WALDEN WOODS HOMEOWNERS ASSOCIATION

P.O. BOX 2746

GRANITE BAY, CA 95746-2746

 

 

Common Area Maintenance Plan

 

  

September 2001

 

for

 

FY 2002

 

  

Submitted:      Bill Furnas, September, 14 2001                         WWHOA CAC Chairman

Approved:       Denese Holden                         WWHOA Board President

 

WALDEN WOODS HOMEOWNERS ASSOCIATION

P.O. BOX 2746

GRANITE BAY, CA 95746-2746

 

 

 

Common Area Maintenance Plan

 Links

 

 

Section 1.                                Introduction

Section 2.                                Objectives

Section 3.                                Annual Supporting Budget

Section 4.                                Common Area Committee

Section 5.                                Common Area Maintenance Items

Section 5A.                             Fire Roads

Section 5B.                             Trails

Section 5C.                             Poison Oak Abatement

Section 5D.                             Fences

Section 5E.                             Signs

Section 5F.                              Creeks

Section 5G.                              Fire Fuel Abatement

Section 5H.                             Access Easements

Section 6.                                Performance of Work

 

Attachment                              Budget

  

WALDEN WOODS HOMEOWNERS ASSOCIATION

P.O. BOX 2746

GRANITE BAY, CA 95746-2746

 

 

Common Area Maintenance Plan - 2002

 

 

 

Section 1.  Introduction.  The Walden Woods Homeowners Association Common Area is approximately 28 acres of natural oak woodlands maintained for the enjoyment and proper use of residents and guests of Walden Woods.  The Association is solely responsible for the repair, maintenance, replacement, improvement and protection of the common area and common facilities. This plan supports the Association’s CC&Rs and Bylaws and is a comprehensive plan to insure proper common area maintenance.

 

Section 2.  Objectives.  The Association and its members are responsible for the maintenance and upkeep of the area so it meets the needs of the membership while remaining fire resistant and as natural as possible.  It is not intended that the 28-acre common area become a manicured garden, but maintained on a limited and reasonable manner that limits financial risk while maximizing its natural state. Improvements to the common area may be pursued as the Board may recommend.

 

Section 3.  Annual Supporting Budget.  This plan identifies and establishes a minimum program of planned maintenance that the Board of Directors is required to implement and fund annually as required by the Association Bylaws, Article XI, Section 5(a)(IV).  The supporting annual budget for these activities will be included in the Association’s annual budget under “Common Area Expenses.”  See attached budget.

 

Section 4.  Common Area Committee.  The Common Area Committee will be established by the Board as discussed in the Association Bylaws, Article IX, and Section 1(n).  It will allow volunteer members of the Association a means to provide input and guidance to the Board on Common Area issues.  Members of the committee may organize work parties, determine maintenance needs, recommend upgrades, and work with County and fire agencies in matters pertaining to the Common Area.  The President of the Association will appoint the Chair of the committee who will report to the Board of Directors.  The Chair will provide a Common Area update at the Association’s annual meeting and as directed by the Board at other meetings. The Chair will submit a Year to Date Quarterly Report to report on maintenance and other progress. In September, the Chair will submit an updated Common Area Maintenance Plan for the coming fiscal year.

 

Section 5.  Common Area Maintenance Items.  To insure the Common Area and its facilities are maintained appropriately and so that its long-term health is encouraged, the following sections are created.  They discuss items that require on-going maintenance, upkeep, or replacement.  The Board of Directors can add additional items as necessary.

Section 5A.  Fire Roads.  Fire roads are critical to the South Placer Fire District’s ability to gain access to combat wildfires.  This is important not only to Walden Woods but to surrounding communities that could be impacted by any fire that might begin or transit through our Common Areas.

• Fire roads will be maintained so that fire resources and equipment can easily transit through this area.
• To insure these roads are maintained each will be cleared, widened or otherwise maintained on a yearly basis before the annual fire season begins.
• Additional fire roads and stream crossings may be required to be constructed for further fire protection.

 

Section 5B.  Trails.  Trails allow the members of the Association to enjoy the Common Areas and allow fire crews to quickly move through the area.

• Trails are limited and will be covered with decomposed granite that reduces annual maintenance costs, reduces soil erosion and allows ample usage by those enjoying the area.
• Each year they will be treated with Round Up® or similar generic product to ensure they remain free from poison oak and open to the membership.
• All trails will be constructed and maintained so that water run off is minimized.
• Each year all trails will be repaired so that they do not pose a safety hazard due to water run-off, holes, or other natural wear.

 

Section 5C.  Poison Oak Abatement.  Poison Oak is common to our areas and can cause irritation to some who come in contact with it. To assist the membership’s enjoyment and to reduce the possibility of poison oak smoke in case of fire, the common area poison oak should be controlled.

• Abatement efforts will concentrate around trails, fire roads, entrances and other areas identified by the Common Area committee.

• This maintenance should occur in spring to impact new growth.

