bavarian Isle Bulkhead
Board Direction
March 18th, 2017
Bulkhead Monitoring Approval (Third Round)
Board Motion
May 9th, 2017
Turner Surveying - Bulkhead Monitoring (Third Round)
Common Area, Townhome Coves
June 23rd, 2017
East Channel Bulkhead Project Meeting - TKPOA - TKB&HA - TKM&YC
Planning Meeting
July 12th, 2017
Completion of Reach 19 (East Cove Bulkhead Project) Design (100% Plans)
Contracted
July 12th, 2017
Completion of Reaches 8 & 9 (Cove 3A Bulkhead Project) Design (100% Plans)
Contracted
August 11th, 2017
Bulkhead Inspection and Design - Bavarian Isle Letter Report
Letter Report
January 18th, 2018
TRPA - LRWQCB - TKPOA Overall Bulkhead Design Meeting
Planning Meeting
January 19th, 2018
East Channel Bulkhead Project Meeting - TKPOA - TKB&HA - TKM&YC
Planning Meeting
January 20th, 2018
Cove 3A (Reaches 8 & 9) Bulkhead Project Meeting
Town Hall Forum
January 20th, 2018
TKPOA Bavarian Isle - Long Term Planning for Bulkhead Replacement
Town Hall Forum
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NCI, in coordination with Turner Surveying of Lake Tahoe, and the TKPOA staff, conducted three bulkhead monitoring sessions and analysis for all TKPOA common area bulkheads, townhomes, Bavarian Isle and St. Moritz Isle as listed above. The above results of NCI and Turner Surveying inspections, analysis and monitoring were discussed and documented with related property owners and the TKPOA Board of Directors. The expenses for this monitoring and analysis were allocated to the bulkhead ownership by number of monitoring points between the TKPOA common areas (Channels & Lagoons Reserve Funds), townhomes (Reserve Funds), Bavarian Isle and St. Moritz Isle (Special Assessments). NCI was selected by the TKPOA Board of Directors and TKPOA staff because they are an experienced civil engineering firm that has specialized almost exclusively in the engineering planning, design, and construction of waterfront and coastal facilities. Specific project work tasks have included initial site investigations and consultation; field monitoring and structural condition assessments; hydrologic and coastal analyses; hydrodynamic numerical modeling; design of waterfront structures (bulkheads, seawalls, piers, marinas, seawalls, etc.); preparation of construction documents; and construction management including administration, resident inspection, and oversight. NCI has been involved in the inspection and design of numerous bulkhead structures. A few related projects are listed below. Additional project and firm experience can be viewed on our website at www.tkpoa.com in the TKPOA Members Section under Facilities, Reserve Fund Projects section or NCI’s website at www.nobleconsultants.com.
NCI NOTEWORTHY PROJECTS z
Whalers’ Island bulkhead replacement, Foster City Lagoon. Inspection of original bulkhead and design engineer for replacement with steel sheet piles and concrete cap.
z
Plum Island bulkhead replacement, Foster City Lagoon. Inspection of original bulkhead and design engineer for replacement with concrete sheet piles and a concrete cap.
z
Seadrift Bolinas Lagoon bulkhead replacement, Stinson Beach. Inspection of original bulkhead and design engineer for replacement with steel sheet piles and a concrete cap.
z
Seadrift Inner Lagoon bulkhead replacement, Stinson Beach. Inspection of original bulkhead and design engineer for replacement with steel sheet piles and a timber cap.
z
Newport Beach Harbor Patrol bulkhead replacement, Newport Beach. Design engineer for replacement with steel sheet piles, a concrete cap and a tie back system.
z
Dana Headlands pedestrian walkway, retaining wall and stairway at the Strand Beach, Dana Point, CA.
The TKPOA property owners, TKPOA Board of Directors, Townhome Cove Advisors and TKPOA staff are responsible for the maintenance of common areas and waterways for the protection of the entire Association, and in turn responsible for the maintaining the overall property values of the TKPOA. With this responsibility the TKPOA has been accounting for these related bulkhead expenses moving forward in the reserve fund planning for the common areas (Channels & Lagoons), and townhome coves. This reserve fund planning is issued each year to the TKPOA Membership as part of the Annual Disclosure which includes the: Disclosure Summary, Thirty Year Cash Flow/Reserve Funding Plan, and American Institute of Certified Public Accountants (AICPA) Supplementary Report. The most current individual “2018” 30 Year Expenditure Reports “by component” are available by request, for all common areas, channels & lagoons, water company, water quality, townhome coves, and subdivision with reserve funds, as listed in the Annual Disclosure.
