Proposed Community Mail Station

Click Photo To Enlarge and See Details

Over the holiday weekend, the back door was pulled off of the mailbox cluster for 1600-1620 Brentwood (even numbers) exposing the mail for all 11 homes. Two individual mailboxes were also prayed open in another cluster. We have not verified that any mail was stolen, but it is very possible that it has been.

The mailbox cluster and all mailboxes have been re-secured. 

The community has been saving since 2010 for replacement mailboxes - they are in the capital plan.

The board will review this matter at the next board meeting on Tuesday September 13. Any owner wanting to participate is welcome.

Fall Tree Trimming

During the first two weeks of September, tall trees on the property are being trimmed.

Trees will be trimmed at 122, 1900, 1900, 1901, 1902, 1902, 1904, 1905, 1906, 1907, 1909, 1912, 1913, 1915, 1917, 2001, 2005, 2015, 2021 Wilshire Drive and 1501, 1504, 1522, 1611, 1612, 1619, 1621, 1623 Brentwood Drive.

If you have a tree that needs work this year, please let us know.

2016 Road Repairs in Planning Stage

Road repairs areas have been marked with white paint. We encourage resident to review the repair areas and to let us know of any additional repairs are needed.

Front of 2005 Wilshire
Front of 100 Wilshire
Front of 1620 Brentwood
Front of 1618 Brentwood
Front of 1616 Brentwood
Front of 1610 & 1611 Brentwood
Between 1606 & 1607 Brentwood
Between 1601 & 1602 Brentwood
Front of 107 Brentwood
Front of 1512 Brentwood
Drain between 1913 & 1915 Wilshire
Exit Alley
Between 1612 & 1615 BrentwoodFront 1600 Brentwood

Treating Grub Worms

Our tech - Bryan Swindell

In 2014 and 2015 the community suffered from grub worm damage in several areas. Grubs worms destroy the turf grass by eating the roots.

Grub worms are white worm-like pests that live in the soil. They are the larval form of the adult Japanese beetle, sometimes called the June beetle. Each larva is about ½ inch long with a small brown head.

We treated for grub worms in 2015 (August) and again this year (August). August is peak season for grub feeding. This will seriously weaken the infestation. We have not seen any damage this year.

In 2017 we will be able to switch-over to a preventative. That treatment is typically performed in May.

New Lamppost Bulbs

The Association is converting to a new light bulbs for lampposts - a 7 watt LED with visible elements. The change was motivated by the discontinuance of the CFU bullet bulbs that we currently use. They are "off the market".  The new bulbs provide more light, have a cleaner look, they use half the energy, and have a longer (supposedly) lifespan.

The LED cost $8.75 in bulk vs $7.50 for the bullet bulb. The longer life should make them less expensive in the long run - they need to last for 26 months or more for that to happen.

Lifetime
Managing the new bulbs will be very different that the CFU bulb - which we change 3-5 month (burn-out). As solid-state light sources, LEDs have very long lifetimes and are generally very robust, however, the performance of LEDs degrades over time, and this degradation is affected by factors such as operating current and temperature. What this means is that we will need to replace them before they burn out and that it makes sense to change a whole street at a time once the performance drops off. We don't know how long that will take, bu the bulbs are 33% brighter than the bullet bulb so we have that cushion.

Location
Currently the bulbs are in 1501-1526, 1600, 1601, 101 and 123 Brentwood, and 1900-2013 Wilshire and the mailbox poles. The labor was provided by board members. All of the installations included cleaning the bugs out and washing the glass inside and out.

Color
These are phosphorus LED - the light color is like that of halogen - it is a warm color, not a harsh blue color.

Environmental
LEDs do not contain mercury like the CFU.

Window-glass Replacement: 40% to 60% Below Retail

The Association is repeating the window-glass replacement program that many homeowners took advantage of in 2013 (85 windows were installed).

Does your window-glass need to be replaced? It does if you're seeing moisture inside the glass on hot days or if you're starting to see a cloudy film that won't wash off.  These are both indications that the airtight/watertight seal between the glass sheets is leaking and the windows are going bad, cosmetically. The window cannot be repaired.

