Shiloh Mini Scoop

Gate and Trash Details

Annual Dues

The 2022 annual assessment will be due this year on March 1st, 2022. Payments that post after March 31st, 2022, will be subject to late fees. This will allow time for the rate adjustment IF either the gates or single trash passes. Statements will be mailed out after the annual meeting. If the gates or single trash do not pass, dues will remain at $825.

Full Cost Breakdown of proposed Gates and Single Trash option and Q and A

As promised, we have provided a detailed cost breakdown to fully gate our neighborhood. We've also attached a Q&A on Gates and single trash to answer all the questions you are raising. Keep the questions flowing and we will update the Q&A so that everyone can benefit from the information exchange.

GATES Question and Answer

Q: Why are we considering neighborhood gates?


A: The Shiloh Farms HOA Amazon Committee was formed when some residents expressed concerns about cut through traffic in our neighborhood and the potential for conditions to deteriorate with the new Amazon Distribution Center.

The Committee presented their findings to the Community and highlighted the following main concerns:


• Commuters and heavy commercial traffic already cut through Shiloh Farms at high speeds and posed a safety risk.

• Congestion could increase with added traffic from planned facilities and the opening of the Ronald Reagan Extension this year.

• See short video examples attached in Amazon Update hyperlink below.


The Committee reviewed additional traffic calming and awareness measures such as speed tables, flashing signs, etc. We undertook two neighborhood surveys, and the gate options were consistently the most popular. The price tag for fully gating the neighborhood is higher and a more formal vote is now appropriate.


Q:What is the primary benefit of installing Gates?


A:The primary benefit is to reduce cut through traffic while mitigating safety issues caused by vehicles failing to stop at the stop sign, especially at the Belmont entrance where we have larger numbers of children playing. Gates would also slow down vehicles that cut through the stop signs at our Belmont and Ridgefield entrances by forcing a stop.


Q:How would gates affect the value of my home?


A:Several factors determine property values, so it is impossible to predict how our home values would be affected. There are several online articles that indicate the positive effect of gates on property values. According to Scott Murphy, Chairman of the Appraisal Board and appointed by GA Governor, house values may appreciate by 5-7%.


Q:Why don’t we pursue the less expensive single gate solution?


A:We petitioned the County for a single gate solution but it was turned down for reasons stated by the Forsyth County Attorney see Amazon Update hyperlink below.


Q:Do we have the support of the Forsyth County Commissioners for fully gating our neighborhood?


A:Our County Commissioner and Senior County Managers support this option and are confident they can obtain the necessary votes from the other Commissioners. There are some legal fees associated with the process of gaining approval, which are included in the cost assessment.

If the gate vote passes, we must still follow the formal approval process. We are confident of a positive outcome but cannot guarantee it.


Q:What other options were considered?


A: We reviewed additional traffic calming and awareness measures such as speed tables, flashing signs, etc. We recently discussed these measures with senior Forsyth County leadership, but they could make no guarantees. We undertook two neighborhood surveys, and the gate options were consistently the most popular. The price tag for fully gating the neighborhood is higher and a more formal vote is now appropriate. If gates fail to pass, we will continue to pursue other options with the County.


Q:How would we access our neighborhood?


A: Easy in and out access for residents via transmitters to open the gate (~$25 each). Transmitters work like garage door openers to open the gate. If a transmitter is lost or stolen, its unique code can be easily deleted from the system. Alternatively, residents can gain access via unique, individually coded access cards (~$3 each). Access cards require scanning at the gate. Each resident can decide how many and what type of device they would like to purchase for their households.


Q:How would our guests enter?


A:Call box provided for guests using a Memory Telephone Entry Unit. Both gate vendors recommend a separate guest lane (70’ length) at the Belmont entrance to facilitate unhindered resident access and provide easy visitor turnaround if needed. The guest lane would be added on the right-hand side of the road after the last large tree before the entrance. The Ridgefield entrance is currently recommended as resident only access, although this can easily be changed if so desired. Signs would be positioned prior to both entrances to warn approaching traffic about the gates. Traffic at the Ridgefield entrance would be directed to use Shiloh Crossing as an easy and convenient alternate route.


