What's Happening in Reflection Pointe September 2011
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What's Happening in Reflection Pointe September 2011
Cruiserman Sun Sep 11, 2011 10:24 am
Update from the HOA Board
Home Construction
After realizing no new home starts in 2010, things are picking up! There are four homes under construction now, two owners have plans approved to start construction, one owner’s plans are in review, and three owners’ concept plans are in preliminary review. The Architectural Guidelines are reviewed frequently to make the approval process more easily followed and the document itself easier to read and reference. The latest revision is dated May 2011, and it’s available on the website.
The Waterfall.
Last fall a flood wiped out the motor for the waterfall pump. We had it replaced, but the foundation holes for the new pump didn't match the holes in the base, and it took additional time to fabricate adequate hold down clamps to secure the pump motor to the base. Once firmly in place, the pump was “Op checked,” but one phase of power to the three phase pump motor was found to be interrupted. The cable was broken somewhere between the gate house and the pump pit, and the pump could not start. In receiving estimates to have a new line run, we found an electrician (the third one we'd asked to check out the system) who used one of the other lines in the run (the neutral) to replace the one broken phase line. The pump was successfully started, but there was excessive shaft leakage even when the pump was not running. A replacement seal was ordered, but the vendor sent the wrong one; yet another delay. Once the right seal was installed, the pump would not run; another of the power phase lines had failed, and there are no more cables in the conduit run from the gate house to the pit to use as a substitute as before. That last electrician has recommended that we have Duke Energy run a separate line and meter to the pump pit, as he suggests that approach will likely be less expensive and more reliable than having a replacement line run from the gate house. We're awaiting Duke's estimate now.
Power at the Pavilion
With the help of Kevin Cline, our landscaper, a 115 volt outlet is available at the pavilion. Kevin dug the trench, and volunteer residents installed new line. So bring your boom box or your portable fan if you like, and enjoy the picnic tables with power available.
Tree Work
You may have noticed recently that a number of large, dead trees at the entrance have been felled; again, the work of resident volunteers to save HOA funds on projects that we can do ourselves. What you may not have noticed is that there are fewer dead and snapped-off trees throughout the community. The same volunteer “Chainsaw Gang” has tackled those roadside eyesores after receiving the OK from the respective lot owners to enter their lots to do that work.
Road Repairs
Dips in roadways along Reflection Pointe Boulevard, Watermead Lane, and Ashwood Park Drive have been repaired. Water seeping up through the asphalt on Beauhaven Lane was also corrected. Gary Gallagher, Belmont City Lead Development Inspector, suggested these areas needed immediate attention. Less severely impacted areas will be addressed in the coming years.
Gate House Repairs
If you look closely at the gate house, you’ll see some cracks in the façade of the building. You don’t have to look too closely at the right pillar of the entrance gate to notice it’s looking somewhat like a famous tower in Italy. Both problems stem from those structures having been built on fill, and the settling that should have been avoided by proper construction/proper fill compacting/proper fill installation/proper building inspection. (The finger pointing would be circular were we to try to pin accountability on someone.) We’re getting quotes on foundation stabilization and structure repair, and, unfortunately, like the road repairs, this work is beyond the scope of resident volunteers.
Finances
Through the first half of this year, the HOA collected 85% of the dues owed, up from 81% the last half of 2010. Overall we are meeting our commitments, are paying our bills and, with the help of Brown and Glenn, are managing the affairs of Reflection Pointe nicely, despite these difficult economic times. The Board has augmented our Collection Policy with the engagement of a collection agency to pursue payments from those who have walked away from their property in Reflection Pointe. The possibility exists that some of the bad debt that was previously written off could be collected. That updated policy which reflects the collection agency’s fit into the process is also available on the owner’s page of the web site.
Other Miscellaneous Items
Several fountain pumps and two well pumps have been replaced this year to keep the ponds looking and operating as they should. *** Rebar has been installed to reinforce two low points in the fence in the boat storage area. *** Park benches have been installed at the playground and the marina. *** A 25 MPH speed limit sign will be erected at the entrance as soon as the proper sign post is acquired. *** Golf cart rules and restrictions are the law of the land… well, at least the law of Reflection Pointe… and are posted on the owners’ page. *** The Featured Builders list has been updated to reflect new builders and to remove those who are no longer in business or who have failed to meet the standards of Reflection Pointe.
Labor Day Picnic
On September 4th, approximately 100 residents and property owners enjoyed the annual Reflection Pointe Labor Day picnic at the Marina. In addition to good food, there was a magician and the Belmont Fire Department brought a truck for all the kids. Thanks to HOA Social Committee Chair, Lois Richardson and her committee for another great event. The next social event planned for 2011 is a Christmas Party at the Clubhouse on December 3rd. Watch your email in November for details.
Pool Closing
The Reflection Pointe pool will close for the 2011 season on Monday, September, 26th.
Pool Furniture Stolen
Several chairs were stolen from the pool area in late August. One of the thieves had a guilty conscience and reported the second thief (who kept all of the chairs) to the Belmont Police. Brown & Glenn, the management company was able to view security tapes from both the Clubhouse and front gate. The tapes not only showed the make and model of the truck used in the theft, but pictures of the thieves leaving the pool area with furniture. Several gate codes have now been changed. Belmont Police are following up on this situation.
Even though this type of incident is rare in Reflection Pointe, we all need to remain vigilant and report any unusual activity to the Belmont Police at 704-825-3792.
In case of a life threatening emergency always call 911.
