Waterbrook Falls includes single-family homes ranging from 1,200 to over 4,000 sq. ft. Construction started in 2004 and Waterbrook Falls reached capacity in 2010. The three sections of Waterbrook Falls are accessible from Garden Street via Lancashire Drive, Quail Trace Lane and Timber Falls Lane.
The next Waterbrook Falls HOA Directors Meeting is Saturday May 11th at 9AM in the park near the main entrance at Lancashire Dr. & Garden St. All owners & residents are invited. Please bring a chair.
This is being sent along with 2024 assessment notices to owners of record via postal mail. It is posted here so that all residents have an opportunity to read.
NEXT MEETING: The next Waterbrook Falls Homeowners Association Directors Meeting is Saturday, January 27th at 9:00AM in the park near the main entrance on Lancashire Dr. All residents and owners are invited. Please bring a chair for this outdoor meeting.
2024 ASSESSMENTS: Deadline for payment is January 31st. Extra charges apply for late payments. For the upcoming year, annual assessments will increase only a few dollars to $280.
PAYING WITH CREDIT CARD: Waterbrook Falls annual assessments may be paid using your credit card. A nominal service charge applies to cover card company commission costs. Contact Community Manager Vina Delcomyn at 904-291-9598. Or you can avoid the service charge by sending your check or money order via postal mail to Waterbrook Falls HOA c/o Awakenings AMI; 4213 County Road 218 Suite 1; Middleburg FL 32068.
BASIS & PURPOSE: The Waterbrook Falls Homeowners Assn. is chartered by the state and IRS as a non-profit corporation and charged with satisfying obligations imposed by regulators. These were imposed by agreements between Waterbrook Falls developer and local, state & federal agencies in 2003. Owners agree to pay annual HOA assessments as a condition of ownership per Florida Statutes. Eventual foreclosure is permitted to satisfy overdue assessments. Owners in most subdivisions built since the 1990s are subject to HOA assessments.
Proper maintenance involves contracting with landscapers and chemists to keep our lakes up to mandated standards that ensure proper water flow and nutrient balance. Algae buildup, improper water levels and other problems are prevented through maintaining chemical balance and having properly-functioning water control devices.
Most take drainage for granted but when proper maintenance is neglected, results are not pretty with flooded lots & streets, lakes that stink and dead wildlife.
Besides common area and right-of-way landscaping and maintenance, Waterbrook Falls residents are also responsible for around fifty acres attached to our development which extends from Quail Trace to the Norfolk Southern railroad tracks. This means that no new development will occur on that portion of the north side of Garden Street.
Other subdivisions without adequate conservation areas are now fighting the probability of intrusive development very close to their homes. While maintaining our fifty acres of conservation buffer adds to annual Waterbrook Falls assessment bills, our ownership guards against further development along Garden Street.
CHANGE IS COMING!: Most large land parcels zoned agricultural in this area will be soon be history. Big changes are in store for areas along Garden St., Imeson Rd., Old Kings Rd. and other area thoroughfares.
Preferred visions for future development often involve the lesser of several evils and opinions are diverse. Some see the proposed Belvedere fuel terminal as a safety hazard. For others, additional homes cause concern. Affordable apartment-style housing with maybe thousands of new residents would add more traffic on overloaded roads. Some favor a big park though obtaining funding would be a major problem. Also commercial uses such as offices and small stores.
Waterbrook Falls owners and residents can be confident that the northern side of Garden Street between Quail Trace and the Norfolk Southern railroad tracks is OFF LIMITS to development.
PROPOSED GARDEN ST. FUEL DEPOT: The proposal by Belvedere Terminals seeks to rezone over 120 acres from Agricultural to Industrial use. The main parcel is south and west of the Garden St. Norfolk Southern railroad crossing near Imeson Rd. Opinions vary about possible impacts from the project and now is the time to express your views to regulators.
