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“We all want progress, but if you’re on the wrong road, progress means doing an about-turn and walking back to the right road; in that case, the man who turns back soonest is the most progressive.”                   CS Lewis

This quote brings to mind two of the major challenges facing our Association: 1) revising our Governing Documents to reflect the operation of a homeowner-controlled HOA, and 2) a likely rezoning fight over adding additional property to the New Town Residential Association (NTRA).

In June the Board of Directors finished its initial review of new draft documents written by our Association attorney. Our comments will now be reviewed and the documents revised to incorporate the many changes the Board feels will improve these texts. By September we hope to have a satisfactory version of the drafts to share publicly with homeowners. Our current Governing Documents are the “wrong road” and the only way we can progress as a community is to start over on the “right road” with a stronger and more appropriate Master Declaration, Supplemental Declaration, Bylaws and Articles of Incorporation.

Meanwhile, a “tsunami” arrived on our doorstep on June 12th in the form of proposed revisions to the James City County Comprehensive Master Plan, Our County, Our Shared Future. These revisions include a redesignation of Eastern State Hospital surplus land for Mixed Use so that 324 acres of this federal land can be developed over the next 20 years. The State of Virginia is anxious to sell the property, and ABVA Development LP¹ has a contingency contract to develop the two parcels of land immediately adjacent to Charlotte Park (C-1 and C-2). Their land use proposal (LU-20-0002) envisions building up to 235 homes (both detached and townhomes) on this land. 

The “wrong road” in this case is that these 81 acres have been labeled as “Mixed Use – New Town” based on ABVA’s land use application and its proximity to New Town. The application states that “The Property would be subjected to the New Town covenants and restrictions, owners would be members of the applicable New Town owner’s association and all development would be subject to the New Town Design Guidelines.” Based on this presumption, County staff titled these parcels “Mixed Use-New Town” and throughout the Plan incorporated language such as “any portion of the Eastern State Hospital property to be brought into the New Town development.” 

All of this has been done without any consultation with the Board of Directors or knowledge of NTRA owners.

To be clear, no land can be annexed or lots added to the New Town Residential Association without the consent of the Association. The parcels being sold are not included in the New Town Master Plan or covered in our Master Declaration. So, although there may be a desire by the developer to market this area as New Town and although the new Comprehensive Plan will certainly add to confusion and misleading assumptions in the future, the Eastern State Hospital property is not in New Town.

Not yet at least.

In my opinion, the most grievous part of the ABVA application is the intention to access the new development by extending Olive Drive. That’s despite the fact that VDOT and County specialists have advised that neither Olive nor Rollison Drive can sustain the heavy traffic and stormwater impacts of this development without reinforcement. Where will the land come from to widen these streets? 

Think about the increased traffic and the effect construction cut-through will have on the community character of Charlotte Park – including our pool complex, the Federal Townhomes and Roper Park. A second site access point is Discovery Park Boulevard and while wider, its increased traffic would create an issue affecting thoroughfares like Casey Boulevard and the vibrancy of Chelsea Green. With new office complexes and 235 additional homes, this growth will likely be felt New Town wide.

In just 10 days, my Charlotte Park neighbors garnered the written objections of 114 NTRA owners – 20% of the Association - to this land use application to bring to the June 24th Planning Commission hearing. ABVA representatives personally lobbied some owners, saying they want to do the right thing for New Town, that they may remove the Olive Drive cut-through and work on buffers. But they’ve also threatened/warned that if they do not prevail, a large developer will snatch up the land and be even worse. 

 

Nonetheless, as of today, ABVA has not amended their June 2020 JCC application or adjusted its drawings. The Planning Commission approved it and is recommending the Board of Supervisors also approve it as submitted.

 

This storm was set in motion years ago. A 2008 study about the future of Eastern State Hospital has driven this planned expansion. In 2013, the County platted and reserved all of Olive Drive as a right of way “with the intent of being extended and continued in order to provide ingress and egress to and from future subdivisions of the remaining parcel and to and from adjacent parcels…” Rollison Drive Lot CA-6A was never developed and is still owned by ABVA, although this plat, incorporated into our Supplemental Declarations, says that “All Common Areas (C.A.) shall be dedicated to” the Association.

Can the NTRA prevail in the future? The stakes are high and affect all of us.