Home Construction
After realizing no new home starts in 2010, things are picking up! There are four homes under construction now, two owners have plans approved to start construction, one owner’s plans are in review, and three owners’ concept plans are in preliminary review. The Architectural Guidelines are reviewed frequently to make the approval process more easily followed and the document itself easier to read and reference. The latest revision is dated May 2011, and it’s available on the website.
The Waterfall.
Last fall a flood wiped out the motor for the waterfall pump. We had it replaced, but the foundation holes for the new pump didn't match the holes in the base, and it took additional time to fabricate adequate hold down clamps to secure the pump motor to the base. Once firmly in place, the pump was “Op checked,” but one phase of power to the three phase pump motor was found to be interrupted. The cable was broken somewhere between the gate house and the pump pit, and the pump could not start. In receiving estimates to have a new line run, we found an electrician (the third one we'd asked to check out the system) who used one of the other lines in the run (the neutral) to replace the one broken phase line. The pump was successfully started, but there was excessive shaft leakage even when the pump was not running. A replacement seal was ordered, but the vendor sent the wrong one; yet another delay. Once the right seal was installed, the pump would not run; another of the power phase lines had failed, and there are no more cables in the conduit run from the gate house to the pit to use as a substitute as before. That last electrician has recommended that we have Duke Energy run a separate line and meter to the pump pit, as he suggests that approach will likely be less expensive and more reliable than having a replacement line run from the gate house. We're awaiting Duke's estimate now.
Power at the Pavilion
With the help of Kevin Cline, our landscaper, a 115 volt outlet is available at the pavilion. Kevin dug the trench, and volunteer residents installed new line. So bring your boom box or your portable fan if you like, and enjoy the picnic tables with power available.
Tree Work
You may have noticed recently that a number of large, dead trees at the entrance have been felled; again, the work of resident volunteers to save HOA funds on projects that we can do ourselves. What you may not have noticed is that there are fewer dead and snapped-off trees throughout the community. The same volunteer “Chainsaw Gang” has tackled those roadside eyesores after receiving the OK from the respective lot owners to enter their lots to do that work.
Road Repairs
Dips in roadways along Reflection Pointe Boulevard, Watermead Lane, and Ashwood Park Drive have been repaired. Water seeping up through the asphalt on Beauhaven Lane was also corrected. Gary Gallagher, Belmont City Lead Development Inspector, suggested these areas needed immediate attention. Less severely impacted areas will be addressed in the coming years.
Gate House Repairs
If you look closely at the gate house, you’ll see some cracks in the façade of the building. You don’t have to look too closely at the right pillar of the entrance gate to notice it’s looking somewhat like a famous tower in Italy. Both problems stem from those structures having been built on fill, and the settling that should have been avoided by proper construction/proper fill compacting/proper fill installation/proper building inspection. (The finger pointing would be circular were we to try to pin accountability on someone.) We’re getting quotes on foundation stabilization and structure repair, and, unfortunately, like the road repairs, this work is beyond the scope of resident volunteers.
Finances
Through the first half of this year, the HOA collected 85% of the dues owed, up from 81% the last half of 2010. Overall we are meeting our commitments, are paying our bills and, with the help of Brown and Glenn, are managing the affairs of Reflection Pointe nicely, despite these difficult economic times. The Board has augmented our Collection Policy with the engagement of a collection agency to pursue payments from those who have walked away from their property in Reflection Pointe. The possibility exists that some of the bad debt that was previously written off could be collected. That updated policy which reflects the collection agency’s fit into the process is also available on the owner’s page of the web site.
Other Miscellaneous Items
Several fountain pumps and two well pumps have been replaced this year to keep the ponds looking and operating as they should. *** Rebar has been installed to reinforce two low points in the fence in the boat storage area. *** Park benches have been installed at the playground and the marina. *** A 25 MPH speed limit sign will be erected at the entrance as soon as the proper sign post is acquired. *** Golf cart rules and restrictions are the law of the land… well, at least the law of Reflection Pointe… and are posted on the owners’ page. *** The Featured Builders list has been updated to reflect new builders and to remove those who are no longer in business or who have failed to meet the standards of Reflection Pointe.
Labor Day Picnic
On September 4th, approximately 100 residents and property owners enjoyed the annual Reflection Pointe Labor Day picnic at the Marina. In addition to good food, there was a magician and the Belmont Fire Department brought a truck for all the kids. Thanks to HOA Social Committee Chair, Lois Richardson and her committee for another great event. The next social event planned for 2011 is a Christmas Party at the Clubhouse on December 3rd. Watch your email in November for details.
Pool Closing
The Reflection Pointe pool will close for the 2011 season on Monday, September, 26th.
Pool Furniture Stolen
Several chairs were stolen from the pool area in late August. One of the thieves had a guilty conscience and reported the second thief (who kept all of the chairs) to the Belmont Police. Brown & Glenn, the management company was able to view security tapes from both the Clubhouse and front gate. The tapes not only showed the make and model of the truck used in the theft, but pictures of the thieves leaving the pool area with furniture. Several gate codes have now been changed. Belmont Police are following up on this situation.
Even though this type of incident is rare in Reflection Pointe, we all need to remain vigilant and report any unusual activity to the Belmont Police at 704-825-3792.
In case of a life threatening emergency always call 911.
Cruiserman- Posts : 13
Join date : 2011-09-07
Location : 1531 Reflection Pointe Blvd
Waterfall Work
Cruiserman Wed Sep 28, 2011 12:10 pm
Installation of a separate line to power the waterfall pump begins this week at a cost of ~half the original estimate. Saved ~ $3K. Neil Brennan
Cruiserman- Posts : 13
Join date : 2011-09-07
Location : 1531 Reflection Pointe Blvd
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