May 2023 Newsletter

This is the first TGR newsletter from your HOA/POA Board. We will utilize this Newsletter to communicate what items that the board has resolved and those that are still in a pending /working status.

Changes to Rules and CCRs'

We have received numerous questions and regarding certain rules, CCRs and By-Laws cannot now be changed. The board must adhere to governing Texas Laws applicable to HOA/POA’s and as such there are some rule changes/approvals that can be instituted by a simple majority of the 7 board members. There are other changes/approvals that must be held as a majority vote of all TGR owners. Further, there are other issues that the Board cannot change without both a quorum and a vote of 67% of the owners (a “supermajority”). One of the biggest topics is the removal of Patten’s 10 votes for each lot they own. (Please note that Patten did not use the 10 votes per lot when the current Board Members were elected). This is one of the items that would require a supermajority. These matters are usually addressed and open for vote at the Annual Meeting of the Members. Please remember in our last election we were only able to get 33% of our community to vote. We as a board would like to encourage our homeowners to vote. This change can only occur if the supermajority vote is obtained. Your attendance or vote is the only way we can accomplish this requested change. In the coming months the Board will provide notice and a time for “early voting” and proxies by the homeowners.

New Management Company (IMC)

Nabr Network and its associated program called TOPS were used by Patten, the original development company for TGR. The newly elected board's priority was to find a replacement management company and after months of due diligence, IMC was chosen and is now our management company. Of course, with the transition there have been some delays and we appreciated the workarounds and patience of the home and property owners. As always, a direct email to us at the board will get a response back within a week. The goal is to use IMC for most of your questions that need answering as IMC answer telephone calls 24/7 and will get back sooner to you.

IMC uses the Vantaca portal online for TGR owners to access via the portal http://portal.imcmanagement.net/

There is no phone app that can be used for home/property owners. The website accessed through this portal is well organized and should be fully populated soon with documents such as CC&R’s SBR’s, ARC information and documents of budget, board meetings and minutes to name a few. Take a moment to login, make sure your email address is current and you can check off how you would like to receive your notifications (text, email, paper) and if you want your name in the TGR directory for other neighbors to contact you. These are found in “My Contact Info”.

Status of the Lone Star Pavilion Area and Adjoining Dog Park

The parking area for the Pavilion on Lone Star is being constructed and paid for as a remaining item promised by Patten. Initial dirt grading is being done with the completion date unknown currently. The two restroom facilities will soon also be operational, and the adjoining dog park will be removed by volunteers in TGR. As stated in the last open board meeting, removal of the dog park was voted on and was unanimously decided to remove the park. This decision was made for many reasons to include the high cost such as insurance premiums and required upgrades for handicap accessibility as well as maintenance costs. Here are the proposed plans for the Lone Star pavilion parking and layout.

Status of the new Mailbox stations

Meeting with Belinda Rone the week of May 10t to finalize correct information about new mailboxes and moving of existing members boxes. Will follow up with email when all correct information is gathered.

Status of Bid Selection for Maintenance/Work onTGR properties

We are in the process of structuring a scope of service for companies to submit a bid for the following services’; roadside/ditch mowing, landscape mowing/weed eating of our parks and entrances and general maintenance.

Status of the TGR entrance pillars on Dipping Vat

Work has currently begun on ground leveling and base construction on Dipping Vat near the bridge at the first properties of Texas Grand Ranch

Pipeline Survey Update

At the open Board Meeting the Board reported on its investigation into the Summit Resources, Apex and Enterprise proposed surveys for a possible pipeline easement through certain owners properties, and a suggested course of action for the affected owners. Since the open meeting the Board is unaware of any additional issues or inquiries regarding this matter. If a group has been formed to address this matter, please inform the Board. Further, we reiterate the suggestions made at the open meeting which include that affected owners should immediately consult with their own attorney about this, or the attorney who the Board’s attorney identified who specializes in eminent domain law. His name and contact information is Marc Hill. His website is www.hillpclaw.com or call at 713-688-6318. named below. No owner should sign any agreement or allow entry on to their property without consulting with an attorney.

Quadvest Update

Quadvest supplies water for TGR sections 1-4A and partial 4B. The remainder of TGR is serviced by the City of Huntsville. A meeting of most of the HOA board and Quadvest officials including the Director of Operations was held at the Quadvest facility in Magnolia on April 25, 2023. Issues discussed were Logged complaints, Water availability, and Water Pressure

• Water availability - Quadvest hydraulic studies show there is plenty of ground water available for the well/wells which will ultimately serve what they expect to be about 700 customers. Water usage by existing customers varies from 13,000 gallons a month to 70,000 gallons a month. The average is 17,000 gallons per month ranging between 5,000 gallons in the winter to between 30-40,000 in the summer.

• Water Pressure – specifically talked about low water pressure along Winchester with following facts learned: There are currently 216 meters hooked up to the Quadvest System When the number reaches 250 meters Quadvest must provide an additional well with additional pumps. When the number reaches 235 meters Quadvest will begin the project. Quadvest has already applied for the permits for an additional well.

• Proposed solution - When Quadvest is required to add the additional well and storage at the 250 meter mark they will have to add the additional electrical service and a generator to the system as well. It is at that time that the pumps will be upgraded to provide additional pressure. Quadvest is not sure if the additional well and storage will be added to the existing site or to another site that is being set aside for them under the Patten’s plan. They seem to think that it will take about a year from now to complete obtaining the permits and complete the upgrade and additional well and storage.