During the last election survey, 42% of us indicated an interest in purchasing replacement windows if they were available through a homeowners' association discount program. Bids were obtained from a number of vendors and homeowners can now replace windows at a significant discount when placing their orders here:

100% of Homes in New Color by July

Eleven more homes are being painted this year (2001-2021 Wilshire) bringing us to the end of the color scheme change that started in 2009. 

This cycle (2009-2016) included the addition of an oil base primer (see white paint in background) that will reduce the leaching out of wax from the fiberboard which made the prior paintings look prematurely faded and streaked. If you look at the homes painted in 2009 (new color), they do not look tired and worn like the homes painted in 2008 (old color). The primer will also extend the life the of the siding.

This is Smith Painting's first engagement with the Association since the early 90s.

Association Signs Two-year Energy Contract

With the expiration of a two year contract on June 16th, the Association will change its electric service provider from Bounce Energy to Champion Energy Services (Houston, Texas).  Bounce has been acquired by Direct Energy and while Bounce has a very good service record, Direct Energy has a bad reputation and we learned how they earned that reputation when we tried to purchase a renewal contract.

Champion Energy Services is the fastest-growing retail electric provider in the nation and has a high rating with the Better Business Bureau. Champion currently serves homes in Texas, Illinois, Pennsylvania, Ohio, New Jersey, Maryland, Massachusetts and New York.

The two year contract is for $0.0554 per kilowatt hour as compared to the Bounce contract at $0.0632 per kilowatt hour. The fully loaded price (all associated fees and TDU charges) is $0.113

Irrigation System: 100% Coverage

The annual irrigation system tune-up is underway. 2016 marks the 8th year of doing a 100%, head by head, inspection, adjustment, optimization, and repair.

Since 2009, efforts have been made to improve the coverage each year.

The winter damage this year is one of the most extensive that we have seen in recent years -  more deep underground breaks than normal from tree roots or shifting soils.

We still struggle with water pressure issues in a few areas.  The City of Irving lowered the water pressure a few years ago to conserve water usage. For the community irrigation system, which is old, this has caused some zones to be weak, particularly in Bentwood Court. We are currently exploring options to improve the water pressure.

Marc Jefferies aka Waterboy (pictured left) has been working our irrigation system for seven years now. He is very experienced and has come up with several innovative ways to optimize coverage and be cost-conscious.

Replacement Tree (#2) Planted in North Court

A Live Oak tree was placed in the north cul-de-sac garden to replace the two diseased pine trees removed last spring and the first replacement tree which shocked out and died. .

Four large trees were added to the community to offset the loss of fifteen trees in the last 5 years. Trees were placed in strategic locations to benefit the community look as a whole and as determined in consultation with a landscape architect.  A Red Oak tree was placed at 1900 Wilshire to block the street view of the back of 123 Brentwood Court. A Live Oak tree was placed at 1606 0-1615 Brentwood (the only street without a Live Oak) to provide some color in during the winter. Additionally, inexpensive Crape Myrtle trees were placed at 1903, 1908, 1911, 2007 and 2013 Wilshire, and 1508, 1514, 1526, and 1605 Brentwood.

Second Weed Treatment and Fertilization

Chemlawn laid down the first weed pre-emergent and fertilize the turf on February 11 and 16th.

They came back in March (no charge) to respray the last bits of clover alive and on the property.

On April 19th, the yards were treated a third time -  pre and post emergent and liquid fertilizer.

Preemergent weed control uses products that are designed to work before a plant germinates in early spring. For difficult annual weeds, multiple applications may be required—first at the start of the spring and then at a timed intervals as secondary flushes of germination come on as the seasons progress.  This extra control is for difficult weeds and the idea is to take another shot at it before it has produced flowers or seed heads.

Architectural Control: Perfect Compliance Except Fences

We have had 100% compliance on the "big 2"  building standards (roof and garage doors) since the mandatory requirements went into effect in 2013! Neighbors working together!

