October 13th SOA Board Meeting Recap

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Following is a summary of discussions and actions taken by the Board at the October 13th Somersett Owners Association (SOA) Board Meeting. The Meeting Agenda may be accessed below. For background information on some of the agenda items see SU’s previous post of October 9, 2021 entitled “October 13th SOA Board Meeting”.

October 13, 2021 Board Meeting Agenda

A summary of Board actions/discussion on agenda items follow:

2. Homeowner Comments:

There were no homeowner comments pertaining to agenda items

3. September 22, 2021 Meeting Minutes

The September 22nd BOD Meeting Minutes were approved. See SU post of September 25, 2021 “September 22nd SOA Board Meeting Recap” for a more detailed look at what transpired.

4. Committee Reports:

a. Budget & Finance – The Finance Committee recommended approval of the August Financial Statements

b. Communications – A summary of Communication Committee activities was reported on. These included:

      • Questions to Board Member candidates for “Candidate Night” (October 26) response have been developed and forwarded to the candidates.
      • Committee is working on the preparation of emergency documents (e.g., what to do in case of emergencies) as required by OSHA. These will address: 1) a Board Level Plan, 2) a TCTC Plan and 3) Resident Information.
      • Vendor adds on the SOA website are generating $5-10K in revenue.
      • Bill Shollenberger was recommended for and subsequently approved as a member of the Communications Committee

c. Strategic & Facilities – Committee is working on a variety of TCTC projects including: 1) ordering the previously approved tennis court dividers, 2) interior lighting improvements, 3) background music for the main floor (Board member O,Donnell had some comments/suggestions on what to consider for this project), 4) pool deck expansion and installation of shade sails, 5) kitchen revamping, and 6) gym space alterations and free weight additions.

d. West Park Garden – No report

e. Community Events – The Committee requested $10,000 for TCTC holiday decorations and some minor furniture repairs. This was approved with funds being re-allocated from the snack bar improvement project, which came in way under budget.

f. Technology Advisory – The reader is refereed to the following “October Report to the SOA Board from the Advisory Technology Committee” for a summary of projects the Committee is working on, which include improvements to the following: 1) Camera and communication systems for both TCTC and Security Gates, 2) Server and Internet access systems, 3) the Phone system, and 4) the Point of Sale system, wherein the Committee recommends switching to Square POS and requiring “cash free” transactions for all SOA activities except the payment of assessments. The objective of these projects being to use new technologies to reduce overall costs while improving both service and security, with the Gates camera system being established as the top priority. There was also a discussion on the need for coordinating with the BRAE and The Cliffs Developers on camera installations. Whereas the Board endorsed all of the preceding, no action was taken pending the presentation of actual vendor quotes to act on.

.5.  Financials:

a. Treasurers Report – The SOA Treasurer was not in attendance. The Board President gave the following summary report: 1) Operating Cash $2.4M, 2) Reserves $8.1M, 3) Total Debt $4.0 M and 4) Surplus of revenue over expenditures $898K through August 2021. Regarding item 4) some year end expenses may eat into this number, but a sizeable surplus is anticipated.

b. August Financials – The August financial statements were approved.

6. Unfinished Business:

a. Legal Updates – Nothing new to report on the Preston Homes lawsuit against Ryder Homes and four others (including the SOA), which is being handled by the SOA’s insurance company. This represents the only outstanding lawsuit against the SOA.

b. SOA Transition Update – Nancy Kerry, the SOA’s Management Transition Coordinator, provided an update on some of the transition activities, with the conclusion that all is going well with no significant problems to date, and that all owners will be receiving a transition packet by US Mail in the next few days. She encouraged all to visit the “Transition” Page (Log-in required) on the SOA website (www.somersett.org) for information pertaining to: 1) The October 14th Homeowner Forum, 2) A copy of the Transition Welcome Packet, 3) an ACH Form authorizing electronic payment of Assessments, and 4) FAQ’s about the transition. This page will be updated with forthcoming information. Ms. Kerry advised that the SOA’s accounting system has now been transferred over to Taylor Association Management. If you have account questions, Taylor has a dedicated individual assigned to the SOA, Theresa Garcia, who can be reached at 702-250-3883.

