Redland Ridge Homeowners
Association
Newsletter - March 2008
Vol. 1 Issue 2
Purpose of the Redland Ridge Homeowners Association
The primary purpose of the association is to protect and preserve the value
of the privately and commonly used property. In furtherance of that goal there
may be restrictions concerning pets; requirements as to fence height; or
limitations on the number of cars allowed in the driveways. These rules often
conflict with the desires of an individual owner but exist for the general good
of the entire community. In addition, the association may have the
responsibility to repair and maintain portions of the community, such as
landscaped areas and recreation facilities.
The individual owner in a homeowners association has the opportunity to
become involved and participate in the on-going affairs of the community, and
the responsibility to assure that the association's actions conform to the
by-laws and declaration. Interested
members are invited to attend our monthly Board of Directors (BOD) meetings at
the Wildwood Management office. Our
meetings are usually scheduled on a Tuesday in the middle of the month at
7PM. Check the entrance marquee for the
upcoming date. Future meeting notices will
be posted on the entrance marquee at least one week ahead of the meeting.
The Board of
Directors, made up of three elected officers, manages the Association. Elected officers include the President, Vice
President, and Secretary/Treasurer.
Chairpersons of the standing and ad-hoc committees are appointed by the
Board of Directors. The management company
holds no membership position on the board.
Join our e-mail communication
group (for safety alerts, important neighborhood events). Log on to www.geocities.com/redlandridge
or email [email protected] to be included in our email list.
Major Goals of the Current Board of Directors
Your Board of Directors meets at least monthly to
discuss ongoing neighborhood issues, review financial information, plan the
year’s activities and set goals for the neighborhood. Our initial meeting in November set the
following goals that I think are important to let the community know what our
focus areas are.
1. Improved communication between the board and
the neighborhood. Good communication is the key to minimize
misunderstandings, to build homeowner interest and expand our volunteer
base. The entrance marquee and quarterly
newsletters are ongoing efforts to improve communication. The updating of our community website www.geocities.com/redlandridge
and adding your email address to the website database are also important.
2. Build a stronger community spirit and increase
personal connections between neighbors. Proposed
events are a spring and fall neighborhood party complete with burgers, hotdogs
and sodas provided in the park. The
spring event is scheduled for 11AM-1PM, March 29, 2008 – and we hope to have a
good attendance. Please call 535-3867 so we can plan for the food. This will be a great opportunity to meet neighbors;
it is very important to keep the Association strong and tied in to the
community.
3. Complete Phase 2 of community park
improvements. Now that additional funds are available,
additional work approved by the homeowners in 2005 can finally take place. Efforts are underway to complete the
basketball sports court, add a commercial grade swing set and picnic tables and
benches to the park area.
4. Keep Association costs under control.
The two largest annual expenses that we have are the neighborhood management
company and landscape maintenance. As
noted in the previous newsletter, the BOD has purchased equipment and a storage
building to save on maintenance costs associated with our common areas and will
require volunteers to step forward this spring and summer to help with mowing
and weed cutting. Further articles in
this and subsequent newsletters will detail the management costs and monthly
expenses we have as an association.
5. Take steps to increase neighborhood safety.
Help motorist understand that too many neighbors and visitors are
speeding on the streets and not stopping at stop signs. Use reminders and San Antonio police presence to help increase
awareness of this important issue and help children and pedestrians be
safe. Also create and maintain more
off-street areas for children to play.
6. Be diligent but fair dealing with code
enforcement, architectural control and HOA fee collection issues.
Provide safeguards in the process to ensure communication and be
consistent on how these policies are enforced.
Ensure the tone of the courtesy notices of violations and late notices
is clear but polite.
7. Ensure the Association is responsive to
neighborhood concerns. Make sure that homeowner questions are
responded to in a reasonable amount of time.
Provide homeowners the opportunity to provide feedback on issues they
feel are most important. The website,
neighborhood socials and email are the best ways to contact a board member with
your concerns. The monthly BOD meetings
at the Wildwood Management office are listed on the marquee and also allow
owners the opportunity to speak with us at the start of our meetings.
