NOTE: Many of
the comments in the survey reflect misunderstanding of HOAs and the
responsibilities of residents, the Master HOA, Idlewood HOA, and the City of
Keller. Responsibilities are addressed on pages 21-24 of the 2009-2010 Hidden
Lakes Directory and Reference Guide. Many other topics are addressed in the
extensive “Responses to Frequent HL Resident Survey Questions and Comments” on
pages 26-33 of the same Directory and Reference Guide.
The Q&A
below attempts to address questions and comments from the Idlewood Survey from
Nov-Dec 2009. A few questions/comments
are still under review.
Quick Links –
click to go to the response:
1. Why is there an Idlewood HOA in addition to the Master HOA?
2.
Can Idlewood Change to be an Ungated Community?
3.
What is Being Done to Improve Gate Reliability?
4.
What Security Do the Gates Provide?
5.
Can Cameras Be Used to Monitor Gates?
6.
What Can Be Done About the School Traffic?
7.
How Can Speeding In Idlewood Be Addressed?
8.
Why Are Cars Allowed to Be Parked on the Street?
9.
What Regulations Are There for Golf Carts and Motorized Bikes?
10.
Can Speed Humps/Bumps Be Used to Reduce Speeding?
11.
How Are the Deed Restrictions (CCRs, DAD) Enforced?
12.
What Can Be Done About Drainage Problems?
13.
Who Is Responsible for Improvement/Maintenance of the Village Entrances?
14.
Who is Responsible for the Perimeter Brick Walls and Common Areas?
15.
What Is Being Done to Improve the Detention Pond Across From HLES
16.
How Do We Address HOA Pool Issues?
17.
How Can We Stop Solicitors?
18.
How Can the Idlewood HOA Dues Be Lowered?
19.
How Are Street Light Locations Determined and Bulb Replacements Accomplished?
20.
What Role Does the HOA Have in Control of Pets?
21.
Does Idlewood Have Planned Social Events
1. Why is there an Idlewood HOA in
addition to the Master HOA? Idlewood
was established by the Developers as a gated community which means the gates,
streets, curbs and sidewalks are owned by the HOA. This requires an HOA to collect and disperse funds for the
maintenance and eventual replacement of same.
Note
1: Planned communities such as Hidden Lakes are usually required by their local
jurisdiction to have an HOA. This
reduces the cost of city services by making specified functions a
responsibility of the HOA.
Note
2: The Master HOA is currently under a
Developer Board of Directors (not residents, and not located in the DFW area)
whereas Idlewood HOA has a resident Board. As a sub-association, Idlewood is
subject to the Master’s regulations.
2. Can Idlewood Change to
be an Ungated Community? The
by-laws allow for the community to revert to a non-gated status if 100% of the
homeowners from all three villages vote to do so. Also, the City of Keller
would have to agree to accept responsibility for the streets, curbs and
sidewalks.
3. What is Being Done to
Improve Gate Reliability? The
gate operators were replaced 6 years ago with the best available units at a
cost of about $35,000. Ever so often a gate will stick open and about half of
the time can be corrected with a power reset which about a dozen resident
volunteers have been trained to do, saving an $85 service call. We have had to
change out parts or replace the in-ground loops at various gates but the most
troublesome have been the Berkshire Hills and the Cedar Ridge gates. After
isolating a power problem at the Cedar Ridge gate (after several other
replacements), we are hopeful it will be more reliable. The Berkshire Hills
gate has had an ongoing problem with the telephone connection resulting in
problems in programming it to open. For the next step, the phone line is
planned to be replaced. If you see an exit gate stuck open, it is definitely a
malfunction so please contact Idlewoodgates@HLhoa.com
with the gate and time. An open entrance gate may be due to a request from a
homeowner, or a malfunction. Again, please contact Idlewoodgates@HLhoa.com so we can
investigate.
4. What Security Do the
Gates Provide? The
gates are privacy gates, not security gates.
The Keller Policy Department has often warned that gates can give a
false sense of security and not to rely on them to eliminate crime. However,
KPD is responsive to safety and security issues and does patrol the streets of
Idlewood. The Master Safety Committee also helps in addressing safety and
security concerns – contact safety@HLhoa.com.
5. Can Cameras Be Used to
Monitor Gates? Currently the
infrastructure to support cameras at 12 gates (6 entrances, 6 exits) is
considered too expensive to install and maintain (power, wiring, transmission
equipment to a central recorder, etc). However we are investigating lighting to
the gates which is hoped will serve as both to enhance safety and as a
deterrent for vandalism.
