SPECIAL BOARD MEETING
Special Board of Directors Meeting being conducted on Thursday, September 21, 2023 at 6:30 PM at 9667 Calliandra Drive. The purpose is to discuss supplemental counsel.
Message from CCPOA Attorney
Just to nip the discussion about an illegal Board Meeting being conducted by the Board of Directors, the Ad Hoc Committee Members, and the Association's attorney in the bud. The Board conferred with its attorney before this meeting to make sure what we wanted to do was legal. Here is a statement from the Association's attorney about the issue. Any further discussion should be brought to the Association's attorney.
Subject: CYPRESS CREEK -- CLOSED BOARD MEETING
Hello Mikel:
It was acceptable and appropriate for the Board to have a closed Board meeting with legal counsel. The meeting included discussion of matters that involved litigation. With almost all association Board meetings with the attorney, the matters involve potential litigation and disputes and therefore most association board meetings with the association attorney are closed to lot owners.
Further it was acceptable that Board appointed Committee members attended the Board meeting. Florida Statute 720.303(2)(b) allows for closed meetings with the attorney between the Board or a committee. The statute specifically includes the word “committee.” It is common and acceptable for closed attorney client Board meetings to include committee members.
You should not relate to Lot Owners the specific discussions at the Board meeting. The specific discussions at the closed Board meeting are confidential.
Thanks,
Robert
Toll Brothers Ad Hoc Committee Meeting
The Board of Directors met in a closed meeting with its attorney and members of the Ad Hoc Committee. Based on information learned from the survey, working with its attorney in the best interests of the entire neighborhood, the letter below was prepared and sent to the County Zoning staff and provided to Toll Brothers. The Board has requested meetings with both entities to discuss the proposed infill redevelopment project.
September 16, 2023 Update
The Board sought a meeting with TB for sometime next week to begin discussions on potential improvements to the proposed site plan. On 9/15 TB declined that request but offered a meeting date of 9/27, the day before the next Board meeting. After confirming schedules, the Board will notify TB that the Board's team will accept their proposed date to meet. Because we are so early in the review process the County staff has suggested a meeting with the County staff the first week of October, after the first round of reviewing agency comments have been completed.
CCPOA Board Letter to PBC Zoning 09122023 Final Executed (pdf)
DownloadHow to Access Toll Brother's Application with the County
Toll Brothers filed their application with the county. Below you will find the link to the website and explicit directions for navigating to the site map.
Once you get into the site, you will find links to quite a bit of information. Areas of interest you can look at include the traffic study, the Justification Statement, the Pre Application Conference (Here you will find a written report of the meeting between TB and Zoning. This will include questions and concerns raised by Zoning as well as TB responses.), etc.
https://www.pbcgov.org/ePZB.Admin.WebSPA/#/PanelContainer/ControlNoHistory
You may have to shift and right click at the same time to open the link. Or cut and paste if all else fails. We suggest you not try this on a cell phone. It will work best on a laptop or desktop computer.
A pdf of the current site plan as submitted to the County is available below.
Directions:
- Open the link above. It will take you to the ePZB page.
- Select the circle before the word Applicant.
- Type True Shot in the Applicant’s Name box.
- Select “Search.”
- You will see application number: ABN/PDD-2023-00996 in the first box on the left.
- Look to the far right. Under the column labeled “Att’s” click on the paperclip.
- You are now on a page with many attachments. You may need to scroll down to get to the last one. Once you find the one you want, click on the live link under “Doc Det’s.”
- The site map is called: Cypress Creek PMP Set. It is a pdf. It includes the entire map and the individual section maps.
Cypress Creek_Toll Brothers Site Plan (pdf)
DownloadWall Damage
Dear Residents,
The freshly repaired wall has been hit by a car again. We've been in contact with the homeowner, Tropic Builders, and Palm Beach County Road and Bridges to address this matter. Palm Beach County Road and Bridges owns the sidewalks outside of our community and we are hopeful that after three accidents in the same spot, they will recognize a need for a guardrail. We will work to get some sort of solution in place with the County. Meanwhile we will continue to work with the homeowner and Tropic Builders to hopefully quickly re-establish the permit status. We will keep you informed on any updates.
CCPOA, Board
CCI Misinformation
Dear Residents,
It has come to the attention of the Board that the group calling themselves the CCI reported misinformation in its recent email.
The newsletter claimed the charge of the adhoc committee formed at the last board meetings as follows: 1) To gather information from the committee in reference to support OUR opposition of the proposed development; 2) To compile info, suggestions, and recommendations, and 3) Present their summary to the board. The newletter goes on to ask “Why is our BOD appointing a committee to support the BOARD’S opposition to the proposed Toll Brothers project? Why is John Quatrini appointing a committee to relay suggestions, etc., when he has already stated that the board is already opposed to the Toll Brothers project.”