To those who say "it’s only a plan”, “the real changes have to go through rezoning” where there can be negotiations over density, access, etc., I would reply that our community has endured 15 years of construction. We are already behind in this process of defending our small-town community and lifestyle and have lost some ability to influence the outcome. The Comprehensive Plan is considered “rigid guidelines for development.” Since ABVA has a purchase contract with the State, formal rezoning of the property may begin within a year – Not 20. Our Association will be negotiating and likely fighting and spending legal fees for months to come. 

 

Yes, Mixed Use at Eastern State was probably inevitable. But New Town is already a model, complete mixed-use community in James City County. How can we make this new land use change the progress we want?  

You have two opportunities to learn more - both at Legacy Hall:

Look for emails with more details on these meetings.

Earlier this year the Board decided that it is necessary to revise and update the Association’s Governing Documents. At its March meeting, the Board emphasized its goals: understandable documents that provide a transparent assessment methodology and reflect New Town as a community with common areas and amenities shared by all homeowners. Those goals were highlighted in NTRA President Dick Durst’s April 1 “Board Buzz” article. Finally, on May 17 all NTRA owners received a letter from the Board explaining the background of this matter as well as some future actions. (That letter can be viewed on the NTRA website).

We are seeking equitable treatment of owners in our revised documents. We must strive for fairness in assessments, while recognizing that our New Town homes are not cookie-cutter units in a high-rise condo. One of several issues that must be resolved is the provision of landscape services in fenced yards. For more information, see the article in the May Town Crier.

 

Your part in this process will come this Fall. As you know, Member approval is necessary in order to change the Governing Documents. The Board will hold a town hall meeting at which you can ask questions about the revised documents and, later, vote on them. In the meantime, educate yourselves by reading eblasts, Town Crier articles, and website notices to stay informed about the issues. For example, we are already updating the FAQ page on the website with answers to your questions. 

On a different topic, I’d like to remind owners of an existing covenant that is sometimes overlooked - - the requirement to obtain approval from the Architectural Review Committee (ARC) before commencing a project that alters the exterior appearance of your property. 

Before starting construction or installation of a patio, deck, fence, generator, or other structure, and before starting any alteration of the exterior (including changing a paint color) of any dwelling, the owner must submit an application to NTRA’s ARC and secure approval. The application form is available on the website. Other improvements that require ARC approval include awnings, changes to exterior lighting, storm doors, window boxes that are to be attached to the house or garage, large yard ornaments, play equipment, satellite dishes, and solar panels. See the ARC Procedural Guidelines for more information. Failure to submit an application and obtain approval before altering property is an NTRA violation and may result in a penalty. 

 

Finally, the Activities Committee is planning several fun and family-friendly events this summer. An ice-cream social will be held in mid-June and a pool party will be scheduled for July.  Also, the next New Town Talk (on Zoom) is scheduled for June 12. The title is “Williamsburg Regional Library – We’re Not Just Books” and the speaker will discuss the library’s digital collections that can be accessed with a library card.  Watch for more details on each of these events on eblasts, and Town Crier and Facebook notices.  The events will be posted on NTRA’s website calendar.

Membership in the NTRA carries with it both obligations, and benefits. Obligations include knowing and following the rules. Benefits include enjoyment of the Association’s amenities, such as social activities, our beautiful walking trails and, of course, the pool.  I hope to see you out and about this summer!

 

 

This is the official definition but for this Board Buzz article, you can throw out the culinary definition. This article will focus on a smorgasbord of updates from your Board of Directors. 

And that’s what is taking place in our annual AMC Exterior Inspection, for 2021, of the Savannah Square and Abbey Commons neighborhoods. The 2021 inspection process commenced on March 1st with the first inspection of townhomes and notification of violations were sent out so that homeowners could begin planning for their action on the necessary corrections. On April 5th, the second inspection was conducted and after these two inspections and notifications, 75% to 80% of homeowners have responded by taking care of the issue or providing their plan of correction. The final inspection will be conducted on May 3rd and those items that have not been acted upon, either by correcting the issue or by providing a corrective action plan, will be cited for non-compliance and face potential penalties. 

This is a busy time for contractors so actual completion of work may not take place until much later, into the summer months. Some homeowners facing the need for shutter painting are trying to coordinate, with adjoining townhome owners, the timing of painting of all shutters. This will maintain a uniform appearance and a much better “curb appeal”. So, remember that the important thing to do is respond and not remain silent.