We haven't been as successful with new fences and the installations of satellite dishes and currently have 4 new fence installations that are in violation of the standards. We are working with the owners. In all 4 violations there was no architectural approval requested - these violations could have been avoided had there been this communication.  Building standards include roof, siding and trim, garage doors, fences, front doors, windows, and satellite dishes and antennas.

Roofs: Since 2009, together as a community, we have improved from having 35% of roofs matching the builder’s standard to now having 79% matching the builder’s standard. Every roof installed since 2009 has been Heather Blend manufactured by the CertainTeed Corporation. Thanks go out to all 43 owners who made this possible.  

Garage Doors: We have had 100% compliance since the mandatory standards started January 1, 2013. We have a long to go on unity - the community is currently with 51% of homes matching the building standard.

Fences: We currently have four new fences (116, 1500, 1501, 1906) that were installed incorrectly since the standards became mandatory. There are two fences in serious disrepair (113, 1607).

Visible Satellite Dishes: As the architectural control has been slowly phased in since 2009, this year we are turning our attention to satellite dishes visible from the street. This one of the easier issue to resolve and the service provider will often relocate the dish at no charge to the owner.  Violation letters have gone out to: 112, 116, 1500, 1501, 1510, 1512, 1522, 1604, 1610, 1615, 1619, 1620, 1909, 1913, 2009, 2011, and 2019.  As a reminder please be sure that when any satellite dish or antenna is installed that the installer knows that should not be visible from the street.

Architectural control progress can be monitored here:  

Future "improving compliance and infrastructure" programs under consideration include:

• Another lamppost replacement program
• A lamppost address number sign program
• Another window replacement program
• A fence replacement program
• A fence top rail, and fence painting programs 
• A concrete repairs program (when road construction begins). 

Entry Repairs Underway

The iron fence work at the entry has been rebuilt to replace rotted out sections and repainted with direct to metal paint.

Falling tiles were remounted and will be re-grouted.

A new light fixture on the south entry is under construction.

Architectural Control and Contact Information Signs Posted

Signs have been added to the mail box clusters to provide important HOA information to owners. The signs read as follows:

Voting and Emergency Registration: 
www.beverly-oaks.org/vote

Approval Required Prior to Exterior Repairs 
All exterior repair and construction requires written approval by the Board of Directors prior to the delivery of materials and the commencement of work. The purpose of this approval is to insure that Members are aware of the building standards and design requirements and to prevent BS&DS violations. Ignorance of the Building Standards and Design Requirements is not a basis for a waiver.  
~ ARTICLE VIII: BUILDING STANDARDS AND DESIGN REQUIREMENTS (Section 3) 

• Roof shingle: Three-tab, Heatherblend by CertainTeed Corp. 
• Garage door: Flat panel, no pattern 
• Fence repair: 6 inch wide, 6 ft tall, stained Blackfox (Sherwin Williams) 
• All standards: www.beverly-oaks.org/standards

Service Requests 
The Association services include water main and sewer line repairs, lawn mowing, irrigation, fertilization, tree trimming, exterior painting/siding and the routine maintenance of the lightbulbs and electric eyes on the front yard lamp post.
Submit repair: www.beverly-oaks.org/service

Account Statements and Online Payments 
Business center: www.beverly-oaks.org/business
 (972) 458-2200

Spring Clean-up Weekend a Success

The frame on the damaged "visitor parking" sign was replaced and cemented into the turf at 1900 Wilshire.

Important contact information signs were installed on the north mailboxes

One of the fences that did not comply with the architectural standards (1504) was modified and painted. The community center and garages were organized and clean with old materials being disguarded.

The exit light fixture was repaired.

The broken yellow speed bumps were removed. The iron security bars at the front of 1601 Brentwood were removed.

Lamppost Repair Program Success!

As we entered 2016, 10% of our lamp posts were defective - broken or no power.

We organized the second group purchase program for lamppost replacement which was held for March 4th - 5th. This is group purchase organized by the Association which provides renovation options ranging from $75 (replant existing pole) to $150 (replant with new pole) to $225 (replant with new pole and fixture).

