|AVAILABLE IN WORD.DOC FORMAT
TAHITIAN VILLAGE PROPERTY OWNERS’ ASSOCIATION
00 P.M., Tuesday, August 20, 2013
Conference Center, Conference Drive, Bastrop, Texas 78602
TVPOA Board Members Present:
Lois Hornbuckle, Mary Jo Creamer, Shirley White, Don Fannin, David Braley
TVPOA Board Members Absent: Jan Schwindt
TVPOA Association Manager-Mari McDonald --- Absent
John Creamer, Sally Benedict, BJ & Sam Jenkins, Mel Hamner, Larrie & Linda Gaylord, Frances, Lewis, Donna
Hester, Robin Fannin, Marianna Hobbs, Blake Dommert, Marie Fisher, Pierre Wilson, Vickie Box
Meeting Called to Order: Meeting was at 7:03 p.m. by David Braley, Director
SECRETARY’S REPORT: Minutes presented by Lois Hornbuckle for the regular board meeting held on July 16,
Mary Jo Creamer made a motion to accept the minutes of the July 16, 2013 meeting as read. Lois
Hornbuckle second. Motion carried.
OPEN FORUM/PUBLIC COMMENT: Sally Benedict, resident wanted to know the status of the properties that
were reported a year ago on Kaanapali that were built without garages. And, then there was an article in
the Austin American-Statesman saying that there were thirty homes being build in Bastrop and I would
imagine some of them will be in Tahitian Village. So make sure that we really go by the guidelines that we
have here and the deed restrictions so that they don’t come in and build the same problems that we are
facing right now. I know that a lot of the ones that they are building do not have driveways and do not have
carports or garages.
DB: Have you addressed the ACC with those issues?
Ms. Benedict: Yes.
MJC: You need to come to the next ACC meeting and ask Mari to put you on the agenda or I can address it if
you would like.
DB: Go ahead.
Mary Jo Creamer responded that two of the three homes probably will not be building carports or garages
and the third one is in the process of putting one up.
Ms. Benedict: How about a driveway?
MJC: I don’t believe our restrictions require a driveway.
Ms. Benedict: I looked today and it does require a driveway.
MJC: But does it say it has to be paved is the issue?
Ms. Benedict: It gave you two alternatives.
MJC: But it doesn’t say it has to be paved and that is our issue. The ACC has been working for the last three
months on revising the building guidelines and requirements. Once we have them finished we will send
them to the attorney for review. We may not be able to do anything about the past, but we are going to
refine them for the future. It is going to take us a couple more months to finish.
LH: The guidelines are several pages now and the new guidelines will be about 17 or 18 pages because the
ACC has been working very hard to make it clear what is expected. They are trying to get a lot of these
issues very defined and get everyone up to speed.
Pierre Wilson, resident asked if flood plain maps are available. They are available for purchase at the county
office at 806 Water Street.
TREASURER’S REPORT: Don Fannin presented the financials for July 2013.
Mary Jo Creamer made a motion approve the financials for July 2013. Lois Hornbuckle second. Motion
1. ACC Report:
The report for monthly permits issued and updated YTD permits issued was given.
2. The Beautification Committee:
a. The bids for the new signs to be erected on the side of the office building were presented. There
were two bids but one bidder put in a bid to take down the old signs and put up the new ones. The second
bidder put in a bid to do the same AND clean up the wall behind the signs. The board tabled the issue until
they receive the criteria from Mari or until the first bidder has the chance to bid on the additional work.
3. Debit Card
One of three signatories needs to initiate the process of getting the debit cards from First National Bank.
This is still in progress.
4. Clean Sweep Report was given.
a. Goals – should POA get with the water district to ask the county about new street signs? Blake Dommert,
the new County Engineer was at the meeting and introduced himself. He will talk to the County
Commissioner and ask. David Braley asked if Mr. Dommert could help Tahitian Village get the old signs re-
installed as the new ones are difficult to read and have been causing hazard problems for drivers. Mr.
