The Ridge at Fox Run

The trail system in The Ridge at Fox Run has been a controversial topic. I know many of you are ?“pro-trail?”. I am opposed to trails on my property and to the trail system in general. Let me share my reasons, and raise concerns you may find relevant.

Surprise!

Some of us were unaware of the trail system when we purchased our properties. I did not visit the developer?’s sales office and was not informed of the trails by the builder. No trails were shown on any survey documents I received at closing.

When I took possession, there was no evidence (grading, markers, etc.) that any trails were planned. I proceeded to landscape under an approved plan. Imagine my surprise when a workman appeared to construct a trail across the middle of my front yard and through my newly installed landscaping. I forestalled action at that time by making it clear that the trail was unwelcome.

A lack of communication and disclosure created circumstances that make constructing a trail at this late date disruptive and costly.

Usability

I walk regularly for exercise, and find the loose gravel and sloping surfaces of the trails makes for unsure and even hazardous footing. The trails are even less amenable to bicycle or stroller use.

In fact, I see no one using the trails. Some say that the lack of usage is because the network is incomplete. But, there are many barriers to the completion of the trails, including rock-lined drainage culverts, utility boxes and landscaping. So, the reality can never match the idea.


Maintenance

The existing trails have shown a tendency to deteriorate quickly. Gravel must be replaced and washouts filled. Grass grows in the pathway. Take a tour of the neighborhood, and you?’ll see many places where repairs are needed. So much for the state of current maintenance - - what about the future?

Are there cost estimates for future maintenance? Will Homeowners Association dues be increased? Will association leaders want the headaches of overseeing maintenance? Or, will expense and responsibility fall on the approximately 50% of neighborhood homeowners who happen to have trails on their property?

Then there?’s the matter of maintenance standards. Some of neighbors have put steel edging along the trail borders. Others have lined the path with tree trunks or limbs. Who will establish and enforce safety and appearance standards?

Liability

Who is liable if someone is injured on a trail? Does the Homeowners Association carry insurance with adequate coverage? Will future association leaders want to deal with insurance? Given a choice, will members want to pay for more than token coverage? My guess is ?“no?”.

The real question, though, is not who is liable, but who is the easiest target. It is obvious to me that it would be the homeowner. Do we all accept this liability?

Summary

In summary, I think the whole trail system is something that seemed like a good idea, but just didn?’t work out well in practice. There are too many unaddressed problems and unanswered questions. All attempts to discuss the issues are brushed off or deferred.

My views are shaped by experiences with another homeowners association where big ideas for new things did not include thinking through implications for carrying them forward. The result was a lot of money and energy wasted on things that were easier to start than to keep going. It was no fun dealing with the aftermath when things fell apart, and I would prefer not to repeat the experience in The Ridge at Fox Run.


John Kennell



By John Kennell

Trails

I agree that the trail "system" in its current state is a waste and judging by how things are proceeding it is unlikely to get better.

One of the obvious concerns is the fact that even where the trail extends across 4-5 lots NOBODY uses it. Everyone walks on the streets including families with kids. I doubt that will change in the future because many of the trails simply have no where to go. Many dead end into the drainage culverts and cannot be picked up on the other side of the street for the same reason. Many people have drainage culverts running across the front of their property which now puts the trail within 20-25 feet of their front porch. How stupid is that? I did not move out here to gain space between houses just so I could have a trail running right outside my dining room window.

Another concern of mine is that even if nobody uses the trails they could be an attractive addition to the neighborhood if they were done right. As it stands now all that is being done is to clear out a path and lay down gravel. Nothing to control the weeds and nothing to control the erosion. They are being laid out as cheaply as possible, which does more to cheapen the area than add to its attractive-ness.

I also question the liability issue. If someone is walking on the path, crosses a driveway within the path easement and does a slip and fall, who is liable?

Although I knew about the trail system in advance and have tried to incorporate it into my landscaping, I am especially appalled that a homeowner could get their landscaping plan approved by the "landscaping committee" only to have it torn out for the trail. This leads me to another one of my pet peeves....these bogus homeowners committees demanding "fees" to "approve" our improvements. What are their credentials to approve how I do my landscaping? In my view these committees exist to enforce the covenants via observation, not to suck additional money from my pocket, publish blatantly false information (like the mailer 2 weeks ago - 200 sq/ft of sod, mulch over grass, cannot use too much rock, must use Tri-Lakes disposal.....all according to the covenants!!!) and make petty threats. But I digress....

The idea of a nice tree lined neighborhood path sounds very nice on paper and to prospective homeowners. Unfortunately, like many other grandiose ideas the reality is much different.

By Michael Malboeuf