Carman Woods Subdivision page, March 23 1997

Carman Woods Subdivision

Ballwin Missouri

This page is written to members of the Carman Woods community. This page is written by one of the three trustees for communicating ideas to our neighbors. This latest update is January 25, 1997.

Results of pond survey

This was the survey distributed with the newsletter in January 97. The format used is straight from the form. Minor editing was done to allow privacy. The comments are in the same order as the form; pond, what needs attention, what do you like, what do you dislike. Each response is separated using horizontal lines. Note that if there was no comment on the form, no special notation is used.

You could drain the pond. This would reduce risks and eliminate mosquito problems. We notice other subdivision ponds that have never been allowed to fill. Why not drain this one.
Thanks for the good communications.
We are greatly offended by homeowners who do not pay their subdivision fee and keep their property in satisfactory condition. Considering these factors, we are opposed to any special assessment until at which time any and all outstanding homeowners debt be collected.
A couple of suggestions in collecting outstanding subdivision fees:
1) Publish names of those who do not pay.
2) If lawful, impose a past due penalty of 25%, compounded monthly, of unpaid fees. These monies can certainly be collected when offenders move by lien on property.
Let's collect money due first before requesting "special" project fees and not place the extra burden on those homeowners who care enough about their community to pay their fees and keep their property looking nice. There are several properties in the subdivision that are eyesores.
Attempt aeration
We have serious concern about extra assessment for pond renovation, particularly the damage to streets while work is done and the possible "unseen" expenses in remedying that unforeseen problem. Please avoid more expenses in the subdivision.
We want to (again) express the need for a stop sign at the corner of Blakefield Terrace and Pebblefield Terrace.
Research on the pond looks thorough and complete -- good job.
Continue to encourage homeowners to cut grass, remove trash, fix up property, remove junk vehicles, etc.
We like newsletter, benches at common ground, activities, flowers at entrance.
Thank you for looking into the pond problem.
What we don't like: The mutilation of the pine trees on the common ground and destruction of the natural woods on the common ground. Remember the theme of this subdivision was "Carman Woods...A Natural Happening".
You guys are great!!!
Trustees active involvement is appreciated.
Great Job!!
Is there any way to expedite snow removal short of hiring someone?
Though our schedules have kept us from participating as much as we would like, we love all the social activities. I'd be happy to help on an event or two but really can't take on the coordinator role.
Thank you for all the work on researching the pond. Thank you also for the social events and work days. It is a lot of work and it is appreciated.
I would have appreciated being aware of what was going to be done as far as when cutting the common ground would occur. I have planted trees to address the erosion problem as enclosing the creek was deemed too expensive. I don't mind addressing the erosion by planting, but my trees were leveled when the cut back occurred. I would have liked the opportunity to mark them so they were not cut away with the underbrush - so I wouldn't have to start over.
Is there a chance of lining the pond with rocks and building some kind of structure to keep dirt from washing in pond? If we don't do something, in 7 - 10 years we'll do it again.
Still lots of dead trees to cut and brush to remove -- yes, I'll help do it!
I have no complaints.
Snow removal needs to be more prompt.
If we can't collect assessments, file a lien on the properties.
Fill it in. We don't need an ugly, smelly, cost incurring pond.
You could spend $2,000 for the next 14 years before you spend $28,000. I know you have spent much of your time researching this, and it is appreciated, but I feel $28,000 is a little high for no guarantee on correcting a problem.
We are very pleased with neighborhood.
You do a good job on communicating this information to us.
Our feeling is any solution (so far) is a temporary fix (even digging out) since storm sewers empty into the pond.
Fill in pond with fill and turn into play or picnic area.
It is of no use to anyone.
Fill pond in with dirt. The pond is dangerous. If the homes that back to the pond want a pond, let them pay the assessment and let them build a fence to keep small children out.
Please remind everyone that the common ground is not to be used as a dump site. It is illegal.
Pebblefield and Blakefield intersection needs a stop sign. Many speeders on this road and lot of kids on streets.
Fill the pond in with dirt after draining it. Excavation contractors work, no one in this area would probably provide fill free.
If there are nine homeowners that are delinquent in paying their subdivision dues, how do you plan on collecting $200 from each of them for this project?
Behind our home is located a storm sewer - that until this past year would take much of the water runoff that comes down the easement. This past year, however, water is bypassing this sewer and pooling. Ground near this sewer needs to be adjusted to redirect some of the runoff. Also this gully area could use resodding or seeding. I've tried seeding before, but the ground is lousy - lots of rocks, gravel and uneven.
Thanks for sending us the newsletter this time. Apparently we don't get copies because most of the information you discuss in this one we've not heard about. I don't mean this in an insulting way, but I've never heard of Douglas Beck. I'm interested in what is going on in the subdivision.
I like this method (e-mail) of communicating. It saves time and money. Maybe you can send the next newsletter out electronically.
