Below are two new resolutions passed by the Hallbrook Board of Directors for the Homes Association. Please Click Here for the flag pole resolution and Click Here for the sign resolution.
Happenings at Hallbrook Farms
Message from the Board President:
- There were 443 light poles and they were all painted in 2018 and 2019 to a new color.
- There are 49 mailboxes, in 2019 one half have been replaced and the other half will be completed in 2020. All mailboxes need trim work around the boxes completed. We are hoping to have this completed by April 2020.
- We will be doing some electrical updates and pump valve replacements to the fountain this year.
- All the monuments/stone walls have been assessed and will be reassessed after the winter. We will be doing some repairs this year while we are working on plans for the next 5-7 years.
- Some of the renovations in 2019 included:
- Blue Spruces at the State Line entry
- Armour Maple at State Line and 119th
- 6 islands
- 5 noses of islands
- Improvements scheduled for Spring 2020:
- 7 Islands
- 2 Small Islands
- Miscellaneous landscaping where plants were lost or trees have declined
DRC (Design Review Committee)
Hallbrook requires that approval of the HOA be obtained prior to commencing certain activities, changes, modifications, and construction to your home. Please contact Claire Rainey at email@example.com or 913-749-5570 ext. 57811 for a DRC request form.
The committee has not found any suitable alternative roofs that would change the current restrictions. The Declarations state that roofs shall be cedar shake, dimensional cedar wood shingles, slate, or tile. No asphalt shingles are allowed. However, during the investigation, there were some attractive slate and tile roof options that do conform with our documents which are TruSlate and the Terracotta. You may also obtain the form on the website at hallbrookfarms.org under Resident Resources
Please take note that written permission is required from the DRC before removing any trees 4” or over in caliper on resident’s property.
Updates and Reminders:
- All types of political support can only be up 30 days prior to the elections and must be removed five days after the election.
- All signs in residents’ yards by a third-party vendor, such as contractors, roofers, etc. are not allowed and must be removed.
- Please have all the occupants of your residence slow down. The maximum speed limit in Hallbrook is 25 MPH.
- To access the homeowner directory, please log into Sentry Management at sentrymgt.com and click My Account then click New User Registration to set up your online access. If you need your 16-digit code, please contact Claire Rainey, the administrative assistant for Hallbrook, at 913-749-5570 ext 57811, or by email at firstname.lastname@example.org.
If you have any questions or concerns, please email Shay Smith.
MEET THE BOARD AND MANAGEMENT
The Board has elected officers and we would like to introduce the Board and Management..
Craig Hamlin, President
Chucker Luetje, Treasurer
Andy Beal, Treasurer
Linda Finkle, Secretary
Joel Feigenbaum, Director
Shawn Moore, Director
Mary Larson, Director
Sentry Management Company
3401 College Boulevard, Suite 250
Leawood, KS 66211
Jim Tiehen, Vice President
Shay Smith, Property Manger
HALLBROOK LANDSCAPE AND COMMON AREA SUMMARY 2018
In the spring, 2018, the two entry islands at College Boulevard and Brookwood Avenue, as well as the first long island at the State Line entry were renovated. Many of the original evergreens on these two islands were lost over the years and the remaining trees were past their useful life.
Members of the Landscape Committee worked this fall to identify which of the islands still needed to be renovated. There are 33 islands to be updated for landscape renovation over the next three years. The Committee has worked throughout the year to evaluate and prioritize the islands to be renovated in 2019 and this work will be refined throughout the fall and winter. The islands are prioritized with the ones in the poorest condition having the highest priority. The evaluation of the island includes the assessment of the original plant material, the overplanting of shrubs and trees in the original design, root girdling of trees, lifespan of trees, aesthetics and needed updates to a 30-year old landscape. After the design and priority is finalized, Hallbrook will obtain competitive bids prior to spring 2019 so that plant material may be ordered and, weather permitting, be ready for installation in April. The wholesale nursery industry has experienced a lot of consolidation and procuring plants and trees for the Hallbrook community continues to be challenging. An extraordinary amount of time and effort is done during this process to continue to maintain Hallbrook as a premier community and to enhance home values.