Belvedere representatives stress that adequate safety procedures will be included and that no refining or manufacturing operations will occur. They say that a tree buffer will remain on Garden St. and that tanks will be shielded from view. Gasoline and other consumer fuels would arrive by train at the CSX intermodal yard and be moved to the depot via a new spur track across Garden St. near the current Norfolk Southern crossing. Tanker trucks would transport fuel mostly via Imeson Rd. to gas stations and other fuel retailers. Advocates state that since Florida lacks gasoline pipelines, these new terminals in Jacksonville and other Florida cities are needed to ensure timely fuel availability especially after storms hit our state.
Detractors are skeptical about safety and those with wells fear possible groundwater contamination. Some object to possible vapors and noise though Belvedere representatives state these will not be noticeable. The sharp turns on Garden St. and Imeson Rd. will be difficult for tanker trucks to navigate according to opponents. Others see long waits as trains block the Garden St. spur crossing. Belvedere promises that blockages will be less than five minutes.
Two Jacksonville City Council meetings in November were expected to include the Belvedere proposal on the agenda. At deadline for this column, the outcome is unsure. Check my Waterbrook Falls JaxRadio.net/wfhoa.html page for updates as these become available. Due to opposition, deliberations have been delayed several times.
If approved, projects developers will seek state permits after which the proposal returns to Jax City Council for final approval.
E-mails and phone calls to Jacksonville's council members are in order. See the coj.net website or conduct a search on "Jacksonville city council districts." Randy White represents District 12 (where the depot would be located) and Reginald Gaffney represents District 8 (Waterbrook Falls district). And the five At-Large members also represent us. They are Terrance Freeman, Ron Salem, Nick Howland, Matt Carlucci and Chris Miller. It doesn't hurt to contact the remaining members as their votes could be crucial. Mayor Donna Deegan can also help depot opponents with a veto should legislation advance that far.
Council members indicate that large turnouts at meetings can influence their stance, especially if many speakers express themselves concisely and rationally. Comments from gadflies and rambling speakers are not compelling.
Opposition organizers indicate that more area residents are needed to attend and sign up to speak. If you can assist, please send e-mail to n4uf@JaxRadio.net Carpools to meetings might increase participation by minimizing transportation and parking problems. If you can take passengers with you, let us know. Your contact details will be forwarded to organizers.
JaxToday.org reports in Volusia County, where Belvedere Terminals aims to build a similar project, so many people came out to a meeting at the county government complex that there were overflow crowds in opposition. According to the Daytona Beach News-Journal, more than 12,000 area residents signed a petition opposing the project there.
TOWN HALL MEETINGS AT DINSMORE BAPTIST CHURCH: Monthly meetings provide updates on topics relating to explosive growth in northwest Jacksonville outside the I-295 loop. All interested are invited to attend starting at 6:30pm. The 90-minute meetings are chaired by longtime area resident Ray Pringle, Jr. in the Dinsmore Baptist Church auditorium on Old Kings Rd. Recent meetings have included District 8 City Council Representative Reginald Gaffney, Jr.; Florida State Representative Dean Black and U.S. House Representative Aaron Bean.
Discussions included train jams, railroad overpasses, new schools, more police and fire protection, more sidewalks, opposition to the proposed Belvedere Fuel Depot, increasing traffic congestion and thousands of new homes coming soon.
Video of the August meeting which included two representatives from CSX railroad is available here.
Time is set aside for those in attendance to speak about their concerns and possible solutions. Watch for signs near railroad crossings with dates of upcoming meetings which are usually held on Monday near the end of most months. Make plans to attend and let your views be considered. Thanks to Dinsmore Baptist Church Pastor Winson Butler for use of their auditorium.
For those on Facebook, see Concerned Citizens of NW Jax. E-mail is concernedcitizensofnf@gmail.com
CRIME REPORTS: As of mid-November, the Jacksonville Crime Map indicates no police reports from Waterbrook Falls during the last four months.
