Turf Conversion Update and Information

The Board recognizes the recent questions and concerns regarding the community’s turf conversion project and appreciates the feedback received from homeowners. We want to provide clear information regarding the project, the Board’s authority, and the reasons this work must move forward.

Planning and Homeowner Outreach

This project has been discussed publicly for many months before construction. It was presented during the November, January, and March Board meetings, followed by a May Town Hall dedicated to homeowner feedback. Notices were distributed by both email and hard copy, and an additional written communication was e-mailed following the Town Hall after review and input from Association legal counsel. All Board meetings were properly noticed and conducted in open session, providing multiple opportunities for homeowner awareness and participation. Below are the times the board discussed/announced this project with the homeowners:

• 10/29: Posted agenda regarding the 11/4 Board Meeting
• 11/4: Open Session Board Meeting with turf conversion project on the agenda
• 1/21: Posted agenda regarding the 1/27 Board Meeting
• 1/27: Open Session Board Meeting with turf conversion project on the agenda
• 4/21: Posted agenda regarding the 4/28 Board Meeting
• 5/5: Hard copy was mailed notice to owners about turf conversion project**
• 5/11, 5/14 and 5/19: Emails sent to owners regarding upcoming Townhall
• 5/20: Townhall meeting where owners attended/participated
• 6/24: Signs were posted onsite about project by Bemus
• 6/25: Notice posted to website as prepared by the association attorney
• 6/26: Emailed notice to homeowners as prepared by the association attorney

Why the Project is Required

California law requires the conversion of nonfunctional turf to drought-tolerant landscaping. The affected parkway areas are considered nonfunctional turf under Assembly Bill 1572 and, again, the Association has confirmed this with legal counsel. Although the compliance deadline extends into the future, delaying the project would likely eliminate valuable rebate funding that currently allows the Association to complete the work at essentially no net cost. The Board is not pursuing this project because it prefers to replace the landscaping, but because it has a fiduciary obligation to bring the Association into compliance with state law while protecting homeowners from unnecessary financial exposure and potential fines.

**Hard copies will not be received by owners if they have changed their delivery preferences to electronic mail; the association is required to deliver communication in line with the owners selected delivery method.

Board Authority

Association counsel has confirmed on multiple occasions that this project falls within the Board’s authority because it replaces an existing reserve component of the common area landscape. It is not a rule change or governing document amendment that requires a membership vote or a 28-day membership comment period. While homeowner input has been welcomed and carefully considered throughout the process, the decision to proceed with this maintenance and replacement project rests with the Board.

Financial Responsibility

The Board’s objective has always been to complete this project without placing additional financial burden on homeowners. Rebate funding has declined dramatically—from approximately $7 per square foot previously to approximately $2 per square foot today. In 2025, the Board considered proposals totaling approximately $145,000.00 when rebates were $7 per square foot, which would have significantly transformed the landscape. However, as the available rebates have decreased to $2 per square foot, the Board determined that it would not be just to ask homeowners to bear the full cost of such an extensive project. As a result, the current planting options under consideration have been selected to achieve a net-zero financial impact for the homeowners. Any further delay could result in the loss of remaining rebate funds and require the Association to absorb significant additional costs, potentially through future budget adjustments or even a special assessment. The Board believes it would be financially irresponsible to forfeit available funding when a net-zero solution remains achievable. The current project cost to come into compliance with AB 1572 (savings to the association) as of today is about $35,000. Without capturing the existing rebates, this cost would otherwise be paid by the homeowners (as we are obligated to convert the turf).

Landscape Material

The Board understands that many homeowners have expressed concerns regarding the selected plant material. Those comments have been heard. Alternative plant palettes are being reviewed by the landscape architect and will be provided as soon as possible to the board. The currently selected materials allow the project to remain effectively cost neutral. Nevertheless, based on homeowner feedback, the Board has requested an extension with the local water authority, and is actively working with the landscape architect to identify any additional aesthetically pleasing, net-zero alternatives before final approval. This has now become a time sensitive endeavor, with the end goal of not losing the rebates that have already been approved by the water department. The association must act promptly, or risk the cost of compliance with AB 1572 to be born by the association.

The Board remains committed to transparency and welcomes respectful homeowner feedback. However, because this project is time-sensitive and delaying construction risks the loss of significant rebate funding and increased costs to the membership, the project must continue. We assure you that this project is backed by civil code, with the guidance of industry landscape professionals and the association’s attorney guidance. Many associations throughout Orange County and California have already completed similar conversions using comparable drought-tolerant materials. The Board remains focused on complying with state law, protecting Association finances, and acting in the best interests of the entire community.

More information will be shared with the homeowners as soon as plant alternatives become available. You may also contact your Community Manager, Donna DePledge (ddepledge@actionlife.com) with any questions you may have. The Board of Directors intends to continue sending out information to update the membership when more updates become available.