TREES AT THE STATELINE ENTRANCE & STATELINE & 119TH
The Committee has noticed a decline in the health of many spruces and some pines throughout the common area, and one particular example is the deterioration of one of the majestic blue spruce at the Stateline entry island. Initial evaluation of the tree indicates the presence of either the ips beetle or a canker, which likely cannot be treated and will eventually kill the tree. These four spruce trees are now on a watch list for future replacement.
The amur maples located behind the Hallbrook sign wall at the northwest corner of 119th and Stateline are in severe decline and will need to be replaced. The committee is finalizing the design and needed installation of a swale with a pipe for proper drainage behind the wall.
STREET TREES AND WATERING
It is anticipated that 24 street tree replacements will occur in 2019. In an effort to assist in the survivability of the newly planted street trees, the committee has a plan, which, among other things, addresses timing of planting and watering. In regards to watering, the plan is to utilize tree diapers at the time a new tree is planted. These bladders are similar to the bags utilized throughout Johnson County where new trees are planted to help in the establishment of new trees. The bladders to be used are placed at the base of the trees and may be covered with mulch so they are not visible. They will be filled with water weekly by Raintree and will stay in place for the first year during the establishment of any new street trees. The bladder can be reused for any future tree replacements.
During the next three years, the street trees will be pruned to remove the dead wood, which will open canopies, help improve the shape of the trees and lengthen the trees’ lifespan. There are approximately 1,438 street trees within Hallbrook, (exclusive of the villas and country club.) In 2017 this process was started with the removal of deadwood from the pin oaks.
In May 2018, Ryan Lawn completed the scheduled treatment of the ash trees. Per the Hallbrook plan regarding the emerald ash borer (EAB) treatment, certain ash trees with health and structural issues are not treated for EAB. Replacement of those ash trees as they die due to age or damage continues as part of the street tree replacement program.
BERM – TREES, EROSION AND PLANTINGS
Bermudagrass had infiltrated the berm over the last few years and an eradication was completed in August and September. Where the bermudagrass was removed, turf-type fescue is being established via new seeding. The reestablishment of the turf and ground cover areas will continue for the next couple of years in an effort to control the erosion and provide a vegetative cover for the bare dirt areas on the berm.
The newer trees and shrubs on the berm continue to thrive and Hallbrook and passersby enjoyed the beautiful blossoms of some of the trees and plantings during this past spring and summer.
The committee does continual assessments of the plantings on the berm. Many of the original trees are in decline and it is projected that in the next three to five years, 88 trees will need to be removed and replaced.
RESIDENT LANDSCAPE OVERHANG
It would be helpful if all residents checked their trees and shrubs for overhang into the right of way and sidewalks. The overhang impediments negatively impacts walkers, runners and visitors. If your trees or shrubs overhang or obstruct the sidewalks, please prune back or remove, as appropriate. Your attention to this issue is very much appreciated.
Fall planting of the pots around the circle and the pots located at two of the entrances occurred the week of October 22nd to add interest to the common area as we move into the fall and winter months. The landscape committee will work through the upcoming months to compile the palette and plantings for the seasonal color for spring and summer 2019. We are optimistic that the weather in 2019 will cooperate so that the color from the annuals will continue to be a wonderful addition to the boulevards and help make Hallbrook an exciting and special neighborhood.
While the Japanese beetle appeared to be worse this past summer, the common area experienced only minor damage with the exception of the linden trees, which had noticeable late season foliage damage visible to the canopies. Hallbrook has also been treating for the sawfly on the moneywort ground cover (aka creeping jenny).
The severe cold temperatures last winter and the drought took a toll on some of the shrubs and plantings within our community. In particular, some of the roses, caryopteris, and butterfly bush did not survive the winter and those that did, were slow to take off this last spring and summer. Any lost plantings will be replaced in 2019.
LANDSCAPE AND COMMON AREA SUMMARY 2017
The Hallbrook Landscape Committee renovated ten (10) islands this Spring, along with the Stateline entrance and the 119th entrance. Additionally, some minor work was also done on the College Boulevard entrance. This Fall three (3) additional islands are being renovated with the work anticipated to be completed in mid-October. Members of the Landscape Committee will work through the Fall and Winter months to evaluate the islands and identify the islands to be renovated for 2018. To that end, the committee will prepare plant and tree combination with the goal of obtaining competitive bids prior to Spring 2018 so that plant material may be ordered and ready for installation in April. There has been a lot of consolidation in the wholesale nursery industry and procuring plants and trees for the Hallbrook Community has been challenging.