TIME FLIES: Twenty years ago in late 2003, construction began as thousands of loads of fill dirt prepared the future site of Waterbrook Falls for 260 lots. The first homes along Lancashire Drive, Rosewood Glen, Garden Lake Ct. and other central portions appeared in 2004. Quail Trace and Timber Falls construction started a few years later and by 2010, Waterbrook Falls was substantially complete. This was during the housing slump and one Times-Union editorial decried Waterbrook Falls as emblematic of the housing excesses that led to the nationwide bust. By 2015, trends had been reversed with home values increasing steadily.
SEASONS GREETINGS: Waterbrook Falls Directors Randy Williams, Dexter Smith and Billy Williams along with Community Manager Vina Delcomyn wish residents and owners a joyful holiday season and a good year in 2024.
End of newsletter.
Two meetings in November where the Belvedere proposal will be on the agenda include the Land Use & Zoning committee meeting on Tuesday, Nov. 21st and the Nov. 28th city council meeting. Both start at 5pm and a good turnout is needed.
Around a dozen speakers addressed the council at the September 12th meeting with another 25 or so supporters on hand. Potential problems with the proposed fuel depot include tanker truck traffic, sharp turns difficult for trucks to navigate safely, noise, possible gas and vapor leakage, inadequate safety, more CSX train jams from a new track across Garden St between the intermodal yard and the proposed fuel depot, etc.
Watch this webpage for updates and pass along details to other platforms.
Most of the remaining meeting time dealt with sidewalks, a new school as Dinsmore Elementary is overcrowded, a new regional park, keeping roads in good shape, the proposed fuel depot, etc. City Councilman Reginald Gaffney, Jr. noted that competition was fierce for funding projects such as overpasses and road widening. Several speakers countered that this area has gotten the short end for decades and with thousands of new homes coming, we certainly deserve priority.
Sponsors indicate that more meetings are coming. Watch here for time, date and venue as details become available. Also look for signs near area railroad crossings.
A plan by Belvedere Terminals to build a fuel depot south and west of the Garden Street railroad crossing was the hot topic at a 2 1/2-hour town hall meeting at FSCJ North Campus on August 15th. The first step will be to convince the Jax City Council to rezone a 110-acre parcel from Agricultural to Industrial. In addition, 15 acres east of Garden St. and north of Imeson Rd. is included in the plan.
The meeting was organized by District 12 City Council representative Randy White to gather input from residents. Around 65 were in attendance with roughly 80% from St. James Place, the subdivision which would be most affected if the depot is approved. Several Waterbrook Falls residents attended along with those from Dinsmore and Cisco Gardens.
Also attending were state representative Dean Black, City Council representatives Reginald Gaffney, Jr. and Ju'coby Pittman. The project would encompass large portions of both sides of Garden Street between the pair of 90 degree turns. Belvedere's depot would connect to the CSX Intermodal yard via a second track installed across Garden St. Norfolk Southern is not part of the plan. Fuel will arrive by train and be transferred to trucks for delivery to retailers. Belvedere representatives said that truck traffic would mostly arrive and depart via Imeson Rd. Several speakers pointed out the poor CSX history of blocking Dinsmore area crossings and ignoring complaints for decades.
In a subsequent meeting of area residents, I learned that at least 70 persons would be needed to effectively object. 200 or 300 would be better. Each would need to contact all council representatives REPEATEDLY through e-mail, phone calls AND visits. Objectors need to attend several city council meetings and also committee meetings. Dozens of speakers would be needed to sign up and make comments at each. We are probably up against well-funded applicants with plenty of political pull.
If you are willing to assist in these efforts, please e-mail me via n4uf@jaxradio.net ASAP.
Around 90 area residents along with City Council representative Reginald Gaffney Jr. and state representative Dean Black attended a meeting at the Dinsmore Community Center on May 30th. Stopped trains blocking several crossings, sometimes for hours, produced complaints from over a dozen speakers. They cited their woes concerning long delays that trap ambulances, police, school busses and fire trucks. Traffic backs up for miles and railroad management has been unresponsive. Others spoke about bad roads and sidewalks but train complaints dominated the meetintg.