This is completely and utterly false.
The charge of the committee, as read, is actually: 1) Gather information from the community in reference to support OR opposition to the Toll Brother's development, 2) compile input and proposed suggestions/improvements from the community, and 3) present summary to the board.
John said OR, not OUR!
We apologize for any confusion this newsletter may have caused.
BOARD MEETS WITH TOLL BROTHERS
Three Board members, Aaron Hallyburton, Kelly Chiarella and John Quatrini, along with Dale Mason, our property manager, attended a meeting with representatives of Toll Brothers: Lindsay Parsons, Director of Land Acquisition and Mark MacFarland, Director of Land Development. The meeting took place at their Design Center in Boca and began at 2:00pm and ended around 2:45pm. Only 3 board members attended because adding a 4th board member to the meeting would have constitued a quorum of the Board, resulting in an illegal board meeting.
Toll Brothers presented their design plan, which was displayed on a computer screen. When asked if they could share a printed a copy of the plan, they said "no".
The plan includes building 160 homes on 65x130 foot lots. The homes would range from 2700 to 4500 square feet. The homes would sell from 1.2 million to 1.5 million. They want to build a clubhouse, pool, pickleball court, tot lot and dog park. There will be numerous lakes, both for aesthics and drainage. There was no plan to access to any of our roads.
They offered no other information.
We recommend all residents attend the meetings with Toll Brothers this week. Meetings are being coordinated by WGI and Toll Brothers. The Board is not involved in this process.
TOLL BROTHERS ANNOUNCES PLAN TO DEVELOP GOLF COURSE
Toll Brothers has contacted the Board of Directors and announced they are working with True Shot to acquire the Cypress Creek Country Club for development as a high-end, luxury single-family residential community.
Toll Brothers also announced they are intending to host meetings the week of July 10th for the members of the community so that they can present their plans prior to finalizing them and filing formal applications with the County.
Toll Brother has also announced a desire to meet with the Board to discuss these plans. See the letter below for details.
lETTER SENT TO BOARD FROM tOLL bROTHERS
Cypress Creek POA Letter- Toll Brothers (pdf)
DownloadANNOUNCEMENTS
NEXT ARC MEETING
The next ARC meeting will be held on September 21 at 6:00pm at 9667 Calliandra Dr.
NEXT BOARD MEETING
The next meeting of the Board of Directors will be held on September 28, at 6:30pm at The Lantana Road Branch Library, 4020 Lantana Rd, Lake Worth.
LOVELY BUNCH OF COCONUTS
Please be sure to trim your coconut trees prior to hurricane season. Your neighbors thank you.
KEEP OUR STORM DRAINS CLEAR
CCPOA Board would like to request that you coordinate with your landscapers to ensure storm drains are not blocked by debris, for example: palm fronds, clippings, coconuts etc. As we have all noticed, we have headed in to summer on a very rainy path. In an effort to control flooding on our streets, communication with your landscapers is essential. Please take note if you have storm drains on your property an help to keep them clear. Thank you for looking out for our beautiful community.
military trail gate and new transponders and FOBS
The Military gate has a new transponder reader. Changes in technology may create compatibility issues between the reader and previously installed transponders. This could cause issues for some residents, depending on which generation of transponders they have on their cars. We appreciate your patience as we work through this with our gate vendor.
If you are having trouble with your transponders, or your walk gate fobs (which also has been recently replaced), please contact Aaron Hallyburton at heffey01@gmail.com for more information.
NEW TRANSPONDER Information
Need a New Transponder?
Please contact Aaron Hallyburton at heffey01@gmail.com if you are still having trouble with gate access. Gate transponders are now available at the West Gate, Monday through Friday from 7:00AM until 3:00PM. Payment ($25 with proof of residence; $50 for guests) must be in the form of a check or money order, made out to "CCPOA". Please bring the vehicle requiring the transponder with you to the West Gate. Proof of residence must also be provided.
SafeHouse Access Control System
The Board of Directors is pleased to announce SafeHouse Systems as our new vendor to provide access control for Cypress Creek. This software system is used at the entry gates to authenticate each of your vehicle transponders and to enable the entry of any guests you have preauthorized to visit your home. SafeHouse, an industry leader in providing these access systems, was chosen to replace the existing, but outdated ABDI system that was purchased many years ago.
This new, lower cost solution for our community will not only make it easier for residents to update their guest information, but will also make visitor check-in a quicker, more efficient process at the gate house.
We thank you in advance for your patience during the rollout of the new system. Based on the feedback we have received from those that have begun to use Safehouse, the system is reliable, convenient, and easy to use.