The islands are prioritized based on the ones in most need of attention, health and structure of existing trees which in many cases are at the end of their useful life and the long-range plan to update all of the landscape islands within the development. This process will continue until all of the remaining landscape islands have been updated. An extraordinary amount of time and effort is done during this process to continue maintaining Hallbrook as a premier community and to enhance home values. Additional items assessed include tree crowding, original over planting, root girdling, life span of the tree, aesthetics and needed updates to a twenty-five-year-old landscape.
STREET TREE PRUNING COMPLETED
During the winter months in early 2017, the street trees were pruned in Phases I, II, III, IV & V of Hallbrook (see site plan on the Hallbrook website or also available at The Tiehen offices). 884 street trees were pruned to raise their canopy and remove the sucker growth. All of the dead wood was removed from the Pin Oak trees located near Manor south along 118th Terrace where 32 Oaks were cleaned of all dead wood and canopies raised away from street lights, drives, and walks. These are the oldest street trees in the development and the results gave an attractive and fresh restoration to the neighborhood. In the same neighborhood, it is worth noting that one of the islands, which was in full shade due to the overplanting of trees 25 years ago, also received some much-needed attention. The monuments were in poor condition and the grass was nonexistent. The stonework was repaired and cleaned, and trees were removed, which had health or structural issues. The remaining trees were thinned and shaped. New topsoil and grass seed was planted to cover the bare areas and new landscape was installed during the Spring 2017 renovation.
In the early winter months of 2018, the street trees for Phase VI & VIII will be pruned and deadwood removed.
ASH TREES – EAB & REPLACEMENT TREES
In August 2017, Ryan Lawn completed the scheduled treatment of the ash trees. Per the Hallbrook plan regarding the emerald ash borer (EAB) treatment, certain ash trees with health and structural issues are not treated for EAB. Replacement of those ash trees as they die due to age or damage continues. Currently, an inventory of proposed replacements for Fall 2017 is being prepared for bid. Additionally, the structure and health of the ash trees around the circle have deteriorated and those trees will be replaced in Spring 2018.
BERM EROSION AND PLANTINGS
The new trees and shrubs on the berm continue to thrive and we experienced the beautiful blossoms of the some of the trees and plantings during the Spring and Summer. The berm is getting the ground plane reestablished with grass seed and sod, as well as groundcover plantings where there is too much shade for grass to grow. This effort will continue for the next couple of years until the groundcover areas are established.
Fall planting of the pots around the circle and the pots located at two of the entrances will occur the week of October 16th to add interest to the common area as we move into the Fall and Winter months. The landscape committee will work through the Fall and Winter to compile the palette and plantings for the seasonal color for Spring and Summer 2018. With the luck of the weather this last Summer and the plant selection, the color from the annuals brought a wonderful addition to the boulevards and helped make Hallbrook an exciting and special neighborhood to visit and live.
OTHER COMMON AREAS
The new landscape plantings in 2014 along Brookwood and Overbrook continued to fill in this Summer. The structure and shape of the shrubs are starting to flourish to their full potential with a more uniform appearance and consistent massing from island to island. The understory plantings add a variety of color and texture. Overall maintenance is ongoing as well as an assessment for maintenance of the 34 monuments and walls, 60 stone mailboxes, 6 security cameras, 444 light poles, the guard house and the fountain. While the Japanese beetle appeared to be worse this past Summer, the common area experienced only minor damage with the exception of the Linden trees, which had noticeable late season foliage damage visible to the canopies. Hallbrook has also been treating for the sawfly on the moneywort ground cover (aka creeping jenny).
RESIDENT LANDSCAPE OVERHANG
It would be helpful if all residents checked their trees and shrubs for overhang into the right of way and sidewalks. If your trees or shrubs overhang or obstruct the sidewalks, please pruned back appropriately. Your attention to this is very much appreciated.