A steering group will be formed to come up with possible solutions and hold monthly meetings. Supposedly a developer was going to fund an overpass but was allowed to back out of their promise after the subdivision was completed.
Thousands of new homes are planned along Plummer and Acree Roads according to one civic group official. A moratorium was proposed on new home construction until an overpass is completed.
That's not going to happen. But the large meeting turnout was impressive.
WJXT-TV Channel 4 News aired an expanded report about the meeting.
Details about future meetings will be posted here. If stopped trains affect you, consider attending.
Contact Community Manager Vina Delcomyn.... Awakenings AMI at 904-291-9598
Of course, you can avoid the service charge by sending your check or money order via postal mail to Waterbrook Falls HOA c/o Awakenings AMI; 4213 County Road 218 Suite 1; Middleburg FL 32068
A ten-foot "fire lane" is recommended. Width of most vehicles is 6 to 7 feet. Streets are 18 to 20 feet wide. So two vehicles parked opposite each other leave little room for street traffic. Also increased probability of "fender benders" and "hit & runs."
Sec. 804.1004 of Jacksonville's ordinance code states
Parking not to obstruct traffic
(a) No person shall park a vehicle upon a street in such a manner or under such conditions as to leave available less than ten feet of the width of the roadway for free movement of vehicular traffic or in any portion of a traffic lane.
(b) Where streets are not completely paved or curbs provided, the parking of a car shall not usurp more than 12 inches of the paved portion of the street.
(c) Violation of this Section shall constitute a class A offense.
Street blockages should be reported using JSO's non-emergency phone number 630-0500.
If emergency vehicle access is potentially blocked, cite "dangerous illegal parking." Photos may be helpful.
To report illegal parking, phone Jax Sheriffs Office at 630-0500.
Scroll down to the NUISANCE REPORTS section of this page for more on reporting ordinance violations.
A series of small dams and other devices help maintain minimum levels in lakes, so none run dry.
After heavy rains, most standing water on streets and lots should be gone within 12 to 18 hours. Keeping storm drains on streets clear helps get rid of excess water quicker.
Stormwater lakes are found in all three sections: Quail Trace, Central Lancashire Area and Timber Falls. General water movement in Waterbrook Falls is from NW to SE. The Quail Trace output goes toward town along an easement that starts near Iowa St. and Garden St.
Our system does not receive outside funding. Maintenance is paid by Waterbrook Falls HOA (and residents). We employ certified technicians to ensure that our stormwater management system is kept up to standards mandated in agreements with the St. Johns River Water Management District (SJRWMD) and Army Corps Of Engineers (ACOE).
References
Waterbrook Falls Covenants & Restrictions, Section 10.26 & 10.27
Also Article XI for Conservation Easement Areas
SJRWMD File Number 4-031-85330-2
ACOE # 2002059000 (IP-W)
In the 1990s, Florida's Legislature incentivized creation of HOAs so much that it is nearly impossible to own a home in any subdivision built since then without being subject to an HOA and assessments.
HOA participation is an encumbrance on each lot owners's deed. By taking possession, a new owner agrees to pay assessments and abide by restrictions. For rental properties, the owner is responsible for ensuring compliance.
Only those willing to live in older homes or build on outparcels not included in Planned Unit Developments (zoning language for subdivisions) can escape being part of an HOA along with the assessments and restrictions that accompany them.
Before construction starts, PUDs require approval of a site plan by local state and federal government. Also a means to perpetually satisfy legal obligations such as complying with growth management rules, conservation easements and water management edicts. Agencies demanding compliance include the St. Johns Water Management District, U.S. Army Corps of Engineers, Jacksonville planning and code enforcement authorities.
For the most part, government does not pay for installation or maintenance of drainage, associated retention ponds and water control devices. As years pass, erosion and decay take a toll. With our infrastructure nearing the 20-year mark, this is a growing concern. Over the years, your Board has created an adequate reserve fund. Otherwise, owners might pay extra assessments when failures occur.