I'm concerned (as I'm sure you are) that the collection of the assessment is going to be difficult - particularly from the "no" votes and those already delinquent.
What we like: Big block parties, more frequent newsletters.
Everyone on the board is going a great job. This neighborhood can be beautiful if we all work together (by keeping house and yard nice, picking up misc junk in yard, picking up excess trash around yard).
Drain it and plant grass and let it be a water retention basin (with a lower sewer outlet drain than we have now).
The bid for $28,000 seems excessive. Please find out who Seven Oaks used.
Get less expensive bid or tune down the project to about $15,000 at maximum.
Other bids have been taken? Assess $100/household - raise rest in fund raiser. Assess homes around the lake at a higher rate. Assess $50/year for two years and take rest out of normal assessments. Get a guarantee regarding street damage or do nothing.
Thanks for your efforts.
Don't take action without informing residents first.
Anyplace for a little playground for little kids.
We will be needing some fill to landscape the front of our house. Could we have some of the top soil that is removed from the pond, since some of it likely wash off our property into the pond any way??
Future project - upgrade the entrance to Carman Woods from Carman Road.
I think that the efforts being made to upgrade the subdivision and build a sense of community are great. I only wish that we had the time to get involved.
You are truly doing a great job and we want you to know we truly appreciate all your time and energy!
Use existing $14,000 balance and $100 per home special assessment to dig out pond. Then we use 1997 dues to operate for the 1997 year. (We may have to have some activities during the year where we all supply some food, etc., to keep costs down.)
This newsletter and "pond" information was very useful and interesting.
Good newsletter. Good study of pond problem. Buzz book and follow through is good.
Have you provided for a percentage of non-payments on special assessments to allow project to go forward before 100% of people pay?
You're doing a great job!
Do nothing now and in a couple more years when more silt has reduced the pond depth to approx. 3 feet, drain the water and plant grass, shrubs, and trees. I will refuse to pay $200 when some subdivision owners have not paid their homeowner dues.
Remind homeowners that they should "clean up" after their dogs and cats. Can't tell you how many "piles" I've cleaned up and I don't have a dog or cat. What can be done to people when they don't clean up after their animals?
You've done a great job on subdivision "beauty"; i.e. trimming tree limbs, shrubs in the common ground, etc.
Erect a wooden fence around perimeter of hole to insure safety for our children! The cost of road repair would be exorbitant!
We like the newsletters. They are written well.
Probably will ok choice A, but have questions first-- Is $200 this year (97) only and we need that in writing. It is $200 above the regular $100/year or is it really a total of $300 this year? Please clarify.
Cars parked in street during bad weather.
Keep subdivision neat and clean. Like work days, parties, etc.
The homeowners on Pebblefield - around the cul de sac have removed several overgrown shrubs. They were a hazard - visibility - cars cannot see behind -- kids could have been hit. We would like funds to relandscape the circle. We already planted new grass, but would like new shrubs, etc. The homeowners will do the work.
How about channeling run offs into sewers like other subdivisions do that don't have a pond to work with? Using drainpipes. Then no need for pond? That pond has cost us thousands so far. Should we decide to deepen, the let state authorities stock it, how are we to control who is allowed to fish. What if we annex the neighboring subdivision as is predicted. Will they have rights to fish, swim and skate? Would we be liable if a child drown? Looks pretty hopeless situation.
You are doing a wonderful job as trustees. I move we don't change you.
It was my understanding (from the last subdivision meeting) that even if we dig it out, there is no guarantee that the pond will be and remain a living pond.
I know it was brought up at the subdivision meeting, but I would also like to see it in print, for those who were not at the meeting. Those dog owners who walk their dogs and the dogs do their "business" on other peoples lawns, please pick it up!!! My daughter has been begging me for years for a dog, but I don't have the time to clean up after one. I resent having to clean up after other people's dogs. I'd like to be able to mow my lawn without having to pick up after other people's dogs. Please print this concern in the next newsletter.
How are you going to collect this money when we can't get over 6% of the home owners to pay they required annual dues? I object to less than 100% participation on this project.
How can you get the overdue dues plus interest? How do you make sure everyone pays if this is passed? Can you garnish wages, sue? Don't we have some sort of legal options?
Entrance to our subdivision always looks nice. The flowers in summer are always a welcome sight.
Erosion on common ground.
What we like: taking action. Thanks.
We do not wish to spend additional money when there is $10,000 balance.
Why are we carrying an $11,000 balance? The homeowners who have contributed this money will not benefit from this money if they move. If additional money is needed in the future, then the homeowners in the subdivision at that time should contribute to the needed money.
UE replaced light in front of our house, but it hasn't worked since. Can UE get it operational?

Typical notes from when the three trustees get together

Notes from meeting 14 Nov 96

Pond
Ken will contact the contractors and engineering firms that Mark Pollmann
suggested.
Koby and Mattelawic contractors, Doering Engineering firm.
Doug will continue to call people from the list from the conservation 
department.