 

Poison Oak Eradication Report

As we endeavored to open up the common area for family use, Poison Oak was one of the obvious obstacles had to be overcome.  Poison oak's prevalence and pervasiveness in the common area severely restricted its use.  It barred direct access by most homes boarding the common area.  Its encroachment on pathways made any walk through the common area a risky endeavor for those susceptible.  Poison Oak’s nature to climb trees and hang over pathways made it tricky to avoid.  Pets would pick up the poison oak and pass it their owners and families.

The common area is a marvelous bit of land with hills, wildlife and rock formations. However, it has become off limits for many families.

This year, with the help of Guy and Victoria Hall, the Association made Poison Oak eradication a priority.  A multiyear plan with 8 phases has been mapped out to eradicate poison oak from our park. 

These phases are:

0 -    Clear the foot trails and fire roads

1 -    Clear Sunset hill and the picnic table area

2 -    Clear and restore access along the south west area homes

3 -    Clear and restore access along the south east area homes

4 - 7  Clear out the remaining portions

The first three phases (0, 1, 2) were largely completed this year.  To achieve this over 100 hours of volunteer labor were used in pulling, spraying and cutting. Please recognize that the volunteers were themselves very susceptible to Poison Oak.  Costs to the association were on the order of $200.

Families can now walk the pathways without worry.  As the dead Poison Oak decomposes, sections 1 and 2 will become accessible.  However, families should avoid the remaining off pathway areas until further progress is made.

Our desire is to make the Walden Woods Common Area an asset to be enjoyed by all our families without risk to our health. Our ability to complete the eradication next year is dependent on the level of help. 

 

Yellow Star Thistle (YST) has been identified as a very undesirable plant that is beginning to spread. YST began encroaching into the common area after the big fire in 1995.  Efforts to control it will fall under the Poison Oak Control category.

 

 

 

 

Section 5D.  Fences.  Our common area is surrounded by fences to insure its security and to identify the property owned by the Association.  The fences on the outside boundaries inform the surrounding communities where our property begins and as such are important not only to secure our property but also to limit our liability exposure.

• Fences will be repaired each year and replaced as necessary.

 

Section 5E.  Signs.  Walden Woods Association signs are in place to remind those who wish to enter our common areas that the land is private property and subject to trespassing ordinances.  Additionally, they spell out other informational items.

• These signs shall be posted in entrance areas as well as along identified paths and other places where such identification is required.
• Signs shall be inspected each year and additional signs placed as required.

 

Section 5F.  Creeks.  There is a seasonal creek that flows from the common area towards Auburn-Folsom Road.  This creek is natural and not only drains the common areas, but properties that border it from Los Lagos and along Walden Woods Way and other nearby streets.

• The creek flows under some fire roads and these crossings and earth approaches must be maintained to insure fire equipment can transit these areas.
• The associated culvers, approaches, and roadbeds will be maintained annually to insure proper access.

 

Section 5G.  Fire Fuel Abatement.  Oak trees in the common areas require limited maintenance to insure their proper health and that potential fire fuel is removed

• Tree maintenance will occur on a planned rotational basis so that the entire common area is attended on a six-year cycle.
• Approximately 5 acres of tree maintenance and dead brush will be mitigated each year.
• All dead trees and fire fuel will be removed.
• Replacement trees will be planted as required.
• All available firewood will be made available to homeowners.

 

Section 5H.  Access Easement.  The easement between lots 54 and 102 is recorded in Book L of Maps, Page 4 showing Walden Woods Unit 2 & 3 of Tract 303.  It is 15 feet wide running from Walden Woods Way to the Common Area.  This easement, required in the Walden Woods development agreement with Placer County, requires public access to our common area as expanded in the Associations CC&Rs Article VIII.  This easement is critical for easy access for Association members, South Placer Fire District personnel and fire hose access to the Common Area.

• Obstacles and signs to reduce non-pedestrian use will be installed and maintained.
• Easement paths will be maintained so as to keep them open and safe to use.
• Maintenance is on going.

 

Section 6.  Performance of Work.  The Common Area Plan identifies the work items that must be performed on a scheduled basis.

• The Association may hire or contract the major work to be done in compliance with Association Bylaws Article IX, Section 1 (c)(e)(h) and Section 2(a).
• The Association may solicit Association members as volunteers to assist on small projects.
• Volunteers who work during the year should be recognized at the Association’s Annual Meeting.

 

 

WALDEN WOODS HOMEOWNERS ASSOCIATION

P.O. BOX 2746

GRANITE BAY, CA 95746-2746

 

 

 

Common Area Maintenance Plan

 

 

Annual Budget

 

 

Budget Items                                  Amount                       

 

(See note #1)

 

Fire Roads                                                      $1,000                        

Trails                                                              $500                                       

Poison Oak Abatement                                  $1,500                        

Fences                                                            $200                                       

Signs                                                               $50                                         

Creeks                                                            $700                                       

Fire Fuel Abatement                          $5,500                        

Access Easements                                         $50

Easement Footpath                                        $1,000                                    

 

Total   (See note #2)                                      $10,530