History of The Ridges

and The Ridges Homeowners Association (RHOA)

In the 1980s, members of The Ridges Limited Partnership (RLP) made plans to develop a premier, residential community in west Omaha, located on one square mile of property bordered by Pacific St to the north, West Center Rd to the south, 180^th St to the east and 192^nd St to the west.  These development plans included high-quality, upscale homes of varying sizes in thirteen distinct, but fully integrated subdivisions situated around a private, full-service country club and golf course.  Sanitation Improvement District (SID) #367 was also established to install streets, sewers and the like.  The Ridges encompasses almost 350 acres, and the country club and golf course comprise nearly 200 acres.

The first residents of The Ridges began moving into their new homes in 1993.  In 1999, the annual Street of Dreams showcased new homes in The Ridges’ Fairway Ridge subdivision, and many homes in The Ridges have been featured in the annual Parade of Homes over the years as well.  Shadow Ridge Country Club & Golf Course (SRCC) opened its doors in 1990.  Although it is an asset and an integral part of the community experience at The Ridges, SRCC is a privately-owned business and a separate entity from The Ridges and its homeowners association.  Many residents of The Ridges enjoy full or social membership in SRCC, whether dining at the clubhouse, swimming, playing tennis or enjoying a round of golf on their 18-hole champion golf course.

Covenants for The Ridges were first filed with Douglas County in February, 1993.  As additional subdivisions within The Ridges were developed, corresponding Covenants and Amendments were filed.  The Ridges Homeowners Association (RHOA) was established with the filing of the Covenants, and Articles of Incorporation are filed with the state of Nebraska registering RHOA as a not-for-profit corporation.  All homeowners within The Ridges are also members of RHOA.  As per the covenants, RHOA has as its purpose, “the preservation of the values and amenities of The Ridges, the maintenance of the character and residential integrity of The Ridges, and the promotion of the health, safety, recreation, welfare and enjoyment of the residents of The Ridges”.
 

Homeowners are allowed to cast one vote per lot to elect members to the RHOA Board of Directors.  Board elections are held once every two years at the annual meeting for a maximum of nine board positions.  The board of directors determines policy and makes decisions concerning RHOA business and affairs.  Open positions may be filled by board appointment until the next election.  All board positions are currently held by volunteer residents of The Ridges.  Since 2002, the board has employed property management to oversee day-to-day business and to implement board policies and decisions.   

A minimum of five members are required to serve as the Design Review Board (DRB) for The Ridges.  DRB members meet monthly and review new home plans and all proposed changes or improvements to the exterior of existing homeowner property.  DRB members are appointed by RHOA Board, with one position on the DRB reserved for a representative of SRCC.  All DRB positions are currently held by volunteer residents of The Ridges.     

In March of 2007, the city of Omaha annexed the square mile that encompasses The Ridges and SRCC, thus dissolving the SID that served this area.  The 700 families that live in The Ridges are currently served by Omaha city council members Franklin Thompson, District 6, which includes Crimson Ridge, South Pine Point, Whispering Pines, Cherry Ridge, Shadow Ridge Estates and part of Whispering Hollow north of Woolworth Ave, and Jean Stothert, District 5, which includes South Ridge, Saddle Ridge, West View Ridge, Shadow Lakes, Fairway Ridge, Double Creek Estates, Clubside Townhomes and part of Whispering Hollow south of Woolworth Ave.

General Information about The Ridges and RHOA

The Ridges is comprised of 796 homeowner lots in the following thirteen (13) subdivisions:

            Cherry Ridge (CHR)                                                107 lots

            Clubside Townhomes (CTH)                                    13 lots

            Crimson Ridge (CRR)                                              70 lots

                        and Crimson Ridge Extension (CRE)          42 lots

            Double Creek Estates (DCE)                                  27 lots

            Fairway Ridge (FAR)                                               84 lots

            Saddle Ridge (SAD)                                                 75 lots

            Shadow Lakes (SHL)                                                58 lots

            Shadow Ridge Estates (SRE)                                   18 lots

            South Pine Point (SPP)                                             22 lots

            *South Ridge (SOR)                                                 41 lots

            West View Ridge (WVR)                                         38 lots

                        and West View Ridge Extension (WVE)     17 lots

            Whispering Hollow at The Ridges (WHH)              132 lots

            Whispering Pines (WHP)                                          52 lots

*South Ridge, located at the southeast corner of The Ridges, is undeveloped at this time, except for streets, street lights and utilities.  It is zoned residential and is currently for sale as a thirteen (13) acre parcel.  Individual lots are not yet available.

