Pheasant Hills
PHHOA Street Lights are Changing
Meeting Aug 28 at 7PM
Hi members of Pheasant Hill Homeowners Association,
The board presented at the last annual members meeting in the fall that our gas streetlights are old and Consumers Energy is ending residential unmetered gas programs. So, we either have to go with no lights or have the PHHOA vote on a plan to replace these lights with new gas lights and meters, (which the board concluded is both ugly and does not provide sufficient lighting) or LED lights that simulate gas. With substantial work by your volunteer board members, especially Bill Poulos and Dan Wagienka, they found what we believe is the best option. However, to move forward we need you to vote yes by completing the Proxy which can be found in the governing document section and send it to me at [email protected]. If you do not support our plan or want more clarification, please attend the Zoom meeting on August 28, 2024, at 7:00 pm.
Link to Meeting: https://us02web.zoom.us/j/87494605538?pwd=WmcwYUxBaFRwaFJGemlPZytMcWJ0Zz09
Here is what Bill wrote to give you some background and in the governing documents you'll find a PowerPoint Presentation that provides a good summary.
Background:
In 2002, the Pheasant Hills Homeowners Association and the City of Northville reached an agreement to remove the then exiting electric streetlights and install 52 gas lights/poles throughout the subdivision (the gas light fixtures at the front entrance and bridge areas where installed as part of the PHHA Front Entrance Project). The Association paid approximately $100,000 for the gas light project that was financed by the City and repaid over the next 10 years as part of the annual tax assessment. The City agreed to pay for gas usage and maintain, repair, clean the fixtures/poles.
Since then, the gas light fixtures/poles have approached their useful life requiring significant repair and replacement costs averaging approximately $1,000 per pole. The City has done a poor job delivering on their obligation to maintain, repair, clean the fixtures/poles. Nothing was said in the original agreement regarding the eventual replacement of the fixtures/poles.
In 2023, Consumers Energy advised that they have ended their residential un-metered gas program for residential gas lights. In order to provide gas to the lights going forward, they have advised that meters must be installed on each light and modifications made to bring gas from the meters to the streetlights in the Pheasant Hills Gas Light District. The meters are similar to residential home meters except they are bolted to two steel posts that stand 4 feet above ground.
The cost for this conversion to metered gas would be approximately $180,000 for the 52 current gas poles and another $20,000 for the Front Entrance and Bridge areas. In addition, it is estimated that another $52,000 would be required to repair the existing fixtures/poles.
Given the aesthetically ugly meters, the cost to convert to metered gas and the age of the current gas fixtures/poles, the board does not think that this is a viable option.
The preferred alternative is to remove the existing gas fixtures/poles and replace them with DTE LED electric lights and maintain the gas lights at the Front Entrance and Bridge areas as presented in the recommended proposal (below). This proposal is the result of several negotiation sessions with the City DPW Director and City Manager and is supported by the City.
Board recommended proposal:
City of Northville to remove all current gas lighting poles (52) and bases at City’s expense. Consumers Energy to cap existing gas lines at Consumers’ expense. DTE to install 19 new LED configured fixtures/poles (see attached map) at a cost of $77,000 to the Association. The City will finance this proposal with no interest and bill the homeowners annually (approximately $200 per household) for the next 3 years as part of the annual property tax assessment. The City will be responsible for the DTE electric bill. DTE will own and maintain, repair, replace the fixtures/poles as required at no additional cost into perpetuity. The recommended LED lamp style is the Granville fixture (at 3000k -5300 Lumens) on fluted North Yorkshire direct bury poles (see attached photo). Pole height is 12 feet. The City will sign a long term contract with DTE, with provisions for renewals.
Board members, Dan, John and Bill drove out to a Rochester Hills sub-division to observe the recommended DTE street lights, 3000K color 5300 lumens. As a general rule, the higher the CT, the whiter/bluer the light appears. The 3000K color is white but not that harsh bright white that you get with the higher K values. The consensus in the industry is that LED street lights with a color temperature (CT) of 3000K (Kelvin) provide a more suitable solution than 4000K lights. With the much brighter light output per lamp, DTE is recommending 17 lamps spaced approximately every 5 homes vs the current very low light output 52 gas lamps. Additionally, 2 poles at the Front Entrance, 14 feet high, with double lamps on each pole.
Front Entrance and Bridges: The Association will maintain the current gas lamps as follows: The City will no longer act as a Consumers Energy Customer on behalf of the Association. The Association will contract with Consumers Energy directly and as such be responsible to maintain, repair and/or replace. Consumers Energy will install gas meters and connect to the lamps at those locations at an approximate cost $1733 per meter x 6-12 meters = $10,200 - $20,800 paid for by the Association’s reserve fund. There is a good probability that only 6 meters will be required to be confirmed once Consumers Energy begins the actual meter installation. The Association will now pay for the gas usage (estimated to be approximately $3000/year. The City will pay the Association $5000/ year for 15 years to cover the cost of gas usage, meter installation and maintenance. The first payment will be due upon signing a new contract with the City. The City will sign a long term contract with the Association citing the obligations of each concerning both the DTE street lights and the open flame gas lights at the Front Entrance/Bridge areas. The contract will have provisions for renewal into perpetuity.