Q:Will it cost more if the visitor lane at Ridgefield is included? If so, how will that be voted on/decided?

A:It’s not a large cost. We just think it’s unnecessary at this stage. If you have a frequent visitor, you could give them a $3 access card (or transmitter) if you wish. If we’d like to do it in future and the cost remains low we may be able to fund out of our reserve allowances without a special assessment.


Q:How does the call box system work? If I’m not home when my lawn service/pest control/deliveries/other vendor arrives, what happens?


A:Your visitor would call you via the Call Box and that would route to your cell phone. The gate would open when you hit the number 9.


Q:Potable water, sewer/storm sewer were addressed but do the residents have any liability for damage to other utilities (fiber optic, power, natural gas, cable)?


A: When we met with the Assistant County Manager, he assured us we had captured all areas of additional cost. All the other utilities mentioned are operated by separate utility companies such as Sawnee EMC. These separate utility companies will continue to service our needs.


Q:Will Stone View residents be exempt from the dues increase? Will they be paying for their own transmitters/cards?

A:Yes they are exempt. Shiloh Farms HOA will pay for one transmitter per household. This cost is included in the detailed cost estimate.


Q:Who would be called if the gates break? What if residents can’t get into the neighborhood?


A:The barrier arms used to prevent tailgating are the most common items to break. When a barrier arm breaks the system remains operational and homeowners can still gain access. The gate vendor is available 365 X 24 X 7 and is available for emergency service. The cost estimate includes this.


Q:How would emergency vehicles and school buses access our neighborhood?


A:Provision is made for emergency vehicles. KNOX Box used for emergency entry (fire trucks etc.) and SOS sensor included. Gates open automatically when a siren sounds. School buses would use our transmitters.


Q:What about Tailgating?


A:Barrier arms are included to deter tailgaters.


Q:Are replacement gates included in the cost estimate?


A:Yes. The $292 annual fee increase includes reserve provisions for replacing the key gate components every 15 years, including loops, gates, gate operators, barrier operators and call box.


Q:Is the cost of paving all the roads included in the $292 annual HOA fee increase?


A:Road maintenance is the largest component of the annual fee increase, which was more substantial than first expected. We based our estimates on discussions with senior County management and three gated neighborhoods. We reviewed their actual costs over recent years and adjusting for total road area. We also received an updated estimate for road paving based on a more accurate estimate of our road square footage.


Q:What if a county pipe bursts? Would we have to pay for that repair?


A:The annual fee increase includes repairs to damaged water pipes that cause road damage(sink holes etc.) The County will continue to maintain the sewage system.


Q:How many more “special assessments” can we expect if there are unexpected costs the gate committee forgot to budget for?


A:No cost estimate can be guaranteed. However, we undertook a detailed cost analysis and do not anticipate multiple special assessments. We reviewed the cost areas with County senior management who were confident we had identified all significant costs. We based our estimates on discussions with senior County management, three gated neighborhoods and several vendors, including two gate vendors. We reviewed their actual costs over recent years and adjusting for total road area. We also received an updated estimate for road paving based on a more accurate estimate of our road square footage.
If the gate vote passes, we anticipate a County approval process of about 6 months duration. Factors such as inflation could potentially increase the final price.


Q:Would my portion of the gate costs increase if other residents don’t pay?


A:Very few homeowners are not paying their HOA dues. We calculated the gate portion of the HOA annual dues based on our current payment success rate. The one time special assessment of $360 was calculated using the same assumption. We have a strong collections process, and we will continue to apply this process to help ensure timely payments.


Q:Can this be “undone” in future if residents decide it is inconvenient or more expensive than expected?


A:The County indicated we could go back to them in future as long as we maintained the roads to an appropriate standard. They will however not take back unmaintained roads and storm drains.


