Stablewood Property Owners Association

The 1st Quarter Board Meeting was held 24 January 2023, at 7 PM at 23540 Stablewood Circle. 

The meeting was called to order at 7PM, with Mark Jenner, Davin Rieke, Bobby Lambert, Terry Johnson, Rod Jenkins and Gabe Acosta representing Magnolia Mgt. 

The SPOA Financials were reviewed and 4th Quarter 2022 meeting minutes approved.

The board reviewed current building projects, drive-thru reports and association contracts.  We are soliciting a new power-washing and irrigation maintenance contract as our previous vendors have been less than responsive. The landscaping and Security Solutions contract will remain in place.

Magnolia has begun receiving 2023 dues and we are pursuing legal action against the handful of delinquent 2022 dues.

The Board is continuing oversight of neighborhood construction projects, progress on Lot 25 at the entrance and plans for the restoration of 23080 Stablewood Circle.

Board assignments for 2023 remain the same and quarterly meetings are scheduled for, 6 April, 20 July, and 24 Oct. 

The meeting adjourned at 8:03PM

The annual meeting was held, 14 Dec 22, at the Oaks Clubhouse and virtually on Zoom with 24 residents represented in person or through proxies.  The meeting was called to order at 1904 and following a roll call, a determination of a quorum, a motion was entered, seconded and passed to accept the agenda as presented.

Proof of the annual meeting notice was presented and a motion was made by Becky Jenner, seconded by Lenny Sawyer to waive reading of last year’s minutes and accept them as presented, as they were provided with the meeting notice. There was no discussion and the motion passed approving the minutes.

An overview of Board actions for 2022 was provided, SPOA financials reviewed and the Board report was discussed.  The Board approved CY 2023 Budget was presented and the dues structure will remain at $400 per year.

There was no “unfinished” or “new” business to discuss and we moved into general comments and concerns.  These included dogs allowed to run off-leash and outside of fenced yards, drainage and erosion between 23504 Stablewood Circle and 23478 Stablewood Circle.  The general conditions of the roads were discussed and Harrison County’s lack of response. Other concerns discussed were owners who are delinquent in dues and what were the next steps in collecting those dues. We also discussed the possibility of land zoned R-1 and A-1 between I-10 and Stablewood being developed in the future.

The floor was then opened for nominations and election of the 2023 Board.  After a few moments of silence, Lenny Sawyer made a motion that the current Board should be re-elected, it was seconded by Mary Edith Dressel and after a brief discussion the motion was passed.

A motion was to adjourn was made, seconded and passed at 1940.

The 4th Quarter Board Meeting was held 3 Nov 2022 with Mark Jenner, Davin Rieke, Bobby Lambert, Terry Johnson, Rod Jenkins and Gabe Agosta of Magnolia Management. 

The SPOA Financials were reviewed and 3nd Quarter 2022 meeting minutes approved.

A review of the financials showed 6 delinquent annual dues accounts.  Magnolia management will follow-up with phone calls to resolve this issue before legal action is pursued.  The board approved the 2023 FY/CY budget.  That budget will no longer reflect an annual social.  The Board will still support social functions if approved but we’ll no longer budget for the event.  That budget line will now reflect our internet access and live security cameras at the front endurance.  Based on the current financial reserves the current dues structure of $400.00 per year was approved for FY/CY 2023.

The Board discussed the “Plan set for review, not construction” for the property at 23080 Stablewood Circle.  Based on the review the board tabled further action until the 1^st Quarter meeting in Jan 2023.

The motion to seek a covenant change to allow certain metal roofing did not receive a second so the motion died and this issue is closed.

The Annual Property Owners meeting will be held at the Oaks Clubhouse at 7PM on 14 Dec 2022. Magnolia Management will also host this meeting virtually, like last year, so we can facilitate maximum participation.  Please make plans to attend this meeting virtually or in person to participate in your association. Also, please consider joining the board for next year as the current board has more than 20 years collective service to Stablewood.

The 3rd Quarter Board Meeting was held 19 July 2022, at 7 PM at 23540 Stablewood Circle.  The meeting was called to order at 7:05PM, with Mark Jenner, Davin Rieke, Bobby Lambert, Terry Johnson, Rod Jenkins and Gabe Agosta of Magnolia Management. 

The SPOA Financials were reviewed and 2nd Quarter 2022 meeting minutes approved.

