Turf Conversion Notice: Information for Project
Thank you to all who attended the town hall meeting on July 22nd. We appreciate all of the owners who took time out of their day to share their thoughts and concerns regarding the turf conversion project.
As a recap of the meeting, several speakers presented information regarding the project and answered questions from the homeowners.
Attorney Presentation
The Association’s legal counsel, David Wankel, Esq. provided an overview of AB 1572 and discussed how the law relates to the Association’s parkway turf conversion project and available rebate opportunities. He reviewed the requirements applicable to parkway areas, including the factors used to determine whether turf is considered functional or nonfunctional under the statute. Mr. Wankel also addressed questions regarding the Association’s obligations, the rebate process, and how the legal requirements may affect common area landscaping decisions. In addition, he clarified the capital improvement rule and explained how it applies when evaluating proposed changes to Association property, project approval requirements, and the Board’s authority to proceed with improvements consistent with applicable governing documents and legal standards. He responded to questions about a possible CC&Rs change that would classify the parkway turf areas as functional turf, which he advised would not likely be successful as an attempt to circumvent the law.
Landscape Presentation
Robin Reese of Bemus Landscaping shared a PowerPoint presentation regarding the newly selected plant material of Kurapia. The presentation included information regarding the characteristics of Kurapia, the anticipated installation process, ongoing maintenance requirements, and the projected cost savings to the community through reduced water usage and maintenance needs. The team reviewed the proposal amount of $35,988.00 and explained the scope of work associated with the project, including the replacement or adjustment of irrigation heads to support the new plant material. He also advised the community that two new trees would be installed as part of the proposed landscape improvements. Additional discussion included how the conversion would be implemented, the expected benefits to the Association, and the manner in which the revised landscaping plan was intended to support long-term water conservation and cost efficiency for the community.
Board and Management Engagement
Management and the Board provided an overview of the project history and the steps taken to date. It was noted that the project had been discussed during prior meetings in November 2025 and January 2026, with the scope and direction finalized in April 2026. Management reviewed the communications that had previously been sent to homeowners, including information shared before the prior Town Hall, and explained that the available rebate funding had been reduced from $7.00 per square foot to $2.00 per square foot. The Board also discussed revisions to the proposed plant material and related project components, which were intended to help offset the reduced rebate amount and result in a zero-net-cost to the Association. Management further noted that the project remains under ongoing review as additional information, homeowner feedback, rebate requirements, and implementation considerations are evaluated.
The Board has taken into consideration all of the concerns of the community, and consulted with professionals to make an informed decision to move ahead with the project. More information will be posted in the community regarding the change to the landscaping and also the chemical treatment being used to treat the turf during the removal process.
Questions and Answers
Some of the questions asked at the town hall along with answers to those questions are listed below:
Q: Is the parkway considered functional turf?
A: No, the parkway is not considered functional turf and is directly called out in the law.
Q: Our parkway is a pet relief area; can we reclassify it as functional turf?
A: No, three parks in the community are considered functional turf that will be accessible to pets. Additionally, once established, the Kurapia can be used by pets.
Q: Can we switch to non-potable water?
A: Unfortunately, this is not an available option currently. Seal Beach is undergoing a survey, but it could take several years to complete and then design and install the infrastructure to bring non-potable water to the community.
Q: Is there a benefit to the installation of Kurapia?
A: Yes, there is less maintenance, reduced water costs, and it can be fully paid for by the rebate.
Q: Is there increased bee activity with Kurapia?
A: Yes, there are bees associated with flowers on the Kurapia plant. However, Kurapia can be maintained more frequently to reduce the flowers.
Q: Changing the turf will change the overall look of the community.
A: Yes, removing the turf is a change to the overall look of the community. However, once Kurapia is established, it grows very similarly to turf, which can be walked on and used by pets and people.
Q: Are chemicals used during the process?
A: Yes. When chemical applications are necessary, they are conducted in accordance with applicable U.S. laws and California Code of Regulations, Title 3, Section 6618(b)(2) (3 CCR 6618(b)(2)). We are working closely with the project landscaper and the Agricultural/Standards Inspector with the Orange County Agricultural Commissioner’s Office to ensure compliance with all applicable requirements. Notices will be posted when required, in accordance with these regulatory standards.
Q: What if we just wait and lose the rebate/zero cost?
A: Waiting could cost the Association additional money that could be better used to enhance the project. It also may put the community in violation of the law. Completing now provides the community with a chance to pay for the project, look into enhancing the project, and be ahead of the completion date required by law.
Q: How much time does the Association have to complete the project after
receiving approval for the $2.00 rebate?
A: The Association has until the end of August to complete the project in order to qualify for the approved $2.00 rebate. To ensure the rebate is secured before the deadline, the project will begin shortly so that all work can be completed and final approval obtained within the required timeframe. As of the date of this communication, the association has had to obtain one extension form July 27th and the deadline is now August 30th.
Q: Why is this not considered a capital improvement?
A: Capital Improvements are new items installed in the community that are in excess of 5% of your total budget. This is considered a landscape change and is costing the community zero dollars.
Q: Why can’t a CC&Rs change be held to change our parkway to functional turf?
A: A CC&Rs change requires a vote of the community, in which a super majority of the community needs to vote in favor (67% at least). CC&Rs changes are drafted by the Attorney, must be held until they achieve quorum, and do cost the Association money. However, the attorney has also advised the community that even if a CC&Rs change was approved, it would not circumvent the law’s requirements. A change to what something is called does not change the character of the thing. Parkways are not dog runs even if that is what you call them.
Q: Will this be limited to turf: A: For the most part, yes, this is what the law requires. Part of this program requires the addition of two trees, which will be added to exterior of the front entrance.
A: For the most part, yes, this is what the law requires. Part of this program requires the addition of two trees, which will be added to the exterior of the front entrance.