As of June, 2010, all lots located in Clubside Townhomes, Crimson Ridge, Saddle Ridge, Shadow Lakes, Shadow Ridge Estates, South Pine Point, West View Ridge and Whispering Pines have been fully developed.  Lots are still available and for sale by the developer and/or various builders in Cherry Ridge, Crimson Ridge Extension, Double Creek Estates, Fairway Ridge, West View Ridge Extension and Whispering Hollow. 

Whispering Hollow at The Ridges (originally named Brookfield at The Ridges, then Logan Mill) and Whispering Pines are gated communities within The Ridges that are members of RHOA and also have their own homeowners’ associations.  Whispering Hollow’s HOA, Brookfield at The Ridges Homeowners Association (BHOA), and Whispering Pines’ HOA, Whispering Pines Townhome Owners Association (WPHOA), provide additional services exclusively to the benefit of their residents such as homeowner lawn care, additional landscaping maintenance and snow removal from private streets, sidewalks and homeowner driveways and walks.  Common areas located inside the gated communities are owned and maintained by their own homeowners’ associations for the exclusive use of their residents.  Cherry Ridge residents contribute to a pool association that owns and maintains two pools located in Cherry Ridge that are for the exclusive use of their residents.

Nearly 25 acres of common area (CA) are owned and maintained by RHOA for the use and enjoyment of all residents of The Ridges.  This CA acreage includes a 4.5 acre park located just south of Center Ridge Drive, with soccer and baseball fields, a playground and a picnic area.  An additional 13.7 acres, just south and east of the park, have two stocked, fishing ponds with fountains.  Additional small areas of common area are located in West View Ridge, Crimson Ridge Extension and Cherry Ridge, and are also accessible and available to all residents.  And since the 2007 annexation of The Ridges and dissolution of the SID, roughly 20 acres of right-of-way (ROW), landscape easements and/or public sidewalk easements within and surrounding The Ridges are also maintained by RHOA.

Four main entrances lead in to the three main streets in The Ridges:  Shadow Ridge Drive, Center Ridge Drive and 189^th Street.  The landscaped main entrance areas with bronze statues welcome residents and visitors alike at Shadow Ridge Drive and 180^th Street, Center Ridge Drive and 180^th Street, Shadow Ridge Drive and 192^nd Street and 189^th Street and Pacific Street.  19 secondary entrance areas are located throughout the neighborhood to help identify subdivisions within The Ridges.  The “Four Corners” intersection is located in the middle of The Ridges at Shadow Ridge Drive and 186^th Circle.

Services provided to residents of The Ridges include:

• Weekly mowing and trimming of right-of-way (ROW), easement and common area lawns
• 5-step fertilization and weed prevention treatments on ROW, easement and common area lawns
• Regular trimming, weeding, treatments and planting as needed of perennial beds
• Premium tree care, including pruning, treatments, removal and planting by certified arborists
• Premium mulch for perennial beds and trees
• Regular watering of lawns and plants
• Installation, maintenance and additional watering of annual flowers
• Maintenance and repair of extensive sprinkler system
• Maintenance and repair of wells and/or meter pits
• Maintenance of 2 stocked, fishing ponds
• Maintenance and repair of 3 fountains
• Maintenance and repair of 18 neighborhood signs and spot lights and 4 bronze statues
• Water and electricity expense
• Maintenance and repair of park equipment, including playground, picnic areas, baseball and soccer fields and weekly trash removal
• Scheduling of organized sports team practices at ball fields
• Maintenance and repair of all homeowner mailboxes
• Sidewalk snow removal along the 3 main interior streets
• Twice weekly property inspections of all areas of the neighborhood (every street and all ROW, easement and common area) for repair needs or covenant violations
• Twice weekly trash/litter pick up along 3 main interior streets and all entrance areas
• Social events such as the annual picnic, Easter egg hunt and gingerbread house decorating party
• Seasonal lighting display at main entrances
• Regular security patrols by off-duty professional police officers
• Oversight of all tax/accounting, insurance, legal and city/county/state obligations
• Publication of quarterly newsletter, monthly email updates and website maintenance
• 24 hour emergency contact number

All homeowners are assessed annual dues to pay for the above mentioned services.  Annual dues are determined each year by the RHOA Board of Directors based on projected expenses for that year.  Additional assessments are occasionally necessary to pay for capital improvements and/or large repairs.  Currently, annual dues are $475 per homeowner lot.

Contact the RHOA property manager or any board member with questions or comments regarding The Ridges or RHOA.  For contact or additional information, visit our website at www.ridgeshoa.com.