6. What Can Be Done About
the School Traffic? The
streets around HLES are public streets and not under the control of the
HOA. However we are investigating
options to curtail parking by the Cedar Ridge Gate.
7. How Can Speeding In
Idlewood Be Addressed? There
have been reports of speeding within Idlewood, particularly on Briar Ridge and
Old York. Radar speed trailers have
been set up by KPD to display speed but they do not record so actual speed data
is not available. Surveys have shown resident resistance to lowering the speed
limit, despite the fact that reductions would reduce transit time by less than
30 seconds. However at this year’s annual meeting, it was decided to post a
speed limit of 26 mph on all Idlewood streets.
To authorize KPD to write speeding tickets within Idlewood, the current
governing documents indicate that 100% of the homeowners would have to agree.
Note:
The HOAs have no jurisdiction over the speed limits on Bear Creek Parkway or
Preston which are public streets under the control of Keller, as are stop signs
and traffic lights.
8. Why Are Cars Allowed to
be Parked on the Street? There
hasn’t been a regulation to control street parking to date. Based on a
favorable response in the the recent resident survey, a new street parking
ordinance is being proposed. It will require 51% approval of all homeowners.
9. What Regulations Are
There for Golf Carts and Motorized Bikes? There currently are no regulations for golf carts
or motorized bikes within the gates of Idlewood. Monitoring and control is
currently the responsibility of the parents/homeowners as is any damage the
vehicles might incur. However KPD will
be glad to discuss safety issues with drivers/riders that are brought to their
attention.
10. Can Speed Humps/Bumps
Be Used to Reduce Speeding? Keller
does not allow speed humps/bumps on public streets. However since Idlewood
streets are private, we could use them except surveys have shown a very
negative reaction to any such approach.
11. How Are the Deed
Restrictions (CCRs, DAD) Enforced? As part of the $475 Master HOA dues, the Managers
for the Master HOA periodically drive through Idlewood checking for violations
(along with drives through the 95 streets in the other villages, all which
takes many hours). Violations are noted and a reminder card sent. If not
responded to, Texas law requires a notification period before any action can be
taken which is why it sometimes appears that there is no enforcement. However
if you feel there is a potential violation that needs to be reviewed, contact
the Master HOA at managers@HLhoa.com.
Note:
Architectural applications are handled by the Master Architectural Committee as
required by the governing documents. This is a volunteer committee that reviews
and acts on architectural change applications. Violations are also monitored by
the Master Association Managers.
12. What Can Be Done About
Drainage Problems? There is an extensive
discussion of responsibilities and actions in the 2009-2010 Directory and
Reference Guide, specifically pages 22 and 27. Idlewood has some of the most
extensive ground water in Hidden Lakes resulting in seepage into yards and
streets. French drains are often the most effective way to handle excessive
water in yards. The HOA has budgeted for limited street sweeping when needed.
13. Who Is Responsible for
Improvement/Maintenance of the Village Entrances? The village entrances and perimeter walls are the
responsibility of the Master HOA covered by the $475 annual dues paid to the
Master. The village entrances, including plantings, are planned by the Master
Beautification Committee working with the landscaper, Sky Creek Landscaping. They have been in the process of upgrading
village entrances throughout Hidden Lakes within the constraints of the budget.
Several Idlewood entrances have already had some improvements including the addition
of boulders and new planting designs.
If you would like to contribute to the landscaping, join the Master
Beautification Committee. Contact beautification@HLhoa.com.
14. Who is Responsible for
the Perimeter Brick Walls and Common Areas? The
Master HOA is responsible for maintaining perimeter brick walls throughout
Hidden Lakes. The Master also maintains
the entrances to all villages, including Idlewood and all mowing and edging
throughout Hidden Lakes. We also have an agreement with the Master for them to
maintain the medians just inside the gates and the common area between Idlewood
Estates and Providence Grove as part of the $475 Master Dues. Questions and concerns should be addressed
to managers@HLhoa.com.
15. What Is Being Done to
Improve the Detention Pond Across From HLES? The
Detention Pond is part of the Master HOA’s common area and is required by
Keller to handle runoff up to that anticipated by a “100 year flood”. The Master Long Range Planning Committee has
been making a series of improvements as funding permits, including correcting
some run-off issues from the pool area, sodding the back side, adding
irrigation, planting trees, and adding a bench. Converting it to a lake was
investigated but to allow it to handle the flood conditions would require
extensive rework including deepening it considerably. Suggestions, comments,
further questions can be sent to LRPC@HLhoa.com.