Legislators love HOAs because they shift responsibility for infrastructure and maintenance over to subdivision lot owners who pay property tax and also annual assessments. Some developments go even further when developers establish Community Development Districts (CDDs). Residents pay an extra line on their annual property tax bills. Fortunately, Waterbrook Falls is not a CDD though there are some in Duval and Nassau counties where residents pay HOA assessments, CDD tax plus regular property taxes.
Government planners and agencies required Waterbrook Falls developer, Kendale, to satisfy many stipulations before granting approval to begin construction here in the early 2000s. The developer used loans to fund upfront costs of roads, drainage, sidewalks and other infrastructure. The developer apportioned these costs into the selling price of each lot.
Lenders required Covenants, Conditions and Restrictions to protect their collateral. When the developer left here in 2010, a resident-controlled Waterbrook Falls HOA assumed responsibility for the developer's commitments.
Today, agencies still expect drainage and conservation areas to be maintained to specific standards. Code enforcement gets upset with lack of landscape maintenance. If inspectors find violations, all residents are subject to fines and special assessments. If an HOA becomes inactive, a "receiver" may take over. Assessments go up and residents lose control.
The MAIN purpose of Waterbrook Falls HOA is to keep these agencies satisfied. Your current volunteer directors--Randy Williams, Dexter Smith and Billy Williams--have served many terms. They are happy to provide their time and service to benefit owners and residents. Along with Community Manager Vina Delcomyn, our job is to "keep the doors open" by satisfying our obligations to SJRWMD, ACOE, Jax Code Enforcement, etc. We also keep common areas insured, entrances looking presentable, non-private property mowed, electric and irrigation bills paid, etc. Fortunately, the city does maintain roads. If we had gates, lot owners would be responsible for road maintenance too.
As residents and owners volunteer their time and talents, activities can be added. If you have an idea for a new project or activity, develop a plan, recruit volunteers to assist and present it to the board.
(1) Protecting structural and aesthetic elements of a residential community.
(2) Maintaining streets, easements, water & sewer systems, drainage, utilities, conservation & open areas, recreational amenities and common areas.
Mandatory home owner association membership for all Waterbrook Falls property owners was a condition attached by the developer to the deed of each land parcel in Waterbrook Falls. Most subdivisions built since the 1990s include similar requirements.
The Waterbrook Falls Home Owners Assn. is chartered by the state and the IRS as a tax-exempt, non-profit corporation. Until 2010, it was controlled by the developer. It is now governed by directors who are residents. Each lot owner has one vote to elect directors at annual meetings. Owners who cannot attend may file proxies to cast their vote.
All owners participate in providing funds. Liens may be placed on properties if owners are delinquent in paying annual assessments. Liens prevent title transfer until satisfied. Eventual foreclosure is permitted under Florida law to satisfy overdue assessments. Liens also may prevent refinancing.
HOA funds may not be used for improvements on privately-owned lots within Waterbrook Falls.
**Retention pond maintenance, algae control
**Park, common area and right-of-way landscaping & maintenance
**Entrance signage, Garden St. fencing and post maintenance
**Liability insurance
**Common area electricity, lighting, irrigation and water costs
**Management expenses
**Corporate registration fees, accountant & bank charges
**Costs to collect amounts owed and enforce covenants
Having adequate reserve funds prevents special assessments for each owner when infrastructure components fail.
A high priority over the past several years has been to build up our reserve funds.
**To pay directors. Waterbrook Falls HOA is governed by volunteer directors who reside here.
Prior approval is required for:
Significant landscape alterations/improvements.
Replacement of grass areas in yards with other material.
Fences
Patios
Structures including sheds, screens, enclosures, walls, etc.
Drainage components
Driveways
Large yard objects and devices
Home exterior color changes
Roof color or material changes (metal, etc.)
Other major external improvements
-------------------------------------------------
At present, architectural review is NOT required for:
Temporary portable items that are removed in a timely manner
Shrub and flower beds
Small gardens
Normal landscaping procedures and minor improvements.
