Sales Information for Lakewood Cove
Lakewood Cove is the name for the 70 new townhomes being built between Tivoli Court and Lake Worth Rd at the Lake Worth gate.
According to the builder (Lennar), they will be selling in the $400’s.
Link to the Lennar brochure with pictures and floor plans:https://online.flippingbook.com/view/510441362/
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Some pictures of the construction as of Nov 2022
New Construction as seen between Tivoli Court buildings, construction is along Lake Worth Rd
Entrance next to Lk Worth Rd gate to 70 townhouses between Tivoli and Lk Worth road
Developer website for 375 new rentals along Jog, with their floor plans
70 New Townhouses along Lk Worth Rd
Right turn entrance off Lake Worth Rd into “Lakewood Cove, a Lennar community”. Tivoli Court buildings can be seen on the right, Lennar buildings on the left
The first new building going up on Jog Rd, south of the post office and behind The Townhouses
Saved Comments:
Flores is Preparing for another Career
Ciancanelli, and 7 South Presidents “Who is watching the Store?”
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It has been reported that on January 17, 2025,
Brian Flores, Owner of FCO Management LLC. has begun to include a Title as Realtor on all info@fcocondo.com announcements to the entire Fountains Community.
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Brian Flores
Executive Director, LCAM | CMCA | REALTOR
Fountains Condominium Operations, Inc.
4615 Fountains Drive, Suite B
Lake Worth, FL 33467
(561)964-3600 Ext 111
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Apparently, Flores has resurrected a past career with specific intentions beyond selling real estate.
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AND YES, a licensed real estate broker in Florida can provide Property Management Services.
Obsessed with believing that the FS-POA was seeking to assume Property Management for the Fountains, “continually denied by the FS-POA BOD verbally and in writing,” the FCO Inc. Executive Director, Licensed Cam, Registered Corporate Agent, and now Realtor is positioned to sweep the FCO aside after performing a minor miracle of staving off insolvency as Courts defect.
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Proof in hand, the Fountains Reporter has obtained a copy of the latest 2025 FCO Inc. Property Management Agreement sent to the FS-POA, voiding the one signed on January 19th, 2025, that should it be signed, the FS-POA will abdicate all responsibilities to, Guess Who, Brian Flores.
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Can this plan be thwarted by the FCO Inc. BOD?
It may be too late depending on the FCO Management LLC. contract.
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The 932 Coalition, once the FCO nemesis may be the only deterrent to the clandestine takeover happening before their eyes?
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The Fountains Reporter
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Note: A business entity Like FCO Management LLC. (Flores) with an active Florida filing or registration can serve as a registered agent for another company in Florida
What Could Have Been
-OR-
Could it Still Be
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“Literally” Resigned to the fact that the FCO Inc. and FCO Management LLC. has total control of written messaging to its remaining Property Management membership via info@fcocondo.com and recognizing that the Fountains Residents Network Blog is, in fact, the single most community read, open source of information, attracting even the ardent supporters of the FCO Inc. et al, to include the residential property developers of what was once a Private Country Club within the confines of a private and secure gated community the following Mutual Memorandum of Understanding “MMOU” is now being posted that was to be presented and discussed at the FCO Inc. Annual 2025 Meeting. The FS-POA reporting was removed from the agenda by the FCO Inc. President, thus no reporting and silenced to speak as a member of the FCO BOD.
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For reference only and no intention of self-promotion,
I have contributed treasure, and literally thousands of hours of Fountains volunteer service, over the last ten years, by personally interacting with Associations leadership, fellow volunteers, attending Board, Town Hall, meetings as well as Gatherings, get-togethers etc. etc., that have given me broad insight into the psyche of the Fountains Community and more importantly the silent majority’s ravenous appetite for change.
The newly constituted 932 coalition is representative of change while attracting interests of other Associations during the 2025 evaluation of the performance of the FCO Inc. under the guidance of FCO Management LLC.
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I was recently reminded by a friend about how I had expressed my desire to be an “Agent of Change”.
They asked why I felt I should be the conscious of the Community? My answer was instantaneously, “I just care for those who need help.”
My motivation remains consistent, even if having to expose wrongdoing by what has been defined as the controlling Fountains Cabal, to accomplish the unification of the Fountains Community.