c. Review and Approval of Common Area Easement – A carryover item from the the September 22nd Board meeting wherein a Somersett Owner is requesting the SOA to grant an exclusive non-revocable personal use easement to SOA property adjacent to the rear of his lot. Action was again tabled until the next Board Meeting pending additional information (i.e., land appraisal) from the owner.

7. New Business:

a. Review Information Systems Equipment Analysis, and authorize equipment and software purchases – This was accomplished under Item 4.f. above

b. Review and Approve Security Camera and Phone System – This was accomplished under Item 4.f. above

c. Unanimous Written Consent #81 Rock Wall Proposal from Parsons Walls – Acknowledgement of a proposal from Parsons Walls in the amount of $47,750 that was previously approved via the “Unanimous Written Consent” process. Proposal was for installation of a rockery wall on SOA property adjacent to 1880 Dove Mountain Court. Purpose being for hillside stabilization.

d. 2022 General Common, TCTC, Gates & Town Square Budgets – The 2022 Budget for all three cost centers (Common Area, TCTC, and Gates) were approved with some minor changes from that presented at the October 6th Budget Presentation Meeting, this primarily related to the addition of employee training expenses. Budget mailings to owners will be accomplished by August 27th for ratification at the November 15th Annual Members Meeting.

e. 2022 General Common, TCTC & Gates Reserve Study Updates – The Board approved the Browning Reserve Group’s Reserve Studies for each of the three SOA Cost Centers with a recommendation they be performed earlier in the year to be available prior to starting the 2023 budget review process.

f. Review and Approve Appointment of Nancy Kerry for the position of Community Manager – Nancy Kerry, who is currently serving as the SOA’s Transition Coordinator, was approved for the position of the Association’s Community Manager.

g. Review and Approve Agreement with UniqueHR for comprehensive personnel services – The Board approved Unique HR as the Association’s new HR and Payroll Services provider.

h. Policy Review – This agenda item addresses the periodic review of Association Policies. Those under review were the Collection, Compliance and Expense & Investment Policies. The Board had no suggested changes, therefore these will remain as is. New Personnel Policies pertaining to full time and part time SOA employees i.e., “PERSONNEL POLICIES RELATED TO PAID TIME OFF (PTO), HOLIDAYS and RETIREMENT” were amended with regard to forgotten Holidays and approved.

8. Board Meeting Comments:

The Board approved rescheduling the next Board meeting from October 20th to October 27th.

9. Homeowner Comments:

    • A question as to where Zoom Videoconference links to SOA Meetings could be found. Response being that these were included within the meeting notices identified on the SOA Meeting Calendar. The calendar being available on the SOA website via the “SOA Board and Committees/Meeting Calendar” page links
    • A question on whether or not the cameras within the Vue and Villages Sub-Associations are part of the SOA camera upgrade project. The answer being that they are not and are the responsibility of the Sub-Associations.

October 13th SOA Board Meeting

BOD Agenda 3

Following is the Agenda for the Somersett Owners Association (SOA) Board of Directors (BOD) Meeting to be held at The Club at Town Center (TCTC) at 5:30 PM on Wednesday, October 13th. Attendance may be either in person or via Zoom Video Conference. Zoom log-in instructions are contained on the Meeting Agenda under “Join Meeting via Zoom”

October 13, 2021 Board Meeting Agenda

The Board Meeting Packet for the October 13th Board meeting is available on the SOA website (www.somersett.org) under the SOA Documents/Board Documents/2021 page link. Some extractions from the Board Meting Packet are included in the following Agenda Item comments.