Q:How many votes are needed for the gates proposal to move to the next phase of County approval?


A:75% of homeowners must vote “yes” for gates for Forsyth County to allow us to abandon our roads. One vote per home. This means that gates can only pass if more than 75% of homeowners participate in the vote. Less than 75% participation will cause the gate vote to fail, even if everyone who participates votes “yes” for gates. The HOA Board remains neutral and will not extend the voting time to allow for more votes to come in.


Q: What about the single trash option?


A: Please see the slide below for detailed information on the single trash option.


Q: Who is the single trash collector selected?


A: The trash service selected by the consulting company is Red Oak Sanitation. The consulting company works with all of the local trash service providers. Red Oak provides the best service agreement for the best price for neighborhoods less than 300 homes. They will guarantee weekly service for a 96 gallon recycling bin and a 96 gallon trash bin for $22/home.


Q: What if I don’t want to use the trash collector selected by the HOA?

A: You are free to get whatever trash provider you would like, however, if the dues increase is voted on (to pay for the single trash service) you will not be able to opt out of the increased dues. So, you will be paying for a trash service fee twice.


Q: What if I want 2 trash cans?

A: You can set up an additional 96 gallon trash can with Red Oak for $6/month. This will be billed by Red Oak and will be separate from your increased dues.

Cost Analysis of GATES

Please open linked google document if the captured breakdown is slightly blurry on your computer. The linked google doc is also easy to print out for neighbors who would like to view a paper copy.
Big picture

Single Trash Option

Single Trash/Recycling Company Option:


Proposal for Waste and Recycling Services (negotiated by POC-Profit Enhancement Consulting)

Waste and Recycling Totes (96 gallon) Each- serviced once/week

Master Billed at $22/month/home for 277 homes

Serviced by Red Oak Sanitation


HOA dues will increase $264 per year. The HOA will pay the entire trash bill for the year and this will be a net zero for the homeowner as they will no longer have to pay a trash service bill. The cost per month is higher than first stated (the first quote was $19/month however, the current labor environment has caused the price to go up in the new year). The current cost of a 96 gallon trash/96 gallon recycle bin with Red Oak is $30.50/month. So, this is still a decent price reduction.


The day of pick up is yet to be determined, however, the current pick up day for Red Oak in the neighborhood is Tuesday and MAY remain that day.


IF THIS PASSES by a majority of quorum votes, instructions will be given by POC on how to move to service by Red Oak and cancel your current trash company. You will still have the option of using another trash company, but cannot opt out of paying the increased dues.


Bulk service is available at an additional charge and each resident will have to call Red Oak for the pick up.


Red Oak has been chosen by POC because they offer the best price and best service contract. POC works with all local trash companies and has chosen Red Oak as the best available service contract for an entire neighborhood with less than 300 homes.

LAST NOTE

Gating the community is a big deal. One that the Board has not taken lightly. Months of research (meetings with county officials and neighboring gated communities) have gone into providing this data. This vote is different from other neighborhood votes.


75% of homeowners must vote “yes” for gates for Forsyth County to allow us to abandon our roads. One vote per home. This means that gates can only pass if more than 75% of homeowners participate in the vote. Less than 75% participation will cause the gate vote to fail, even if everyone who participates votes “yes” for gates. The HOA Board remains neutral and will not extend the voting time to allow for more votes to come in.


So, please send in your proxy (and let the proxy know how you want to vote) or attend the annual meeting and submit your vote in person.

Shiloh Farms Board of Directors

Director Hokan Ojert President Ridgefield hokan.shilohhoa@gmail.com

Director Jane McLain Vice President Belmont jane.shilohhoa@gmail.com

Director Gary Nixon Treasurer Belmont gary.shilohhoa@gmail.com

Director Lance Hall Secretary Belmont lance.shilohhoa@gmail.com

Director Dawn Bourg Member at Large Crofton dawn.shilohhoa@gmail.com

Association Manager (CMA)Carrie Neville404-835-9216CMA cneville@cmacommunities.com