Town Crier Articles

Update on Charlotte Park Phase 10 Transition and Engineering Briefing - May 10, 2022

Posted on June 1, 2022 6:00 AM by Rebekah Roberts

Categories: NTRA Business

In 2015 Phil and I retired to New Town and “village life” in Charlotte Park, specifically Ercil Way. It’s been wonderful. Alas, as in most neighborhoods there have been some problems. We have experienced the constant free flow of water down Ercil that causes slipping and sliding in the winter and some mushy yards in the summer. Drainage is a problem as are sink holes. Understanding what will happen when this section of New Town transitions from the Developer is very important to us.

The May 10th special meeting of the New Town Residential Association (NTRA) Board brought the community up to date on past concerns and the issues still needing repair in Charlotte Park Phase 10. There were about 20 residents in attendance.

The Board had hired Giles and Flythe Engineering Company to assess the common areas. Zach Shephard, Regional Manager, presented open issues with recommendations from the January County and Giles and Flythe inspections. They were as follows:

The continual problem of rushing water down Ercil Way. According to Board President Mary Cheston, James City County will have to approve an engineering fix to these foundation drain discharges which ABVA is preparing.
Determine the cause of paint peeling on the Olive Drive fence along the wet pond. Recommendation: Secure a paint professional to evaluate proper surface type and paint the coating accordingly to maintain a coating on the Olive Drive fence with a one-year warranty.
Remove loose vegetation from wet pond along Olive Drive.
Repair cracked asphalt section at handicapped ramp at Olive Drive and Lucretia Way.
Repair cracked curb sections along Lucretia Way and the curb inlet concrete section of Olive Drive and Ercil Way.

Permeability testing should also be considered by the Association. Zach noted that James City County had tested the bioretention basin at Christine Court and conducted some post-rainfall testing at the Olive Drive wet pond to ensure they were functioning properly.

The Giles and Flythe report had estimated the cost of remaining repairs at approximately $59,000. ABVA, the Developer, reported via email that some of this work has been completed and the only two issues still needing attention are the Olive Drive fence along the wet pond and the seepage issue on Ercil Way.

From the community comments, there were other actions and/or recommendations for the Board:

Obtain a letter from James City County (JCC) indicating structures were built according to County specs.
Conduct camera imaging for the storm water system to see if the moving of water to BMP is functioning properly. It appears that JCC requires this for new areas, like Shirley Park, but not older developments. The Board will check into this.
Understand what NTRA must do to properly maintain assets, especially these stormwater systems (Chesapeake Bay Act).
Ask ABVA to sealcoat the alleys before turnover.

The Board is in the process of getting bids for the regular maintenance of all BMP/Bioretention ponds (including the Olive and Casey Blvd. wet ponds). Also, consideration of any sealcoating will await the resolution of the Ercil Way drainage situation since excavation may be required.

Ultimately, the NTRA must make a determination that these areas are “in a condition acceptable to the Association.” (Section 4.9 of the Amended Master Declaration).

Comments

Comment By: Tom Dawkins

Posted on June 6, 2022 3:07 PM

Thanks, Becky, for the informative article! Since not contractual, will the Board share with members the acceptance criteria for each asset being transitioned by ABVA - for example, top-sealing all remaining Charlotte Park, and Roper Park alleyways (for better protection and an enhanced finished appearance)?

RESPONSE FROM THE BOARD: Please consult NTRA Policy 5.1 Turnover or Acceptance of Assets. As stated in the article and discussed at the meeting, the Board will determine what is "in a condition acceptable to the Association" based on all information available to the Board at the time of turnover.

Last Edited: 06/06/2022 at 05:14 PM

Comment By: Tom Dawkins

Posted on June 6, 2022 6:03 PM

Mary, will the Board share this criteria with members?