Comments on Agenda Items:

4. Committee Reports:

a. Budget & Finance – No report contained in the Board Meeting Packet. The Board Treasurer, Simon Baker, usually provides a verbal update.

b. Communications – See the following link:  October Communication Committee Report

c. Strategic & Facilities – See the following link:  October Facilities Committee Report

d. West Park Garden – No report contained in the Board Meeting Packet

e. Community Events – See the following link:  October Events Committee Report

f. Technology Advisory – See the following link: October Technology Committee Report

5. Financials: The usual 30+ pages of Association financial data. The reader is referred to the Board Meeting Packet on the SOA website for details.

6. Unfinished Business:

a. Legal Updates – Nothing new to report on the Preston Homes lawsuit against Ryder Homes and four others (including the SOA), which is being handled by the SOA’s insurance company. As previously reported, the SOA’s rockery wall lawsuit against the Somersett Development Company et al. is essentially over and done with, except the following as reported in the October 1, 2021 SOA Attorney letter: “On July 29, 2021, the Nevada Supreme Court denied the Association’s appeal. The Defendants still have a short time period in which to file an itemized and verified bill of costs, which likely will be less than a thousand dollars. If that is timely filed, the Association will have to pay such costs and the case will be over. If the defendants do not timely file such motion the case will be over”. From the amount referenced, SU assumes this pertains to miscellaneous court costs and not legal costs.

b. SOA Transition Update – An update on the SOA Management Transition status to be presented by the Association’s Transition Coordinator, Nancy Kerry.

c. Review and Approval of Common Area Easement – A carryover item from the the September 22nd Board meeting wherein a Somersett Owner is requesting the SOA to grant an exclusive non-revocable personal use easement to the SOA property adjacent to the rear of his lot. Apparently the Owner will be addressing the Board on this request. For background information see the following link:  Michel Burke Easement Request Letter

7. New Business:

a. Review Information Systems Equipment Analysis, and authorize equipment and software purchases  –  A review of the Technology Review Committee recommendations. See the following link;  Report to the SOA Board from the Advisory Technology Committee

b. Review and Approve Security Camera and Phone System  –  A subset of the Technology Review Committee Report referenced in item 7.a. above.  It is not clear as to what, if anything, is to be approved at this time.

c. Unanimous Written Consent #81 Rock Wall Proposal from Parsons Walls  –  Represents an acknowledgement of a $47,750 proposal from Parsons for installation of a rockery wall to resolve the common area slop erosion behind 1880 Dove Mountain Court, which was approved via the Unanimous Written Consent Process. Note that this process is generally applied when timing constraints prevent delaying approvals until the next Board meeting.

d. 2022 General Common, TCTC, Gates & Town Square Budgets – The Board Packet contains the final proposed 2022 budgets for Board approval. For a summary overview, see the previous SU Post of August 8th entitled:  “SOA 2022 Budget Presentation”.

e. 2022 General Common, TCTC & Gates Reserve Study Updates – The Board Packet contains an update (dated September 2, 2021) of the Browning Reserve Group’s Reserve Studies for each of the three SOA Cost Centers (i.e., Common Area, TCTC and Gates). Results projected for 2022 show reserve funding levels as follows: Common Area – 61.0%, TCTC – 46.4%, Gates – 95.8%. Not sure why TCTC has dropped down to 46.4%, but should be looked by the Board. While there is no Nevada requirement for reserve funding levels, and those in the 40-50% range can be considered adequate, a general rule of thumb is that 70% is considered “strong” and a desired level of achievement.

f. Review and Approve Appointment of Nancy Kerry for the position of Community Manager – Just a formality as the Board has already announced their intention of hiring Nancy Kerry (currently serving as the SOA’s Transition Coordinator) as the Association’s Community Manager.