For the complete “Bulkhead Evaluation and Recommendations – Final Report 12-24-2015”
provided by Ron Noble, NCI please check the TKPOA website at www.tkpoa.com, in the TKPOA Members Section under Facilities, Reserve Fund Projects section. For any additional questions
or concerns please contact Kirk Wooldridge, General Manager (530) 542-6444 extension 224, or via email kwooldridge@tahoekeyspoa.org or Jim Brooks, TKPOA Project Coordinator/Property Manager at (530) 542-6444 extension 241, or via email jbrooks@tahoekeyspoa.org.
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Get to Know
the Tahoe Keys Water Quality Committee
A
quatic invasive plants—covering more than 90 percent of the Tahoe Keys lagoons and numerous other locations around Lake Tahoe—are a well known problem, but do you know the volunteers working hard to combat them?
The five-member Water Quality Committee of the Tahoe Keys Property Owners Association meets monthly, attending numerous other meetings, to address weeds and other water quality issues. They work with Association staff, and manage contractors and scientific experts, often volunteering dozens of hours a month.
Committee Chair
Andrew Kopania, joined
the group in 2016—bringing experience as an environmental consultant working on water issues statewide for almost 30 years. “I wanted to contribute to the community by volunteering on the committee,” Kopania said. “Each member of the committee is very committed to protecting Lake Tahoe as a natural resource.”
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Marla Weitzman, a Tahoe Keys
resident for more than six years, joined the committee in 2014 to find solutions to the aquatic invasive plant infestation. “We’re following a complex regulatory path to address this problem,” Weitzman said. “It has put us in the position of not only creating a solution for our problems, but the lake-wide problem, as well.”
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Susan Chandler Chris Disney, who’s been vacationing in the Keys since the 1970s and a full time resident since 2002, joined the committee in 2009 after watching water quality deteriorate as weeds took over. An avid outdoors enthusiast, Disney’s on-thewater observations of the problem—particularly recent growth of curly leaf pondweed—has moved him to act, also volunteering with the League to Save Lake Tahoe to mark all storm drains in the Keys, work with Eyes on the Lake and help at Pipe Keepers and other events.
and her husband bought in the Tahoe Keys in 1992, becoming full-time residents three years ago. She brings experience as a geologist and science teacher to the committee, which she joined after watching weeds take over to the point where she couldn’t boat in the waters next to her property. “I’ve learned that this is an incredibly complex process,” Chandler said. “I have learned that patience is the greatest asset of the committee members, and we hope the community will continue to support our efforts.”
Jim Jones brings a wealth of experience to the committee as a member of the South Tahoe Public Utility District Board of Directors and in civil and sanitary engineering—previously working for the U.S. Bureau of Reclamation, Environmental Protection Agency, and National Science Foundation.
As a group, they manage Sierra Ecosystem Associates in scientific and planning efforts, coordinating with Tahoe Regional Planning Agency, Lahontan Regional Water Quality Control Board and other agencies, nonprofits, and scientific experts. John Larson and Tom Spencer have also been instrumental members of the committee over the years, putting in a tremendous amount of time and effort to help the Tahoe Keys community. Their fellow committee members thank them for their contributions.
Find out more about their work at keysweedsmanagement.org. Keys Breeze
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Website Metrics PERIOD
[ FEBRUARY 1, 2018]
JANUARY
DECEMBER
NOVEMBER
OCTOBER
SEPTEMBER
AUGUST
842
834
825
815
803
791
8
9
10
12
12
12
1,411
1,024
953
1,001
1,511
1,751
Unique Member Logins
57
52
55
78
79
86
Average Sessions/Day
46
33
32
32
50
56
2:50
1:55
2:14
2:47
2:44
2:49
0
0
0
1
1
6
Registered Members New Members Added Sessions per Period
Average Time/ Session Postings on Forum
253
5.77%
5. TKPOA – Events Calendar 193
4.40% 2.69%
4.
Tahoe Keys POA – TKPOA – Documents
6.
Tahoe Keys POA – Indoor Pool
118
7.
Tahoe Keys POA – TKPOA – Departments
98 2.24%
8.
Tahoe Keys POA – About TKPOA
83 1.89%
9.
Tahoe Keys POA – News
80 1.83%
10.
