The Kirby Creek Press | December 3, 2019
Kirby Creek Village
Kir by Creek Village Association Manager: Angela Beené

972-644-3801 x-110
Please make sure to use extension 110 to speak with your KCV manager.
Mandatory Annual Assessments

The 2020 HOA Annual Assessments notice went out last week and you should have received the document by now, please reach out to our offices if you have not yet received the mailed notice.

Each owner is subject to an Annual Assessment that is due and payable on January 1st each year. This year the Board approved in increase amount to $305.00.- the Board did approve the $20.00 discount if paid in full postmarked by 12/31/2019.
The assessments are used to cover the costs of:

  • Landscaping (cutting grass in all common areas and easements);
  • Contractual Services
  • Maintenance of pool;
  • Maintenance of tennis courts;
  • Upkeep and maintenance of the clubhouse; and general repairs.
  • Professional Services
  • Utilities
  • Insurance to cover any liabilities incurred in the common areas.
All KCV owners are  legally  obligated to pay their equal share to maintain the common areas. Kirby Creek Village HOA is a Mandatory HOA, which means dues are not a voluntary membership and are required to be paid annually to cover all costs mentioned above.
If your dues are delinquent, call BFMC right away to make payment arrangements to prevent or minimize costly collection fees and legal follow-up.
Below is a link to the 2019 budget so you can see an example of the breakdown in how your Board of Directors reviews costs for budgeting purposes. The association will provide an updated one at our upcoming 2020 Annual Meeting in February.

Common Misconceptions Regarding HOA Management

Recently Kirby Creek Village has run into some issues concerning trespassing, vandalism, noise ordinances, and overall public mischief. Please note that while the HOA does want to do all they can for our homeowners, the items listed above are not things the association can intervene with and address.
One of the most common misconceptions with homeowners in regards to the association and management company is what exactly the management company and association can do to protect the homeowners. It can be frustrating when you're trying to relax in your home and you hear fireworks going off, or you see multiple vehicles parked along the public street, or you feel the crime in the area has sky rocketed. These are all very valid concerns. However, the HOA and Management Company are unable to address a lot of these concerns. Our purpose as the management company is to work with your Board of Directors to implement the guidelines set by the HOA. The Management Company simply acts upon the rules that the HOA sets. We provide an unbiased service to help ensure that the HOA is working in accordance with the state and national laws that protect homeowners.
We strive to maintain the integrity of the Kirby Creek Village neighborhood when it comes to the aesthetics of the properties, common areas and amenities. The HOA rules (guidelines) cannot supersede City Ordinances and we cannot act as the police or code compliance in regards to City Ordinance violations. If something violates City Code Ordinances, all owners are encouraged to call Grand Prairie Code Enforcement Department at: 972-237-8049 or 972-237-8296.
Homeowner associations CAN be more restrictive when writing their guidelines for property compliance standards. For instance, a city might allow up to ten foot fence picket height for new fencing; an HOA can require its homeowners to not build a fence taller than six feet in height. If a homeowner is in violation of the fencing guidelines for their association the city will NOT enforce unless the fence does not meet their specific code enforcement guidelines for the city. Just like the city cannot act on our restrictive regulations, we cannot act on theirs.
Although we are unable to enforce City Ordinances, state and federal law, the HOA can however inspect the area homes to look for violations which might need addressing in accordance to the association guidelines. Nuisance violations in regards to our HOA guidelines and restrictions do exist; one example would be a home which has excess trash or items being stored in and around the property. We can send out notices to homeowners. Sending a violation for something like this would ideally create a buzz around the neighborhood that the Board of Directors really wants its homeowners to step up and maintain their properties.
At Kirby Creek Village the management company is responsible for collecting annual dues, which fund maintenance of the neighborhood and other community features like your pool, tennis court, clubhouse and landscaping of the common areas. Our goal is to maintain the overall quality of the community by working with residents who must also play a role in preserving their community.
Amenity Violations Update

The Association experienced an uptick in violations beginning in May 2019. Please keep in mind that if you, someone in your household OR guests of your household are found in violation of the KCV HOA Amenity Rules/Regulations you will face suspensions and fines.

You are responsible for yourself and your guests at all times when using the KCV pool, tennis court or clubhouse. Rules are posted on site, on the website or management can email or mail you a copy. Please contact our offices if you need a copy.

