PINELOCH PERSPECTIVE
May 2006
Perimeter Fence Plan Still Under Construction
While the special assessment vote held in March failed to pass by a 52% to 48% margin, feedback continues to favor replacing the perimeter concrete fence with a single wythe brick wall. Members of the Fence Committee and the Board of Directors have held several workshops since the special assessment vote to discuss fence issues and to determine the appropriate next steps. Continued research into fence replacement options has demonstrated that the single wythe brick wall is still the best replacement option, meeting the criteria of a protective barrier and a noise baffler with the lowest lifetime cost. Bids for a new concrete fence with foundation supports engineered similar to the brick wall designs were ultimately more expensive than the brick wall proposal. Foundation designs for other concrete fence proposals were determined to be too similar to existing foundation design, which has proved to be insufficient for the weight of the fence and condition of the soils.Fence Committee members have resurveyed the perimeter fencing and report the following observations: There are many places where the fence looks good from the street but looks bad up close. Multiple failure types were observed. Different sections have different failure modes. Many of the corner posts are leaning outward, creating a gap between the post and the top panel and leaving the top panel unsecured. On much of the 8' tall fence (along Clear Lake City Boulevard), the bottom panels are failing under the weight of the panels above. In some sections, 8 of every 10 posts show vertical cracking. Some sections have panels with too little concrete, stones showing, and/or material crumbling. Some sections have lots of panels with corners broken off. Some of the nearly new panels in Bay Glen Manor are flaking away and in worse shape than the original panels. There are many safety issues that need to be addressed.
The condition of the fence and the added costs associated with extended construction time frames (five years and greater) proved to significantly increase the financial burden on the Association. An accelerated construction period (two-three years) with fixed costs and a reduction in the funds spent on interim concrete repairs during construction is not only significantly less expensive in the long run, but frees additional funds in future reserve budgets that would be set aside for long term maintenance of the concrete fence system. Economics for two-, 2.5-, three- and four-year construction schedules using the single wythe brick wall have been reviewed by Board and Committee members, with financial models adjusted to reflect no increase in assessment fees in 2007 if a special assessment is approved.
The bottom line is that the perimeter fence is in bad shape and needs immediate attention. Options are limited by the need to maintain a substantive perimeter border that will be secure, noise reducing, structurally sound, reasonably easy and not financially burdensome to maintain, and must not degrade property values. Extensive study has shown the single wythe brick wall to be our best option to achieve these goals. Feedback from residents has predominantly favored the look and structural integrity of the brick wall. Ongoing inspections of the single wythe brick wall (currently being built in Northfork along Space Center Boulevard) support the structural superiority of the brick wall. Our challenge now is how to fund it.
The Board will be calling another election in the next few months to vote on a revised funding proposal for replacement of the perimeter fence. If there are any additional questions or concerns on the part of our residents, we would like to hear them now. For those who have missed the meetings or have not read the newsletters or handouts previously distributed, we have included answers to a few of the more frequently asked questions in this newsletter. Copies of previous handouts may be obtained by calling CMSI (see page one for contact information). Additional information is also on the website at www.pineloch.org. Please take the time to become better informed on this very important issue. For anyone with additional questions or concerns, written comments may be addressed to the Pineloch CA Board of Directors via mail at 2615 Bay Area Blvd, Houston, 77058. Comments may also be sent via email. Email addresses are listed on page one. Please also remember -- the decisions and recommendations made by the Board are being made in an ongoing effort to protect the best interests of the Association as a whole. We'd like to hear what you think.
Question 1: Why is this everyone's responsibility and not just the people that have the concrete fence? Why is the cost spread evenly among all and not weighted more to those who live on the perimeter?Answer: The deed restrictions include provisions requiring the Association to maintain the perimeter concrete fencing. There is also a provision that all lots (or lot equivalents) be assessed equally.
Question 2: Why not replace the concrete with wood fencing? It would be much cheaper.
Answer: The initial installment cost would be cheaper, but the cost in the long run would be more expensive. Factoring in the life of the two fence types and the number of times a wooden fence would have to be replaced over the expected life of the brick wall shows that the wooden fence would have a greater annual cost. Wooden fencing deteriorates in appearance much more quickly than a brick wall. Additionally, a wooden fence is not an adequate noise or safety barrier for homes along busy streets.
Question 3: Why not get a loan?