Trash collection
Doug will pass the name of the woman who asked to Donna Markham.
The person at BFI is Marvin Rothberg, 432-3413, keyword - neighbor rates.

Buzz Book
We will publish an informal draft copy of the data we presently have.  
E-mail addresses may be added.
A program such as Excel will be used.

Newsletter
The target for the newsletter is Jan 97.  Information is needed for this 
newsletter.  For now the information in this mail is my suggestion.

Sweat Equity Ideas
Patch cracks on blacktop of main common ground.
Apply another coating of sealer.
Paint lines for basketball, hockey and four square.  The outer boundaries 
will be set up as a guide for bicycles and roller blades.

Cut down the thorn tree from the main common ground.

Bring in dirt to level the grass area near the blacktop.  Plant grass.
Anyone with wheelbarrows and experience with seeding is needed.

Make wood signs for advertising work parties and social events. 

Restain the sign at the entrance from Carman Road.
Rework the flowers at this sign.  ( Gary will call Susan about flowers.)
Rework the hose that supplies water to the flowers.

Repair the grate at the pond deck.

Inspect areas for maintenance items that will be costly if not repaired.

Spray Roundup on weeds.


Neighborhood Watch
We discussed getting signs similar to the ones at Seven Oaks.
I do not know what the next action is on this subject.

Wood signs
Gary will call Dale Smith to investigate this.

Carman Woods Holiday Party
Ken called the McDonalds at Big Bend and Dougherty Ferry.
Mondays at 7:30 are best for them.  The play land will handle 25 kids.  
There is seating for 35 people in this area.
The store has a capacity of 102 people.
There will be a 101 Dalmatian promotion going on with the happy meals.  
Cost of a happy meal is about $3.50.
We are penciled in on Monday, 16 Dec 96.
The contact at McDonalds is Jane, 861-7080.
If we need more space, the only other idea is a skating rink.
Discovery Zone was not checked since it is fairly expensive.
Carman Trails elementary may be available, but someone must take charge 
of organizing activities.  
Mike McEnery said the McDonalds idea sounded good,
We had fifty kids or so at the Easter egg hunt.  Mike expects 
the turnout to be less in the winter.

Gary's term is up May 1, 97.  

Gary asked for Carol Morgan's phone # and address.  I purchased the 
firewood from them for the bonfire.  She is not worried about the wood, 
but since vandals broke the lantern she let us borrow, I would like to
pay her.  The $15 saved a big headache for me not having to drive 
around and load wood into my van.


Social activities
Our plans are to have simple get togethers more often.  Simple bar-b-que, 
on spring/summer weekday evenings, etc...    The signs made at 
sweat equity will be helpful to advertise these.

Bills for assessments will be issued around Feb 97.

Grass cutting
Bids for lawn mowing will be gotten.  
Gary will reduce the map to highlight the areas to be cut back this winter.
The idea is to ensure we set the same requirements for each contractor, 
so the bids are comparable. 
Doug is calling grounds keeping contractors.
Ken and Doug will be available to walk through the areas with the 
prospective contractors.

Sending the woman who supplies water a thank you card was discussed.

Other items discussed----
How to prod the few homeowners to cut weeds, get rid of trash, cars with
flat tires, etc.. that seem to be nagging, impossible to solve situations.

Ken has a few papers to bring to the main file, mainly dealing with fences 
on common ground borders that were approved.

Christmas Caroling
Debbie McEnery has volunteered to help organize caroling this year. 
 An alternate rain/weather date may be set.

Sweat Equity

The prime focus of 1997 is the maintenance and repair of our storm sewer system. Our common areas have settled, changing the flow of water. There are at least three areas where water goes around the sewer instead of in it. The common area with the elephant tree has large areas of mud and erosion. The adjacent area across Blakefield has similar problems with erosion.
The subdivision plans to purchase high clay content soil.
Volunteers are needed to move it.
Grass seed will then be planted. MSD is sending an engineer to advise us through this project. As we learn more, updates will be given.
A roster of volunteers is being generated. If you have an e mail account and wish to be on a mailing list, contact any trustee for information.

One major project that will affect everyone in the subdivision is the expansion of Highway 141. Included here are two images showing the planned routes of 141 in our area.

Be aware these images are large and may take a few minutes to download. They are detail aerial photographs with the planned route shown. The originals are availavle at the Grand Glaze County Library.

  • Between Big Bend and Carman Road
  • North of Carman and intersection with Manchester Road.

    You can send E-Mail to the trustees from this page. Click which trustee you wish to contact from the list below.

  • Ken Markham E-Mail to km@partyline.net
  • Doug Beck E-Mail to audsx2@juno.com
  • Glen Davis E-Mail to GJD751@aol.com

    return to Kens home page