Information to consider if Twin Lakes of Brandon were to became a private gated community

Over the years, many residents have expressed interest in making Twin Lakes of Brandon a private, gated subdivision.

There are a number of variables that need to be taken into consideration since the current roads, sidewalks, stormwater collection system (inlets, pipes, ponds etc.) as well as potable water are all currently maintained by Hillsborough County. 

Recently, Mr. Marcello Tavernari a professional engineer with the Hillsborough County Transportation and Engineering Services, responded to a request by the HOA Board to provide cost estimates relative to converting Twin Lakes of Brandon to a private gated community.  These estimates were based on the assumption that Twin Lakes of Brandon would assume responsibility for the least amount of infrastructure that would be required to install a gate at the entrance to control access into and out of the subdivision. 

Below is the information Mr. Tavernari provided in response to the HOA Board’s request:   

Roadway:

• The neighborhood has approximately 60,000 Square yards of Asphalt
• Based on a replacement cost of $15/SY total replacement would be estimated at $887,000, with a 20-yr lifecycle cost.
• Approximately $45,000 would need to be added annually to the current reserve fund to cover asphalt, curbing, and drainage repairs, as needed.

Sidewalk:

• There is about approximately 27,500 SY of sidewalk in the neighborhood
• Based on a replacement cost of $60/SY total replacement cost would be estimated at $1,648,000, with a 60-year lifecycle cost.
• Approximately $27,500 be added annually to the current reserve fund to repair/replace concrete panels, and trim tree roots as needed.

Based on the information above it is estimated that minimally an additional $72,500/yr. would need to be added annually to the current reserve fund as well as an additional 25% for contingency ($18,125/yr.), to cover design/construction/contract services for these repairs.

Mr. Tavernari recommends that a good starting point would be to add to the current Reserve fund approximately $100,000 annually for repairs.  Based on there being a total of 467 homes in Twin Lakes of Brandon, an increase of $214 annually per household would be necessary to ensure funding was in place for repairs only to the roadways and sidewalks. 

Remember our community is over 20 years old and replacement of the current roadways was estimated at $887,000 with sidewalk replacement estimated at $1,648,000.   In order to ensure that funds were available when replacement was required based on the useful life remaining it would very likely be necessary to impose additional homeowner assessment fees.

Hillsborough County also provided information relative to the steps that the HOA would have to take in order to proceed forward in vacating the rights of way within the subdivision.  If there was indeed a desire to proceed the County recommended that legal counsel and consultation with a title company be sought by the HOA to support any decision relative to proceeding forward in this regard.  These actions are detailed below:

1. The homeowners’ association must be a party to a petition vacating of the rights-of-way within the subdivision with the appropriate paperwork completed and submitted.
2. As required in Florida Statute 336.125(2), proof must be provided showing that no fewer than four-fifths of the owners of record of property located in the subdivision have consented in writing to the abandonment and simultaneous conveyance to the homeowners’ association.
3. Additional requirements imposed during the vacating review process in order to satisfy the requirements set forth in F.S. 336.125. 

Of course, final decision of approval or denial would made by the Board of County Commissioners at a public land use meeting.