In 2013, nine homeowners --100, 102, 118, 1905 Wilshire and 111, 113, 1510, 1616 Brentwood -- had their  damaged or broken exterior lamp posts renovated. In 2016, 1514, 1516, 1524, 1615 Brentwood and 1901, 1916 had physical repairs.   1617, 1621 Brentwood and 1918 Wilshire had electrical power repairs.

We still have some troubled poles. 1500, 1606 Brentwood have damaged poles.   1500, 1601, 1603, Brentwood 118 Brentwood, have no power.  There are 9 poles in Brentwood Court are more than a foot below standard height.

 The replacement poles are 84" tall, 3" diameter aluminum, direct burial posts and the light fixtures are Craftmade part number Z695-05 - in a mat black finish to comply with the community design standards.

Working Together to End Non-resident Drive Through

Display NO TRESPASSING signs at the entry and exit and block the rear exit has virtually ended the drive through traffic (see photo).  Criminal trespassing is a Class B misdemeanor with a fine up to $2,000 and a jail term up to 180 days.

We expect that there will still be some drive-through and you can help end that.  If you photograph a non-resident vehicle driving through (license place must be visible), and send it in, we will serve the registered vehicle owner with a criminal trespassing warning notice.

We served several notices last year and those drivers have not been seen since.  Anyone coming on property after a notice is committing a criminal act that we can involve the police.

We also expect to do more education (signs) and blocking in the coming year.  We will continue to send email notices to all registered homeowners before we block the rear exit.

2023 Exterior Door Replaced

A rotting 36" passage door on 2023 Wilshire has been replaced for security and aesthetic reasons.

The community garage is available to Beverly Oaks owners for use for BBQ's or temporary/short term storage (days).

More information on garage renovations since 2009 here:

2016 Election Results

The independent counters tabulated and released the 2016 balloting results at 11:35 AM today. We thank Candy Gianuzzi and Joe Sandifer for working on the weekend to get our results posted.

Seventy three percent of the eligible voters, representing 64% of the homes in the community participated.

Capital repairs to the roadway were approved by 93% of the voters.

An annual dues rate of $1,024, a 2.8% increase over 2015, was approved by 72%.

David Schneider and Chad Johnson were elected to the board of directors.

The "is the community on the right growth path?" question received a composite score of 4.1 with only 3 owners voting "not so much" and with no one saying "no".

Eighteen owners volunteered to work as volunteers with the Association in 2016.

Special thanks to the 17 owners who attended that annual meeting to openly discuss the issues facing the community and the Association. Owner's involved in the 2015 paint program expressed frustrations that communications did not follow the published model used in prior years and highlighted the need for better coordination with the owners of homes being painted.

The counts:
• Subordination of the Lien to Mortgages:  55 approve, 6 not approve,
• Violation Fines:  47 approve, 14 not approve  
• Street repairs:  56 approve, 4 not approve, 1 no answer  
• Budget:  43 approve, 17 not approve, 1 no answer
• Move bank account:  47 agree, 9 not sure, 3 disagree, 2 no answer
• Investment risks:  32 mod, 14 low, 8 no risk - 7 unsure
• Windows program:  27 yes, 17 no, 17 unsure
• Concrete driveway program:  5 yes, 25 no, 31 unsure
• Directors: Schneider, Johnson (count not published as courtesy to participants*)
• Going the  right direction:  22 yes, 21 for the most part, 12 unsure, 3 not so much, 0 no
• Project volunteers: 18 yes, 41 no, 2 no answer
* Count of directors candidates votes may be requested >> here <<

Servicing the traffic spikes

The traffic spike assembly was cleaned and oiled on February 13th to make it safe for tires.

Each winter, the assembly fills up with sand from the rain water draining through the ally. If enough sand accumulates, the spikes can not retract all the way down. It takes 2-3 years for this to happen.

We clean the spikes annually in the spring.

Remarking of the Fire Lanes

The process of remarking the fire lanes in a cleaner and less "apartment complex looking" style has begun.