The Association attorney, Joe Engerer, has reviewed and assisted in developing this proposal and believes it is in the Association’s best interest to approve this proposal.
Chronology of events:
-Association approval
-City signs contract with DTE, City signs contract with the Association, The Association signs contract with Consumers Energy
-City grants permits to Consumers Energy and DTE
-Consumers Energy caps gas lines to the poles and install Front Entrance and Bridge areas meters (lead time from permitting about 6 weeks).
-City removes old Gas Lamp poles
-DTE installs new LED Lamp poles (lead time from permitting about 8 weeks).
A Message from the Board
Pheasant Hills would like to welcome all new homeowners who have moved into our community this year! Our new homeowners bring enthusiasm and add vitality to our neighborhood. Please be sure to sign-up on our website (https://www.pheasanthillshoa.com ) with your family particulars to ensure our Directory is current and accurate. You can also access our Covenants and Bylaws via the website. We look forward to getting to know you better.
Please Conceal Your Garbage and Recycling Containers
We are writing to kindly remind everyone of the importance of concealing your garbage and recycling containers from public view, as outlined in Section 13 – General Conditions of our “Declaration of Easement, Covenants and Restrictions for Pheasant Hills Subdivision.”
Maintaining the aesthetic appeal of our neighborhood is a shared responsibility that benefits us all. By keeping our sanitary containers out of sight, we contribute to a cleaner, more pleasant environment for everyone to enjoy. This small effort helps preserve the beauty and charm of Pheasant Hills, fostering a sense of pride and community spirit.
We understand that it can sometimes be easy to forget, but we greatly appreciate your cooperation in this matter. Together, we can ensure that Pheasant Hills remains a wonderful place to live.
Fall Member Meeting
Our annual members meeting is scheduled for October 24th. Request for proxies, exact time and location will be communicated a few weeks before the meetings.
Personal Checks Stolen out of the Mailbox.
FYI - One of the Pheasant Hill members had their checks stolen from their mailbox in August. These thieves whitewashed it and cashed it for $5,600. The police reported that this happening all over Northville.
Covenants and Restrictions
Because of the many new homeowners who have moved into Pheasant Hills this year, it is imperative that everyone be aware of the Covenants & Restriction documents we have which provide direction relative to how we maintain and alter our properties. Detailed in these documents are restrictions against several actions which are deemed to have a negative impact on the neighborhood. Some of the major ones are listed below:
- No parking of trailers or commercial vehicles in your driveway.
- No parking of boat trailers, boats, utility trailers, recreational vehicles in your driveway.
- No homeowner can alter or disturb the natural characteristics of any of our wetland properties. These wetland areas are protected by the wetland preservation act.
If you need a copy of the Pheasant Hills Covenants / Restrictions, they can be obtained from our website. www.pheasanthillshoa.com
Architectural Review Process for Pheasant Hills
Please keep in mind that any exterior work for your home that affects the look of the home is required to go through architectural review by the Architectural Review Board. This includes the following:
- Changing the paint color of your home.
- Changing the roof style or color.
- Adding a sunroom or addition.
- Adding a gazebo or deck.
- Adding or replacing a fence.
- Major landscaping changes or tree clearing.
- Addition of a swimming pool or other major alterations.
Before any building permit can be issued by the City of Northville, Pheasant Hills (Bill Poulos) must sign off on the proposal. Please email Bill Poulos at [email protected] to have you changes reviewed by the board.
John Patry – Board President is stepping down December 31st, 2024.
As many of you know, John Patry has been a dedicated member of our board for the past six years. He has served as Treasurer for three years, our IT Specialist for two years, and most recently, as our President. His contributions as well as other board member contributions have been invaluable in keeping our neighborhood running smoothly and efficiently. John will continue to be a part of our board to assist the new President and is open to helping in other capacities as needed. However, he will be stepping down from his role as President, and we are now seeking a volunteer to fill this important position.
Serving on the board is a rewarding way to give back to our community. The efforts of our board members save the association significant amounts of money each year and ensure that our neighborhood receives the attention and care it deserves. It's a fantastic opportunity to make a real difference and to work alongside your neighbors to keep Pheasant Hills a wonderful place to live.
We need your help to keep our board well-staffed and effectively managed. If you are interested in joining the board or would like more information, please reach out to any current board member or visit our website at www.pheasanthillsHOA.com.
Oakland County Sheriff: Chilean gangs are back targeting high-end Homes
Oakland County Sheriff Michael Bouchard is sounding the alarm again - about the international crime ring targeting high-end homes in the area. Please report any suspicious activities to the Northville Police. See link below.
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