Answer: A loan requires approval by 2/3 of the entire community, a virtual impossibillty given historical responses. Also, the interest charges on a $2 million project constitute a significant additional amount of money out of our pockets, although over a longer period of time.
Pool tags for the Pineloch 2006 swim season will be available for pickup between 10:00 a.m. and 2:00 p.m. at the pool at the corner of Oak Chase and Sun Harbor (in Bay Glen) on the following dates: Saturday, May 13; Sunday, May 14; Saturday, May 20; and Sunday, May 21. ID will be required for pool tag pickup, and assessments must be paid in full in order to receive your tags. There are three pools for use by Pineloch residents: in Bay Glen on Oak Chase, at Mabry Mill and Whitlock, and in Bay Knoll on Redwood Bend Trail at Kingstone. Schedules for the three pools can be found on page four.Swim lessons will be offered this season at each of the pools by Poseidon Pools. Each of the pools may also be rented for private parties outside of regular pool hours. Only residents may reserve the pool. Please ask a lifeguard for additional information, or contact Poseidon at 281-338-7665.
Parents: Don't Be A Party To Underage Drinking
As a parent, you cannot give alcohol to your child's friends who are under the age of 21 under any circumstance, even in your own residence, even with their parent's permission. If you break the law, you face a maximum penalty of one year in jail and a $4,000 fine.Things you can do as a parent:
- Refuse to supply alcohol to youth.
- Be at home when your child has a party.
- Make sure that alcohol is not brought into your home or onto your property by your child's friends.
- Talk to other parents about not providing alcohol at events your child will be attending.
- Create alcohol-free opportunities and activities in your home so your child's friends will feel welcome.
- Report underage drinking by calling the anonymous toll-free hotline at 1-888-THE-TABC.
PARENTS WHO HOST LOSE THE MOST
Texas Alcoholic Beverage Commission and The Alliance Against Underage Drinking
Don't forget...the Association's deed restrictions require that all visible exterior improvements be reviewed and approved by the Association's Architectural Control Committee. This includes new structures such as sheds, play structures, pools and arbors, and also includes maintenance projects such as repainting your home or replacing your fence or roof. Application and approval is still required, even if you know your improvement is in compliance with the architectural guidelines. Failure to comply with the restrictions and guidelines or to obtain approval may result in costly modifications or require removal of the project. Protect your home and your pocketbook; turn in an architectural application prior to beginning your project. Applications and architectural guidelines may be downloaded from the Association's web site at www.pineloch.org, or contact CMSI (see front page) for additional information.
Ward Elementary: Parent drop off and pickup of students along Penn Hills is causing serious traffic congestion problems for residents on Hillside Elm. Parents are treating the area as an extension of school property, parking and turning around on the street and in resident's driveways. Not only are Hillside Elm residents having difficulties getting out of their own driveways, the situation is unsafe for students attempting to cross the street. Some parents are even blatantly disregarding traffic control monitors' requests to keep moving in order to drop off or pick up their students in their preferred location. Please be more conscious of both the safety of our kids and of the problems, safety and otherwise, caused by continued use of Hillside Elm as a drop-off point. Surely our children are not so physically unfit that walking a little further than across the street will cause them hardship.Clear Lake Intermediate: There will be a PTA meeting May 15th at 7:00 p.m. The CLIS Awards Ceremony will be held May 17th, and the Symphonic and Honor Band Concert is May 16th. Beginner Band concert is May 19th. The school store will be closing May 18th for the remainder of the year. Registration for summer school will be May 30 -- June 2 at Brookside Intermediate.
Clear Brook High School: Graduation ceremonies will be held Thursday, May 25th, at the District Stadium. Project Graduation will be held at Brook, will begin about 11:00 p.m. and will end at 5:00 a.m. on Friday, May 26. Tickets are required for entry. This all-night event will ensure those who participate will be safe from what has historically been a night of tragedy across the country for some graduates, due to drunk driving. Parent volunteers are needed. For those parents who will be hosting their own graduation parties, please remember...fun does NOT have to include alcohol.
Teen pool parties will be held at the Bay Knoll pool from 8:00 p.m. -- 10:00 p.m. on June 1st and on August 3rd for Pineloch teens and their friends. Pineloch residents need to be sure to bring their pool tags -- each resident with a tag may bring up to two guests. Food and soft drinks will be provided. All Pineloch teens age 13 to 19 are invited. Call 281-480-2563 for additional info. Parent volunteers welcome!