All three of your board members are neighbors just like yourself. We are energized to achieve these goals with
your help and support in the year ahead.
The board of director’s vision for the association is centralized around
these fundamental ideas:
Benefits: Put the land and resources to the maximum benefit of our member
community.
Responsibilities and Order: Perform the responsibilities and duties of
membership according to the by laws and protective covenants.
Growth: Grow a better community, in citizenship, health, and general
welfare.
What is the Role of Wildwood Management Group?
1. Collection
of Association Assessments. Assessments are deposited into the
association operating account and posted to individual home owner
accounts. A late notice is generated and mailed if the assessment is not
received by the designated date, in accordance with the documents.
2. Delinquent Home Owner Accounts. In accordance with the
Documents and Rules and Regulations of the Association, Wildwood Management
Group notifies home owners of delinquent balances. Wildwood Management
Group also works with the Association’s legal counsel on accounts requiring
additional action.
3. Payment of Invoices. All invoices will be approved and paid on
a weekly basis. All contracted work is inspected for accuracy and
fulfillment prior to payment.
4. Monthly Deposits into Reserve Accounts. As budgeted, the
monthly reserve funding will be deposited into a segregated reserve account.
5. Monthly Financial Reports. Each month Wildwood Management Group
will provide the Associations Board with a Balance Sheet, Budgeted Statement of
Operations, General Ledger, and Delinquency Report. The Budgeted Statement of
Operations reflects, by budget line item, the actual amounts paid, the budgeted
amount and the variance from the budget both for the current month and for the
fiscal year to date. The Balance Sheet lists the current assets, liabilities,
and equity of the Association. The General Ledger lists all of the specific
invoices paid during the month for each line item, plus all the assessment and
interest deposits made into the operating and reserve accounts of the
Association. The Delinquency report lists all unit owners, balances, amounts
billed, and amounts paid during the month. Additional reports can be provided
at the request of the Association.
6. Preparation of the Annual Budget. Wildwood Management Group works
closely with the Board of Directors in the preparation of an annual budget
which meets the objectives of not only the current year goals but also the long
term goals of the association. Wildwood Management Group will analyze the
specific needs of the association including major projects, recurring expenses,
contracts and assessment amounts while preparing a preliminary budget for board
review. The Board reviews the budget, makes necessary changes, and then the
final budget is prepared.
7. Rules and Regulations Enforcement. As specifically directed by
the Board, Wildwood Management Group will enforce and notify home owners and/or
residents who are in violation of the communities’ rules and regulations.
8. Correspondence with Home Owners and Board of Directors.
Wildwood Management Group receives phone calls from owners and vendors during
the daily operation of the Association. Additionally, Wildwood Management Group
also receives mail and e-mail as well as maintains an Emergency Service for
after hour maintenance emergencies. Owners with problems or questions, account
balance questions or other concerns contact management daily.
9. Home Sale
Information. Wildwood Management Group utilizes a third-party
provider, CondoCerts – The Online Mortgage Utility (www.condocerts.com
1-800-310-6552), which provides information and works closely with Wildwood
Management Group in providing information that can be ordered online, such as:
resale certificates, copies of insurance coverage for the community, statements
of assessment accounts, and various individual mortgage lender questionnaires.
10. Contract Negotiation and Performance. Wildwood Management
Group has been in business for over twenty (20) years and has developed
hundreds of working relationships with local vendors. Wildwood Management Group
has strong name recognition and a financially strong reputation which allows
Wildwood to quickly obtain bids and negotiate advantageous contracts from a
pool of the best subcontractors available. All contractors are required to have
liability and workmen’s compensation insurance. Wildwood assists in creating a
scope of work which is approved by the Board of Directors and distributed to
generally three contractors for bidding. The results are presented to the Board
for approval prior to awarding the contract. The contact is awarded and
monitored to ensure the work is completed timely and as prescribed.
11. Regular Visits and Walk-Through of the Community. Wildwood
Management Group will perform regular inspections of the community.
