.... our sprinkler system zones are going on "two-a-day" sessions!
Adding 20% more time hasn't produced the desired effect, so starting Tuesday, July 29th, each sprinkler zone will run twice a day, six days a week until the weather cools off.
I have reset the Seasonal Adjustment back to 100% and added a second start time that is exactly 12 hours after the first. Each of the controllers start sometime between 12:15 and 3:30 AM/PM and finish up between 6:00 and 8:45 AM/PM. Specific start and finish times for each controller can be found by going here.
Monday, July 28, 2008
Wednesday, July 23, 2008
Additional landscape watering
I have recently increased by 20% the length of "on" time for each sprinkler system zone so that our lawns will stay healthy during the toughest part of the summer. Except for Controller No. 2, the start time for the first zone on each controller remains the same, but the succeeding zones will start and finish later than the times shown on the published lists that can be found here.
I will continue to monitor our landscaping watering needs and I will scale back the water usage when appropriate.
I will continue to monitor our landscaping watering needs and I will scale back the water usage when appropriate.
Wednesday, July 16, 2008
Disappearing flowers & plants
Residents on Regent and Lexington South have reported that during the first two weeks of this month, someone has been stealing flowers and plants from the mulched areas in front of their units. Some of these were neatly uprooted from the ground and others were in growing in planters, which the thief or thieves also took. These were all taken under the cover of darkness over four different nights. Please keep an eye out for suspicious activity on our streets after dark.
As a result of this, some co-owners have indicated that they wish to replace the exterior light fixture by their front door with one that includes a motion detector. Since these fixtures are common elements, an Alteration/Modification Request must be made out and the new fixture must look similar to the existing one that is used throughout our development. Once I find some comparable fixtures with motion detectors and where they can be bought, I will post the information here. I already know of four co-owners who wish to purchase a motion detecting light fixture and I will be writing up a single Alt/Mod Request to cover them and anyone else who would like to go this route.
UPDATE: Exterior lantern-type lamp fixtures with built-in motion detectors that are comparable to our existing type of fixture can be found at Lowes and Home Depot. I also stopped at the Ray Lighting Center on Hall Road and the House of Lights across from us on Van Dyke and could not find anything comparable.
Lowes carries the Portfolio Wall Lantern, Motion-Activated, Item # 253841. The motion sensor is mounted at the end of the support arm under the fixture and it has independent right and left sensitivity adjustments. It sells for $48.98.
Home Depot sells the Hampton Bay Motion Sensor Exterior Lantern, # 248 593 for $39.97. Its motion sensor is located on the wall plate and it features 2-level accent lighting. When this feature is enabled, the light bulb burns with a reduced intensity that increases to normal when motion is detected. The reduced intensity accent lighting can be controlled to burn for various lengths of time after dusk. If you choose not to enable the accent lighting feature, it operates like a regular motion-activated fixture and the light bulb burns at its regular wattage.
Both fixtures have a maximum bulb rating of 100 watts and the sensor on the Hampton Bay model is advertised as having about a 30 foot range.
However, several resident's experience with both models shows that when installed and set at the maximum sensitivity adjustment, the sensors detected motion only in the 4 to 6 foot range. This is probably due to the narrowness of the front porch and the "tunnel effect" created by the front bedroom and garage exterior walls.
A single Alt/Mod Request was submitted on behalf of (10) co-owners and it has since been approved. All ten co-owners should have received a copy of it in the mail by now.
As a result of this, some co-owners have indicated that they wish to replace the exterior light fixture by their front door with one that includes a motion detector. Since these fixtures are common elements, an Alteration/Modification Request must be made out and the new fixture must look similar to the existing one that is used throughout our development. Once I find some comparable fixtures with motion detectors and where they can be bought, I will post the information here. I already know of four co-owners who wish to purchase a motion detecting light fixture and I will be writing up a single Alt/Mod Request to cover them and anyone else who would like to go this route.
UPDATE: Exterior lantern-type lamp fixtures with built-in motion detectors that are comparable to our existing type of fixture can be found at Lowes and Home Depot. I also stopped at the Ray Lighting Center on Hall Road and the House of Lights across from us on Van Dyke and could not find anything comparable.
Lowes carries the Portfolio Wall Lantern, Motion-Activated, Item # 253841. The motion sensor is mounted at the end of the support arm under the fixture and it has independent right and left sensitivity adjustments. It sells for $48.98.