HALLBROOK SPRING 2016 UPDATES
ISLAND LANDSCAPE RENOVATION UPDATE
The Hallbrook Landscape Committee continued their work for renovation of the islands not completed in 2014 and 2015. The Committee identified 15-17 islands for renovation and has prepared detailed designs to be completed this Spring. As part of the process, the Committee met several times since October, 2015 and made numerous site visits to assess the issues and needs of each island and prioritized them based on need, as well as overall health and structure of existing trees and shrubs. The Committee includes Kim Sorensen, Landscape Architect with Olsson Associates (formerly, Ochsner Hare & Hare) and Robyn Schmitz, owner and horticulturist at High Prairie Landscape Group, Carol Gurba (resident), Tina Bender (resident) and Chi Chi Puhl (Chair & resident). This process will continue for the next 3 years until all of the remaining landscape islands have been updated. An extraordinary amount of time and effort was put into the renovation design over the Fall and Winter months with the goal set on identifying needed landscaping in Hallbrook for it to remain a premier community and to enhance home values. Additional items assessed include tree crowding, original over planting, root girdling, life span of tree, aesthetics and needed updates to a twenty-five-year-old landscape.
All of the proposed work for the islands to be renovated in Spring, 2016 was sent out for competitive bids, and the work will begin in the next few weeks and completed by the second or third week of June, 2016. While too voluminous to include in this newsletter, there is a complete set of plans for the island renovations for the Spring, 2016 available in the office of The Tiehen Group if you desire to review them. The HOA continues to work diligently and prudently to bring high-quality and exciting updates to our aging community to ensure that our subdivision provides the highest standards and that necessary changes are implemented keeping the best long-term interests of the neighborhood in mind.
Replacement of street trees continues as they die due to age or damage. Currently, 29 street trees were replaced during the early Spring. The new street trees require supplemental watering after they are planted. If you as a homeowner received a new tree this Spring, we would ask that you water your new tree. To promote the overall health of the tree, this needs to be done weekly with a hose at the base of the tree, set to a trickle. The stream of water should be less than the width of a pencil and should run for thirty minutes to an hour or until the ground around the tree can’t absorb the water and its run off, if you have more than one new tree, move to the next tree and repeat the process. When all the trees have been watered repeat the process again for each tree to ensure that the water penetrated deep enough. The recommended amount of water is twenty gallons per week per tree. The water from your irrigation system will not be sufficient to promote the root growth needed for the overall health of the tree and why we are recommending the supplemental watering.
If for some reason you are not able to water the tree, please contact the Tiehen Group so that we can ensure that the trees are properly watered. Hallbrook is diversifying the tree selections in an effort to maintain the quality of trees within the development and ensure future years of survival. The replacement plan and tree selections may be viewed on the Hallbrook website, http://www.hallbrookfarms.org. Additionally, please do not create a ‘Mulch Volcano’ around any of the street trees, which can severely damage or kill the tree. Make sure there are several inches between the trunk of the tree and the beginning of the mulch circle.
BERM EROSION AND PLANTINGS
The new trees and shrubs on the berm continue to thrive and blossom and the ornamentals made an impressive show with their Spring blooms. Currently, the berm is getting the ground plane reestablished with new areas of seed, sod and groundcover plantings which continues to be added where there is too much shade for grass to grow. This effort is underway to help stop the erosion of soil from the berm and to decrease the areas of bare dirt. This is a work in progress and will take a season or two to establish. We are continuing to establish the lush areas of lawn with seed and sod and introduce groundcover as understory in areas of deep shade.
PANSIES ARE HERE AND ANNUALS WILL FOLLOW
The planting of the spring pansies is complete and the annuals will follow in mid-May. The beautiful purple, blue and yellow pansies planted for early Spring color will be maintained until it gets too hot and then summer heat-tolerant annuals with tons of color impact will be planted for the Summer months. The pots will continue to have a stimulating flower display to maintain excitement around the fountain area and entries. The design team has put together an outstanding design for the subdivision and the color will be a wonderful addition to the boulevards. We are very excited about the introduction of color to the neighborhood and anticipate another wonderful year of bright beautiful flowers for all to enjoy.
ASH TREES – EMERALD ASH BORERS
Hallbrook has treated the first half of the Ash trees for Emerald Ash Borers and the remaining Ash trees scheduled for treatment will be treated once the Ash trees have leafed out in May, 2016. As previously reported, Hallbrook has 444 ash trees. All of the ash trees have been analyzed by third party arborists for structure and overall health, and have been tagged to help Hallbrook manage the Ash tree inventory. Hallbrook will not treat the poorest rated Ash trees of which there are approximately 75, leaving 369 Ash trees to treat. The eventual replacement of the poorly rated trees will be scheduled over a three-year plan.