12. Annual Meeting. A Wildwood Management Group representative
attends and assists organizing the annual meeting.
13. Professional Advice to Counsel. Upon the request of the Board,
Wildwood Management Group provide management advice regarding procedures,
formulation of rules and regulations, feasibility of various projects or any
other questions associated with Homeowner and Condominium Associations.
Financial
Update
As reported in the last news letter, major additional expenses for 2007
included the curbing and sidewalk at the front entrance and mowing equipment
purchases. The operating budget targets
for 2008 include the $40,000 from the reserve fund that will be spent on Phase 2
park and playground improvements approved in 2005. As we progress through the year some changes
will occur for unplanned expenses and revenues and costs may be attributed to a
different general ledger account than originally planned.
One general ledger account that may raise a question is GL 4830, Legal and
Professional fees, that shows a negative $2,150.97. In the accounting business this means we
actually recouped or gained assets in this account. The total dollars returned to this account
exceed the $3,800 the association had to spend last year on legal fees. Some of the monies were fees repaid from
previous years. The 2008 operating
budget target of $3,500 could be reduced and actual expenses avoided if all
homeowner assessments are paid on time this year, there are no restriction violations,
and legal action does not have to be initiated.
As you review the 2007 expenditures and the 2008 operating budget targets
it may appear that we are spending more dollars than we take in (that is, total
expenses exceed total revenue). The appearance
of this is attributable to the entries in the GL accounts 8550 and 9120. Dollars in GL 8550 are expensed against total
revenue but those dollars are placed in the reserve fund account to pay for
capital improvements; it is the association’s savings account. Total expenses minus the $25,339.84 placed in
to the savings account equals $66,637.93 so actual operating expenses were
$5,428.94 less than total revenue collected in 2007.
The 2008 operating budget target still accounts for $10,000 to go in to
the savings account but also reflects $40,000 as an actual expense out of that
account for the Phase 2 park and playground improvements discussed elsewhere in
this news letter. Again, considering
total expenses minus the $50,000 in theses two GLs, the actual operating budget
target for 2008 is $62,297or $1,703 less than total revenue expected for
2008.
Based on the end of January 2008 financial bank account statements, the
cash assets of the association were $77,442.38.
As noted above, $40,000 will be drawn from the cash assets to fund the
Phase 2 park and playground improvements.
Future news letters will provide the monthly expenses as allocated in each
of the GLs listed on the budget sheet.
With reasonable prior notice, the association’s books are always
available for review at the Wildwood Management Group offices. The board will monitor expenses closely and ensure we
get a good return on your investment in the neighborhood.
Wildwood Management Fees
ASSESSMENT
COLLECTIONS:
Delinquent
assessment Notices $25.00 each letter
Return
check processing fee $25.00 each letter
Demand
letters – certified mail $25.00 each letter
Extra
Assessment billings $ 5.00 each letter
DEED
RESTRICTION ENFORCEMENT:
Demand
Letters – certified mail $25.00 each letter
EXPENSES
AS CHARGED BY MANAGING AGENT:
Postage:
Reimbursed at the actual expense of the Managing Agent
Photocopying
$ .20 per copy
Faxes $
.50 each page in/out
Telephone:
Billed back at a flat rate of $.35 per minute for long distance calls
Supplies: All supplies used or purchased for specific
Association projects or business will be billed to the association at our cost
plus an administrative fee. (Ex: Administrative/ Physical/ Unit files, document
and financial binders, storage boxes, check and statement forms, labels and
envelopes, etc.).
The BOD continuously evaluates and reviews charges to the
association. We are considering other
management firms and their fee for service charges in preparation for the
annual meeting in August. Evaluation of
new firms will be based on performance, references and cost of services.
Status of Park and Easement Area Improvements
Recap of Phase I accomplishments
(March 2005 to Aug 2005).
1. Selectively
cleared and hauled soil/gravel for transmission line easement (6 acres) and
park (2.5 acres) to make useable recreation areas.
