Gated community

Anyone have information of turning a non-gated community to a gated community.
Cost, Permits, Pros, Cons, Paperwork, ect....

KennyD1 - Is your gate manned 24/7, or does it have a keypad system? Curious the reason for opting out of the status, and higher level of security that a well-run gated community can provide. The biggest "Con" can be a reduction in the sale prices of homes. Even though a gate has it's security flaws, there is an undeniable prestige value that translates into higher resale values. The biggest "Pro" can be an increase in the amount transferred to other budget items due to the reduction in the gate line item. I would tread very carefully with the residents on this topic. Meaning, where is the push for gate removal coming from, is it from the owners on an owner level, or an owner who has an agenda that is on the Board.

Question for all, I understand the physical element of "enclosing a community" with a gate, however does this in anyway impact on the CC&R's as filed with locals?

I would assume that the "line" between what the community is responsible for, and what the local municipality is responsible for, are already drawn, but are there any other deed restrictive elements to consider when making such a move?

RobertG - You are so right, I do have it backwards. That beckons a question to you on your reply. Not thrilled with the gated provision of your HOA?

Kenny,
The first thing you would need to do is convince the govenmental agency to whom the streets were dedicated to return ownership to the association. This may or may not be possible and if improvements were made to the road it could get expense.

Then if you suceeded in making the streets private privacy gates could be installed.

The pros include more privacy from traffic and higher property values.

The big con is much higher expenses. Maintaining streets is expensive. One association of single family homes on lots of which I am aware pays about $2000 per year as compared to a similar ungated community paying $600. Then there are matters such as access for trash collection, contractors, fire and police. Privacy gates are not security gates and there can be a higher burglary rate since these attract theives. Gate guards are not recommended; gate cameras are highly recommended.

As I have stated, we live in a gated area consisting of 120 homes out of a total of 800. They were all built about the same time but several of the sections are less expensive/size than our plans. There are another 100+ homes of the exact same floor plans outside the gates across the street. We pay $35.50 above the $60 per month for the non-gated. We own the streets/lights. However, we have city services for trash/water/sewer/police/fire and a few other administrative issues. We use a magic clicker gate control, no cameras or humans.

I don't think there is any substantial proof that the gates increase the resale price in the gated area. I would say it might be harder to sell a house if you believe drive by traffic helps as there is less. We do get some less traffic, but not much. Too many people sneak in through the gates that don't belong. Security is definitely not any better and as has been pointed out, may be more of an attraction for burglars.

You may not have the option of a split community, but since ours is, we have seen an attitude by a number of non-gated homeowners who think the gated owners are snobs (or something similar). We also have difficulty getting the attention from the board on items that relate only with the gated homeowners. We have had board members make comments like "If you can get YOUR people to do...". I know a number of the gated homeowners would like to have had our own HOA and we believe many issues would not be a problem.

I would strongly suggest you understand exactly why you are doing this. It is a huge undertaking and difficult to undo. Go slowly.

Many discussions have been had here on this. Search for: gated community
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Another item that is significant in our situation, since we live in a municipality, we must abide by the fire codes. One of those codes (if I understood correctly) is that any section of homes must have two possible exits in case of emergency and one is blocked. Since we have the gates or walls around then entire section of homes, we had to have at least two gates (we actually have 3).

KD1: Do you want to share your concerns over your non-gated and why you feel going to a gated is the answer?

KennyD1: Thanks for posting the whole situation and why you feel you want to go to a gated community--due to a traffic problem.

Now, lets back up. You are a community which is non-gated, and the roadways are being used by the 'public'. You believe that a lot of extra wear and tear is being done because of this.

Questions:
- Do you have speed limit signs posted? If so, at what MPH?
- Have you spoken to the police about the speeding problem?
- Have you asked about the local municipality installing speed bumps?

I want to caution you about a desire for wanting your community roadways changed from local municipality responsibility to community responsibility. You don't realize what you are asking. You will require a large, if not 100%, of your membership to vote yes to change the CC&Rs to include the roadways as association responsibility. Are you prepared to add this to your long-term capital expenditures? Will you be prepared to now raise your assessment fee substantially to cover roadway repair, snow and ice removal, curb/gutter repair/maintenance. Think twice, three, four times....

Instead, turn your attention to the actual problem of speeding. Post enough speed limit signs; work with the local police to post the speed at 15MPH; be available (when you can) to caution 'speeders' to slow down and abide by the speed limit.
You will find, after awhile, people will find another route to take and you will not have to fund your roadways or a gate nor be consumed by the other problems these changes would bring.

JoeW1:
One point I want to make re your recent response...
"..The borough SHOULD still reimburse the Association for the borough's cost to remove the snow from the roadways and reimburse for the borough's cost for street lighting. Otherwise your HOA members will be paying twice for municipal services. Once in taxes to the borough, and again to the Association in maintenance fees to pay for the services..."

This matter has been discussed on this forum and the only state I am aware of which has the Municipal Services Act is N.J. There is quite a difference in what one thinks SHOULD HAPPEN (are you speaking about Fairness???) and what DOES OCCUR. Unless it becomes state/county law, municipalities will continue to realize full tax dollars from HOA residents who have community-dedicated streets and lighting. Thanks, Mr. Developer/Mr. Builder!

RobertG - I am absolutely not saying I should not pay local taxes. Quite the contrary. FYI, because our borough approved construction of our HOA, they have benefited from an increase in tax revenue to the tune of over $2,000,000.00 per year. Since there were relatively few school age children during this time there was no increased burden upon the school facilities.

No need to convince you or anyone else of any "logic". It's the law in New Jersey called the Municipal Services Reimbursement Act. Our Borough is obligate by law to reimburse us for their cost for various municipal services including their cost for snow removal per mile of roadway, and retroactive to the date we first started paying for it too by the way.

Do a google search under Municipal Services Reimbursement Act New Jersey. Or go to the following:

www.njlawblog.com/2006/07/articles/community-associations/is-your-association-receiving-the-benefits-of-the-municipal-services-act/

It states, “Every municipality in New Jersey is required to either provide certain services to each qualified private community within its borders or reimburse the community for these services, including the removal of snow, collection of trash or recyclables or lighting of roads and streets. The purpose of the Municipal Services Act is simple – eliminate double taxation of community association residents.”

So if you follow the "logic", and New Jersey law, perhaps you and everyone else on HOATalk could spearhead a similar reimbursement for your HOA to offset the costs and prevent double taxation of your residents. Bottom line they are paying for the services twice. Once for the roadways and services outside of the HOA, and again for the roadways and services inside. New Jersey has set a standard that many HOA's should take note of.

Alex,

Having a good deal of experience with "gated communities", I can tell you about the cons of gating your community. Ignoring the cost, unless your developement has a secure wall all around the condo's outer perimeter, putting a gate up basically just gives residents and service people who work inside of the place, just a headache. If a bad guy wants to find entry, without being secure all of the way around, they drive anyplace where they feel will best give them access. A good bush fence will deter them as well as walls and fences.

Depending what kind of gates you are looking into, some are totally inefficient. The "swing arms are slow and once 1 car gets it open, any amount can follow thru. That makes them useless. And you must them pay for a telephone line and the keypad box for visitors to use. The up and down poles are usually wooden. They get snapped off like a pretzel stick and are costly to keep replacing.One of my places replaces 2 or 3 per month. So unless you are secure all of your perimeter, even a guard at a gate will not be completely secure. Have you looked into the cost of a 24 hour guard contract? You will be suprised how much that costs.

Donna:
I suspect you mean a VOTE BY HE OWNERS (not the residents) because in many cases, the residents are renters and not owners.