2006 September Newsletter

Our July 25, 2006 meeting of the Board of Directors was held as scheduled. Attendance included all five members of the Board of Directors, the Chairpersons of our Budget, Landscape, Maintenance, and Parking Committees, Grant Davis and Jon Spragle, Manager and Supervisor from Pulaski Arita Olsson, Inc.(PAO), Jason Rose, Site Supervisor from Professional Services (PSC), Charles Jeffries , Association Manager from Optimum Property Management and 5 association homeowners.

Homeowner issues raised at this meeting were related to our exterior renovation project and were addressed by PAO, our construction manager and the board. One hearing issue was addressed regarding an unapproved modification to a common area. Reports of current issues and activities were reported by Chairpersons or spokespersons for our Budget, Landscape, Maintenance and Parking Committees. The board wishes to again thank all those Chairpersons and committee members of all our committees for their continued support and efforts in addressing and working on our many community issues. Our community continues to thrive and improve because most of our committees meet monthly to address issues while some members work and assist us daily on community activities.

The Association's annual membership meeting will be held on October 24, 2006 . This is the annual meeting where we elect our Board of Directors. Watch for your ballot to elect three board members this year and please exercise your responsibility to vote.

Homeowners at the intersection of Rainbow Falls and Coolbrook report much car traffic demonstrating a strong interest in looking at the newly painted houses. While some of the colors are generating attention, the overall consensus is that the change is a significant improvement.

The following are some commonly asked questions and answers regarding this project:

1) How do I know the paint colors used on my house and how do I obtain additional paint? Once your house is painted, Optimum Property Management will notify you of the paint colors used on your house and where you may obtain additional paint.

2) When are they going to paint my front door? PSC will be painting front doors that are association responsibility. (Custom doors added later by homeowner's are homeowner responsibility.) Painting the front door requires PSC to schedule with the homeowner individually and therefore they will schedule to do this work in groups. This schedule will vary slightly therefore from the painting of each house.

3) Why are some Utility Doors not painted or replaced? These doors are on back order and will be installed and painted when they are received.

4) What about the repair and painting of our common area fences? Homeowners are generally responsible for maintaining the interior surface of a patio or yard fence facing their home. The repair of any wall or fence separating the Yards of neighboring condominiums are the joint responsibilities of the owners whose condominiums are separated by such wall or fence in accordance with Article VII, Section 6 of the CC&R's. For cost effectiveness reasons and for this project ONLY, the Association elected to repair and paint ALL fences including homeowner responsible fences and walls. The homeowner is still responsible for the removal of their plant material from these fences to allow PSC to repair and paint them. This means the homeowner must clean all plant materials back from these fences to allow them to be repaired and painted. As requested in the August 2006 Newsletter, please reduce all plants and vines next to fences and buildings to 2 to 3 feet in height and back 18-24 inches from the structures. Please do this at least one week prior to the time PSC arrives on your property.

5) Will the brick walls be painted? The brick walls that were previously painted the color of the house will again be painted to match the new house color. (Walls that are 100% covered in vines will not be painted.)

6) Will the patio covers and associated structures be repaired and painted? Patio covers are the responsibility of the homeowner and will not be repaired or painted by PSC Construction Company. PSC is contractually forbidden by the Association from taking on individual homeowner jobs during this project.

7) What is the process for deciding which shingles or siding will be replaced prior to painting? PAO has prepared repair specifications and criteria for wood replacement in the Garden Homes community. The principal criteria for wood replacement is to remove and replace wood trim and siding that shows signs of dry rot (Wood decay caused by a fungus that consumes the cellulose portion of the wood, leaving a soft skeleton that readily crumbles to a powder.) This is by far the vast majority of the work in the community. Secondary criteria would remove siding and trim that does not adequately protect the underlying waterproof barrier. And lastly, removal of siding and trim that does not continue to provide the visual character of the building. Cracked, chipped, split, warped, weathered wood (natural wood characteristics) is in this section and would only be replaced if budget allowed. This criterion is continuously balanced with necessity and fiscal impacts. The process to identify these deficiencies is subjective, and PAO has years of experience providing Associations with long term property solutions balanced with fiscal consideration. Also please remember, as Association homeowners, we all have equal liability for all 142 homes in our association.

8) Why do they cover my car with plastic? Being skilled in working for associations in limited spaces, PSC is very careful to try not to allow overspray from paint to land on parked cars in the area. They will therefore stop work and send two workers out to cover an exposed car in an area that is getting painted. Please be careful and not park your car, or have your guests park their cars, in an area that is being painted. The cost of covering one car is approximately $70 and reduces that amount of wood that we are able to replace. This is not a good tradeoff for the association.

9) How are we doing against our schedule? As of this writing, we are on schedule with the wood replacement and slightly behind schedule with the painting of the buildings. This should be corrected by the time you are reading this letter.

10) How are we doing against our budget? After the first full month of work we are currently tracking to our planned budget.

11) Why are the landscaper's cutting back so severely on the plants? We are contractually committed to provide adequate room for PSC to work without interference from the plants. This includes not only the houses but some fences that are well buried in plants and brush. Mission Landscaping is working closely with PSC to make sure they have the areas cleared adequately and in time before construction work starts. Please do your part to make sure your personal areas are properly addressed prior to work starting on your home. Mission assures us that little of this plant material will be lost from this trimming process.

One key observation made by PAO at this time is that many homeowners are not properly maintaining their deck surfaces. Our average deck should be inspected every year before the rainy season. A new top coat should be applied to most decks every 3 to 5 years. Some decks appear to be the original coating with plywood joints showing through or cracks in the surface. The water tightness of this surface is a homeowner responsibility and damage caused to the structure because of a failure to maintain this surface and further structural damage caused by water coming through this surface will be a repair burdened by the homeowner. Please check your deck surfaces and take the necessary action to correct any problems before they get worse and become more expensive.

We continue to be delighted with the professional approach and quality of work PAO and PSC are committing to this project. Should you have any questions regarding this project be sure to contact Jason Rose at the PSC construction trailer, (949) 635-6700 Monday-Friday, from 8:30am - 4:30pm .

Your parking committee has been meeting regularly with the goal to come up with ways to better manage our parking issues. They would like to remind everyone:

1) If either a homeowner or a renter has two or more vehicles, two of these vehicles must be parked in the garage.

2) If you do not currently have space in your garage to accommodate two of your vehicles, please take this time to make that space available.

3) Your voluntary cooperation will prevent the future need to budget for and spend Association Dues enforcing the parking rules of the Garden Homes Maintenance Association.

Again, I thank all of you that are today donating your time and energy to the betterment of our community. We are seeing much progress going on today from efforts undertaken more than two years ago. I look forward to a year from now when we will be more able to appreciate and enjoy the benefits from today's efforts.

GARDEN HOMES MAINTENANCE ASSOCIATION

BOARD OF DIRECTORS

David Wise President

Ray Clark Vice President

Don Siriani Secretary

Larry Rutherford Treasurer

Eileen Morris Member at Large

Standing Committees:

Architectural Don Siriani

Budget Liz Rutherford, Chair

Communications Sharon Roadman ,

Lea Peterson, Co-Chairs

Landscape Jeannine Kremer, Chair

Maintenance John Gustafson , Chair

Parking Brian Dawson ,

Robert Stand, Co-Chairs

Community Website:

www.turtlerockglen.com

Please note the NEW Street sweeping dates will be on alternating Tuesday's of each month:

SEPTEMBER 2006 NEWSLETTER

MESSAGE FROM THE PRESIDENT

GENERAL INFORMATION

MANAGEMENT COMPANY

STREET SWEEPING