2. Five
separate contractors were used to:
barricade vehicles from entering our easement from Gold Canyon,
install ¾ mile of trail and 3 playfields, trim trees, haul in topsoil, install
water service and build and asphalt the sports court pad. All contractor work was based on hourly rates
(or unit prices) and materials were provided at contractor discount rates.
3. RRAI solicited bids until
target prices were met. For example, it
took the seventh bidder to meet the site work budget and over 20 bidders before
a plumbing contractor was selected to install the water meter.
4. Bids for
items that did not meet the budget became “volunteer” jobs. RRAI volunteers installed the water line to
the park and the athletic field automatic irrigation system and seeded the
playfield. Volunteers bought and
assembled the play sets and installed the mulch areas. Volunteers also provided weed/ ant control,
mowing and overall project management which saved more than $12,000.
5. The total
of all Phase I costs was approximately $92,000.00 as pre-approved at our 2004
meeting.
6. The annual
meeting in August 2005 approved $40,000 for Phase 2 to be completed as soon as
funds were available.
Scope of
Phase 2 Park Improvements coming in spring 2008.
1.
Top-dressing the ¾ mile gravel trail is complete.
2. Complete
the asphalted sports court by stabilizing the steep embankment, installing basketball
goals and perimeter chain link fence, and striping the court.
3. Install a 4
bay, 12’ high commercial swing set.
4. Install 5
picnic tables and 2 benches.
5. Provide
signage and barricade gate at end of Creekside
Pass.
6. Provide
landscape planting allowance for adding native plants and wildflowers to the
park and easement area.
The board is very near to
obtaining the quotes from contractors to complete the Phase 2
improvements. If you have construction
abilities or know someone that you would highly recommend please email Jim
Boenig ([email protected]) at your earliest convenience.
Area
Development Projects Surrounding Redland Ridge
Work has
begun preparing the western end of Redland
Road for widening to five lanes. The 2007 city bond included widening
approximately 3600 feet of Redland
Road from Highway 281 to the south/east. This was
a joint project with the city providing half the money and the other half
coming from Tesoro. Construction is
expected to begin June 2008 and last 8-9 months. The widened road will end
before it reaches the entrance to Redland Ridge; the work will stop close to
the entrance to the apartments next door.
South and east of this spot Redland
Road will remain two lanes. Long range master road
plans call for the eventual widening of all of Redland Road to five lanes but none are
currently in work. This information has been verified with the City of San Antonio. Stop signs
or traffic signals at the intersection of Redland Road and Gold
Canyon are not currently planned until
Gold Canyon
connects to Bulverde Road
or a bridge is built to connect the western part of Gold Canyon
to the 1604 access road.
The
Tesoro Petroleum Headquarters Complex is currently planned to finish in Fall
2009, see www.tesorohq.com for aerial photographs, which show where
roads go and overview of the property.
There will be entrances from Sonterra
Blvd, US 281 N
and Redland Road. Tesoro Petroleum and its employees of about
1500 will occupy the complex. For safety
reasons, please stay out of the construction areas.
The US
Hwy 281 Project is scheduled for construction to begin in Fall 2008 lasting 3
years - though this can change pending impact of a recent lawsuit. See www.alamorma.org/281_1604.html
for detailed diagrams. US Hwy 281 will
overpass at Redland Road
with a turn-around, enabling residents to avoid the toll road main lanes on US
Hwy 281.
The 5
acre tract adjacent to and east of our entrance was sold by KB Homes to an
investor in 2005 who sold it to a commercial developer in the last few
months. The property is currently zoned
residential. Please be aware of any
rezoning postings on this property and notify a Board member if you have any
information. In 2004, KB Homes wanted to
give this property to the Association for a neighborhood park but the deal
could not be completed because of neighborhood liability concerns regarding the
sinkhole and potential environmental issues.
We must stay vigilant on this property’s development status.
The
undeveloped tract behind and to the east of Creekside Pass
has been platted for a residential development of approximately 16 homes with
home prices beginning in the $300K range and up. The plan is for street and utility
construction beginning May 2008 taking 90-100 days. The developer hopes to start home building
around Aug 2008. There will be no street
connection to or through our neighborhood so there should be minimal impact, if
any, to our subdivision.