g. Review and Approve Agreement with UniqueHR for comprehensive personnel services – At the September 22nd Board Meeting, The Board approved moving forward with Unique HR as the Association’s new HR and Payroll Services provider. However, the Board Packet also contains proposals from ADP and Nevada Payroll Services. It appears these proposals were obtained as an afterthought to compare with UniqueHR. Although there are large price differences, they apparently are not considered comparable to UniqueHR and it is anticipated the Board will approve the Unique HR Agreement. See the following memo from the SOA’s Transition Coordinator Nancy Kerry:  Agreement with UniqueHR

h. Policy Review – The Board Packet contains copies of the existing Collection, Compliance and Expense & Investment Policies with no identified changes. Therefore, not sure what changes are under consideration, if any. Also included are proposed  Personnel Policies (i.e., Paid Time Off, Holidays and Retirement) for those full and part time Association employees after November 1, 2021. See the following link:  Association Personnel Policies

SOA 2022 Budget Presentation

Budget 4

On October 6th, the Annual Homeowner Budget Presentation Meeting was held at The Club at Town Center (TCTC). Attendance was available either in person or via Zoom Videoconference. The presentation was conducted by the SOA Board President Mark Capalongan. For those who were unable to attend, a copy of the presentation material and access to the video file is available on the SOA website (www.soa.org) on the “SOA Documents/Financial Documents/Annual Budgets” page. For reader convenience these may also be accessed via the following links:

2022 SOA Budget Presentation
2022 SOA Budget Presentation Zoom Recording

The Budget Presentation PowerPoint document summarizes all the projected 2022 revenues and expenses for the  Common Area, The Club at Town Center and Private Gates & Streets Cost Centers. New items and significant changes from the 2021 Budget are highlighted on the presentation document. Comments follow:

  • For the Common Area Cost Center, monthly assessments will be increased from $105/month to $108/month. This to account for increased landscaping costs, reserve transfers, and general inflationary expenses. The budgeted increase in landscaping costs represent a 40% increase over 2021, which raises the question, why so much? Certainly not due to inflation, therefore did our Request for Proposal require additional services over that for previous years? Perhaps this will be revealed in more detail when the Board selects the approved vendor (three vendors have submitted proposals, which are currently undergoing analysis). Increasing the reserve transfer makes perfect sense as the Common Area reserves are below recommended reserve funding levels (i.e. approximately 50% as opposed to 64% for the TCTC and 116% for the Gates). This a result of the past drawdown to pay for the rockery wall repairs.
  • The TCTC and Private Gates monthly assessments remain unchanged at $89/month and $50/month respectively.
  • The SOA debt currently consists of approximately $3.3M for the Common Area (primarily due to rockery wall repair loans) and $1.6M for TCTC (primarily due to reimbursement costs originally owed to the Developer). Any surpluses of 2022 revenues over expenses will be targeted to paying down these debts, also a good idea. What was not discussed is how any 2021 surpluses will be handled. At the September BOD meeting the Board Treasurer reported that for 2021, excesses of revenue over expenses were currently running at $716K for the Common Area and $193K for TCTC. However, this did not address any significant expenses not yet accounted for. The recommendation being to use any year end surpluses to pay down the debt.

The finalized 2022 Budget will be formally approved at the October 13th Board Meeting. The approved Budget will be mailed to all owners no later than November 1st and ratified at the November 15th Annual Owners Meeting. Note that ratification is essentially assured, as rejection of the budget by owners would require a monumental task! Check out the following from Article II of the Association CC&R’s:

Section 6. Budget. The Board shall adopt a proposed budget for each calendar year based on the projected common expenses of the Association, which shall include a reasonable reserve, Within thirty (30) days after adoption of any proposed budget for the Association, the Board shall provide a summary of the budget to the Owners, and shall set a date for a meeting of the Owners to consider ratification of the budget not less than fourteen (14) nor more than thirty days after mailing of the summary. Unless at that meeting seventy-five percent (75%) of all voting power of Owners rejects the budget, the budget is ratified, whether or not a quorum is present If the proposed budget is rejected, the periodic budget last ratified by the Owners must be continued until such time as the Owners ratify a subsequent budget proposed by the Board.