Dommert will check it out. Pierre Wilson said there is a subdivision in Florida that uses boulders for street
1. Vickie Box, Flood Plain Administrator for Bastrop County addressed the POA.
Ms. Box presented a slide show explaining her job and the flood plain areas in Tahitian Village and Bastrop
County. Ms. Box then fielded many questions.
VB: There are 3 primary issues that I see you are concerned with: 1. Are the maps correct. 2. How will
insurance premiums be impacted? 3. The higher flood plain standards that our county is going to adopt. We
have FEMA minimum guidelines then we have higher standards that are a part of working with FEMA to get
our premiums lowered.
Ms. Box contacted Texas Water Development Board mapping section which does all the maps for the State of
Ms. Box showed a series of maps showing that there had been very little change in the area since the first
map in 1980. The difference is that the area had not been mapped. The data is accurate. Bastrop County
has the third highest potential for growth in the state.
Ms. Box walked the audience through a history of the recorded floods in Bastrop County.
Resident: What areas consistently flooded after the 1960 flood?
VB: Doty River Estates, Riverwood Drive, Lace River Acres, Pecan Shores and a few others. There are a lot of
subdivisions that the County has to evacuate because that is the only road in.
R: Was there property damage during those flood stages Ms. Box listed?
VB: Yes. We do have repetitive loss areas. The major repetitive loss areas were Riverwood Drive and Cedar
Creek which are also in the floodway.
R: If they are allowed to rebuild, why has TV been told they will not be allowed to rebuild?
VB: No. Riverwood has not been given that opportunity either.
R: But you said this has happened before…
VB: Yes, before 2006.
R. And there has been no flooding since then?
VB: No. We’ve been kind of in a drought for these last several years.
R: As residents on Riverside, how does this flood plain apply to us because no home on Riverside has every
been flooded, we’re not even a one time flooding?
VB: The Texas Water Development Board did a historical search and it is correct that Riverside Drive in
Tahitian Village has never flooded. TWDB went back and checked the maps again for mistakes. Y’all are
truly in an area that has no repetitive loss and has no historical claims. You have not abused the system or
the federal laws. We have been looking at the insurance and maps and, I now have Blake. Right after he got
on board, I sat with him and told him I wanted to talk about the County order and at the same time y’all
were calling me. Y’all are the fire I needed to get people hired to help me. Now are they going to change
that one section about no residential development in the floodway? I don’t know.
VB: My recommendation will be to grandfather certain folks especially places that are such low risk and have
shown historically they are a low risk, however when it comes to politics, they have to apply the laws
evenly. We can’t say, on Lovers Lane, all of those houses have to have paved driveways but Kaanapali
doesn't. You have to apply the rules evenly across the board.
R: But if history says we don’t have flood damages, we should not be a part of this and I would like to know
who wrote the resolution?
VB: It was done by the county, but we can change that.
R: I think our main problem with this is that if our home is over 50% damage by fire, that has nothing to do
with flood, we can’t rebuild.
VB: I know. To me it seems like it should only be flood related damage.
R. I don’t think everybody realizes that we won’t be able to rebuild.
R: Why is this just coming to light? We can’t sell because we would have to disclose this, which wasn’t
disclosed to us. Nobody disclosed it to us. Not the realtor, not the title company. Even now this is going
VB: Title companies, etc have known since 2006. If you go through the closing papers you will see it on one
of the checklist where they go down and tell you all the different things. There is a very small box that says
R. Respectfully, they do tell you that, but they don’t tell you can’t rebuild. This is still happening. I’m
talking about a neighbor who three months ago bought a house.