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“FS POA” – “FCO”
Workshop Establishing
-A-
“Fountains Property Owners Association” Commission
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“FPOA-C”
POA FCO Report January 8, 2025
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Purpose:
The Commission is to be tasked with creating a Road Map for the express purpose of aligning the interests of all not-for-profit Condominium and Homeowners Associations within the confines of the original “Fountains Gated Community Boundaries”, i.e. The Fountains of Palm Beach County, Florida.
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This concept is not new and was introduced to the leadership of the FCO on February 26, 2021, by the President’s Committee on FCO Cost Sharing, to then FCO President, Dr. Benjamin Geller and FCO Executive Director Debbie Poulette.
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Following a comprehensive and in-depth historical examination by interested parties, of the FCO Governance and Operations, it was determined that since the formation of the Fountains Condominium Operations, Inc. in 1975, the root cause of significant dysfunction has been the inability to align interests of Member Associations forming a cohesive entity.
The Fountains Gated Community in 2025 is more fractured than ever before and stands on the precipice of costly and time-consuming litigation further dividing residents into factions that have the capability to chart a new course by acting independently.
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The Commissions Structure:
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Voting delegates appointed by each of the 20 current not-for-profit Associations in the community will constitute the body of the advisory Commission.
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Charge to the Commission
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The FS POA has the statutory capacity to become the overarching entity by embracing the precepts of its Governing Documents by Amendment thereto, i.e. The Master Declaration, dated April 19, 1983, then Mandated by Florida Statute, that the FSPOA to do “anything reasonably necessary to promote the health, safety, and welfare of the residents of the Fountains “South” and Articles of Incorporation requiring that the Association remain “active” in “perpetuity.”
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The FS-POA has been informally approached by “North Associations” about how to become affiliated.
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Targeting April 1, 2025, the FS- POA, employing the cooperation of the “10 South Associations,” will by Proxy gain the ability to change its Governing Documents to among other changes suggested in 2024, encompass the nine “North Associations” as part of the new POA, open the door to annexation of Parcel A, Parcel D and Parcel E as well as establishing an affiliate membership for Concert Golf Partners, LLC., a for-profit-corporation, being the largest single property owner within the Fountains Community.
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The POA has the ability to Acquire Real Property Assets, i.e. structures, roads, bridges, Security Entrance Gates, and assess membership for ongoing maintenance thereon.
With the potential of adding approximately 750 units to a cohesive POA even funding of Enhanced Security and Reserve will have a minimal impact on unit owners and FCC as members.
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The Commissions initial step will be to form a committee to take all steps essential to draft changes to the FS POA Governing Documents to achieve the formation of the overarching POA by April 1, 2025.
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Additional Committees will be formed during 2025, with specific assignments, i.e. Community Security, Communications, Government Relations, Event Planning, South Jog Road Gate, Melaleuca Gate enhancements, Community Management liaison, COBWRA Liaison etc., etc. as found being needed.
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A Not-for-Profit Association Leadership Committee will be formed to oversee the transformation and integration of the FCO Inc. into the Overarching POA.
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Prepared by:
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Richard B. Ward, V.P. FS-POA”
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End of Quote……….
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The Fountains Community has the ability to enter a new golden age should the residents demonstrate the will and commitment to require their leadership to do so.
Coalition 932, representing thousands of residents, has integrated the common interests of eight Associations to make changes beneficial to them. A lesson to be learned.
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I wish to thank the Fountains Residents Network for maintaining an open platform for concerned citizens to have their voices heard.
A special thanks to the Fountains Reporter for ongoing efforts to maintain relationships with reliable sources and delivering current news.
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Best wishes for a fruitful 2025!
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Richard B. Ward, Fountains Resident
Ever since Dennis got here, we’ve been facing constant increases in HOA fees, when will it end? He keeps blaming it on insurance, but insurance rates have not increased or have even gone down for two years. They passed an assessment last year for insurance that was unnecessary, and now another one?
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We also spent less last year than we had budgeted and generated $81,400.42 in income. On top of that, we have $191,041.57 in cash in our bank accounts as of year-end. Doesn’t that mean we collected more fees than necessary? So what’s going on? Why do we need yet another assessment so urgently?