Last year's concert in the park was such a success, we've decided to do it again! Many thanks to James Butler for his hard work and fabulous production of last year's event. James is back for more, but he needs your help. The 2006 concert is set for 7:00 p.m. Saturday, July 1st, with July 2nd as a rain date. We will be at the park at 1515 Mabry Mill in Bay Glen. Swimming, basketball, and a moon walk will be available along with cookies and lemonade. Volunteers are needed to help James with setup and with the activities. We are also looking for residents with musical talents to showcase. Please contact James at 281-218-6444, 281-217-6444, or at email James Butler for information or to volunteer. Bring your lawn chairs and enjoy the fun!
Bay Glen - Oak Chase
Closed Tuesdays
Piranhas Swim Team Use: Summer Thursdays:
6:30 a.m. - Noon
May 13 - May 21 (Weekends Only)
Saturday: 10:00 a.m. - 7:00 p.m. Sunday: 10:00 a.m. - 6:00 p.m.
May 22 - May 28
Monday through Friday: 5:00 p.m. - 8:00 p.m. Saturday: 10:00 a.m. - 7:00 p.m. Sunday: 10:00 a.m. - 6:00 p.m.
May 29
Monday (Memorial Day): 10:00 a.m. - 9:00 p.m.
May 30 - July 3
Monday: 10:00 a.m. - 7:00 p.m. Tuesday: CLOSED Wednesday: 10:00 a.m. - 7:00 p.m. Thursday: 1:00 p.m. - 9:00 p.m. Friday, Saturday,
& Sunday:10:00 a.m. - 7:00 p.m.
July 4 - July 5
Tuesday (Independence Day): 10:00 a.m. - 7:00 p.m. Wednesday: CLOSED
July 6 - August 10
Monday: 10:00 a.m. - 7:00 p.m. Tuesday: CLOSED Wednesday: 10:00 a.m. - 7:00 p.m. Thursday: 1:00 p.m. - 9:00 p.m. Friday, Saturday,
& Sunday:10:00 a.m. - 7:00 p.m.
August 11 - September 3
Monday: 5:00 p.m. - 8:00 p.m. Tuesday: CLOSED Wednesday, Thursday,
& Friday:5:00 p.m. - 8:00 p.m. Saturday: 10:00 a.m. - 7:00 p.m. Sunday: 1:00 p.m. - 8:00 p.m.
September 4
Monday (Labor Day): 10:00 a.m. - 8:00 p.m.
September 9 - September 17 (Weekends Only)
Saturday: 10:00 a.m. - 7:00 p.m. Sunday: 1:00 p.m. - 8:00 p.m.
Bay Knoll
Closed Wednesdays
May 13 - May 28 (Weekends Only)
Saturday & Sunday: Noon - 8:00 p.m.
May 29
Monday (Memorial Day): Noon - 8:00 p.m.
May 30 - August 10
Monday & Tuesday: Noon - 8:00 p.m. Wednesday: CLOSED Thursday, Friday,
Saturday & Sunday:Noon - 8:00 p.m.
August 11 - September 3 (Weekends Only)
Saturday & Sunday: Noon - 8:00 p.m.
September 4
Monday (Labor Day): 11:00 a.m. - 9:00 p.m.
September 9 - September 17 (Weekends Only)
Saturday & Sunday: Noon - 8:00 p.m.
Bay Glen - Mabry Mill
Closed Thursdays
Piranhas Swim Team Use: School Weekdays: 2:30 p.m. - 8:00 p.m. Summer Weekdays: 6:30 a.m. - Noon
May 13 - May 28 (Weekends Only)
Saturday: 1:00 p.m. - 9:00 p.m. Sunday: Noon - 8:00 p.m.
May 29
Monday (Memorial Day): 11:00 a.m. - 9:00 p.m.
May 30 - August 10
Monday, Tuesday:
& Wednesday:1:00 p.m. - 9:00 p.m. Thursday: CLOSED Friday & Saturday: 1:00 p.m. - 10:00 p.m. Sunday: Noon - 9:00 p.m.
August 11 - September 3 (Weekends Only)
Saturday: 1:00 p.m. - 10:00 p.m. Sunday: 1:00 p.m. - 8:00 p.m.
September 4
Monday (Labor Day): 11:00 a.m. - 9:00 p.m.
September 9 - September 17 (Weekends Only)
Saturday: 1:00 p.m. - 9:00 p.m. Sunday: 1:00 p.m. - 8:00 p.m.
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!)
