****IMPORTANT**** Please read and respond to the survey.
Dear Amber Meadows Residents,
Please read the post below, and then respond to this survey:
There are two key governing documents for the HOA. One is the Bylaws that govern how the HOA itself works, and the other is the Declarations of Restrictions that govern our property use. One of the biggest items on the HOA’s docket in 2026 will be to update the Declarations of Restrictions. This document is extremely tough to update. It states that it can only be updated once every ten years, and even then it has to achieve a majority of lots voting for the changes. Further, changes must be voted on 2 years prior to the end of the ten year period. This is a lot of hoops to jump through to get the rules updated.
The last time the document was touched was in 2007 and that ten year period ended December 31, 2018. No changes or updates were accomplished in 2016, so the document automatically renewed January 1, 2019 and will expire December 31, 2028. If we are able to make changes this year, those changes will take effect January 1, 2029.
That’s a lot of dates. The upshot is this year we need to compile a list of changes we want to see made to the Declarations of Restrictions, canvas the neighborhood to vote on the changes, and hold a special meeting on the topic. If we can do that, we might just be able to make some lasting positive change for the neighborhood.
We need your input on changes you would like to see. To get the gears turning for what types of things the board is looking to modify in that document here is a list of things we have identified based on resident feedback and board preference:
Fencing Materials: The Declarations very specifically only allow wood fencing. The board recognizes that nobody wants a proliferation of chain-link or similar fencing in the neighborhood, but fencing material has come a long way since this rule was written. We know there are a number of high quality, long lasting, and good looking fencing materials on the market.
Rooftop Solar: The board has taken a measured approach to allowing rooftop solar in the community, allowing panels on rear and side facing roof slopes with the authority granted in the Declarations to govern roof coverings and structures. In a letter and survey to the community last year support for solar was strong, but there was no clear mandate on if we should unilaterally allow rooftop solar. Several survey respondents noted the lack of explicit support in the Declarations.
Sheds: The Declarations specifically disallow sheds. Many residents in the community have strong feelings about this particular rule. Those with 2-car garages and no opportunity for under-deck storage tend to support allowing sheds, and other residents fear sheds could become a neighborhood-wide eyesore.
HOA Ownership of Common Fences: The HOA owns and is responsible for the fencing along both 127th Street and Quivira. However, the HOA does not own the fencing along Neiman. In the last few years, the HOA has replaced all of the fencing from 127th and Bond through the neighborhood boundary on Quivira. A number of years before that, the HOA replaced the fencing from Neiman to Bond on 127th Street. This represents a huge periodic cost for the neighborhood. The fencing in the last few years alone has been around $80,000. Updating the ownership of the common fence to the homeowners who own the property is a move that can grant us a lot more freedom with the funds you all entrust to us.
The Rules to Update the Rules: As outlined above, the rules to update the Declarations are extremely complex and tough to change to keep up with shifting landscapes. We would propose a simplified and quicker process to update the Declarations document.
Thanks,
Amber Meadows HOA Board