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Why can’t we wait for the Florida Legislature to figure it out? We just had an increase just ONE month ago. Most other courts in The Fountains and surrounding areas are waiting and not implementing this reserves requirement yet.
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We don’t have any urgent projects—most everything has already been repaired and replaced just a few years ago. In addition to $191,041.57 in cash in our bank accounts, we have $134,971.59 in reserves! What’s the sudden rush to collect more money????
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Besides, why do we in Tivoli have to pay more into reserves when we ALL VOTED TO WAIVE THE RESERVES by proxies at the end of the year! just because Dennis thinks so? Is this even legal? I’m going to be calling Tallahassee to find out.
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He doesn’t even live here—he rents out his unit for income —so of course he doesn’t understand the financial concerns of ordinary residents.
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He told us about a month ago that we have a year to prepare for another increase! Did he lie? What has suddenly changed? Many residents are trying to sell and get out of here because they can’t afford it, but nothing is selling. Now he wants to make it even harder for us to sell!
“What’s going on in Tivoli Court “—February 4th written blog .. why doesn’t the resident who wrote the blog give their name so we know who wrote their thought and opinion ..
Lowell,
I happen to agree with the original poster. Many residents have also contacted me, and they are extremely upset about this yet another new increase. I’m speaking up now, but most residents are afraid of this board, as I’m sure you are fully aware. It bullies residents and retaliates. It happened to me, and it happened to you. You, Lowell, should know this firsthand—you were kicked off the board when you questioned them. Did they crush your spirit too?
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I also recall that Dennis promised to wait until next year to give residents time to prepare. He also refused to share the SIRs reserves report with residents for many months.
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So don’t deflect and look into this instead on behalf of Tivoli’s residents. Use your multiple connections in Tallahassee and ask them if this is legal to have reserves collection after the majority of shareholders voted against it (I don’t think so) and not share SIRs reports for months (45 days is the timeline?).
Lowell
In as much as you being a long time Tivoli Court resident that for years has bragged about you having financial expertise, why are you now ignoring the fiscal mismanagement of the current board? Residents have previously been attacked by present board members for speaking out and now use this blog to present the truth anonymously to make others aware of whats new.
Lowell
As someone who frequently claims to be proficient in understanding finances and a frequent meeting attendee, perhaps you could ask at the next meeting why a special guest attorney is attending the meeting and how much his attendance is going to cost Tivoli Court residents? How much does he charge per hour?
That is a handy way to deflect being questioned.
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Instead of attacking the resident, why don’t you go ahead and respond to the issues that are raised?
Below is an email that the Tivoli Board sent to all residents (spacing slightly altered for easier reading in the blog)
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“February 4, 2025
Re: Future Assessments & HOA Fees
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Dear Residents:
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After conferring with our Legal Counsel, we want to keep you informed of what potentially is facing our Association with regards to future assessments and HOA fees.
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The State of Florida has mandated that we fund our reserves adequately. For many years the Residents have voted not to fund the reserves.
We cannot pin our hopes on the Florida Legislature reserving their mandate regarding adequately funding reserves.
As of now, our reserves are severely inadequate for our future projected needs.
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Therefore, the Board; subject to Board approval, and as per our Legal Counsel recommendations; will begin implementing funding Reserves in May, 2025 on a monthly basis via an assessment. We are delaying an immediate implementation of funding reserves until May, 2025 to prepare and allow you to financially prepare for same. We hope that you can join us for the February, 2025 Board meeting where we can address any questions or concerns that you may have.
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Respectfully submitted,
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Tivoli Board of Directors”
After wasting thousands of dollars of residents money over more than the past two years on useless pool cameras, unnecessary landscaping expenses for removing beautiful 50 year old blooming bushes, spending unnecessary legal expenses for an review of a prior year that the residents voted to forego, plus unnecessary additional legal expenses.
Why can’t we wait for the pending legislation?
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How many other courts are taking this premature unnecessary action?
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In my opinion a midyear assessment is going to not only cause additional processing fees and resident confusion.
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Concerned Tivoli Residents
Has FCO Inc. reined in Brian Flores?
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This being Friday February 7, 2025, messages from info@fcocondo.com no longer contains Brian Flores title as “REALTOR”
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However. Is there a Fox in the Hen House?