• Water Quality - We inquired about the clouded and colored water issue as well as the higher iron content. We were assured that the cloudy water is not a health threat or a problem. The issue arises when they “flush” at the end of the lines, or water is taken from a hydrant. They plan to flush once a month. The higher iron content was apparently caused by a change of the vendor used to add the chemicals to the system. Quadvest has terminated that vendor and is again using the previous provider.

• Follow Up Issues –

  1. We inquired and they would respond to the possibility of adding the electrical service now for the larger booster pumps.

  2. Inquire monthly as to the status of reaching the 235 connections and commencing the upgrade project.

  3. What is the status of Patten’s lot split to carve out the possible second well site.

  4. Obtain the fire department plan or firefighting philosophy.

Treasurer’s Report

As of May 1, 2023, all of the association funds have been consolidated into a single banking partner, CIT Bank. CIT is a market leader for Community Association Banking solutions and is integrated with Vantaca, our new management software. This is going to allow faster access to financial reports through Vantaca for the board and for residents. As we work to consolidate budgets and remove wasteful costs from our operations, Vantaca and CIT will support our association and the goals we have as a board and community. To read more on CIT, here is a link to their website focused on Community Association Banking: Community Association Banking and HOA Loans | CIT. From a financial vehicle perspective, we utilize a simple approach to managing our finances. We have an operating checking and savings, totaling $250,000 to comply with FDIC protection and banking best practices. The remaining funds are in laddered CDARs (Certificate of Deposit Account Registry Service), which allows CIT bank to spread money across a network of banks in increments of $250,000, to also comply with banking best practices and FDIC protection. To read more about CDARs: IntraFi® Network Deposits Definition (investopedia.com) CDARs earn interest at varying rates, depending on the time period we choose to invest for. These rates are published by each bank, here is the latest from CIT….. Our philosophy around managing our money centers around safety, longevity, and growth, in that order. We will invest the money in laddered accounts that provide us cash if we need it, but also maximize our ROI on money invested. Vantaca will be the central location for all financial reports as we move forward. Please be patient with IMC as they have ramped up in their first month with our community. Should you have any questions about our money, finance philosophy, or anything finance related, please reach out to the HOA email, with attention to Ty Cheatham and we can have a conversation.

ARC report

The new ARC Committee is in place and is processing a variety of requests. Your ARC Committee members are; Michael Braden, Launnie Danley-Thomas, Gary Evans, Greg Finn, Michael Richardson, and Prakash Karpe (alternate). Over the past month the Committee has been working with IMC to get ARC documents, forms and Plats transitioned into Vantaca. The Committee has vetted; 6 New Build requests, 2 Fence applications, 4 Under Brushing requests, 5 Final Inspections and 2 Pool applications. Along with multiple meetings with home owners and builders for the initial site review and conducting form inspections.

ARC Applications – Nine separate application forms were recreated by the Committee. The forms were standardized, clarity was improved, references to the SBRs were inserted. The applications were posted to Vantaca, and you can find them under the “Forms” folder.

1. Application for Under Brushing

2. Application for an Accessory Building

3. Application for New Home Construction

4. Variance Request Form

5. Application for Solar Panels

6. Application for New Fence

7. Application for Swimming Pool Construction

8. Request for Final Inspection of New Home

9. Request for Final Inspection of Pools, Fences, Accessory Building or Other

A weekly work schedule was developed to better allocate resources to meet ARC demands. The new schedule should allow us the ability to manage incoming requests through the ARC Gmail account and Vantaca, as well as complete field work and onsite inspections.

ARC Tidbits:

• Save yourself time and money, become familiar with the Site and Building Requirements (SBR’s) prior to designing your dream home. This will help minimize surprises along with saving time and money with architects and builders.

• Your builder of choice should also have a clear understanding of the SBR’s, and build requirements.

• Download the SBR forms, this will help ensure you have all the documents necessary for your submission.

• We are trying to maintain a short application turnaround time, but allow yourself extra time in case there are items you may have overlooked.

SBR Nuggets:

• Have a clear understanding of your property lot lines before beginning any work. Resurvey your property if you must.

• Remind your builder that culvert installation and silt fencing is a requirement, this must happen before your build can commence.

• Don’t place any building equipment in the drainage easement (e.g. Port-a-Potty, roll off dumpster, concrete clean out pit), a fine of $500/day per item may be imposed.

• Before submitting your Final Inspection request make sure you have given yourself enough time and met all the requirements, especially for revegetation. SBR :4.5 Required Revegetation for Erosion Control

• Plan ahead, you cannot occupy your new dream home until you have “completed” your Final Inspection (SBR 3.1 General: Violations of this provision will be subject to a fine of $250/day - $5,000 maximum, and possible loss of $3,500 deposit).

  
  
  
  

There is a calendar available for resident use in the IMC portal. In order for your event to be put on the calendar please contact the board.

Utility contacts and other useful information/contacts

• AT&T Fiber Optic Internet: Huntsville Store phone 936-291-3000. - The rep to use is named Brian Gillard (cell #936-355-0688).

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• Electricity - Mid South Synergy - 936-825-5100 - Selected lots in Section 1-4B - Entergy - 800-968-8243

• Propane - Texas Star - 281-259-2162 - CWS Propane- 936-441-4328

In closing:

The following directors’ would like to thank all of our neighbors here in Texas Grand Ranch for their continued support and patience during this transition period. Our goal is to bring you a monthly newsletter to keep you updated on what is going on in our neighborhood.

We would like to Thank You All again,

Texas Grand Ranch HOA/POA Board of Directors

Rick Anderson, President

Rebecca Sandefur, Vice President

Karen Brock, Secretary

Ty Cheathan, Treasurer

Bill Bailey, ARC / CC&Rs

Ted Godo, Vantaca Administrator and Newsletter Editor

John Kohlbrand, Legal Updates