OTHER COMMON AREAS
The landscape planted in 2014 along Brookwood and Overbrook will continue to fill in this Summer. The shrubs have been recently shaped to establish a more uniform appearance and consistent massing from island to island. The understory plantings continue to add a variety of color and texture. These new plantings will take at least one more year to establish and flourish to their full potential. Overall maintenance is ongoing to maintain Hallbrook’s 93 islands, 34 monuments and walls, 60 stone mailboxes, 6 security cameras, 444 light poles, the guard house and the fountain.
LIGHT POLES – LED
The work to change the current lighting in the light poles to LED has begun and is due to be completed in June, 2016. Please drive cautiously when approaching the workers and equipment performing this work.
EMAIL ADDRESSES & COMMUNICATION
A reminder that communication with residents will primarily be done by email and the Hallbrook website at http://www.hallbrookfarms.org. If Hallbrook does not have your current email address, please contact Kristen Cheek at Kristen@tiehengroup.com or 913 648 1188, Ext 20.
SLOW DOWN/SPEED LIMIT
Please have all the occupants of your residence slow down. The maximum speed limit in Hallbrook is 25 MPH.
The Tiehen Group, Inc.
3401 College Boulevard #250
Leawood, KS 66211
Hallbrook Street Lighting Project
Hallbrook Street Lighting project to begin April 6th.
Starting next Wednesday, Ameriss Lighting will begin work converting our street lights to LED’s. Hallbrook owns and maintains the light poles, but the City of Leawood pays for the electricity. Recently the Board reached an agreement with the City of Leawood to reimburse Hallbrook the entire cost to switch to the LED lighting due to the electricity savings the City will incur over the years. In return the anticipated maintenance savings for the Association is over $20,000 per year.
Work will begin at the north end of Brookwood and continue their way south. Please be mindful of the construction workers and their equipment during this time. Weather permitting the entire neighborhood will be completed by the end of May.
If you encounter any issues please contact Tyler Stroud with Ameriss at 913-449-6323 or myself at 913-648-1188.
Casey Hull Assoc. AIA, LEED-GA
The Tiehen Group, Inc
3401 College Blvd. Suite 250
Leawood, Kansas 66211
P: 913-648-1188 ext.28 F: 913-648-8844
Hallbrook Farms Fall/Winter 2015 Newsletter
Mid-Summer 2015 Updates
Dear Hallbrook Resident:
MID-SUMMER 2015 UPDATE
EMERALD ASH BORES – PLAN
When Emerald Ash Bores (EAB) were first discovered to have spread in the Kansas City metropolitan area, Hallbrook immediately commenced research on the infestation and guidelines recommended for treatment options for its 441 Ash trees. Hallbrook also consulted with local municipalities and other subdivisions for information. In October of 2014, Hallbrook had the Ash trees reviewed by two independent third party arborist with expertise in EAB. As presented during the Annual Home Owners meeting, the Ash trees were rated by the experts for overall health and structure. After determining the rating for each Ash tree, recommendations were to treat the highest rated and not treat the trees with lower ratings with health and structural issues. Out of the 441 Ash trees, 381 trees will be treated. The treatment will occur in two phases with the first phase targeting the majority of Green Ash, which are more susceptible to EAB. To help manage the process and Ash inventory, each Ash tree has been tagged with a numbered identification tag. A map of the location of the Ash trees is available in the Tiehen office.
With help from experts, Hallbrook compiled the detailed specifications for the bidding process. Requests for bids were sent to four arborists. Competitive bids were received and the contract has been awarded to Ryan Lawn and Tree Phase 1 trees will be treated in September, 2015 and Phase 2 trees will be treated in May, 2016. Any future treatments will occur on a two- year cycle and will be reevaluated at that time.
Homeowners residing on streets where treatment is occurring will be notified prior to the commencement of the treatment. The HOA is treating the Ash Trees within the street right of way (street trees) and median islands. Homeowner’s Ash Trees are not being treated.
Ash trees with poor ratings within the right of way (street trees) or median islands that were not recommended for treatment will be removed and new trees will be planted over a three-year period. The new trees will follow the overall design of the Street Tree Plan that is on the website for your convenient reference.