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Brian Flores “Realtor” as FCO Executive Director and LCAM and Manager of FCO Management LLC, his company, has exclusive first-hand knowledge of any Fountains resident in arrears in Association that remain under property management with the FCO Inc.
Being aware that residents are in arrears, dealing with high assessments and seeking to sell their units, surely has its advantages.
It has been reported by reliable sources that Flores has approached property owners to purchase their units.
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A life line for a Resident or an Opportunistic move to Cash in on a bargain purchase with limited competition?
Apparently having a contract (FCO Management LLC.) with FCO Inc. allows Flores the latitude to profit from insider knowledge with impunity.
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Interestingly it has been reported that Flores also owns B FLORES INVESTMENTS LLC a Florida Limited Liability Company, Document Number L18000088081 FEI/EIN Number 82-5156594, State FL Status: “ACTIVE”
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Is Flores outsmarting the leadership of FCO Inc. once again?
Only time will tell.
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Should this update report contain errors, omissions or misrepresentation, they are unintentional and request that corrections be likewise posted on the Fountains Residents Network Blog by those interested parties
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The Fountains Reporter
2024 “Traditional” RESERVE STUDY
FOR
The Fountains of Palm Beach Condo Association, Inc. No. 7
Building #: 4070 / 4080 / 4090 / 4100 / 4110 / 4120 / 4130 Tivoli Court, West Palm Beach, Florida 33467
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Has now been posted on the GRS website under Reports.
It is only 82 pages and not exactly easy to understand.
Bottom line. Its going to cost all residents a lot more money.
Not sure why it took so long to make this report available to all residents?
Perhaps there are other residents well versed in finances that can explain exactly what this report is going to cost each resident?
FCO Inc. President, The Sky Is Falling!!!
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Perceived need for PROTECTION from the FS-POA,
FCO Inc. rings the alarm bell and meets with Seven South Court Presidents and the FCO Inc. Attorney, spending Thousands on Legal fees.
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In reaction to the belief that the FS-POA entered a Community Management Agreement with GRS, as did three of the South courts Atriums, Milan No. 1 and Milan No. 2, FCO President calls an emergency meeting with the Seven remaining South Courts within the POA jurisdiction incurring $ 6,250.00-dollars in legal fees.
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Oh! No FCO Inc. Board Member, Executive Director, FCO Management LLC. CAM or representative of the 7 South Courts, ever bothered to call the President of the POA or any other POA Board member to confirm a Community Management Agreement.
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At the February 12th, 2025, FCO BOD meeting Its President railed on about the legal cost to the seven courts necessary to protect themselves. Nineteen hundred dollars alone charged to Oakmont. Note that all seven courts have budgeted for professional services in 2025, but unfortunately, an unnecessary expense that could have been avoided with a simple phone call.
When asked why no call, the FCO Inc. President smugly responded, yeah, really.
Then asked, protected whom from what, only a blank look and no answer.
The FCO Inc. Treasure, without being recognized, chimed in vehemently shouting, they sign an agreement with GRS.
The recently resigned V.P. of the POA, without being recognized, stood before the assemblage, and clarified that GRS and FS-POA did not have an agreement. This was confirmed via GRS e-mail to the FCO Inc. LCAM Flores. The FCO Inc. Treasurer immediately threatened to have the speaker removed, who then returned to his seat.
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The President also ridiculed the suggestion that the POA being invited to the meeting would have been a perfect time to talk about POA initiatives including a POA plan for unification of the community during 2025, i.e.
the Mutual Memorandum of Understanding “MMOU”.
Recall that the President removed the POA report from the FCO Inc. January, Annual Meeting Agenda.
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The resigned V.P. of the FS-POA was allowed to read into the record an e-mail from Brian Flores that was the cause of his resignation. The late Friday afternoon e-mail stated that if the POA did not sign off on the FCO Inc. Property Management Agreement by close of business that day, the Directors and Officers Insurance would be cancelled.
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Quid pro Quo, extortion for personal liability protection by voting for approval. Being exposed to personal liability and following POA Board Approval at the emergency meeting of the POA, Sunday January 19, 2025, resulted in the V.P. resignation.
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A number of statements made by FCO Inc. representative at the meeting have since been fact checked and found to be either misleading or false.
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The winds of change have begun to blow.
