PINELOCH PERSPECTIVE

Who's Who at Pineloch

BOARD OF DIRECTORS

Clayton Marcelle, President
Finance/Bid Policy Committees
email: Click here to email Clayton Marcelle

Shirley Hammond, Vice President
By-Laws/ARC Committees
email: Click here to email Shirley Hammond

Allen Campo, Treasurer
Parks & Grounds/Bid Committees
email: Click here to email Allen Campo

David Glover, Secretary
Communications/Parks & Grounds Committees
email: Click here to email David Glover

Clif Twaddle, Director
ARC/Reserve Fund Committees
email: Click here to email Clif Twaddle

MANAGEMENT

Community Management Solutions
2615 Bay Area Boulevard

Kathy Dooley, Association Manager
email: Click here to email CMSI

Voice: 281-480-2563
Fax: 281-480-2608

Office Hours: Monday through Friday, 8:30 a.m. to 5:00 p.m.

Concrete Fence Repair

The single largest financial drain for many of the neighborhoods in our area is the perimeter concrete fencing.  While intended to be longer lasting and more aesthetically pleasing than a wooden fence, ongoing problems with quality of materials and installation have taken the fencing from the asset column and moved it firmly into the liability side of the balance sheet, where it landed with an resonating thud.

There are a number of companies that make and install pre-cast concrete fencing.  However, the size of the panels and fence posts in our fence are not compatible with those from other manufacturers, The original installation, while approved and accepted by the Developer of our community, did not include posts of sufficient length, or installation at a sufficient depth to keep the fence from shifting.  Additionally, there are quality problems with the aggregate used in the manufacturing process, the depth of the support system within the concrete posts and panels, and the density of the materials used.  If you were buying a car, consider this a Yugo.  Yes, it has four wheels, an engine, and a low initial purchase price, but that's about it.

Many different people from multiple communities have tried to address the perimeter fencing problems over the last several years.  At one point, Board members from most of the local community associations formed a committee to see if either the Developer or the original contractor could be held legally accountable for the problems each neighborhood was experiencing with the fence.  Their efforts resulted in a report that the warranty period for both installation and materials had expired while the Developer was still in control, and that the Developer had actually approved and accepted the installed fencing on behalf of each Association, eliminating any claim against the contractor.  Since the Developer then gifted the fence to the community along with the common areas and did not charge the Association for the improvements made, the group was advised that there would be no recourse there either.

Attempts to deal directly with the manufacturer/ installer of the fencing have consistently been met with a refusal to take responsibility for any materials or installation problems more than a year old.  Pricing for repairs is at a premium rate significantly higher than that charged to Developers for original installation, even allowing for inflation.  The contractor involved routinely finds that more repairs need to be made once he starts a job, and will refuse the job if the client does not agree with his scope of work.  Replacement fence posts are longer than the originals, but we still have problems with shifting.  Efforts were even made to look at reverse engineering the product, with the resulting report clearly indicating the inferior quality of materials and the discovery that the current contractor holds a patent on the fence.  Attempts to purchase the materials from the original contractor and hire someone else to do the installation were met with a 15-20% price increase because the supplier charged the same price for materials only that he charges for installation.

The bottom line is this: we can continue to throw repair money at the current perimeter fence design, every year, with the knowledge that any repairs made will be short term and that the quality of materials used will not improve, or we can make a larger up front investment, replace the existing fence with a higher quality product, and eliminate the overwhelmingly repetitive drain on our finances.  Several different options have been explored, including replacement with wooden fencing, replacement with another type of pre-cast concrete fencing, and replacement with a fence that has more of a brick wall appearance.

Wooden fencing is not an attractive option because it has a relatively short life, ages rapidly in appearance, and does not provide the noise barrier benefit offered by more substantial fencing.  Given that Pineloch is bounded by several high traffic thoroughfares, the Board of Directors felt that maintaining an effective noise barrier between the traffic and homes was a significant issue.  Pre-cast concrete fencing from another manufacturer is also an option.  The price per linear foot is higher than wooden fencing, but the longevity, appearance, and noise barrier benefits are also significantly higher.  There are still some problems with shifting, but other companies do install the fencing at a greater depth or with different types of piers to reduce the risk of movement.