Upcoming
Events — Don’t Miss It!
EASTER EGG HUNT is scheduled for
10-11AM Saturday, March 15, 2008 at the Park.
Please call 289-9510 for questions.
Board of Directors meeting. Check the marquee announcement for the March
2008 date at 7PM at Wildwood offices.
Neighborhood picnic at the
Park. This spring event is scheduled for
11AM-1PM, March 29, 2008. Please call 535-3867 so
we can plan for the food. Hope to see you there!
Maintaining
Your Lawn Mower
Start your engines! No,
forget NASCAR—it’s time to power up your lawn mower. However, take a few tips
from the pros before hauling on that starter rope.
Brush or wipe off dust
and grass clippings. These will clog the engine and filters and shorten the
life of your mower.
If you can’t remember
the last time you changed the oil, do it now. Your owner’s manual may recommend
changing it every 25 operating hours. Don’t throw the used oil in the trash.
Most oil change stations, such as Jiffy Lube and Valvoline, will allow you to
drop off your used lawn mower oil since they must follow specific procedures to
legally dispose of car engine oil.
Check the air filter. If
it’s dirty, change it. Lowe’s or Home Depot carry air filters and lawn mower
oil.
Keep the mower blade
sharp for a clean cut. At least once a year, remove the blade carefully from
the mower and wrap it in a thick towel--remember that a dull blade can still
cut. Take the blade to a repair shop for sharpening.
For mechanical adjustments or repair to damaged
parts, check with a dealer or lawn mower repair shop. If your mower fails to
rev up immediately this spring, take it in for servicing before junking it and
buying a new one.
Slow Down and Be Safe
Vehicles are traveling too fast on residential
streets. Residents are encouraged to
take license numbers of and report information to our neighborhood Safe
Officer. We hope that this information
will be used by the Police Department to provide more of a presence on
neighborhood streets to fine those that are speeding or not obeying stop
signs. This is a neighborhood with many
small children. There is no apology
that can take the place of a life lost to a needless accident. Slow down, it really doesn’t make any time
difference to your destination and it may save a life. Thanks
Spring
is Just Around the Corner By Paty Spencer PA-C
Spring is coming, and it is time
to start getting ready for it. We sure miss the nice warm weather!
Hopefully the flu season will
leave for good, and more hopefully the flu shot for the next winter will be
more effective than this year’s. According to the CDC, about 50% of the flu
cases were caused by different viruses than the ones included in the vaccine.
Nevertheless, only 10 deaths in children have been reported in the country, the
same number as in previous years.
Another fact is that the only
medication that was effective for flu now is becoming less effective and the
flu virus is getting resistant to it.
On a different topic, my
recommendation for this season will be that please use your sunscreen, all over
you and your loved ones.
As we get ready for the spring
and start working in the gardens, make sure you get sunscreen with a SPF of 30
or more, spread it all over your face, not very close to your eyes, wear a wide
hat, use white long sleeve shirts, and reapply the sunscreen if you sweat or
swim. Drink plenty of water and refresh
yourself.
Another thing coming up soon is
the Easter Egg Hunt. Ladies and Gentlemen, any ideas on what to do, or do you
want to volunteer setting/hiding the eggs for the kiddos at the park? Let any
of the board members know to help you or to put you in contact with other
volunteers for the same.
Spring
Gardening Questions
Want to make your yard look better?
Have questions about lawns, flowers, shrubs, trees,
bugs etc?
Master Gardener local hotline: 210-467-6575
For
more information visit::
http://aggie-horticulture.tamu.edu/mastergd/mg.html
Newsletter sponsored by your friend and neighbor
Stephanie Blakeslee, Loan Officer
Phone 210.289.9510
Email:
[email protected]
The perfect person to contact if
you’re looking
to buy, build or refinance!
If you would like a “business card”
sponsorship/advertisement in the next news letter, contact Mark Spencer.
To contribute to the news
letter please contact:
Paty Spencer Phone: 210-535-3872
Email:
[email protected]