The board reviewed current building projects, drive-thru reports, the spring letter and Neighborhood watch issues.

The majority of the discussions centered on unapproved work being accomplished on Lot 25, at the entrance and Lot 23&24 Stablewood Circle.  These projects have no approval and the Board is initiating corrective actions with County/State officials and will begin pursuing legal remedies in the near future.

The proposal to pursue a change to the SPOA covenants to allow certain types of metal roofing materials was discussed again and will be voted on at the 4^th Quarter meeting.  If approved it will be presented at the Annual meeting.

The next Board meeting is scheduled for 27 Oct. 

The meeting adjourned at 8:34PM

The 2nd Quarter Board Meeting was held 27 April 2022, at 7 PM at 23540 Stablewood Circle.  The meeting was called to order at 7:01PM, with Mark Jenner, Davin Rieke, Bobby Lambert, Terry Johnson and representatives of Magnolia Management (Daniel Camp and Gabe Agosta). 

The SPOA Financials were reviewed and 1st Quarter 2022 meeting minutes approved.

The board reviewed current building projects, drive-thru reports and association contracts.

The Virtual Neighborhood Watch initiative seems to be progressing well.  The utilization of the Band App has been well received with 42 participating, including a member of Harrison County Sheriff’s Office.  The entrance cameras are now live and 14 members have access to view the cameras live or review historical footage at any time.  The SPOA will purchase reflective vest with Neighborhood Watch logos for interested members to wear while walking, running or biking the neighborhood. 

There are at least ten construction projects on-going in the neighborhood that the Board/ARC is monitoring.  A few of these projects have no approval and the Board is initiating corrective actions with County/State officials and will begin pursuing legal remedies in the near future.

The landscaping of the Stablewood Dr & Circle is complete with the entrance landscaping in-progress.

A proposal was discussed to pursue a change to the neighborhood covenants to allow certain types of metal roofing materials.  The proposed change received mixed support and was tabled until the next board meeting for additional discussion and a decision.

Board meetings are scheduled for, 19 July and 27 Oct. 

The meeting adjourned at 8:03PM

The 1^st Quarter Board Meeting was held 3 Feb 2022 at 7 PM at 7451 Woodland Dr.  The meeting was called to order at 7:01PM, with Mark Jenner, Rod Jenkins, Davin Rieke, Daniel Camp (Magnolia Mgt) present and Terry Johnson via phone.  Bobby Lambert was out of town. 

The SPOA Financials were reviewed and 4^th Quarter 2021 meeting minutes approved.

The board reviewed current building projects, drive-thru reports and association contracts.

Stablewood Circle landscaping was addressed and will occur in Feb/Mar timeframe.  Road re-surfacing is a Harrison County issue and no additional information is available at this time.

The area of most concern was neighborhood security and possible ways to enhance our security and safety.  An industry/military proven Risk Assessment Matrix was utilized to baseline Stablewood’s Security Risk.  National crime statistics and a comprehensive data set from Harrison County Sheriff’s Office were utilized.  That dataset included all crimes within a 3-mile radius of Stablewood from 1 Jan – 15 Dec 2021.  Our assessment rating was “Moderate”  in a rating scale of Low, Moderate, High, and  Extremely High.  Different courses of action were applied to the matrix to evaluate mitigation strategies.  Those strategies ranged from hiring full-time security, part-time security, making entrance cameras live and establishing Neighborhood Watch.  After application of each mitigating strategy our overall Risk Assessment remained Moderate.

Based on this assessment and a cost/benefit analysis, the Board decided to implement the following:  the virtual Neighborhood Watch(NW) utilizing the Band app, posting of NW signs, and making the entrance cameras live.  An added benefit to the cameras being live will be WIFI availability at the entrance.  We plan to provide HCSO the password to allow deputies to utilize the network which should increase law enforcement visibility.  Additionally, we are researching increasing neighborhood lighting.

If you wish more information and details of the Risk Assessment and the Cost/Benefit analysis of mitigation strategies please contact Mark Jenner.

The board assignments for 2022 are:  President Mark Jenner, Vice-President Rod Jenkins, Treasurer Terry Johnson, Secretary Davin Rieke and Bobby Lambert. 

Board meetings are scheduled for 27 April, 19 July and 27 Oct. 