In July 2021, the Board mailed each resident a request to provide the Board and SafeHouse a working email address for each property. This letter warned residents that failure to provide the Board and Safehouse with a working email might delay your ability to utilize the features of the SafeHouse system. A working email address was necessary to be able to send each resident their SafeHouse-generated USER ID and PASSWORD. For security reasons, the Board and SafeHouse could not send USER IDs and PASSWORDs to residents using snail mail.
In order to make the transition as smooth as possible, SafeHouse asked that the initial rollout be confined to those 200-some residents that provided the Association with a working email. Now that the majority of these residents have had time to register their devices, and begin using the SafeHouse system, Tallfield and SafeHouse can now more easily and effecgively provide customer service to the remaining 200-some residents, each of which will require personalized attention in order to convey to them their USER ID and PASSWORD in a secure manner.
For those of you that have provided the Board with email authorization, you should have received several emails from the CCPOA and SafeHouse including your USER ID and PASSWORD, as well as links/instructions on how to access the SafeHouse apps. For iPhone users, the “WebGuest” app can be downloaded from the Apple app store; the “Web Guest” application can also be downloaded at Google Play. Please check your junk mail folder; these emails should have been sent in late November-early December 2021. Guest lists can also be created/edit via a website at https://cypresscreek.webguest.us(you must provide your USER ID and PASSWORD in order to access the WebGuest features).
For those of you that have NOT provided the Board with email authorization, the Board and Safehouse have no way to safely send your USER ID and PASSWORD in a secure manner. As a result, you will need to contact Suzanne Blake at Tallfield Management (561-983-6000 ext. 201; suzanne@tallfield.com) to get that information. Once you receive your account information, you will be able to access the system, set up your preferences, and create/modify your guest lists, etc.
Please do not direct your questions about how to use the app to the guards. They are not trained on how to use the property owners' app.
FREQUENTLY ASKED QUESTIONS
1) WHY AM I NOT RECEIVING NOTIFICATIONS FROM THE GATE HOUSE WHEN GUESTS OR VENDORS ARRIVE.
It is possible that your phone number/contact/guest list data from the prior system (ABDI) may not have correctly transferred to the SafeHouse system as the systems are not fully compatible. Please verify your contact information, settings, and guest lists, etc. in the SafeHouse app or on the SafeHouse website.
Your notification and guest list might not be set up to receive notifications. Please check your vendor/guest lists and your notification settings in the WebGuest app (under Vaca alert/sms #).
Vendors may make multiple stops in the Association (e.g., your pool cleaner might have 4 clients, or your DoorDash driver might be making 3 dinner deliveries). Please remember that only the first stop will receive an alert from Safehouse. If, for example, DoorDash shows up at your door unannounced, then you might be the 2nd or 3rd stop in that driver’s route in the CCPOA.
The internet at the Gate House or the SafeHouse server might be temporarily down. To be fully functional, these systems must be online.
Human error. Please remember that the primary duties of the Gate House attendants are to: 1) verify approved vendors/guests and 2) deny unapproved/inappropriate guests/vendors. Even when vendors/guests are verified, the gate house attendant may have merely failed to press/click the proper keys/buttons to send a verification alert. Failure to receive a notification does not necessarily mean the vendor/guest was not verified.
2) THE APP OR WEBSITE IS ASKING ME FOR MY USER ID AND PASSWARD. WHERE DO I GET THIS INFORMATION?
Please contact Suzanne Blake at Tallfield Management (561-983-6000 ext. 201; suzanne@tallfield.com) to get that information. Once you receive your account information, you will be able to access the system, set up your preferences, and create/modify your guest lists, etc.
3) HOW DO I ACCESS THE SAFEHOUSE SYSTEM?
For iPhone users, the “WebGuest” app can be downloaded from the Apple app store.
For Google phone users, the “Web Guest” application can also be downloaded from the Google Play store..
Guest lists can also be created/edit via a website at https://cypresscreek.webguest.us
In each case, you must provide your USER ID and PASSWORD in order to access the WebGuest features.
4) I CAN'T FIGURE OUT HOW TO USE THE SAFEHOUSE WEBGUEST APP. HOW DO I GET HELP?
Below is a link to a number of videos on how to use your WebGuest application, including how to download the app, register your device, login to your account, add one time and/or permanent guests/vendors, and turn on/off email/SMS notifications, and more.
https://vimeo.com/channels/webguest
SafeHouse can be reached directly at:
5) DELIVERY PEOPLE ARE NOT FOLLOWING THE DIRECTIONS I HAVE PROVIDED IN MY SAFEHOUSE ACCOUNT.