Violations this past summer and into the fall resulted in fines and suspensions of amenity use. The Board of Directors wants to remind you that these rules exist for the safety of you and your guests. Additionally to protect your association from extensive liability.

Violations at the pool this summer included: unauthorized access by way of climbing the pool fence, pushing the exit button from the inside to allow others into the pool facility, running on the pool deck, general horseplay, alcohol and food consumption while in the pool, and exceeding allowable guest limits. We had multiple situations where owners and guests of owners tried to scale the pool fence during and after pool hours. We incurred damages from one owners guests, they scaled the pool fence using the gutters on the clubhouse to hold, hang and then drop into the pool area. We are grateful there were no injuries to the owners or guests who broke into the facility. Additionally we are thankful we were able to replace the damaged gutters by way of fines to the owner responsible.

Owners this year who violated these and/or rules and regulations were assessed fines and suspensions. We want to continue to provide amenities to the association homeowners by keeping them in great condition and meeting compliance requirements by the city. Please partner with us and follow the rules.
7 Things Every Homeowner Should Know

  1. Know the Rules – Understand and comply with the restrictive covenants, by-laws, and other rules and regulations. Kirby Creek Policy and Procedures
  2. Know that you must pay your assessments on time and assessments are mandatory.
  3. Do not ignore communications from your homeowner association, especially notices that may regard outstanding assessments, rule violations, or fines. The board has the responsibility to govern fairly and consistently in the interest of all members, which includes placing liens or foreclosing for nonpayment of assessments and fines. Don’t let a minor fine escalate to the point that the association board must turn the matter over to the association attorney. 
  4. You must maintain your property according to the governing documents, rules and city code.
  5. Know that an Architectural Review Application and approval is generally required before making improvements to the exterior of your home. Architectural Control Info
  6. Know that your association has certain responsibilities to the membership including compliance with federal and state laws, fiduciary responsibility by board members, elections, meeting notices, meetings, and due process. 
  7. Stay informed and participate in the business of your homeowners association by reading the meeting minutes, attending the annual meeting, understanding the budget, and volunteering to serve on a committee or the board.
Over the past few years the HOA has updated the tennis courts (installing a new surface), clubhouse improvements to include new paint and scraped popcorn ceiling, new gutters were installed, a new sign was placed at the entrance and we re-striped the parking lot. We have also maintained the pool, updated furniture by the pool, updated surveillance around the clubhouse, updated the website, and installed dog waste stations.

We are aware that owners would like some additional updates with regards to the landscape and we are working with our vendor who will be submitting proposals for those updates.

Please contact our offices with any ideas you might have for capital improvements around the association. The Board of Directors would love to hear from you. Last year we requested all owners submit ideas via email by March 31, 2019 and we only received a reply from one owner. Please speak out so your Board knows what you want.

This year we are asking owners to please send emails with ideas by January 10, 2020. We would like to be able to present these ideas to your Board so they can address and discuss at their upcoming meeting in January. We would like to be able to have plans in place for 2020 to announce at the Annual Meeting in February.

Please email your association manager at

Does Aunt Bethany ask if your house is on fire when she sees your Holiday lights? Would your holiday decorations bring a tear to Clark Griswold’s eye? Do you have what it takes to claim the TOP PRIZE for the best Holiday lights in the neighborhood?

Please have your decorations out as early as possible. Judging will take place the weekend of December 20 th – 22 nd . Prizes will be mailed out and you must be in good standing with the HOA to participate. Pictures of the contest winners homes will be announced in the next Newsletter.   
Rent the Clubhouse for Your Next Event!
Holidays $175/Day
Security Deposit $600
**Accounts must be current and in good standing**
Contact our offices for more information!