The meeting adjourned at 8:00PM

The Annual Meeting was held 7 Dec 2021 at 7 PM at the Oaks Clubhouse and virtually via Zoom.  The meeting was well attended with representatives from Magnolia Management and 23 properties represented.  The meeting was called to order at 7:10, meeting requirements were satisfied, and the agenda, reports and last year’s minutes were approved.

The SPOA Financials were reviewed and approved.   The 2022 budget was approved at the 4^th Quarter Board Meeting held in October.  It was presented at the meeting, and the annual dues will remain $400 per year.

The area of most concern was neighborhood security and possible ways to enhance our security and safety.  Neighborhood Watch was revisited and didn’t gain the support needed to formalize for our neighborhood.  The issues surrounding Stablewood being “gated” were thoroughly discussed.  At the conclusion of the meeting there were several ideas advanced that will be explored:  making the entrance cameras live, adding more cameras throughout the neighborhood, and adding a roving security guard.  Bottom line, residents want additional security for our community.

Another topic of  discussion was the condition of the Stablewood roads and where we fall on Harrison County’s resurfacing plan.  Steve Hall volunteered to take up that cause and meet with County officials. 

Based on the landscaping of the Woodland cul-de-sac, a request was made to update and refresh the landscaping of the beds at Stablewood Circle.  This refresh will be accomplished with the spring plantings.

We also discussed the social budget of $1500 per year for an annual picnic.  We’ve had little success in organizing an event that services the entire neighborhood, so this line item is rarely used.  A motion was made and passed that allows any social events that include 5 or more property owners to apply for up to $300 in food reimbursement.  This provision will allow for smaller events (currently up to 5) and moves the planning and execution from under the Board.  The change will encourage neighborhood social activities and interaction on a smaller scale.

One last reminder, the community-owned property is relatively small in area.  It includes the entrance, the Woodland cul-de-sac and the median and flower beds on Stablewood Drive/Circle.  It does not include the lake that is on Stablewood Circle.  The lake is on private property owned by Amy&JC Green and Desairie&Bo Cain.  As such, walking around the lake or fishing in the lake is considered trespassing on private property.  Please respect our neighbors’ rights.

The last item was board elections which included the 4 current members and their respective positions:  President Mark Jenner, V-President Rod Jenkins, Treasurer Terry Johnson, Secretary Bobby Lambert and Davin Ricci, a new addition to the board for the coming year.  At the first quarter meeting in January, the board members will decide officer positions for 2022.

The SPOA Annual Business Meeting is scheduled for Tuesday, December 7 2021 at 7:00 PM at the Oaks Club House.   This meeting will also be conducted virtual via Zoom.  The link was provided in the meeting packet mailed by Magnolia Management.  Please make plans to attend the meeting or provide your proxy to a neighbor who’ll be attending.  This is your chance to provide input, volunteer or nominate/approve new board members.

As many are aware we have witnessed an increase in property crimes over the last several years. As a result we have installed security cameras at the entrance and have researched Neighborhood Watch numerous times with little or no interest from the association at large. Over the last couple of days I’ve responded to text, emails, and phone calls concerning Stablewood security and the possibilities of having a gated community.

Issues:

                For a gate or security to be installed and control the entrance, the SPOA would become responsible for the maintenance and up keep of the roads, drainage, infrastructure and easements.  We’d become a private community with private roads, not public and not maintained by the County.

                The Oaks HOA dues are $100 per month, with roughly 400 properties, they generate $40,000 a month for maintenance of common property, roads, security, etc  The Oaks is semi-private because of the public golf course, but they are private after dark for all intents and purposes.

                                Section 4.18 The Oaks Covenants:

                                Section 6.11 Emergency and Service Easement:

Stablewood has almost 3 miles of paved streets with an estimated lifespan of 15 years.  Based on the age of our subdivision, we’d be looking at a large capital expenditure in the next 5 years to repave all the streets.

Average cost of asphalt is $4.00 per sq/ft.

 Estimate based on 22 ft wide and 15,000 ft of street is 330,000 sq/ft or $1,320,000.00

                Gulfport awarded a $5.4 million dollar contract to repair/pave Courthouse Rd.  The project included drainage and lighting infrastructure and was 4 lanes instead of 2 but the total length is 1.1 miles. (60 ft wide x 6000 ft = 360,000 sq/ft)

Security:

                Swetman Security entered into an agreement with the city of Biloxi to provide uniform security for $15.50 per hours.  If we secured the entrance, the recurring labor cost would be roughly 2 FTEs (Full Time Equivalents), 10 or 12 hours per day, 7 days per week or  4160 hours per year = $64,480.