The Board has approved a contract to open the pool for the 2021 season on Memorial Day weekend; we will be following Virginia’s Covid requirements.

Back by popular demand, the 2021 summer season will, once again, include Ironbound Gym’s ever-popular Aqua Zumba classes at our community pool. The classes will be conducted on Tuesday’s and Thursday’s beginning Tuesday, June 15th and continuing through September 2nd. A couple of major details about timing are yet to be determined. If there are no Covid space limitations, then there will be one class starting at 9:30 AM. If Covid space limitations are in effect, then there will be two separate classes: 9:00 AM and 10:00 AM. Stay tuned!

April was “National Volunteer Month”, and we wouldn’t want this to pass without expressing our heartfelt thanks for all that our New Town Residential Association Volunteers do to help make our community the special place that it is. Did you know that this community is primarily governed and run by the volunteer homeowners who call this wonderful place home? New Town needs support in so many ways and luckily, we are able to find the talent from the members who live here. Let’s take a look at the scope of work that our volunteers generously provide to their neighbors.

There is always a need for members on these committees. Being on a committee allows you an opportunity to use your skills to serve your neighbors. The New Town Residential Association is dependent on our volunteers, past, present and future!!! 

Our community relies on your dedication and diligence and we say, THANK YOU, THANK YOU, THANK YOU for all that you do in the service of others. You are the UNSUNG HEROES!!

• The Good: The Board has completed orientation training for all Directors and reviewed its insurance coverage in anticipation of a new contract later this year. At our February meeting, the Board adopted two new policies – a collection policy for delinquent assessments and a new policy on the transition of assets from the Developer to the Association. Under this policy, the NTRA will use both a neighborhood working group from the area being transitioned and an independent engineering firm to examine the final common area/asset’s condition. The Board has also approved funds to remove dead trees and replace certain street trees. This work should begin shortly. 

The other “ugly” news is that several Village Walk homeowners have experienced a series of roof leaks and water problems. The NTRA is responsible for the “repair, maintenance and replacement of roof shingles, sheathing, felt and flashing” in Village Walk, which is part of this neighborhood’s separate assessment fee. The number of these leaks is troubling. Forensic inspections are underway as we plan next steps. It behooves all Village Walk homeowners to inspect and clean their gutters, drains and collector boxes to be sure they are clear of debris. (See February Town Crier article “Best Practices for Roof Maintenance.”)

 

My message essentially is that your fellow homeowner Board of Directors is doing our best to balance community expectations and our fiduciary responsibilities. Stay informed, join in our Board meetings which are posted on the NTRA website calendar, and read minutes and other important NTRA communications. As the Irish also say, “Life isn’t about waiting for the storm to pass...it’s about learning to dance in the rain.” 

 

Have a happy and healthy St. Patrick’s Day!

• Incorporation of Savannah Square into the Association

• Updating/Re-writing Committee Charters

• Identify and documenting key operating policies and procedures

• Reviewing existing association contracts

• Developing and adopting the 2021 Budget

During January, the Board’s focus has been on:

 

Beginning with the January meeting, the normal Board monthly meetings will be held from 3-5PM, generally on the fourth Thursday of the month. This is a change from the 6-8PM time.  Although evening meetings will be held when necessary, the Association must pay TM an after-hours charge which we would like to avoid unless it is necessary. Members are still encouraged to participate via Zoom. All the planned monthly meetings as well as quarterly landscape reviews (new) are now available on the website calendar.

Chuck Stetler has announced his resignation from the Board for personal issues.  Over many years, Chuck has contributed to the Association in key leadership roles.  His wise counsel and considerable experience will be greatly missed.  We wish Chuck and Susan the very best.

This has been a very unsettling year for our country and our little community. But we are all hoping for a healthy, prosperous New Year.

Unfortunately, we had to cancel our holiday party in December. Plus, the Covid virus impacted opening of the pool .. Despite the restrictions caused by the coronavirus, the Activities Committee carried out a successful and well attended Halloween party and parade at Sullivan Square.   

The Board of Directors is searching for a person to fill the non-voting position of Secretary.  This is such an important job, which was performed by Dave Holtgrieve who will be resigning in December.    