16. How Do We Address HOA
Pool Issues? The
three pools are Master HOA amenities, not Idlewood HOA. If you have questions
or suggestions, contact managers@HLhoa.com.
17. How Can We Stop
Solicitors? Solicitors require a Keller issued license. Always ask to
see their license (usually plainly visible) and if you encounter any without,
please call KPD at 817-743-4522. If you don't wish to be bothered by retail
solicitors, you can post a NO SOLICITATION sign, at least 3x5 inches in size,
or obtain a preprinted sign from Town Hall or KPD. Days and hours of operation
for solicitors going door-to-door is limited to Monday through Saturday during
the hours of 9am to 5pm. No solicitation is allowed on Sundays, federally
designated holidays, or on any day declared as an "Orange" or
"Red" State of Alert by the Department of Homeland Security.
Religious groups going door-to-door to hand out
material about their church or religion are exempt from the permit requirement,
along with school age students selling items for school fundraisers or
not-to-profit youth groups. Individuals going door-to-door who are
candidates for a public office are also exempt from the permit requirement.
The distribution of door-to-door printed
advertisements, such as door hangers or hand bills is protected by federal law.
18. How Can the Idlewood
HOA Dues Be Lowered? The
total budget has remained flat since Idlewood’s inception, although at the
outset the Reserve Fund was significantly underfunded and then exhausted in
2003 with the replacement of all gate operators. The budget is quite
competitive with other HOAs our size. Through a number of actions to reduce
expenses over the years we have been able to reach the annual recommended
Reserve funding levels, so far without a budget increase. There has been a
reallocation of village dues to make each village’s dues to reflect their
assets – driven primarily by total street length and number of gates. Approximately one-third of the budget is
dedicated to a reserve fund for the eventual replacement of gates, streets,
curbs and sidewalks. The estimated life and replacement costs are determined by
professional firms and their results used to establish the savings required
each year. An update to the Reserve
Study is planned for 2010. The next biggest item is 21% for General and
Administrative which is primarily the management company who handles billing
and collection of dues, maintenance and repair contracts, handling of insurance
and taxes, etc, but also includes write-offs for foreclosures which have
increased. We changed to Premier Management Company in November 2009 and have
seen a reduction in fees and items such as insurance rates, as well as an
improvement in service. The next
largest expense is 16% for gate maintenance which we hope to reduce over 2009
by rebidding the services. The remaining items include a Special Projects
contingency (such as the extensive gate repair at Cedar Ridge following
vandalism), Insurance and Taxes, and Utilities. There was a surplus in 2009,
mainly due to the Reserve Study being slipped into 2010.
Compared
with other gated communities, even considering the combination of the Idlewood
and the Master Dues, our totals are less, and Idlewood residents have access to
all the Master’s amenities.
The
Board is constantly looking for expense reductions and success so far is
reflected in a flat budget for almost ten years while increasing the Reserve
Funding to required levels.
19. How Are Street Light
Locations Determined and Bulb Replacements Accomplished? The street lights were installed by the utilities
in accordance with Keller ordinances. Additional lights would be at the HOA’s
expense and have been estimated to be about $3,000-$7,000 each, depending on
location. If a street light is out by
your house, contact ONCOR as they are much more responsive to close-by
homeowners. ONCOR has a website for convenient reporting at www.oncor.com or you can call (888) 313-4747.
20. What Role Does the HOA
Have in Control of Pets? The
City of Keller provides regulations for animals with a leash law requiring all
pets to be on a leash when outside the home or yard. The HOA has no regulations except on the number of pets (no more
than 3 dogs and 3 cats) and can only call upon common courtesy to encourage pet
owners to pick up after their animals and keep barking dogs quiet. If requesting your neighbor to keep their
barking dogs quiet isn’t effective, the next step is to call the Keller Police.
21. Does Idlewood Have
Planned Social Events? At
present, Idlewood does not have a Social Committee. However the Green has had
spontaneous Flamingo parties for years and there is a yearly Halloween parade
in the Oaks. There are also social events put on by the Master HOA social
committee, such as the Daddy Daughter Dance, Mother Son contests, and Photos
with Santa. Contact social@HLhoa.com for
more information. If you have interest in forming an Idlewood Social Committee,
write Idlewood@HLhoa.com.
*********************************************************************************************************
If your concern or question
was not addressed above, please also check the 2009-2010 Hidden Lakes Directory
and Reference Guide. If you still have
questions, please email Idlewood@HLhoa.com.