                Building a 10×10 guard shack, with power, water and sewage will be difficult   Power and water is available but it would require septic.

                A onetime cost of a security gate install would be estimated at $15,000-$25,000 with some recurring maintenance cost.  This could probably be achieved with a special assessment and a minimal annual dues increase.

First step would be a change SPOA Covenants

                Covenant changes require 67% to approval.  It took five years to obtain this percentage just to change the verbiage on driveways since 85% of the homeowners were in noncompliance.    

                Based on current road conditions, I’d not consider entertaining this course of action until after the county resurfaces our streets in the next 5 to 7 years.

                A dues increase would have to occur almost immediately to bank the cost of building the guard house and repaving the roads.  Roughly dues would increase from $400 a year to $100 a month/$1200 a year or a special assessment of $20,000 per lot. 

                It is really premature to talk about any of this until the fact that Oakenshield is a public road is addressed.  Gates to private roads don’t work when a parallel road is public.

Oakenshield Issues

                The first property the developers acquired that would become Stablewood was John Dane’s horse ranch.  The address for that property was 8040 Oakenshield Lane because Oakenshield was the public access road to the ranch.  The acquisition of that property was the basis of the Stablewood Subdivision, and it included all of the properties in or bordering Stablewood Circle.  The second land acquisition was from Royce Hill.  That land went from Menge Ave to Oakenshield Lane.  The parcel included the entrance, Stablewood Drive, Woodland Drive and all of the lots in the creation of that phase of the Stablewood Subdivision. There are at least 12 property owners who are not part of Stablewood Subdivision who have legal rights and access to Oakenshield as the dedicated public access to their properties.  Before any homes were built in our subdivision, the developers of Stablewood LLC negotiated as a single entity with the principal owners of Oakenshield Lane to remove it as the public assess and instead utilize Stablewood Drive.  Those negotiations  failed.  As a result, there are 11 Stablewood properties on Stablewood Dr and Woodland Drive that have legal easements across their property that guarantee the existence of Oakenshield Lane and provide public access to all Oakenshield properties.  Until there is agreement between the 20+ property owners on Oakenshield Lane, it is pointless for the SPOA to make attempts to secure the entrance and make Stablewood a gated community.  Stated another way, unless all those owners agree to give up public access and pay to legally document this change, SPOA can do nothing.  While this issue is certainly of great interest to the SPOA,  until the access issue is agreed upon and legally changed, the SPOA has no leverage, no authority and no right in any matter regarding Oakenshield. 

The 4th Quarter SPOA meeting was held 12 Oct 21 at 7451 Woodland Dr. The meeting was called to order at 7:01PM and was attended by Mark Jenner, Rod Jenkins, Bobby Lambert, Terry Johnson, Daniel Camp and Justin Gore. Financials were discussed and we reviewed the steps needed to address the large number of annual dues delinquencies.

We will exceed this years budget due to a number of issues. The driving factors are the replacing of the well after a lightening strike and the restoration of the Woodland cul-de-sac after the new well was drilled. The irrigation system needed a rebuild, the cul-de-sac re-landscaped and boulders were installed to reduce vehicle traffic through the greenspace. We also incurred expenses for clean-up after a hurricane and saw increases in gas, electric and insurance. Other discussions included property maintenance, homes being remodeled and repainted.

Magnolia presented a FY/CY 21 budget which is supported by the current $400.00 per lot dues structure. The Board approved motions for the budget and yearly dues assessment. As the year has progressed most of the functions of the standing committees, ARC, Social, Beautification, Curb Appeal have been either combined or moved to the board. This has been done to facilitate timely actions and fill the voids created by resignations and little volunteer support.

The Annual Property Owners meeting will be held at the Oaks Clubhouse at 7PM on 7 Dec 2021. Magnolia Management will also host this meeting virtually, like last year, so we can facilitate maximum participation. You will receive an Annual meeting packet in November that will contain the official notice, last years minutes, financials and a consolidated Board report. Please make plans to attend this meeting virtually or in person to participate in your association. Also, please consider joining the board for next year as the current board has almost 20 years collective service to Stablewood.

The meeting adjourned at 7:57 PM and the next meeting will be the Annual meeting on 7 Dec 2021.