Recently we had informative Town Hall meetings to explain the proposed 2021 NTRA budget and the proposed exterior maintenance program for Village Walk. This assessment was increased because both painting and power washing the homes in Village Walk were not included in the 2019 Reserve study.

The transition to homeowner control of the NTRA has been challenging and demanding of the newly elected members of the Board of Directors. Thanks to these volunteers who have contributed their time to work and resolve many issues.

Thank you to all volunteers who participated on our committees this past year. Your help was appreciated in carrying out the necessary activities that benefit our HOA.

This coming year we will need new volunteers to participate on both the Landscape and Communications committees. Consider joining one of these important groups.

The 2020 Annual Members Meeting has been scheduled for December 10th. Please watch for more information and use the website calendar Zoom link to the virtual meeting.

Welcome to the New Year....2021!!!!

Community service and participation is very important—not just to me, personally, but to the long-term success of our neighborhood.  We very much enjoy the location and atmosphere we’ve found here, after having had a home in the Williamsburg area for more than 20 years.  The volunteer committees ensure that the quality of life we all enjoy will be maintained; even though the two committee charges (our “charters”) are vastly different.  That has appealed to me, since the Activities Committee is all about the “social” aspects of New Town; providing a way to enjoy the company and camaraderie of our neighbors and friends.  Together we’ve planned pool parties, Kentucky Derby celebrations, Oktoberfest, billiards, Halloween parades, the great Noon-time Talks, and several other events, all designed to bring us together as a community.  It’s a lot of work and the committee needs help to maintain (and expand) those social interactions.  COVID 19 has forced us to rethink the kinds of events we’ve done and I assume that in the future (when life returns to some semblance of social interaction in addition to social distancing) we will discover the “right” blend of those opportunities. 

The Asset Maintenance committee charter couldn’t be more different—our charge is to annually coordinate the “inspection” of all of the “built” assets of the New Town Residential Association, including residences of our homeowners and the shared community assets (like the pool buildings, our white fences, and our green spaces), to ensure that all those remain of a quality that is representative of a first-class community and reflect positively on our neighborhoods. 

As you are well-aware, many of our homes, beyond those newly constructed in Village Walk, Roper Park, and Shirley Park, are beginning to “come of age.”  Karen and I live in Abbey Commons and our home was built in 2006.  Unfortunately, in developments like ours, builders don’t always use top of the line, first-class materials and equipment, which means for all of us our own personal assets are beginning to need attention.  We’ve just replaced one of our air conditioning units, both inside and outside.  We’ve replaced the flooring in the first floor, had shingles replaced and gutter systems redone.  The paint on many of our homes are beginning to show their age.  I’ve noticed as I walk around New Town that even some of the brickwork is beginning to need attention.  My point is that the volunteer work on the Asset Maintenance committee will become increasingly important as our homes and community assets continue to age. As our committee members reach the end of their terms, it is gratifying to see others step forward to help, but we always need more.

There are six additional committees, all staffed by volunteers, that cover most of the aspects of our community, in addition to the Board of Directors (also, all volunteers), so there are so many ways you can contribute.  Those of us who are retired (and seem to have more time to give) also need the balance of younger residents, so that we benefit from all perspectives.  Please think about how you might help?

I, along with all Board members, welcome your questions and comments.  See you around the neighborhood!

• Susan Tarley of Tarley Robinson, PLC as the NTRA attorney provided instructions on the roles and responsibilities of board members.

• TM provides management services to the NTRA. TM is hired by the NTRA Board specifically to assist the Board to fulfill its responsibilities as defined in the Association documents, including assisting the Board to educate, encourage, and enforce owner compliance with NTRA rules. Helps the Board to manage the assets, funds, and common properties and interests of the NTRA. Supports the efforts of the Board to nurture a lively, healthy, and vital community. NTRA going from a Developer’s board to a Residential board needs a management company that can provide continuity, history, an abundance of experience and professionalism in addition to the services mentioned above. TM brings that to the table for us.

• Committee support in governance is a treasure to a thriving community. We foster good working relationships and saw the need to formulize Roles and Responsibilities of the Board of Director with Committees.

• Plan: provide each non-voting homeowner with a paper ballot and a stamped envelope to return to NTRA . New Town residents would get a doorknob bag that included the ballot.  Addresses outside of New Town (approximately 158 of the 500 New Town properties) would have the ballots mailed to them.