Following are the minutes from the 20 October 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:  17 November 2025

RBC:

• Request for Remaining Developer funds to support the creation of the bocce ball court.  Response: $4,500 (a portion of the remaining Developer funds previously provided) was approved to help build the bocce ball court in the Sports Complex.  Additionally, RBDC offers to dig the required pit and has offered to haul any material to the site.   The pit is scheduled to be dug in November.
• Sports Complex HVAC system:  Response: Wrightsville Beach Heating/Air company has quoted repair cost of the dual split pack system (in the bathrooms) to be $6,500 with no guarantee of future life span.  The current system is about 10 years old.  The company recommends a new system at a cost of $8,367 which will provide two independent systems for the men’s and woman’s bathrooms.  AC is desired to protect the video equipment stored in the closet.  Obviously, a new HVAC system was not budgeted for 2025.   This item is tabled until the 2026 spring timeframe, before the summer heat.  
• Proposal to install solar lights at the Pickleball courts:  There is a proposal to install solar lighting, mounted on poles around the pickleball courts. This would allow residents to play into the evening and early mornings.  Response: Although the proposal said funding for installation and outyear O&M cost would be provided from donations, the RBC has several concerns.  1) Since this is HOA property, we will ultimately be responsible for maintaining the system (and bear any risk) in the future.  People transition in and out of our community and may feel differently in a few years.  2)  We would need to ensure the lighting is robust enough to provide a safe environment and would withstand hurricanes. We are not convinced solar lighting will provide enough lighting and suggest (if approved) a professional, low maintenance system would probably be AC powered.  This proposal was not approved at this time.
• Library in the DS Post Office:  A proposal was submitted to install three additional bookshelves to expand the current library.  The bookshelves would be fabricated by a resident and funding would be provided from donations, although funding from the RBC would be greatly appreciated.  Response: Two of the three bookshelves were approved.  The two full size shelves; one on the back wall in the right-hand corner, and one in the same corner (on the wall where the current shelving is located).  There is a concern the proposed half-sized bookcase, under the bulletin board would make the area too crowded.  At times that is a busy area.  Additionally, the board agreed to donate $200 for this effort.  Thank you all for your support
• DS Pool, Women’s bathroom bad smell:  Response: Thank you all for your notifications and for providing your potential solutions.  RBDC and RBC wants to get to the bottom of this as well.  The Board has approved a smoke test in hopes of reconciling the situation.  Even though the outside temperatures are now moderate we believe a smoke test may identify the problem to include any ventilation issues.  We will advise the results once completed.

Report from Facilities Team:  See below.

Report from Medical Team:  Updated AEDs and First Aid kits.

Report from Finance Committee:  See below.

River Bluffs Development Corporation (RBDC):

• Update on Old Forest Development:  Two builders are starting spec homes.  Sales are still slow commensurate with the regional housing economy.
• Update on Moore’s Crossing:  Meetings with respective retail businesses are ongoing.  Commercial borrowing is around 9% which is expensive.
• Changing Covenants:  Declaration was amended covering home owners responsibility related to solar panels. The amended document will be added to Club Express.
• Thank You Letter:  RBDC and RBC acknowledges receipt of a thank you letter from St. James AME Church for River Bluffs’ continued support.

• Trash cans at Cottage Park facilities building:  Pending
• Marina Remote cameras:  The system is now up and running.
• Upper Mariners Watch area:  RBDC plans to walk the area with Elements representative to consider ways of improving/enhancing the tired-looking appearance.
• 912/916 Jenoa Loop: Area near the electrical box appears to be sinking.  Believe this was filled once and the hole has returned.  RBDC will follow-up.
• 209 Camber Drive:  Persistent drainage problem.  Standing water in yard and driveway – Pavers were laid which did not resolve the water issue.  Response:  RBDC has action to remedy this issue.
• 210 Camber; since post trench digging along Camber, a 6-inch hole, by 12 inches deep has developed:  This hole was filled once but has returned.  RBDC has action to remedy.
• 3619 Haughton: Catch basin drain – Water collects and stands at this site. RBDC has action to remedy.

CEPCO: 

• Update on Elements schedule:  Pruning is 67% complete.  Next year’s schedule is being finalized.
• Violations:  None.
• Repainting porch trim on Mariners watch building:  Completed.
• “Tree Fitness” trimming:  CP Chair Rd/Cottage Park Alley, dead limb resting on other limbs.  Additionally, a dead tree next to 1168 Cottage Park Alley, needs to be removed; its dead and diseased.  Lazareth Court in the median has dead tops in two of the trees.  Responses: A prioritized list of dead/damaged trees has been sent to Tree Fitness LLC.  We recently received a quote and are assessing funding in that category.
• Grouting of Tiles around DS Pool Edge: CEPCO is working with Tidewater to repair this fall, after the pool closure.  They will also repair two pool lights.
• Status on pickleball and tennis court repairs, and future maintenance requirements:  CEPCO has reached out to Kaleb Dees (who was recommended by one of our residents).  CEPCO is having discussions to receive an estimate for repair of the pickleball court.
• Cleanup around the boat ramp:  This will be done once the pruning is completed.
• Status on cleanup behind 1156 Cottage Park alley: Elements has this action.
• Cleanup near 1148 Cottage Park alley:  Completed
• Status on fitness equipment. One of the replacement parts is still on back order.  CEPCO has action to follow-up.  We have also requested a quote to lease our fitness equipment rather than purchase outright.  This maybe cost effective and provide greater responsiveness in keeping the equipment is working order.
• Garden Homes gutter problem:  Does the cleaning service lift the guards to clean underneath?  Can we expect cleaning this year?    Response: Cepco is scheduling gutter cleaning for the brick Garden Homes.  The cleaning will begin at the end of the fall season, after trees have lost most of their leaves.  Note; Pricing for this service does not include lifting the gutter guards and cleaning underneath. The cost to remove the screws and clean under the guards is very expensive.  The company recommends the guards be replaced (and gutters cleaned) every 7–10 years.  This will need to be planned in future year budgets.
• Crushed mum, damaged caused by landscapers:  CEPCO is following up with the homeowner to ensure they have been reimbursed by the landscape team.
• Flag Pole repair:  Pulley for the lower cross arm has broken.  Response: This has been repaired.  Also note the facilities team has replaced the weathered and torn flags.
• Entrance outdoor lighting, 35 lights are out:  CEPCO will contact the vendor to have the lighting repaired.
• Chair Road entry; request azaleas be pruned.  Difficulty seeing oncoming cars when exiting Haughton from the Jenoa side onto Chair road: Response: This request has been sent to the landscaping team for trimming.