The option found most attractive is for a brick wall type fence.  The design chosen for presentation to the community by the Board of Directors is a single-wythe brick wall.  The advantages of this design over the others include the fact that the wall "floats", and therefore moves with the soil and would not be subject to cracking like our pre-cast fence or other brick walls.  The bricks fit into an H frame post and are layered with ladder wire for support.  The design chosen is engineered and certified for wind storm load.  The posts go down into the ground the same depth as the height of the fence above ground, which is a major improvement over a 2-4 foot depth pre-cast post.  The brick fence can be repaired by any bricklayer, eliminating the monopoly arrangement and the sharply increased cost of repairs that we face with the current fence supplier.  At attractive brick fence will also give Pineloch an updated appearance that is unique in our area, and will help contribute to increasing our property values.  The cost is only slightly higher than pre-cast fencing.

A significant amount of time and effort has gone into the recommendatlons being made to resolve the fence repair problem.  Extensive research was done, including contacting other fence and concrete companies, not only Houston-based, but in San Antonio, Austin, and outside the state.  Once the Board determined that the single-wythe brick fencing was the best choice for our community, additional companies were contacted for competitive pricing options.  The company that has been recommended for the job was chosen based on pricing, quality of materials and installation, warranty, design options, corporate stability, and willingness to work with the Board.  They have met with the Board of Directors on multiple occasions, answering questions and providing additional information, including print material and samples.

At this point, the Board needs input from the community.  If we proceed with replacement of the penmeter fencing, we will have to make a decision whether to do it in sections over the space of five to ten years, or to replace the fencing on a more accelerated time frame, such as one to two years.  Financing the replacement is a significant factor in that decision.  One of the options available is for the Association to take out a seven to ten year loan to cover the cost.  The loan would be secured by future income streams rather than real property, and will require approval by 2/3 of the membership, in addition to review and approval of the loan contract terms by the Association's attorney.  Other options for financing include a special assessment or increased annual assessment rates.

A Town Hall Meeting has been scheduled for 7:00 p.m. on Monday, June 13th in the cafetera at Ward Elementary in order to review our options in more detail.  This is a significant issue for all of us, and your input is needed.  Please take the time to attend this very important meeting.  The contractor will be in attendance to answer questions concerning installation and design, and we will be prepared to discuss cost and financing options.  If you can not attend, please feel free to call, write, or email the Association with your comments or questions.  We want to make sure that the community is fully informed and in support of the proposal prior to any further action being taken.  Contact information is listed on page one of this newsletter.  Watch our website for additional information.

Deed Restriction Spotlight

VI. FENCING

A. BREEZEWAY FENCING

For homes with detached garages, where a covered breezeway connects the house to the garage, a fence structure may be installed that meets any of the criteria below. Any of these improvements must follow a straight line from the house to the garage, must be as close as practical to the sidewalk that connects the two structures and be anchored to both the house and the garage or to two posts that are in close proximity to the house and the garage.

1. Standard Wood Fence

A standard wood fence and gate combination maybe constructed of no greater than six feet in height. This may be topped with a wooden lattice from the top of the fence to a height not to exceed the lowest edge of the roof covering the walkway.

2. Wooden Lattice Fence

A wooden lattice fence and gate combination may be constructed from ground level to a height not to exceed the lowest edge of the roof covering the walkway.

3. Wrought Iron Fence

A wrought iron fence and gate combination may be installed from ground level to a height not to exceed the lowest edge of the roof covering the walkway.

B. YARD FENCING

Chain link fences are not permitted, nor are fences exceeding six feet in height. Six-inch (standard) or four-inch (narrow), notched (dog-eared), six-foot western red cedar pickets that are free of large or loose knots and/or splits are required. The fence should utilize 4" X 4" posts set in a minimum of two feet in concrete on eight-foot centers. Rot boards are permitted as this lends itself to more efficient maintenance, but the overall fence height may not exceed 6'-0" from the common grade. Fencing that crosses over culverts or drainage channels may be maintained at the same elevation as the adjacent fencing instead of following the exact contour of the ground. There should be little variation in fence height or style from one property to another. If metal poles are used for posts, they must not be visible from any public area or neighboring properties from 6 foot above ground level.

Fencing on the rear or side property lines of certain lots which adjoin a street right-of-way or restricted open-space reserve may have originally been installed with a design that is different from the community standards outlined above. In order to preserve the overall architectural continuity, replacement of these fence sections should be of the same design as the original fence in that area (including the fence facing). Regardless of design, ACC approval is required for all new fencing. Special situations with non-standard fencing should be noted on the ACC application. Applications must include a plot plan that clearly defines the project.