The first step is to remove the multiple layers of paint on the curb and street. This was done with a fine grit blast media similar to sand that was sweep up and reused. The remaining product is 100% recycled, “and green.

The lane will be remarked with a combination of signs and  painted areas.

Spring Cutback and Fertilization

After a very mild winter, the shrubs are already budding and the Association has starting the 2016 landscaping program.

Irrigation restarted on February 2, 2016.

On Friday 5, 2016, the shrubs were trimmed back (re-leveled) so that all hedge heights in the community are the same. In some cases a foot or more was removed from a hedge-line.

The fertilization contract was awarded to TruGreen Chemlawn this year. Chemlawn will lay down a weed pre-emergent and fertilize the turf on February 11 and 16th. They will also spray the emerging clover that is on the property.

The new Live Oak planted in the Wilshire cul-de-sac is being evaluated by WW Tree Farm. The tree has a 1 year guarantee.

Parking Enforcement

Residents are reminded that visitor parking is for non-residents who park in the community for fewer than 10 days a year.

A towing contractor (Metro in Ft. Worth) was retained and towing began on February 2, 2016 with the removal of the vehicle in the photo.  Chronic parking problems on Wilshire Drive and Court have not been resolvable with months of diplomacy.

If you have a vehicle towed, please call (817) 834-1191 to  arrange to retrieve your vehicle.

Please see the covenants and restrictions document for detailed information on owner protections and notice requirements.

 (817) 834-1191

Annual Meeting Notes

Seventeen owners attended this years annual meeting to discuss the 2016 initiatives and ballot.

A summary of the accomplishments of 2015 included the installation of 17 trees, the painting of 12 homes, the continued improvement in architectural consistency (85% of roofs are now the correct style), a successful conversion to full accounting services, addition of shrubs and a light fixture at the entry, and achieving a solid financial base which will now support infrastructure repairs.

There was an lengthy discussion regarding a $48,000 proposal for street repairs. Some street areas in the community have failed. A copy of the bid specifications for the repairs is located here. Street repairs will be on the ballot along with a proposal to seal the expansion joints to slow further damage.

The was a discussion about the five or so chronically broken owner lampposts in the community. It was recommended that fines be put in place for non-responsive owners. This item will be on the ballot.

Chronic parking problems on Wilshire Drive have not been resolved with six months of notices and diplomacy. A towing contractor (Metro in Ft. Worth) has been retained and the requisite certified letters sent. Towing will begin on February 1, 2016.

A proposal to re-vote the wheelchair ramp additions at the north and south mailbox did not have a general consensus at the meeting nor is the board in favor of re-voting this issue (it was on th eballot in 2014).  The post office has offered door-to-door service to any resident with a doctors note saying they have an impairment and can't easily get to the mailboxes.

Several issues regarding this years painting program were raised. Even though the project is complete, it was agreed to bring the painter back to make some additional repairs. The final payment has not been made.

Additionally, a "painting group purchase" was completed for 1508, 1905, 1907, 1911, and 2009. Warranty work was completed by a separate contractor at 1900, 1903, 2017, 2019, and the garage entry door (side door).

Candidates for the board for 2016 include Chad Johnson, David Schneider, Raune Oliveira, Frank Rodriguez, and Steve Hillier.

To register to vote and to vote:

Replacement Trees Added to the Subdivision

As approved in last years voting, three large trees were added to the community to offset the loss of fifteen trees in the last 5 years.  Trees were placed in strategic locations to benefit the community look as a whole and as determined in consultation with a landscape architect.

A Live Oak tree was placed in the north cul-de-sac garden to replace the two diseased pine trees removed in the spring.  A Red Oak tree was placed at 1900 Wilshire to block the street view of the back of 123 Brentwood Court. A Live Oak tree was placed at 1606 Brentwood (the only street without a Live Oak) to provide some color in during the winter.

Additionally, inexpensive Crape Myrtle trees were placed at 1903, 1908, 1911, 2007 and 2013 Wilshire, and 1508, 1514, 1526, and 1605 Brentwood. Two native trees are being nurtured by the landscaper.

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