RESIDENTS' 

• RIBL mowing common area between our property and White Cliffs:   Response: Cepco has this action to mow this restricted common area.  Believe this action is still open.
• Landscaping/entrance to River Bluffs; Resident complaint that the landscaping at the entrance has become an eyesore.  A professional landscaper should have been hired to plan for a long term, low maintenance, and beautiful entrance.  Response: The landscape design of the entrance has always been to provide a natural looking environment rather than a highly-landscaped look.  The residents who carried out recent improvements enthusiastically volunteered their time and skills.  Obviously they are dedicated to improving the appearance of the entrance area. They also are planning further beautification of the garden area in front of the Chair road entrance.  Thank you to the residence team for graciously donating their time, efforts, and skills.
• Marina Lights: Three solar lights on the Riverwalk/Marina are out.  Three of the Marina pagodas are also out.  Response: The faculties team has ordered three replacement solar lights which will be installed once received.  Since the Marina responsibility falls under the SOA and not part of the HOA, this information has been provided to John Lennon for resolution.
• Walls in the CAR stairwell, scuff marks:  Response: The walls in the stairwell have been scrubbed several times by a concerned resident.  Request residents using the CAR to please be mindful of the walls when carrying supplies, equipment, etc up/down the stairway.  Club Managers can also assist with this.  We wish to delay the need for painting as long as we can.  Thank you for your support.
• CAR carpet cleaning is required:  Response: The RBC will assess the carpet next year and will decide when to have it professionally cleaned.  In the meantime, the facilities team has offered to spot clean the CAR.

Facilities Report - October 2025

Greeters Station – repainted (with matching colors) the two exterior doors both inside and outside.

1. Greeters Station - replaced exterior door security light battery with one custom fabricated.
2. Greeters Station - Installed inside the security closet new shelves for the security equipment and supplies, added new chair and tool hangers, and re-organized the installed equipment and mirad of cables and wires. This to declutter the Greeter’s working area and bathroom.
3. Greeters Station - repaired broken window shade (with lots of help from Ronny).
4. Greeters Station - repaired the floor cracks in preparation for repainting.
5. Bird Houses - cleaned out the Quince Commons (7) bird houses and reroofed the same.
6. CAR - spot cleaned the stair carpet up to the CAR door landing.
7. DS Pool Bathrooms - installed occupancy sensors to automatically turn ON the room exhaust fans.
8. DS and CP Fitness - replaced the HVAC air filters. Other filters are OK.
9. DS Fitness - Disposed of a dead rabbit.
10. DS Fitness Center - relamped 3 fluorescent lights.
11. Greeters Station - helped troubleshoot Chair Road entry gate problem.
12. Post Office and DS Fitness Center brick entrances:  reseated first two rows of bricks to eliminate tripping hazard.
13. Flag Pole:  Purchased and hung replacement flags due to wind damage.
14. CAR stairway walls – Wiped down the walls.
15. Greeters Shack – Painted the inside walls of the main room and bathroom.

Finance Committee Report - September 2025

Overview 

Total revenue continues ahead of budget, as it has all year. Through 9 months, actual revenue exceeds budget by ~$64k, or 4.2%. Total operating expenses through 8 months were under budget by $68k, or 4.5%. 

Income 

● Dues revenue continues to be over budget through 9 months. At the end of September, we were $66k or 4.4% over budget. 

Actual YTD: $1,567,090 vs Budget YTD: $$1,501,292 →4.4% over budget 

Expenses 

● Total expenses through September were $68k under budget. 

Actual YTD: $1,443,515 vs Budget YTD: $1,511,275 → 4.5% under budget ○ Administrative expenses are 7.8% under budget YTD, due primarily to the timing of insurance premium payments. 

○ Operating expenses are slightly over budget through September due to the cost of the termite bonds being higher than budgeted. 

○ Building Maintenance costs continue well under budget, and for the year, we are ~48% below budget. 

○ Grounds Maintenance expenses for the year are now just slightly above budget by 5.6%. 

○ Recreation expenses continue to be slightly under budget, as they have all year. 

○ Overall utility expenses through 9 months continue over budget by 7.2%. Electricity is 8.9% over budget.