VB: That’s why I want to go to the 50%. I don’t want y’all to get too overly concerned about the 50%
threshold thing. I know FEMA requires that right now, is that 50% threshold and they count everything but
Bastrop County’s policy has always been… I’m not counting your kitchen cabinets, because I interpret that as
general maintenance of your home. If you have to replace your roof, that would put a big dent in your 50%
threshold, we don’t count that. If you had to replace your roof, it would not counted toward your 50%. But
let’s say, we get rid of that one thing that says you can’t put a residential home in a floodway, let’s say that
disappears today, tomorrow your house burns to the ground, you rebuild it. But let’s say it flooded. You
would be required to bring that home into compliance under the minimum FEMA guidelines; you have to
elevate that house. That means you have to raise that house; you have to remove the house from the slab
and raise it. It’s a long process and it is extremely expensive, so when the court looked at that in 2006 they
said nobody could afford that anyway. Most of the homes in Bastrop County are under a quarter of a million
dollars along the river. That’s why they looked at the areas that would have to be evacuated and the lower
income homes and county is responsible for moving them out and relocating them. I can promise you that
Blake and I will look at this and we will work on this. But we can’t change the minimum guidelines and we
can’t change the flood insurance.
R. The FEMA man said we could rebuild.
R. Yes. He stood at that meeting and said FEMA didn’t care if we built in the flood plain. They don’t care.
R. So if the county commissioners wrote up the higher standards, can those be changed?
VB: That’s what I was saying.
Blake: There’s a political process and we are not politicians. We are staff and part of this is the
R. Still, if any of us wants to sell our house we have to disclose this and would you buy a house
under those circumstances with those disclosures?
BC: You’re talking about -- (undiscernable); we’re talking about financial. I just want to be clear what our
R. But we just need to let you know our feelings here.
BD: I understand.
R. As more disasters occur in our nation, you will see more rules.
R. With all this input that you are getting, we want to stress getting this done because when the fires came
through, we could have been one of those destroyed. Recently there was a 40 acre fire in Smithville. The
fire could have been anywhere. My home is in danger every day of any kind of destruction. What we want
is a plan that includes an urgent move.
BD: There are tax issues here and FEMA map issues.
R. This has nothing to do with mapping.
BD: But in there are some guidelines.
R. Mainly we are talking about that one statement in the resolution that says that you cannot build in the
flood way. If that was changed, to grandfathering those already are in or even for those who are already in
and never been flooded, which would be fair, then.
VB: You do understand that people will be paying taxes for supporting evacuating entire subdivisions.
R: We already are!
VB: If they couldn’t rebuild, the whole intent was to get them out of harm’s way.
R. I’m talking about properties that have never been flooded.
R. I don’t understand why we have to have the higher standard. Is that to get the discount from the
R: I moved here from the Gulf Coast. I have a brother living there now and when his place floods he always
VB: But what has happened since Katrina, Rita, Sandy, all these natural disasters, basically things are
changing. We are on the cusp of some major changes. And one of the things that they pushed for is the
government to adopt higher standards. I will have to look at them but you have to adopt some of them.
R: How many counties have adopted these?
VB: In Texas? A lot. We are not that tough. I know you think we are but compared to Williamson, Hays and
Travis counties we are not.
R. I know there a lot of them in Bastrop County that are economically disadvantaged but I just can’t imagine
these people realizing that they are not going to be able to rebuild.
VB: Let’s say your house did burn down tonight and I told you you can’t rebuild. You could say, I don’t care
what you say, I’m going to rebuild anyway.
R. But then we would be fined.
VB: It’s a class C misdemeanor, $200 a day, who cares? Okay, you go now and rebuild your house without
County approval. What is the end result of that? You are not going to be able to sell that home later on
because FEMA is not going to give you insurance. You cannot use a regular lender. If you pay from your
pocket, then can you see Blake or I coming and tearing your house down? No.
R. I have a question for the ACC about all these different guidelines. If something happens that one of our
houses burns…….. so we put in mobile homes or RVs. Because if we only get 50% on our home it may all go
to the mortgage company and we may not get anything.
VB: I know. These are issues that make you want to cry.
