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Cambridge Phase 1-CS 971223DEC-2~-1997 1~:41 ~ 214 692 6927 P.OlJO~ gltT~ O~ ~MSRIDG~ HO~OWN~RS' T~NSITION COMHlWEE 823 ~mbfid~ ~anor ~ne Coppell, T.s(972) 471-441750191 December 23, 1997 Jim Witt, City Manaser The City of Coppell Post Office Box 478 Coppell, Texas 75019 · ]ack Bommarito Beamer Development, Inc. Post Office Box 2312 Coppeli, Texas 75019 Gentlemen: Tnls letter will serve to communicate some concerns The Estates of Cambridge Manor Homeowners' Association (HOA) Transition Committee has with receiving control of the HOA from the developer, Beamer Development, Inc. Please note we write this letter in the spirit of cooperation and good will. ]ack Bommarito has assured us that Beamer is ready to hand over the HOA to the homeowners, and we homeowners are preparing to take the batonl Our Transition Committee, comprising the Board of Directors "elect," have chosen to use Principal Management Group to manage the HOA once we have taken control and officially elected our nominated Board of Directors. The contact at Prtndpal Management Group is: John Paul 181ehart Principal Management Group 5622 Dyer Dallas, Texas 75205 (214) 368-4030 He should be copied on all subsequent correspondence. ! and the two other officers ~elect,;' Eileen Hl~lns, Secretary, and Wally Gruenes, Treasurer, should also be copied. Below is a list of questions, concerns, and issues that we would like addressed and resolved before we take control o1' the HOA from Beamer Development. DEC-2J-1997 iJ:4i 21d 692 6927 P.02/04 December 23, 1997 Page 2 1. Trees -- Dead c~r Alive? We understand that the trees and other landscaping that were originally approved for this planned development must be alive and healthy before the developer transfers the HOA to the homeowners. Wltlle we do not question anyone's judgment or expertise specifically, we are not confident that the current trees, In number or in condition, meet the original developer's plans nor the City of Coppeil's tree ordinance. We want to conlract with Clyde Butler, Certified Arborist, to give hb opinion about the health and condition of our development's trees. An outside, unbiased reimrt would be the basis for further action. Ii~ the required trees are missing, dead, or deemed unhealthy or inappropriate for the needs of the development, we understand the trees will be replaced at the developer's expense. / We want to especially review the number and condition of the trees and landscaping at the primary entrance and the three cul-de-sacs to ensure they are in full compliance. Currently, there are no less than four trees in the entry snapped at the trunk. Also, the metal edging on two of the three cul-de-sacs is dangerously exposed. / Do the recent tree and shrub additions in the park and around the lake meet the City's requirements, and are these in keeping with the "spirit' of the original development plans? 2. The Lake The lake represents significant exposure and maintenance for the homeowners in the future. While we realize the City of Coppell has signed off on this lake, we are not sure what this "release" means. Is It a written, official optnlon that the lake is appropriately engineered? Is the lake properly engineered for the future? Has it been cleaned, dredged, and treated with environmentally-friendly chemicals to discourage unwanted aquatic vegetation? What drains into the lake? Are silt filers necessary on any drainage coming off the street or from homeowners' lots? Is the fountain In the lake In good condition, and does it sufficiently aerate this body of water? / Hydro-mulching -- Is the $1,200 set in escrow for hydro-mulching around the lake sufficient? What if the company that guaranteed that price goes out of business? Who developed the specifications for what should be planted around the lake? Is the right type of plant and grass being used? We would like to use Mark Palmer of The Lake Doctor, Inc., a lake and pond consultant and maintenance coml~any, to give his professional, third-party opinion about the current status of our lake. Anything that needs to be done to bring it up to a healthy condition and within the standards of other planned development lakes should be completed at the developer's expense. DEC-25-1~ 15;42 214 692 6~27 P.03/04 December g3, 1997 Pa~e 3 3. Subdivision Drainafe There continues to be a serious drainage problem in the backyard of 613 Cambridge Manor Lane, and most likely the two homes on both sides of 613. The houses in this southwest comer of the development (the west side of the front entrance) continue to have flooding problems in the yards due to water runoff from the eight to ten-foot retaining walls in the backyards. According to Maria Colondres, the homeowner living at 613 Cambridge Manor Lane, Beamer Development has responded to her requests in the past regarding this situation and has attempted to solve the problem. Clearly, this is a developer Issue and not one that was, is, or will ever be a homeowners' issue. / Basketball Court and Park Area -- There have always been pools of water in the park after any rain. And, there Continues to be a soggy ring of mud around the basketball court that makes it impossible to use. A simple grading around the court, at the developer's expense, could address this issue. 4. Irrigation System There are a number of sprinkler heads that need to be fixed. There is also the issue of the irrigation system around the lake that has Inadvertently been placed on a neishbor's land. 5. Pha~e !! of The I:~tates of Cambridge Manor For your information, there b some confusion about whether Phase Ii (nine lots) is to be included in our HOA or whether any association was ever formed for these lots/homes. When I purchased my home, Brentwood Builders told me that Phase !! would definitely be a part of the Estates of Cambridge Manor HOA. ]ack Bommarrm has suggested that this may not be the case and that these lots currently have no association formed. The Interesting consideration for the City to decide is whether the developer has additional obligations in the event Phase !! is determined to be outside our HOA and a separate development or neighborhood. I1' this will be a separate association, shouldn't it have a separate setback entrance, signage, and landscaping, much Ilke the one in Phase !? We think It would be in the best interests of both the developer and the builders for Phase II to be legally added to the Estates or Cambridge Manor HOA before it is passed from developer control to the homeowners. For the record, we would love to include Phase il in our association. 6. Hike and Bike Trail Brentwood Builders sold me my home with the assurance there would be a hike and b~e trail through the park area along Denton Creek. Since then, we understand that the City will not extend the trail through the south end of our neighborhood since the landowners to the east (again, The Blrdsongs) do not want the hike and bike trail going through their property. Yet, ! understand that Beamer Development, Inc. contributed a large sum of money for these improvements. Our committee would like to suggest that those funds be used to improve our lake. I "DEC-R3-1997 13:4~ - --' R14 GDR GgR? P.04/04 December 23, 1997 Page 4 understand the amount of money was $40,000, which is sufficient to fence and, perhaps, put a retainlnl[ wall around the lake perimeter. By the way, is that money currently in the General City Fund or in some sort of escrow fund? The City has certainly been more than falr with Beamer Development, Inc. by deferring the fines for non-compliance by more than 45 days. Our group will work cooperatively with the City of Coppell and Beamer Development, but we need to be involved in future compliance discussions. Furthermore, because there has been substantial correspondence and communication between several different ~rtles, we would like to partici~te along with you in a final walk-through of the property before the City signs off. it is now time to take swift action to bring d~ure to this matter. We have scheduled a HOA general meeting on Monday, January 12, 1998. Thb is plenty of time to address these issues and bring thb development into full compliance. We appreciate the assistance and support we have received from both the City of Coppell and ]ack Bommarito. Working together, we can resolve these issues and make the transition a positive experience for all. Sincerely, Rick Ellis The Estates of Cambridge Manor Homeowners' Association Transition Committee President Elect RE/imm c: Wally Gruenes, Treasurer Elect Eileen Hi.ins, Secretary Elect John Paul lglehart, Principal Management Group TDTPl. P.