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Should this update report contain errors, omissions or misrepresentation, they are unintentional and request that corrections be likewise posted on the Fountains Residents Network Blog by those interested parties
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More News to follow!
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The Fountains Reporter
What you should know about the FS-POA
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Good afternoon and Happy Chilly Friday!
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A subscriber and now contributor to the Fountains Residents Network Blog has provided this reporter with a copy of a letter that was sent to Oakmont Residents.
After reading, judge for yourself, how without oversight, such a few individuals can manipulate power entrusted to them for their own purposes.
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“By virtue of your ownership of property in Oakmont you are automatically one of 508 current members of the Fountains South Property Owners Association “FS-POA”.
Should the last vacant residential lot in Oakmont be built out, the number will be 509.
This being said, you are also proud owners of the Jog Road Security Gate Structure as well as Fountains Drive South, beginning at the south end of the bridge transversion the Lake Worth Drainage Canal, all of Fountains Circle including portions of San Marino Way and Parisian Way and common property deeded to the POA. So, you are a part owner of private roads and a manned Security Guard entrance and exit, from the Fountains Community, for FCC outside members, residents, guests, service providers, EMS and Police.
The POA provided the Request for Proposal and worked with the engineering firm to complete the South Gate traffic study in 2024. The study recommends adding an additional entry lane when the South Gate improvements are being done.
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The FS-POA Master Declaration and Governing Documents afford the FS-POA the ability to regulate the use of the common roads, common property and access to the Community.
The FS-POA now has two Management Companies serving the 10 associations under its jurisdiction. Three associations, 110 residential units, 22+% of the membership, have elected to contract with GRS Community Management while the remaining 7 Associations have contracted with FCO Inc., 398 residential units.
The BOD of the FS-POA was and is, faced with developing a working relationship with GRS in order to fulfill its mandate to do “Anything Reasonably Necessary to Promote, Common Health, Safety, or Welfare of the unit owners of the Fountains South”.
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FS-POA BOD, 2025 elections are currently underway and interviews are being conducted by the Nominating Committee in keeping with the By Laws, as in years past.
Efforts in 2024 to enhance this process and reflect changes in Florida Law disappointedly failed, lacking insufficient return of proxies.
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This year, however, the interviewees for the committees recommended five-person slate, include, I understand, all seven South Associations Presidents Contracted with the FCO Inc. for property Management. These individuals also serve on the BOD of the FCO Inc. Note that these 7 Associations are determining all future votes of the FCO Inc. Yes! Seven (7) Association Presidents will determine the Fountains Communities response to every critical issue. Should they influence the POA election and gain a majority of the five-member POA BOD, YES, three (3) individuals will then assume the ability to assess every South Association member by adopting a budget.
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The FCO Inc. has controlled the narrative via the use of info@fcocondo.com not even providing the POA its membership e-mail contact information, in a current usable distribution format.
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I have taken the liberty to e-mail you personally and hope you understand more about the POA, even at this late date. Sincere apologies to anyone objecting to receipt of this communication.
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Election of the FS-POA BOD will be determined by proxy. Before assigning your proxy to anyone, ask questions of them and those seeking the POA Board positions.
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· How will the POA use its Statutory empowerment to improve the Community?
· Will this proxy Insure Reserves held by the FCO Inc. will be dedicated exclusively to the FS-POA?
· Will this Proxy be used to enhance relations and gain concessions from the FCC?
· How will this proxy assist in the process of unification of the Fountains Community?
· How will a conflict of interest be addressed when individuals will have conflicting fiduciary responsibilities, i.e. FCO Inc., their Condo/HOA Association, and POA are at odds?
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Without answers to questions like these, forfeiting your Property Rights to anyone else may be a serious and costly error in judgement.
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My not standing for reelection to the POA in 2025, was to dedicate time to a proposed joint Commission in an effort to unify the Fountains Community under an overarching POA.
Without the benefit of presenting the Mutual Memorandum of Understanding” MMOU” at the FCO Inc. January meeting, detailing the process in 2025, my efforts will be directed elsewhere.
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Your neighbor.
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Respectfully!
Richard B. Ward
Should this update report contain errors, omissions or misrepresentation, they are unintentional and request that corrections be likewise posted on the Fountains Residents Network Blog by those interested parties
More news to follow…Not So Seamless Promised Transitions to GRS
The Fountains Reporter