The update below regarding clubhouse security deposits was voted on and approved at the August 2019 Board meeting, a notice was sent out via the Kirby Creek Newsletter on August 23, 2019 as well as posted on the KCV website via updated documents.
Important update: The Board of Directors voted at the August 2019 Board meeting to update the terms of the Clubhouse Use Agreement. All clubhouse security deposits will be cashed upon receipt of signed documents The security deposit is refundable after your rental IF there is no breach of contract noted. You will be notified in writing by the Association Manager regarding the status of your deposit. Please allow up to ten business days to receive your refund. Onsite Pool and Clubhouse Managers do not have access to this information and cannot assist you in the process. All inquiries regarding clubhouse security deposits must be submitted in writing via email or USPS to the Association Management office.
City of Grand Prairie Current Water Restrictions
To keep the city’s water supply at a safe level and to comply with the city’s whole sale water purchase contracts, the following restrictions apply at all times:
  • No watering between 10 a.m. and 6 p.m.
  • No watering on Wednesday, Saturday or Sunday.
  • Even numbered addresses may water on Mondays and Thursdays.
  • Odd numbered addresses may water on Tuesday and Fridays.
  • When watering, a constant stream of water should not be allowed to flow into the street drainage.
  • Watering during precipitation is prohibited. Rain sensors are required on newer watering systems.
  • Handheld and soaker hoses are allowed to be used any time.

Report Water Restriction Violations During Regular Business Hours: 
Report Water Restriction Violations After Hours: 

The City of Grand Prairie Upcoming Events
Farmers Market
8:00 AM - 1:00 PM  
Location: Farmers Market

Low Cost Pet Vaccination Clinic
12/7/2019 12/14/2019 and 12/21/2019
9:00 AM - 4:00 PM  
Location: Prairie Paws Adoption Center
Christmas Tree Recycling
Recycle your natural Christmas tree at the following drop off locations

Dec. 26, 2019-Jan. 9, 2020:
  • Charley Taylor Parking Lot, 601 E. Grand Prairie Road
  • Parkhill Park Parking Lot, 5100 Block of S. Robinson Road
  • Grand Prairie Landfill, 1102 MacArthur Blvd.
City of Grand Prairie New Development Updates

Commercial Developments
Kalterra  consisting of approximately 90,000 square feet of retail commercial, 20,000 square feet of restaurants, two multi-story office buildings, two hotels, approximately 250 units of multi-family, and 96 townhome units at SH 161 and Forum Drive. 

The Gibson  consisting of 199 multi-family units and 12,000 square feet of retail commercial, a redevelopment of the former Gibsons near the corner of W Pioneer Pkwy. and S Carrier Pkwy.

Bardin/360 Mixed-Use  consisting of 90,000 square feet of commercial, including a 70,000 square foot cinema, and approximately 400 multi-family units at SH 360 and W Bardin Rd.

Riverside Hotel and Apartments  consisting of a full-service hotel and conference center, retail and multi-family, near the existing Riverside Golf Course at SH 360 and Riverside Pkwy.

Residential Developments
Avilla Heritage  consisting of 140 for lease single-family units at Forum Dr. and Sara Jane Pkwy. 

Mariposa Westchester  consisting of 90 age-restricted independent living multi-family units at S Carrier Pkwy. and E Polo Rd.

Mayberry Gardens  consisting of 90 assisted living units along with memory care at 540 E Polo Rd.

Developments Under Construction
Texas Roadhouse  consisting of an 8,200 square foot restaurant at IH-20 and Sara Jake Pkwy. 

McDonald’s  reconstruction at S Great Southwest Pkwy. and Outlet Pkwy.

Staybridge Suites  hotel at IH 20 and Lake Ridge Pkwy.

Approved Projects
Presidium  consisting of 290 multi-family units on an infill lot near SH 161 and Hill St.

Elevation ONE SIX ONE  consisting of 312 multi-family units at the southwest corner of Forum Dr. and Robinson Rd. 

Royalton  consisting of 300 multi-family units at SH 161 and Forum Dr.
Lynn Creek Apartments  consisting of 278 multi-family units at SH 360 and Lynn Creek/Mildred Walker Pkwy.

Lakes at Grand Prairie  consisting of 137 age-restricted multi-family units at SH 360 and Doryn Dr.

McDonald’s  reconstruction at W Pioneer Pkwy. and Corn Valley Rd.
Fall Lawn Care
Rake Fallen Leaves
Raking the leaves is the first thing that comes to mind when most people hear “autumn yard work.” But raking isn’t just another seasonal chore; it actually has a lot of benefits for your grass’s health. When leaves are left in your yard, they block out sunlight and air, which encourages lawn disease. Removing these leaves will prevent lawn disease from forming during the winter.