Homeowners are encouraged to collaborate with their neighbors when planning fence projects. The purpose of the six-foot height rule is to encourage all fencing elevations to be consistent and uniform throughout the entire subdivision. When new fencing meets old fencing that has sunken below the standard 6'-0" elevation, height tapering over the span of one eight foot section is appropriate to assure the continuity of the fence line.

Fences must be allowed to weather with age. Only a clear coat of wood preservative may be applied to cedar fences after aging.

C. TRASH ENCLOSURES

Trash receptacles must be screened by adequate plantings or fencing so they are concealed from view of neighboring lots, streets, parks, and public areas. The construction of a fence in the front yard to screen trash enclosures is prohibited.

D. WROUGHT-IRON FENCES AND GATES

Wrought-iron fences and gates may be permitted across driveways and, in some cases, along side lot lines. All such installations must have prior approval by the ACC. As a general rule, wrought-iron gates across driveways are permitted but they must a) be black in color, b) contain no decorative emblems or ornamental work and c) must be set three feet back from the corner of the house. Wrought-iron fences are allowed between houses (side lot line) but the fence must be black in color and six feet in height. Wrought-iron fences are not allowed on corner lots on the side street lot line. Front-facing fences between houses must be normal cedar picket fence.

National Night Out Block Parties Set For August 2nd

National Night Out was founded in 1983 by Matt Peskin in Winnewood, Pennsylvania, and sponsored by the National Association of Town Watch.  It has since grown to become a national event.  National Night Out is designed to heighten crime and drug prevention awareness, generate support for and participation in local anti-crime programs, strengthen neighborhood spirit and police-community relations, send a message to criminals letting them know that neighborhoods are organized and fighting back, and getting to know your neighbors.  Along with the traditional display of front porch lights, cities, towns and neighborhoods celebrate National Night Out with a variety of events and activities such as block parties, cookouts, visits from local police, parades and contests.

We are looking forward to this year's NNO event, which will take place on Tuesday, August 2, 2005 from 6:00 p.m. until 9:00 p.m.  Your participation is greatly needed and appreciated.  If you are going to have a block party, please contact Officer Randy Derr at the HPD-Clear Lake substation at 281-218-3900 ASAP.  Don't put off planning your party.  Get with your neighbors and start preparing now!

PCA Board Meeting Summaries, January 2005 - April 2005

April 2005 Board Meeting Summary

• Heard presentation concerning banking options

• Approved March Board meeting minutes

• Approved February and March Financials

• Reviewed the budgeted income spread for the year

• Approved redistribution of investment accounts for higher interest

• Approved preliminary plans for a July 2nd concert in the park

• Approved a fence repair proposal from Allen Constructors

• Approved preparation of a fence replacement plan presentation

• Approved scheduling of a Town Hall Meeting to present fence plans

• Approved domain name renewal for 5 years

• Reviewed updated information concerning the park design contest

• Allocated up to $2500 per park, 3 parks, for contest funding

• Approved restriping the basketball courts

• Confirmed votes taken via email

• Approved proposal for 2004 audit and tax return

• Approved payment for prior year audit services

• Approved link from Pineloch web site to Save CL Golf Course site

• Approved request to allow Clear Brook High School diamond shaped "B" to be painted on curbs as a Booster Club fundraiser for Project Graduation

March 2005 Board Meeting Summary

• Reviewed proposal for park design contest

• Reviewed proposal for replacement of perimeter fencing

• Approved February Board meeting minutes

• Approved January Financials

• Directed solicitation of bids for total fence replacement

• Directed solicitation of bid for modified fence repair specifications

• Approved landscape design for Bay Knoll pool

• Reviewed 12 month calendar

• Reviewed pool furniture needs

• Approved funding for windscreen replacement

• Approved transfer of funds from CD to interest bearing account upon maturity

• Discussed resident request for concert in the park, scheduled follow-up

• Identified April agenda items

• Conditionally extended 4th Thursday meeting date

February 2005 Board Meeting Summary

• Received comments reference maintenance of rental properties

• Heard presentation concerning potential perimeter fence replacement

• Denied appeal for fence exceeding 6 feet in height

• Approved January meeting minutes

• Approved revised December Financials

• Approved swim team picnic date change

• Reviewed new state pool regulations

• Discussed request for pool phones

• Reviewed 12 month calendared capital expense plans

• Directed solicitation of bids for restriping the basketball courts, replacement of a portion of the perimeter fencing with a new product, and for straightening a portion of the perimeter fencing

