Living in the Neighborhood

Patio/Gutter Drain Line Project

If you followed newsletter articles during the summer of last year, you will recall problems with water drainage that resulted in extensive flooding following at least two very heavy rain storms. Although the causes were varied, it was obvious that many of our storm water drain lines in the byways were a common problem. In order to avoid future problems and to reduce potential maintenance costs for all townhome residents, emphasis by the Townhome Maintenance Committee in 2011 will be placed on the evaluation and upgrade of these drains. [Note: The next painting project and a repeat of the cycle completed last year will not begin until 2012.]

Evaluation of this work began with an inspection of drain lines on John W. McConnell Byway (behind O. Henry and Harper Lee North townhomes) and on Susan T. Goodrum Byway (behind Harper Lee South and North Faulkner Way townhomes). Although all byways will be addressed, these two presented the greatest problems in 2010. Photographs were taken and various solutions to obvious problems discussed. As part of the evaluation process, a company has been requested to quote on conducting a video camera survey of these drains. Based on the video camera results, definition of the rest of the project will be developed.

There are a number of known problems. As each unit may have slight differences in construction, solutions may be varied.

Drain line pitch is not always adequate. This problem is greatest in Harper Lee South and O. Henry townhomes. [Solutions will be developed on an individual basis.]
Roots have grown into some drains, causing blockage of water flow. So far, this has occurred as the result of owners planting their own shrubs beyond the original landscape plants. [The video camera survey will better determine the extent of this problem. However, residents will be requested to remove all non-original plantings in order to avoid a future issue. If you have plants which you want to keep and can be located in a different area, please move them as soon as possible. Plants in the byway may not only interfere with drainage, but also create problems for utility lines that run along the byways.]
Drain lines could not be located for some units. Owners have modified some drains and buried lines not realizing that they were outlets for patio drainage. Other situations may date back to original construction. [During evaluation, the location of all drains will be determined. This will be accomplished by minimal digging, if necessary. Once lines are located, individual solutions will be developed.]
Nearly all drain outlets have experienced crushing due to vehicle traffic riding along curbs. [One contractor has proposed breaking all drains back approximately three feet and installing a concrete drain slab out to the curb. This option will obviously be costly, but may be the only solution to the problem. Harder drain lines in the form of plastic pipe have not worked.]
Most drains exit into or below the curb grade. [Some of this may be addressed as part of the solution to crushed lines. Drains with poor pitch will have to be addressed in a different manner.]
Drainage drains on patios are often blocked with debris, leaves, potted plants, patio furniture, or other obstructions. Gutters are also frequently plugged with leaves and debris. [The best solution here is owner/resident awareness and education. However, recognizing that annual cleaning may be an issue for some residents, the committee is considering set-up of an annual cleaning project.]

There are obviously many issues to address. Storm water drainage is defined as an Association responsibility in the Neighborhood Covenant. Left unresolved, these issues can result in extensive water damage. Townhome units built in the early stages of the development have open gates to the byway and should not pose problems with patio flooding. End townhome units also are not likely to flood. However, these drain lines are the only means of draining roof and patio surface water from inside courtyards.

As the evaluation phase is completed and solutions implemented, contractors may need access to some patios in order to assess proper drainage. The project is expected to continue through the spring and summer. Cooperation by all owners and residents will be appreciated. If you have specific questions or concerns, please call a member of the Townhome Maintenance Committee.

Be Safe – Be Courteous in Byways

Repeated comments continue to be received from residents observing vehicles traveling too fast in byways. By design, our alleys are extremely narrow and visibility is poor in some places. Caution is particularly important when a driver sees an open garage door. Residents often back quickly out of garages without looking for on-coming traffic. Although, the byways are not play grounds, many children do ride bikes and play in these areas. Drivers often do not expect a child to run out of the garage, but that possibility always exists. Please drive slowly along byways at all times.

Another problem, as mentioned in the previous article, is the crushing of drainage pipes resulting from vehicles riding on curbs. The curbs are NOT intended for vehicle traffic. Although service vehicles are often the offending party, residents can, and should, take more courteous actions to avoid driving on these areas. If possible, back-up or wait to let on-coming cars out of the alley. Use empty casita pads to pull-up and let traffic pass. If you feel you must use the curb, please pull-up into a garage pad and avoid driving on drainage lines. This problem would not be nearly as severe if all residents remained patient, cautious, and courteous when meeting other cars and vehicles.

One final word: Just as important as traffic flow on our main neighborhood streets, byways should never be completely blocked to other vehicles for longer than a few minutes. Service vehicles should be requested to park on the main street if extended work is required. Emergency vehicles do need access to all streets, including byways.

Thank you for your patience and cooperation.

New Contractor Certified by Abbott

Although the Association has been pleased with contractors that are approved by Abbott for maintenance work in our neighborhood, the Townhome Maintenance Committee has been in search of a local contractor so that expenses associated with travel time can be reduced. As of the beginning of 2011, that goal was accomplished with a company in our own “back yard.”

Flat Creek Construction has completed the certification process through Abbott Enterprises and is now approved for work in our neighborhood. If this name sounds familiar, it is probably because the office is located in one of our neighborhood’s work units (122A St. Alban’s Lane). Flat Creek was founded in 2005 and is experienced in custom projects, as well as remodeling work. Local projects include the Brownstone condominiums and townhomes located at Exit 30 in Davidson. Although located here in Davidson, the company currently has active projects in Charlotte, Gastonia, and Taylorsville. Flat Creek is experienced with construction of multi-family homes and will bring an understanding to our community.

By being located in St. Alban’s Square Neighborhood, Flat Creek can bring a unique advantage to the neighborhood. Reducing travel time should have a favorable impact on costs while helping to make response quicker and more efficient. Martin Kerr is company president. Jeff Baugn will be the primary interface with our community.

Flat Creek will not be the exclusive contractor in our neighborhood. However, approval of this company will hopefully add a positive alternative to improved efficiency and lower costs.

Your feedback on Flat Creek, or any other contractor completing work for owners and residents, is needed and appreciated.

2011 Yard-of-the-Month Season to Begin

Finally – Spring is here! (Well, at least it looks promising!) Yard-of-the-Month judging begins at the end of April for the month of May and will continue through October. Winners are selected among single-family homes. Be a winner of the “Star of Excellence” in 2011!

The criteria established by the Selection Committee (representatives from the neighborhood) are listed below. The total exterior appearance of the yard, including the planting strip between the sidewalk and the street, should be one of neatness and visually appealing as evidenced by:

Mowed and edged lawns.
Well defined planting beds that are mulched and weed-free.
Pruned shrubs and trees.
Effective use of seasonal color through plantings of annuals and/or perennials.
Plantings in scale to size of yard.
No trash, junk, or dead plant/grass material.

If you have questions or suggestions regarding this plan, please call Judy McLean, at 704.895.0940.

Go Green! – Receive Your Newsletter via E-Mail!

Please consider receiving the newsletter by e-mail and save on Association costs and delivery times. If interested, e-mail Dave Smith at davidbsmith@bellsouth.net and give your name, street address, and e-mail. Your newsletter will be delivered earlier and in color!

Don’t delay. Sign-up today!

Newsletter Delivery Volunteers

Thanks go to all of our delivery volunteers! This has been a rough winter, but spring appears to be a reality. The January team included Adria & Woody Appleby, Paula & Harold Bell, Bob & Deb Cameron, Barbara Dillman, Shirley & Tom Fischer, Jo & Bob Herman, Anne Jerands, and Dave Smith.

If you wish to volunteer, please call Dave Smith at 704.987.1472 (e-mail davidbsmith@bellsouth.net).