If one has any objections to or comments on the proposed 2022 Budget, it is probably too late to have any impact. These should have been addressed at the previously held and announced July and August Budget Workshops which were open to owners.  However, one may still state or submit their comments, prior to final approval, during the Homeowner Comment session at the beginning of the October 13th Board Meeting.

SU Article Posting and Disclaimer

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After receiving some inquires on who can or who cannot post articles on the SomersettUnited website, I thought it timely to address this issue once again. The short answer is any Association member may post an article. However, there are rules that apply and are contained within the “About” page on this website. These are repeated below:

Blog Posts and Comment Submittals

Somersett Association Members who wish to submit an article for Posting may do so by emailing it to somersettunited@gmail.com. Submitted Posts should not be longer than 400 words (flexible), in good taste and without engaging in personal attacks or use of profane language. Articles submitted for Posting must contain a Title and the name of the Author. Article content should be limited to issues pertaining to Somersett Community affairs.

Reader comments on Blog Posts are also solicited. To leave a comment, simply click on the “leave a comment” or “comment” link at the end of each Post, fill out the “leave a reply” box and submit. All comments are subject to moderation before posting. That is, only to insure no libelous, profane or personal attack content, if so, the commenter will be notified and asked to reword and resubmit. Commenters names are preferred. However, if confidentiality is desired for any reason, anonymous or pseudonyms may be used.

No Personal, Business or Political advertisements will be entertained either in posting or commenting. Adds for non-profit events may be considered.

Unless a submitted post violates the intent of the preceding, SU will not edit or fact check the content of a submitted post and will publish the article as written. It is not SU’s policy to censor the opinions of others whether or we agree or disagree with the content.

Therefore, it should be understood that the views and opinions expressed in articles or comments posted by others on this website are those of the authors and do not necessarily reflect the policy or opinions of SU.

Jim Haar
SomersettUnited Editor and Webmaster

2021 SOA BOD Candidates

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Four candidates have submitted their applications to run for the for the two open Somersett Owners Association (SOA) Board of Director (BOD) positions.

Candidate statements, resumes and pictures have been published on the SOA website (www.somersett.org) under the “SOA Board and Committees” link and are repeated below for the convenience of our readers:

Clint Maples           Clint Maples Candidate Statement and Resume

Anna Oleo Moger            Anna Olea Moger Candidate Statement and Resume

Plete Platt            Pete Platt Candidate Statement and Resume

Barney Siri            Barney Siri Candidate Statement

Candidate Statements and Ballots will be mailed to Association Members no later than October 15th. These must be received at the SOA no later than 1:00 PM on November 15th (i.e., date of the Annual Members Meeting).

Ballots will be counted at the Annual Members Meeting to be held a The Club at Town Center (TCTC) from 4:00–6:00 PM on November 15, 2021. The successful candidates will be announced at the Meeting.

A “Meet the Candidates Night” will be held at TCTC from 6:00-8:00 PM on October 26th. Candidates will be asked a series of relevant questions prepared by the Communications Committee, along with their own opening and closing statements. Time will also be allotted for responding to questions posed by attendees. For those not wishing to attend in person, this session will also  be available to via Zoon Videoconferencing.

Given that the submitted Candidate Statements were limited to one page, this forum is open to any candidate who may wish to expand on their qualifications and purpose for seeking a Board position. (Note: Board candidate Barney Siri apparently did not include a supplemental one page statement with his submittal. SU believes this will put him at a disadvantage when owners receive their ballot package. Perhaps it is still time to get it included within the Ballot package). Candidates wishing to post expanded statements on SU may do so by email to the following address.

somersettunited@gmail.com

As always. reader comments on any of the above candidates are solicited and welcome.

Here We Are In October

The following post submitted by Vince Loving, Association Member

Here we are in October, budget, and election season.