Doghouses, tables, chairs, childrens play items and other small backyard accessories
Repainting exterior with same color.
Roof replacement with same color & material.
Applying for architectural review is free and simple. Request a form from Community Manager Vina Delcomyn (see contact details below). Describe your proposed changes, attach a hand-drawn sketch or survey plat of your lot showing where a proposed fence, building, etc. will be located. For structures, indicate the color and materials to be used.
**Please note that many properties include easements for utilities, access, etc. Fences and structures cannot block these easements.
**There are setback requirements, especially in front yards.
**No improvements may be made to areas designated as conservation, buffers, etc., even on private lots. Your deed survey should indicate these areas (often shaded on survey plats). There are heavy fines imposed by state and federal regulators for disturbing these areas under conservation easement.
**Most major improvements require application for and receipt of a building permit from Jacksonville building and zoning. These requirements often change and when asked, B&Z representatives have given conflicting answers and opinions in the past. Be sure to get answers and opinions in writing--or at least record the official's name along with time and date for future reference.
**The City of Jacksonville Ordinance Code is online via www.coj.net and can be used for reference.
**We will approve applications prior to a city building permit being applied for or issued. But be sure to get one if required.
With Google Earth and other internet resources now available to regulators, you may get unfriendly visits from government officials if you make "undocumented" improvements.
***Zoning & Code Violations, Commercial Vehicle Parking Violations: Jacksonville Municipal Code Enforcement
https://www.coj.net/departments/neighborhoods/municipal-code-compliance%EF%BB%BF
http://www.coj.net/departments/neighborhoods/municipal-code-compliance/what-we-enforce---
***Disabled/Abandoned vehicles, unsatisfactory/unsafe conditions on streets & other city-owned property, garbage problems, etc:
http://630city.coj.net or phone 904-630-CITY (630-2489).
***Streetlights, JEA matters 904-665-6000 or jea.com and look for View Current Outages Or Report An Issue
Yard waste pickup is Weds. Limbs must be under 5ft long.
Regular garbage collection day is Thursday. Residents provide their own cans.
Recycle pickup is every other Tuesday using carts provided.
OK for Recycle:
**Paper (mail, newspapers, magazines, paperback books, phone books, Brown paper bags, cardboard 2' x 3' or smaller, catalogs)
**Metal (aluminum cans & baking pans, steel food containers)
**Plastics (numbered 1,2,3,5,7; detergent bottles; cleaning solution bottles; food & beverage containers)
**Cartons (milk, juice boxes, soup)
**Glass (green, brown, clear bottles and jars.) No lids
Do Not Recycle:
Batteries, Styrofoam, Needles, Aerosol Cans, Propane Tanks, Plastic Bags
For TVs and other large electronic items, appliances, tires....call 630-2489 to request pickup.
An email to n4uf@jaxradio.net will get you a copy in reply, if link doesn't work.
Waterbrook Falls covenants and restrictions are posted on the Duval County Clerk website duvalclerk.com
Choose Online Records in the upper left part of the main page. Then choose "Acclaim Official Records"
Then choose "Name" under "Official Records Search"
Put "Waterbrook Falls LLC" in the Name box. The document type is Restrictions (RST).
Waterbrook Falls LLC is the developer's corporation. The basic documents are dated 2/4/2004. The developer made subsequent modifications that can be viewed using an advanced search but the thrust is spelled out in the 2/4/2004 filings.
The developer filed plats of the entire Waterbrook Falls subdivision.
Unit One, filed in January 2004, includes the central area along Lancashire Dr. and adjacent streets. Unit Two (June 2005) includes most of the remainder of the large central part of Waterbrook Falls.
Unit Three (July 2006) includes the Timber Falls and Quail Trace areas along with the westernmost part of the central part.
To view plats, access Waterbrook Falls LLC (as shown above). Choose PLAT as document type.
Several versions of purported Waterbrook Falls CCRs have been circulated. The only version with legal standing is posted on Duval County Clerk of Courts website.