TOLL BROTHERS REQUESTS A SECOND MEETING
Below is a copy of an email sent by Toll Brothers to the CCPOA, asking for another meeting. The board is currently working with Toll Brothers to find a mutually agreeable time and date to meet.
From: Scott Backman <sbackman@dmbblaw.com>
Sent: Monday, November 13, 2023 4:49 PM
To: Robert Burr <rbb@rossinburrlaw.com>
cc: Mikel Kline <secretary@cypresscreekpoa.org>; Lindsay Parsons <lparsons@tollbrothers.com>; Beth Schrantz <bschrantz@dmbblaw.com>; Aaron Hallyburton <heffey01@gmail.com>; jennifer.epstein@icloud.com <jennifer.epstein@icloud.com>
Subject: RE: Toll Brothers / Cypress Creek HOA
Good Afternoon Robert and HOA Board Members,
As discussed during our last meeting, our development consultants have been working on updating the proposed site plan and coordinating with the County and other government agencies. We will be resubmitting the plans to the County following Thanksgiving and would like to schedule a follow up meeting with this group within that timeframe as well. Our same team from the first meeting (myself, Lindsay, Jim Helper and Jeff Schnarrs) would be participating in this meeting as well and are available to meet at Toll’s office the anytime after 1:00 on Thursday December 7th. Please let us know if that date and window of time works for you so we can calendar the meeting. Following that meeting it is our intention to address any additional comments received from the County before the end of the year and hopefully schedule larger community meetings in January.
We look forward to hearing back from you.
Thank you,
Scott
Scott Backman
Dunay, Miskel & Backman, LLP
14 S.E. 4th Street, Suite 36
Boca Raton, FL 33432
Tel (direct): 561-405-3325
Tel (main): 561-405-3300
Fax: 561-409-2341
Toll Brothers and CCPOA Board Representatives Meet on September 27, 2023
Public Statement from the Board:
Board representatives met with a Toll Brothers team on the morning of September 27, 2023. This meeting was requested by the Association’s Board to discuss the developer’s proposed infill redevelopment project on the Cypress Creek Golf Course. There were four representatives from Toll Brothers (two Vice Presidents for land development, a project engineer, and their attorney) and there were four representatives from the Association (Association President Hallyburton, Director Epstein, Board Secretary Kline, and Association Attorney Burr) at the meeting held in Toll Brothers’ Boca Raton Design Studio.
Toll Brothers is working on a more formal response to a letter sent to the County and Toll Brothers regarding the project. Several of the topics in the letter from the Board have also been addressed as a large number of questions or comments by the County in their initial round of comments that were due to be submitted by the County Agency reviewers on September 15. Toll Brothers expects they will require at least 30 days to respond to this round of comments from the County reviewers.
Toll Brothers acknowledged the importance of the Board’s concerns for the health and safety of the residents. They recognized and agreed that there are existing characteristics in our neighborhood that will need to be addressed in the design of a replacement drainage system that will impact both our neighborhood and their proposed neighborhood.
At Toll Brothers’ suggestion, the next meeting will be deferred until they’ve had time to respond to the Association’s letter and the County reviewers’ comments. Both sides agreed it was a good first meeting and a productive information exchange. The Association’s representatives shared some of the unique characteristics of the neighborhood that appeared to be overlooked in their zoning application that are of significant concern to our neighborhood and their proposed neighborhood that could impact their site plan, which they admitted is still changing weekly.
Toll Brothers will provide responses to the County’s reviewers that will be posted on the County Zoning website. The Board will share additional information as appropriate if provided in advance of the updates posted on the County Zoning website. No date has been set for the next meeting because of the update requirements the County has placed on Toll Brothers. It is possible that the next meeting might not occur until sometime in November. It didn’t appear that Toll Brothers is necessarily dragging its feet but may be somewhat overwhelmed by the large number of comments from the County reviewers. Overall, this was a very good meeting and a strong step forward.
We expect Toll Brothers to share a statement about the meeting that we can make public when it arrives.
THE BOARD'S LETTER TO PALM BEACH COUNTY PLANNING AND ZONING AND TOLL BROTHERS RESPONSE LETTER ARE PROVIDED BELOW
CCPOA Board Letter to PBC Zoning 09122023 Final Executed (pdf)
DownloadCypress Creek HOA Response Letter – 2023.10.10 (pdf)
DownloadSummary of the Results from the Community Survey
At the September Board of Directors meeting, the summary of the results of the community survey were shared. Click on the link below to read the report.
How 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)
DownloadTOLL 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 October 19 at 6:00pm at 9667 Calliandra Dr.
NEXT BOARD MEETING
The next meeting of the Board of Directors will be held on November 13, 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.
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
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ARC MEETING
The next ARC meeting will be held at Aaron Hallyburton's home at 9667 Calliandra Dr. on Thursday, October 19, 2023, starting at 6:00 PM.
BOARD MEETING
The next CCPOA Board Meeting will be November 13 at 6:30 PM at the Lantana Road Branch of the County Library.
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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”
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PBSO/Fire/EMS Emergency 911
LOCAL SERVICE PROVIDERS
Water/Sewer – City of Boynton Beach - (561)742-6000
FPL (Electrical Power) - (561)697-8000
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Pick up days:
Wednesday – Garbage/Recycling
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DISH - (800)333-DISH
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