Try to spread out the raking throughout the season instead of waiting until all the leaves have fallen and formed a super thick layer. Otherwise, the leaves might start clumping together with the rain and morning dew, consequently suffocating your grass.

Lay Sod Grass
Laying sod is an easy, convenient way to fill in bare spots in your yard with dense, lush grass. Although you can lay sod at any time of year, spring or early fall are the best times to do so because the cooler temperatures and more frequent rainfall help the grass grow and root easily. Summer heat and drought can be too stressful on the sod.

Fall Watering
Lawns still need water in the winter – grass is a living thing that gets its nutrients partially through water. It cannot dehydrate or the plant could be damaged. If there is no rain or other moisture for more than a few weeks, lawns could suffer damage. The key to good  lawn care  is knowing when to water.

Winter watering should be planned before there is a hard freeze for two primary reasons.
Drier soil freezes faster than damp, moist soil and freezing can damage grass roots. This is why an important part of  lawn care  is to fertilize before winter. This promotes deeper roots that can withstand the top few inches of frozen soil.

When watering is done before soil goes through a hard freeze, the soil will absorb more quickly since the grass is not completely in its dormant stage. If there is no rain, watering every few weeks during the fall and even into the colder weather is most beneficial to prepare the soil – and lawn roots – for wintering once soil does begin to freeze.

**Make sure you are following the City of Grand Prairie's Current Water Restrictions**
One of the most significant steps in good  lawn care  is Fall Fertilization.

Even though it may seem as if grass growth is beginning to slow, mid-September to late October is an essential time for  lawn care . It should be fertilized using a winterized blend or a 3-1-2 slow-release formula for best absorption.

This does two things:
  • Feeds the lawn to promote root strengthening while actual grass growth above the soil is not as active, requiring less energy;
  • Helps roots grow deeper, so grass can better weather the colder temperatures without giving up valuable space to weeds.

Weed Control
Was your lawn suffering from perpetual weeds all summer long? Act now to ensure that pesky weeds don’t return in the spri ng. During autumn, all plants (weeds included) start storing more and more moisture to maximize their energy for winter.

Applying pre-emergence weed control in early fall will inhibit weeds from germinating later in the fall and throughout winter. While there is no way to prevent every single weed from sprouting up, you can greatly reduce their chances of returning with the proper pre-emergence and lawn care.

Adjust mowing height
When it starts to get colder outside, many people are tempted to neglect their lawn. Try to resist this temptation. Your grass still needs to be mowed during the fall months. You may need to adjust the blade height, though. If you were leaving your grass slightly longer in the summer to prevent heat damage, you can return the mower blades to their normal height again. Once the temperatures start to really cool off near the end of fall, drop the mower deck to its lowest setting. Cutting your grass shorter in autumn prevents it from matting under fallen leaves. Just be careful not to trim the grass too short, however. A good rule of thumb is to never cut more than one-third off the grass blades.


*Our code states that grass must be cut at 12 inches or less. 
No Trespassing
Please keep children, pets and motorized vehicles away from the edges of both ponds. The large pond is deep and the slopes are steep. If you see anyone camping or fishing near either pond, call the police. Trespassing is against the law.

Signs are posted around both ponds to reduce KCVA's liability in the case of accidental injury or drowning.
Important Information
BFMC Property Management
8111 LBJ Freeway, Suite 835
Dallas, Texas 75251
Phone - 972-644-3801
Fax - 972-644-3810

E lectrical Emergencies
Call Oncor 1-888-313-4747
(24 hours, seven days a week)

All Emergencies: 911 (Fire/Police)
Fire: 972-237-8300
Police: 972-237-8790
City of Grand Prairie
**In the event of an emergency please call 911. The Association is not equipped to handle emergencies including, but not limited to, criminal and medical situations.**

The Kirby Creek Village Website has a Classified Ad section which is available at no cost to KCV homeowners in good HOA standing. Please contact BFMC for more information.
Homeowner Corner
Calling all homeowners! Do you have ideas, favorite recipes, or a special announcement you would like to share with the Kirby Creek Village Homeowners Association? If so please contact us by using the "email us" link below. We love homeowner interaction, this is your corner, stop by anytime!

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