SMALL ISLAND RENOVATION
You may recall that in response to addressing the challenges of Hallbrook’s aging subdivision, we have undertaken a five-year plan to renovate the 93 islands within the development. The initial phases of the renovation plan occurred on the major islands located on Brookwood and Overbrook and were completed in 2014. This Spring approximately 15 of the 59 remaining islands to be renovated were updated. New and diverse trees, shrubs, plants with exciting patterns and colors were utilized so that our community connotes the highest standards while keeping the best long-term interests of the neighborhood in mind. Additionally, any existing shrub or perennial which has outgrown the island and that can be salvaged, has been transplanted to other common areas. All of the new plantings will take two to three growing seasons to acclimate to their new environment and establish their full potential and beauty. The next phase of the renovation will occur in the Spring of 2016.
Replacement of street trees as they die due to age or damage continues. Hallbrook replaced approximately 30 street trees in 2014 and 49 street trees in 2015. The replacement plan and tree selections may be viewed on the Hallbrook website, http://www.hallbrookfarms.org. The HOA removes the trees just prior to replacing whenever possible. If a tree dies or is damaged it may be cut down and not replaced until the next planting season. Please contact the Tiehen Group if you are missing a street tree or if one has died. When a street tree is replaced, the new tree will need to be watered for the first two or three years with a slow and deep drip by a hose versus an irrigation system. Homeowners are notified when a street tree is planted near their house to assist with this watering effort since the HOA does not own or control the irrigation on those sections of the boulevard. In the event you are unable to assist in the watering of a tree near your house, please contact the Tiehen Group immediately. On a related note, if you choose to mulch the street trees near your home, please do so in a horticulturally prudent manner so that a ‘volcano’ is not created which is detrimental to the health of any tree. All your fellow neighbors thank you for doing your part in helping maintain Hallbrook’s street trees.
The glorious purple and yellow pansies helped us move out of the winter doldrums into our bright and exciting summer annuals. The wonderful color display of lilac, electric orange and magenta sunpatiens with the mix of chartreus and merlot coleus were just the start to set the summer palette for a great impact on the noses and entrances. Some perennials such as boxwood, drift coral roses and ground covers were added to give bones to the planting beds. The perennials will help reduce the number of annuals planted in the future and still give color during the summer months. Hallbrook has received many complements from homeowners and outsiders and we want to thank our maintenance and landscape design team for all their efforts in design and selection of the plants this year.
BERM EROSION AND PLANTINGS
Many many hours of planning, design and execution have gone into the renovations of the berm, which efforts are evident with its fresh and appealing appearance. Soil was added in areas where erosion occurred and those areas were reseeded or sodded. Groundcover was also added to certain areas as part of the erosion control effort. The understory along the berm will take a couple of years to establish and the aged trees will continue to be shaped to maintain the clearance at the sidewalk.
The new trees will continue to establish and the addition of the shrubs and ornamentals along the midpoint of the berm has added a new layer of color during the Spring, Summer and Fall seasons.
LIGHTING AND IRRIGATION
Hallbrook has been researching the feasibility of changing the current lighting in the light poles to LED. Hallbrook owns and maintains the light poles. The City of Leawood pays for the electricity. We are currently evaluating the cost savings to Hallbrook and the City if we convert to LED lighting.
The upgrade to the irrigation system continues and should be completed by December, 2015.
DOG OWNER RESPONSIBILITIES
Please pick up after your dog and don’t leave its waste behind in the bag. It has been brought to our attention that some residents walking their dog are picking up their dog’s waste and leaving the bag on the ground under the trees or hanging in the trees for someone else to pick up. This is not acceptable. Please pick up your dog’s waste and carry it with you on the remainder of your walk to be dropped in your own trash can.
SPEED LIMIT – PLEASE SLOW DOWN
Please remember, the maximum speed limit in Hallbrook is 25 MPH. We have many walkers and small children in our neighborhood, please slow down.
We continue to be enthusiastic about the positive changes and transformations in our community. Your renovation team is passionate about keeping Hallbrook a distinguished neighborhood – let the passion be contagious!
The Tiehen Group, Inc.
3401 College Boulevard #250
Leawood, KS 66211
Spring 2015 Landscape Update
Please click the link below to see the Spring 2015 Landscape Updates