R: The other issue is that our house has been here since ‘85 and when we built it there was no flood zone.
Our lender did not require any flood insurance. We were there in 1991 and that was a historical high
according to the LCRA and yes, it came across the road as it has many times but it has never been in any
house on that street. I know things can change but I watched three boys walk across the river in front of our
house and the water was up to here. But the one thing that really irritates me, and probably everybody else
is that we got our appraisal from the appraisal district this year and our two lots, last year were appraised at
$30,000.00 each and this year they went to $67,500.00 each.
VB: In one year?
R. Yes, that’s what’s so bad and that is why people are upset about it.
R. My husband went up there and protested it and they said, “Oh, yeah, that was a mistake, it should have
been $45,000.00. And those lots on Riverside Drive have been seriously under valued for years and
everybody is going to get a new appraisal and they are all going to be $45,000,00.” And we can’t sell them.
It’s not just one or two frustrations for us.
VB: And I sympathize with you. I really do but when it comes to the higher standard, it’s something that we
are going to work on. But when it comes to the minimum standards, there’s just not a whole lot of leverage,
that’s on a federal level. And the insurance is going to be horrifically high.
R. Do you know if the appraisal district knew about this in 2006?
VB: I would imagine, yeah.
R. I checked my house and the ones on either side of me and in 2006 and 2007 the lot base was $20,000.00,
now 2008 to 2012, those same lots were $30,000.00 and now those same lots this year will be valued at
VB: Keep in mind that double edged sword about the appraised value. If you that appraised value lowered,
your 50% drops too. You have to be careful about all this.
R. Who is it that would actually collect the $500 a day find if you build after being flooded.
VB: That fine was just adopted. The feds put that in place. There is no judge, nobody in the county that is
going to take you to court and make you pay $500 every day.
R. There was a little old man on Shoreline whose house was destroyed and he wasn’t allowed to build. Was
he told that there was no enforcement for that and that if he built his house back again, nothing would
VB: Yes, I explain to everybody all the repercussions.
R. Cause he has a trailer.
VB: Well that’s what he could get financed. It’s all about the financing.
R. How many people have not been able to rebuild?
VB: No one.
R. So this has not happened to anybody?
DB: Thank you Vickie.
R = Resident VB = Vickie Box BD = Blake Dommert
2. Moving money from Frontier Bank money market. Mary Jo Creamer, the banks will only insure all of
our combined accounts up to $250K. POA has a money market and a CD totaling just over $250K. The CD
does not mature until March 18, 2014. Mari has provided rates from most of the banks. There was some
discussion regarding the amounts needed to be moved.
Don Fannin made a motion to move $25,000 from the money market account at Frontier Bank and put it into
the 18 month CD at Classic Bank. Shirley White second. Motion passed.
3. Discussion regarding VFW looking for a location for their new building. The only area they would be able
to buy would be in the commercial area at the front. No action taken.
4. Directors & Officers Liability Policy Renewal was discussed.
Don Fannin made a motion to renew the policy, pay this bill and leave the policy as it is. Shirley White
second. Motion passed.
5. Tree Folks Forum -- A report was given by Lois Hornbuckle, who attended the forum and additional
literature was provided to the audiences. TreeFolks is encouraging everyone affected by the fires to sign up
for their program. It is free to the property owner. TreeFolks will be hosting a FireWise Workshop at
McKinney Roughs on September 7th. Everyone is encouraged to go but you need to register.
6. Misc. -- Next Clean Sweep will be in October.
At 8:20 p.m. David Braley asked audience to leave as the board convened Executive Session.
The Board of Directors adjourned the regular meeting for an executive session at 8:23 p.m.
The regular meeting of the Board of Directors reconvened at 9:26 p.m. No action was taken regarding the
There being no further business, Don Fannin made a motion to adjourn. Lois Hornbuckle seconded. Motion
Meeting was adjourned at 9:30 p.m.
Mari McDonald – Association Manager Date