Home Depot sells the Hampton Bay Motion Sensor Exterior Lantern, # 248 593 for $39.97. Its motion sensor is located on the wall plate and it features 2-level accent lighting. When this feature is enabled, the light bulb burns with a reduced intensity that increases to normal when motion is detected. The reduced intensity accent lighting can be controlled to burn for various lengths of time after dusk. If you choose not to enable the accent lighting feature, it operates like a regular motion-activated fixture and the light bulb burns at its regular wattage.
Both fixtures have a maximum bulb rating of 100 watts and the sensor on the Hampton Bay model is advertised as having about a 30 foot range.
However, several resident's experience with both models shows that when installed and set at the maximum sensitivity adjustment, the sensors detected motion only in the 4 to 6 foot range. This is probably due to the narrowness of the front porch and the "tunnel effect" created by the front bedroom and garage exterior walls.
A single Alt/Mod Request was submitted on behalf of (10) co-owners and it has since been approved. All ten co-owners should have received a copy of it in the mail by now.
Tuesday, July 15, 2008
No pain at this pump!
Our new irrigation well is now operational and pumping water nightly to the sprinkler zones on the berm along the west side of our property. The well is located at the base of the berm near the corner of Lexington North and Regent Streets. The Board plans to enclose the well equipment with a screen of arbor vitae evergreens so that it cannot be seen from the neighboring units or the street.
Previously these zones along the berm used municipal water but since our water and sewer bills were our largest single budget expense in 2007, the Board decided to invest in the well because it will immediately reduce our operating costs and it has an attractive payback period.
The well water has a high iron content that can cause staining on buildings and sidewalks, therefore we do not intend to use it for watering any landscaping other than on the berm.
Previously these zones along the berm used municipal water but since our water and sewer bills were our largest single budget expense in 2007, the Board decided to invest in the well because it will immediately reduce our operating costs and it has an attractive payback period.
The well water has a high iron content that can cause staining on buildings and sidewalks, therefore we do not intend to use it for watering any landscaping other than on the berm.
Tuesday, July 1, 2008
Landscaping
Last week United wrapped up a week's work of work on our landscaping to bring it back into a neatly manicured condition. Beds were edged and new mulch was applied throughout the property. A half-dozen dead trees were removed and replaced, along with more than 20 shrubs. Also, numerous bare and low spots in the lawns were filled-in with topsoil and seeded. While it isn't totally perfect, we are getting closer to the ideal and more work will be scheduled for this fall.
To enable the new grass seed to germinate and the new shrubs to thrive, I've added a 5 minute additional mid-day sprinkler cycle. However, the new shrubs and trees probably need an occasional deep watering that the sprinkler system cannot provide without drowning the other landscaping. Therefore, it would be greatly appreciated if you can take the new shrubs and trees that were planted near your unit "under your wing" for the next couple of weeks and give them an occasional long drink from your hose.
Our On-site Contractors
The following contractors are paid by the Association to perform various services for us and you can expect to see their trucks being regularly driven and parked on our streets:
Other commercial vehicles you can expect to see on our streets include UPS and Fedex delivery trucks (which should be stopping at occupied units) and those belonging to the builder's various contractors (which should be stopping at units that are under construction).
Please be observant for vehicles that appear to be cruising through our streets without a legitimate business purpose. They could be looking to illegally dump refuse on a vacant lot or into one of our contractor's rented dumpsters. Also, many local subdivisions have had their sprinkler system water meters and shut-off valves stolen from the meter boxes so they could be sold for scrap. Only H2O Irrigation Inc. and Trost Irrigation Inc. are authorized to open our beige meter boxes while working on our system.
If you see any suspicious activity, please try to get a description of the vehicle (and its license plate number if possible) and contact the appropriate authorities.
- Allied Waste Services - collects refuse and recyclables using separate trucks every Tuesday
- Eradico Services - outdoor pest control, responds to service calls submitted to Kramer-Triad
- H2O Irrigation - sprinkler system maintenance, responds to service calls submitted to Kramer-Triad
- United Lawnscape - a work crew mows and edges the lawn every Monday from April to October, plus additional work as required.
Other commercial vehicles you can expect to see on our streets include UPS and Fedex delivery trucks (which should be stopping at occupied units) and those belonging to the builder's various contractors (which should be stopping at units that are under construction).
Please be observant for vehicles that appear to be cruising through our streets without a legitimate business purpose. They could be looking to illegally dump refuse on a vacant lot or into one of our contractor's rented dumpsters. Also, many local subdivisions have had their sprinkler system water meters and shut-off valves stolen from the meter boxes so they could be sold for scrap. Only H2O Irrigation Inc. and Trost Irrigation Inc. are authorized to open our beige meter boxes while working on our system.
If you see any suspicious activity, please try to get a description of the vehicle (and its license plate number if possible) and contact the appropriate authorities.
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