Tahoe Keys POA – Staff – Front Desk
77 1.76%
11.
Tahoe Keys POA – Amenities
60 1.37%
12.
Tahoe Keys POA – Search
60 1.37%
13.
Tahoe Keys POA – Boat Decks
52 1.19%
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Tahoe Keys Property Owners Association ASSESSMENT PAYMENT SCHEDULE QUARTERLY ASSESSMENT
DUE ON:
DELINQUENT AFTER:
1st Quarter
January 1st
January 30th
2nd Quarter
April 1st
April 30th
3rd Quarter
July 1st
July 30th
4th Quarter
October 1st
October 30th
Please mail your payments with coupons to:
TAHOE KEYS POA P.O. Box 1026 Roseville, CA 95678-8437 Payments are no longer accepted at the TKPOA Office. Postmarks will not be honored. Payments received after the 30th will be charged a late fee. Contact TKPOA Accounting for any questions (530) 542-6444, ext. 222.
2018 Architectural Control Committee Meeting Schedule January 8
February 5
March 5
April 9 & 23
May 7& 21
June 4 & 18
July 9 & 23
August 6 & 20
September 5 & 17
October 8
November 5
December 3
All meetings are held at the Pavilion 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 lcallahan@ tahoekeyspoa.org.
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Hot Tubs Require ACC Approval By Linda Callahan, Architectural Department Manager
I
f you are considering the placement of a hot tub on your property, several issues need to be addressed prior to installation. First, you must submit a Form 12 application to ACC for review. This form can be found on our website www.TKPOA.com or at the front desk of the TKPOA pavilion. We will also be happy to email you the application. All saunas, Jacuzzis, spas, portable spas, and hot tubs must be approved prior to installation or construction. Failure to do so will result in a fine. Requirements for hot tubs are outlined in Section 12 of the Architectural Control Rules Brochure. 12.01 All accessory structures or equipment must be approved by the ACC prior to installation. 12.02 No lot accessory may be placed in any set-back area nor can they be placed anywhere on the street-side of the lot (side set-back -5 feet, rear set-back—15 feet from high water line (HWL). 12.03 Motorized or noise emitting installations (like pumps, filters, or other equipment) will require soundproofing or a decibel rating low enough so as not to disturb neighbors. 12.04 All saunas, jacuzzis and hot tubs must be outfitted with a locked, secure childproof cover. 12.05 City of South Lake Tahoe requires permits for some lot accessories. Any required permits must be obtained from the CSLT before ACC review. 12.06 No lot accessories may be installed upon OWPs, landings or other over-water structure. Be mindful of TRPA coverage considerations when planning the placement of the sauna, Jacuzzi, spa or hot tub. Also, general land use requirements and building codes are established and enforced by the City of South Lake Tahoe and other agencies.
Upon applying for a hot tub, keep these things in mind: z z z z
A City of South Lake Tahoe electrical permit must be obtained after ACC approval. A backflow preventative device must be installed, if appropriate for the unit. Hot tubs must never be placed within the property’s 5’ side setback. Preferably, the unit should be centered within the property to avoid disturbing neighbors. Sounds of pumps kicking on and off all night can be a nuisance to your neighbors. This is especially true if the property is being used as a vacation rental.
CONTINUATION
In the course of conducting recent property inspections, we have discovered many non-permitted hot tubs. If yours is one of those properties, you will be receiving a violation letter and request for compliance from the Architectural Control Department. Included in the letter will be a Form 12 application. Return the application with the necessary supporting documents as soon as possible for review by the ACC committee. Prompt return of the application will also suspend further violation notifications. Any questions can be directed to the Architectural Control Department. (530) 542-6444 x 230 or acc@tahoekeyspoa.org.
PRESIDENT’S LETTER |
continued from page 3
of our discussion on PCE at a soon to be announced upcoming Town Hall meeting. Please try to attend this as it will be very informational. We are also looking into potential for financial grants and other options which might be available to us in the future, and our staff is working with Lahontan on some additional ideas regarding recouping some of our incurred costs. This year we have three board members, including myself, that either term out or will not be running again for office this year. I encourage people to volunteer for committees and/or board member opportunities. We definitely need people who are willing to volunteer time to help our community. It does take a bit of your time and energy, that in the past people have not been willing to spend. It is not just being on these committees or the board. It is a commitment of time and willingness to do what is best for all 1,529 homeowners here in the Keys. Thank you.
Bonnie Halleran, TKPOA Board President Keys Breeze
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