We lost one board member some 8 months ago, due to the attitude and practices of the board, and the SOA board chose to manage their unified voting block by leaving the position open; without any dissenting votes to slow progress…some might call this a rubber stamp for an agenda. Now the greatest asset the board has, the treasurer, is moving to get away from the community…the very last voice of reason on the board (so go the optics).

It seems an eternity since Somersett mistakenly voted for a 3 block of candidates running as one, sadly, the level of apathy throughout the community ensured that fewer than 900 homeowners voted, and the 3 amigos took their vote/election as confirmation that all 3500 homeowners wanted to turn the rules upside down. The apathy continues and grows.

As these three cowboys rode roughshod over everything that is Somersett, it was certainly interesting to see three homeowners, with less than a year (collectively) as residents of Somerset, that disliked so much about Somerset. In fact, one member didn’t even have a certificate of occupancy from the city until 3 weeks after the election.

We hear statements like “Somersett should be happier” and “Somersett should have more of a resort feel” leaving those without the rose-colored glasses asking ourselves “Why did they move here if they hate what it is?”

Prior to the current board, Somersett had its share of issues with board members who had conflicts of interest, like serving on the SOA and the country club boards simultaneously and an abundance of terrible legal advice from the firm the community retained as legal counsel. But we dealt with the issues and moved on…voted the conflicts off the board and moved on.

One current starry-eyed member of the board, wanted to gate the community while he was running for office. The same starry-eyed member seems to want to annex property from the city as communal area at any and every turn. The same member thinks we should foot the bill for another pool because the current pool is too crowded 5 or 6 weekends a year, after all, it is only another $250,000 or so, why wouldn’t we do it? The community has deep pockets, and we are still only millions deep in debt, for the TCTC, as it currently stands…why wouldn’t we spend money we don’t have for something we don’t need? If it’s too crowded, build your own pool and eliminate the need to use the overly crowded community pool.

And then there is the current RFP for landscape services. “We didn’t rubber stamp the renewal from Brightview” …Bravo! Unfortunately, we have allowed the previous contractor to bid on this RFP…despite the fact they planted trees in plastic nursery containers and cost the SOA somewhere in the neighborhood of 40 trees…despite the tumult over curb-dings from that same group plowing snow…despite the mess that Brightview is still trying to resolve with our irrigation after two full years on the job. But if the board had more experience in the community, they would have immediately disqualified the Reno Green bid before opening it. Ah, but you get what you pay for!

Oh, but wait, we can replace all the grass along Somersett Parkway with synthetic turf for $700K and save replacing a 20-year-old irrigation system for $1M, never mind that we still need to replace the irrigation system to support the other greenery, which ultimately brings the project in at $1.7M. This is the approach to project management that only a former politician can design.

Now the budget is in front of us, there is a proposed $3/month increase for common areas, the same common areas that these cowboys wanted to annex from the city. One truly must wonder why you would want to annex a liability from the city that our taxes already pay for. It may be prudent to look at cutting back on the $35K budget for the party planning committee and focus on charging a fee for activities and events that a few residents participate in, rather than charging us all.

We all have access to TCTC, and we all have access to Canyon 9, but what do we really get from the SOA? Seriously, we are kept in debt. The last management company we had (to be gone October 31) grew weary of the constant brow-beating the board gave them rather than managing the vendor more closely. The board lost sight of their responsibility…managing the vendors. Instead, we get crocodile tears over how much work it is to be on the board, yet the 3 cowboys have made the board membership a full-time job,” Poor me, this is a 40-50 hour a week job”, to which I say, “This is your own doing, no one else”.

Oddly enough, the 3 cowboys believe and tout that our values are going up fast due to their intervention in the day-to-day of the SOA, perhaps they don’t understand real estate and the current boom market? Homes are selling everywhere in Nevada in the first 3 days, and most frequently for “over asking”.

November 2022 cannot come fast enough for many of us, once these 3 are out of office, only then will divergent opinion be valued again. Only then will irresponsible spending be quelled.