The Gate House attendants are not responsible for providing these directions. These directions should be provided directly to the delivery company and driver during your ordering process.
6) WHY ARE VENDORS OR PEOPLE I DON'T KNOW SHOWING UP MY AT DOOR
Of course, it could be human error on the part of the Gate House attendants, but it could be that these vendors had legitimate business at another residence, entered the Association, and are now using the opportunity to visit other properties. Soliciting is not allowed in the Association. Please contact the property manager should such activity occur.
7) I CALLED THE GATE HOUSE TO APPROVE A GUEST/VENDOR NOT ON MY APPROVED SAFEHOUSE, AND THEY STILL CALLED ME TO VERIFY THEIR ENTRY ANYWAY.
Sometimes, this is the Gate House attendant's error. The Gate House attendants are trained to use the SafeHouse system for verification. They may have ignored or forgotten your request, or have more special requests than they can easily handle. It could also be that the Gate Attendant wrote down "ACME Plumbing" from your phone call and the driver merely told the Attendant they were "John Smith" or vice versa. Also, if you call the Gate House, your guest list is only updated on a temporary, one-day basis. If the temporarily approved person returns a second day, their approval for the previous day will expire, and the guards will call you to approve them.
The SafeHouse is intended to be used to avoid these circumstances and it will work best when all parties use the system for its designed purposes. One-time, as well as permanent guests/vendors, can be pre-approved within the SafeHouse system, avoiding your need to call the Gate House with these approvals. Approvals can also be made over a specified length of time (e.g., you can allow a guest to enter for a specific internal of time). Otherwise, these temporary approvals are only good for a single day.
8) I DON'T HAVE A COMPUTER OR SMARTPHONE OR I DON'T WANT TO USE THOSE APPS.
Please contact Suzanne Blake at Tallfield Management (561-983-6000 ext. 201; suzanne@tallfield.com) who can help you set up your SafeHouse profile accordingly.
Adopt A Storm Drain
Everyone knows that trash is not good for our waterways, but many people unwittingly contribute to water pollution because they do not understand that “natural” trash like leaves, grass clippings, and pet waste can become pollutants when they enter the water. Additionally, storm drains are part of the local flood control system helping to move stormwater away from homes and businesses.
Click on the link below to learn about the Adopt A Storm Drain Program recommended by the Lake Worth Drainage District.
About Us
Board of Directors
Board of Directors
Board of Directors
Aaron Hallyburton, President
Cameron Hoffman, Vice-President
Mikel Kline, Secretary
Don Neubaum, Treasurer
Thomas Gulla, Director
Brad Anyzeski, Director
Jennifer Epstein, Director
Board Meetings
Board of Directors
Board of Directors
ARC MEETING
The next ARC meeting will be held on September 21 at 6:00pm at 9667 Calliandra Dr.
BOARD MEETING
The next meeting of the Board of Directors will be held on September 28, at 6:30pm at The Lantana Road Branch Library, 4020 Lantana Rd, Lake Worth.
Social Media
Board of Directors
Social Media
Important Contact Information
CYPRESS CREEK CONTACT INFORMATION
Property Manager - Tallfield Management
Antony Cramer antony@tallfield.com or 561-983-6000
Daisy Vazquez - Daisy@tallfield.com or 561-983-6000, Ext 205.
Suzanne Blake - suzanne@tallfield.com or 561-983-6000, Ext 201.
Cypress Creek POA - CypressCreekPOA@gmail.com
ARC (Architectural Review) - daisy@tallfield.com
You can also mail your ARC application to:
Tallfield Management
12765 Forest Hill Blvd.
Suite 1320
Wellington, FL 33414
Gate Transponders - West Gate Guardhouse, (561)375-9896 - 7:00AM - 3:00PM Monday through Friday.
Guard Gate – East (561)375-9176
Guard Gate – West (561)375-9896
Resident Gate Auto System - (561)736-3948 (4 digit PIN number required)
Guard Gate Access Website - www.gateaccess.net the applicable community code is “CC”
PBSO Non-emergency - (561)688-3000
PBSO/Fire/EMS Emergency 911
LOCAL SERVICE PROVIDERS
Water/Sewer – City of Boynton Beach - (561)742-6000
FPL (Electrical Power) - (561)697-8000
Solid Waste Authority (SWA) - (561)697-2700
Pick up days:
Wednesday – Garbage/Recycling
Saturday – Garbage/Bulk/Yard Waste
ATT Uverse - (800)288-2020
Comcast - (800)Xfinity
DirecTV - (800)DirecTV
DISH - (800)333-DISH
Contact Us
Cypress Creek Property Owners' Association (CypressCreekPOA@gmail.com)
Webmaster - Don Neubaum
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