• Established a timetable for referral of exterior maintenance violations to the attorney for legal action

• Established a timetable for completion and filing of revised Bylaws

• Reviewed plans for landscaping at Bay Knoll pool

• Reviewed plans for a spring garage sale

• Reviewed the draft of the March newsletter

• Discussed the need to replace the Christmas decorations

• Discussed weed control in the common areas

• Reviewed deed restriction inspection procedures

January 2005 Board Meeting Summary

• Denied fence variance request

• Elected officers

• Approved December Board meeting minutes

• Approved November and December Financials

• Approved mosquito contract renewal

• Approved amendment to ARC Guidelines for painting

• Approved color scheme for Dogwood Brook playground

• Approved prioritized perimeter fence repairs

• Discussed other fence repair options

• Approved funding to relandscape Bay Knoll pool

• Approved funding to repair wiring at Penn Hills tennis courts

• Approved replacement of dri-deck in pool restrooms

• Approved replacement of wiring for underwater light at Oak Chase pool

• Conditionally approved 2005 pool schedule

• Approved funding for sidewalk leveling

• Referred proposal for design contest to Parks Committee

Playground Design Competition

The PCA Board is investigating the possibiliiy of holding a design/build competition for improvements to the playground structures in our neighborhood parks.  We seek to introduce something fun and creative in our community, that all residents can enjoy and be proud of for years to come.  We believe that incorporating unique design elements by local designers/builders will help enhance the value of our communiiy, while still addressing our need to improve the playground equipment for our children.  Entries will be open to the public, and will be primarily promoted to members of the architecture/ construction community, as well as the architectural departments of local colleges and universities.  Please join us at the Town Hall meeting on June 13th for a brief overview of our plans.

40th Annual Lunar Rendezvous Festival Events

June 26	Cultural Arts Night	Bay Oaks Country Club
July 16	Fun Run	Space Center Houston
July 17	Sunset Service	Webster Presbyterian
July 21	Putt Putt Family Fun Night	Putt Putt Fun House
July 21-23	The Market	Falcon Pass Elementary
July 24	Dining Event	Perry's Italian Kitchen
July 26	Fashion Show	South Shore Harbour Resort
July 30	Coronation Ball	San Luis Resort and Convention Center

The Lunar Rendezvous Festival is a 501c non-profit organization benefiting the Bay Area Museum, college scholarships at local high schools, area libraries, cultural arts groups, Bay Area Turning Point, and other local non-profit groups.  Lunar Rendezvous has a history of hosting fun and entertaining festivals enjoyable by the entire family.

For tickets or additional information, please see our web site at www.lunarrendezvous.org, or contact Festival General Chairman Missy Rorrer at 281-334-2692.  Don't wait too long -- many of these events sell out early!

Concert In The Glen

Concert in the Glen is back!  Hear local talent perform during our concert in the park July 2nd from 6:30 until 9:30 p.m. at the Mabry Mill park, 1515 Mabry Mill at Whitlock.  Bring blankets and lawn chairs for comfortable seating.  (Please -- no glass containers or alcoholic beverages!)  Enjoy music and neighborly conversations.  Both the park and the pool will be open, with the pool closing at 10:00 p.m.  Kids can swim and play while the adults visit.  The rain out date will be July 3rd, same time.

Any amateur or professional bands or individual singers that are interested in participating, please contact James Butler at 281-218-6444, 281-217-6444, or email James Butler.

Call For Candidates

The PCA Annual Members Meeting is fast approaching.  Anyone interested in running for a position of the Board of Directors should contact any Board member or Kathy Dooley for additional information.  See front page for phone and email info.

PCA 2005 Pool Schedule

The PCA 2005 Pool Schedule can be viewed by clicking HERE.

Comments and questions about the Pineloch Community Association may be emailed to the Management Company at CMSI.

Comments and questions about the PCA web site may be emailed to the site curator at .  (NOTE: Be sure to put "PINELOCH" or "PCA" in the message subject line, so my spam filter doesn't kill it before I see it!)