Following are the minutes from the 18 August meeting between River Bluffs Development Corporation (RBDC), River Bluffs Committee (RBC), and CEPCO.
Attendees:
John Lennon (RBDC), Lottie Teachey (CEPCO), Ron Dick (RBC), Jim Gulley (RBC), Ron Haynes (RBC), John Morgan (RBC)
Next Meeting: 15 September, 2025
A Word of Thanks:
RBC presented Juan Castaneda of Wicked Landscaping LLC a well-deserved certificate of appreciation for his generous contribution to our River Bluffs community. Juan provided his expertise, material and labor to help create Reflection Point. His generosity has enhanced its natural beauty and appeal for the benefit of the River Bluffs community.
Also, a big thank you to the Landscape Committee for their hard work in beautifying the garden in front of the Greeters Shack. The area is greatly improved and is welcoming as we enter our community.
RBC:
- Garden decorations should standards be better defined: The RBC’s goal is to formulate a questionnaire to solicit residents’ feedback.Ongoing.
- Jurassic Park bridge cleanup: Erosion from recent storms has deposited sand and gravel on the bridge. RBDC is taking action to have the bridge and path cleaned.
- Bocce ball court at the Sports Complex: RBDC has action to level an area to accommodate this court.
- Approval to have gutter cleaned on the Greeters Shack: When the contractor is providing work in River Bluffs, this item will be added to their tasking.
- Approval to replace the faulty security light above the Greeters Shack door. The facilities team will install once the part is received.
- Mariners Watch empty field is sorely in need of bush hogging: RBDC will follow up with this item.
Report from Facilities Team: See below.
Report from Security/Medical Team: Routine quarterly inspections of AEDs and First Aid kits have been completed.
Report from Finance Committee: See below.
River Bluffs Development Corporation (RBDC):
- Update on Old Forest Development: As previously reported sales have slowed.Interestingly some sales are from current River Bluffs residents relocating to the Old Forest section.
- Note: Please don’t dump your yard debris in Old Forest as it will be returned back to you.
- Update on Moore’s Crossing: Meetings are progressing. Similar to residential the commercial sector is slow due to high interest rates. No future date has been provided for the traffic light at the end of Chair Road.
- Changing Covenants: No recent action.
- Trash cans at Cottage Park facilities building: Pending
- Reminder: To have any work done on trees or bushes, to include trimming limbs or cutting down trees, ARC approval is required. This includes small trees and bushes.
CEPCO:
- Update on Elements schedule: Pruning is now complete. The team is back with a focus on mowing, blowing, and edging. Turf treatment will begin soon. Additionally, as time is available the team will continue edging the non-curb sections.
- Violations: One.
- HVAC in SC Bathrooms: Work order has been sent. Work is not completed at the day of this meeting.
- Repainting porch trim on Mariners watch building: Pending.
- Grouting of Tiles around DS Pool Edge: CEPCO is working with Tidewater to repair this fall after the pool has closed for the season.
- Status on pickleball and tennis court repairs, and future maintenance requirements: CEPCO has reached out to two companies for quotes which are slow to respond.
- Status on cleanup behind 1156 Cottage Park alley: Elements will return to this area to better clear the lot.
- Status on fitness equipment. One of the replacement parts is placed on back order. Since the company charges $195 per service call, we will wait until they are prepared to repair both the tread mill and elliptical machines.
RESIDENTS'
- Please address utility easement issue at the property line of 912/916 Jenoa Loop. Area near the electrical box appears to be sinking. CEPCO has advised the landscape team to review/repair this area.
- Next year’s landscaping contract should be expanded to cover maintenance on the boat ramp, Reflection point, and the walking path: The maintenance at the boat ramp is currently in their contract. Elements will be focusing on the boat ramp area, which does not include any water issues such as trees and other debris in the water. Reflection point will require some periodic maintenance in the future. The walking path is not complete which is schedule for this fall.
- Please consider an elevator be installed to access the CAR: Due to the extensive cost, this is not a reality at this time.
- 210 Camber; since post trench digging along Camber, a 6-inch hole, by 12 inch deep has developed: RBDC is taking action to resolve this item.
- 3622 Barnesmore drive; Large trucks parking in our pine straw. I have leveled and moved the pine straw to fix this area of about 4 times. Friday a large truck drove about 8 feet up into this area leaving tire tracks about 1 foot deep: When large vehicles come into the neighborhood, they are always instructed on the route to take and reminded to stay off of landscaped areas. Unfortunately, that does not always happen. If we have a description of the vehicle and the time that the damage is believed to have occurred, we can (and have on many occasions) reached out to the company and had them repair the damage.
Facilities Report - August 2025
- River Bluffs Entry. - repainted the Speed Bumps and Exit “Stop Here” Lines.
- Completed a site wide survey of Landscape lighting that is not working
- Guard Station – replacement recommendation for outdoor security light
- Guard Station - cleaned out rain gutters, and HVAC air filter and air register.
- DS Fitness Center – changed A/C air filters, cleaned supply air registers and bathroom ceiling fan vents.
- DS Pool Men's Room – repaired the door handle, as it would not open from inside.
- DS Pool Women’s Bathroom Lights – corrected malfunctioning occupancy sensor.
- DS Area – replaced 3 light bulbs.
- CP Fitness elliptical machine - identified need for professional repair.
- CP Fitness Center Door - filled in threshold low spot and installed a door sweep to help exclude rainwater incursion.
- CP Pool – Installed “Secure Gate” signs.
- CP Pool Bathrooms – Washed the ceiling air vents and exhaust fan grills, cleaned openings and applied a mildewcide and repainted openings with a mildewcide ladened paint. Changed all air filters.
- CP Pool - repaired one umbrella.
- Pavilion- Replaced bulbs for photocell-controlled lights and replaced broken light timer control knob.
- SC Bathrooms Side Garden - spread pine straw inside locked fence.
- SC Basketball Pole – replaced incorrect hold down washers and nuts on the base plate anchorage. (by Cal Beasley).
- SC Entry FOB Pedestal – working on correcting leaning pedestal, in progress (by Cal Beasley).
- Completed a community wide Wasp nest patrol.
- Moved DS patio furniture from grass back onto the patio
Finance Committee Report - July 2025
Overview
Total revenue continues ahead of budget by ~$43k, or 3.0% through the month of July. Total operating expenses through July were under budget by $121k, or 10.2%.
Income
● Dues revenue continues to be over budget through 7 months. At the end of July, we were $43k or 3.0% over budget.
Actual YTD: $1,459,099 vs Budget YTD: $1,416,181 →3.0% over budget
Expenses
● Total expenses for July were $121k under budget.
Actual YTD: $1,060,837 vs Budget YTD: $1,181,548 → 10.2% under budget ○ Administrative expenses are 7.1% under budget YTD
○ Operating expenses were $6.6k over budget for the month of July due to the payment of the annual termite bond.
○ Recreation expenses continue to be slightly under budget, as they have all year.
○ Building Maintenance costs in July were well under budget, and for the year, we are ~41% below budget.
○ Grounds Maintenance expenses continue significantly below budget due to the timing of the pine straw application that occurred in July. We will see the expense for this in August.
○ Overall utility expenses through July continue over budget by 5.9%.
The River Bluffs financial statements are posted to the HOA Library section of the
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