An example of road infrastructure conditions, and a lawsuit waiting to happen.
Seen again, and again, and again. A poor design, poor engineering, a poor choice, and no apparent maintenance, e.g. there are plastic wingnuts securing the pole gates that should be checked regularly, since the constant movement loosens them daily. I’ve tightened them after fixing a dangling pole. Oh yes, in addition to again and again, there’s BUMP, BUMP, BUMP, as we enter and leave the Aquarina entrance (all those sunken pavers).
It’s been this way for years, i.e. lettering not centered, not level, and a sign in need of cleaning. “Welcome to Aquarina . . .” Nothing like first impressions.
A listing and off centered sign as the first impression of Aquarina for entering guests. “Gee – it looks like entering a 5 digit pin may topple the whole thing.”
A near 40 year roadway with no maintenance or updating.
It’s been like this for years. Is pressure washing an over budget item?
More of the same.
. . . and more.
Yet still more.
Our roadway entrance, which has been in this condition for years.
Now here’s a crosswalk with clear visibility when entering.
Yes, it’s been this way for years.
Do you see what our roadways should look like? This is one of our Aquarina neighborhoods where maintenance of its roadways is a priority. The obvious contrast of priorities is clear.
We are told that on February 15, 2022, the Board will provide an open forum with limited speaking time for the Residents to discuss the expansion of The Brassie Grille. A lot can be said on this expansion for the Aquarina Community. It appears that the Board wants to plead their case for the necessity of this HUGE EXPENSE.
BACKGROUND ON REMODELS/RENOVATIONS
I can tell you from being in the real estate business for decades, and having done and paid for renovations and remodels, that any cost we will be told will be much more for many reasons.
- A remodel/renovation can be a like a Pandora’s Box and a Can of Worms all wrapped into one. You knock down walls, rip up flooring, take down ceilings, and sometimes you don’t know what you’ll find that can change the whole direction of your project. Do you think that may add to the project’s cost?
- In this current environment of supplies, labor, and rampant inflation, is anything expected to remain stable? Projects all over are not on schedule with far out estimates at best when deliveries will be made, and supplies and parts being available. Do you think that may add to the project’s cost?
- As the reality of a project evolves, what is on paper can be different from the actual construction and its appearance. The results can lead to unexpected subtle changes and additions to what was initially intended, as the reality of the project emerges in real time. Do you think that may add to the project’s cost?
- A remodel/renovation is a fluid event, and its initial projection of cost will be more than initially thought. The last estimate was around $700,000. Trust me, the cost will hover at near $1,000,000. This is an indulgence and an extravagance. There are many other priority items needed for Aquarina rather than this toy.
WHY AN EXPANSION WITH THE FOLLOWING REALITY
- The Brassie Grille has always been a pleasant, convenient, and comfort food establishment over these many years. That was its intention for the community, and it worked. I see less everyday traffic now at the restaurant than I’ve seen in the past, even factoring “Covid”. Other nearby restaurants up and down the highway are constantly filled. Maybe the original business model of convenience and comfort food needs to return. The current restaurant layout accompanied this business model. Sure, some better equipment could be installed and work stations adjusted, but an expansion is beyond the original business model, i.e. convenience and comfort food, which worked. Does the Spessard Holland course need a fancy restaurant to draw folks? Their parking lot is always filled with players. Maybe their business model should be studied and exercised at Aquarina.
- It’s apparent to most in Aquarina that there is a group of golfers, some tennis players, and social types that have an agenda for their entertainment, and they want to foist their plans to support and embellish this entertainment juggernaut upon the Residents, e.g. The Brassie Grille expansion, regular social events, and golf course embellishments. Does the whole community participate in this entertainment juggernaut? NO. Has the Aquarina Community, through its fees, subsidized this entertainment juggernaut for this social segment? YES. Does the entertainment for a community “segment” warrant a near $1,000,000 expense to be paid on the backs of the “whole” community to provide a “theater/stage” for its social events? Socialization in a community is healthy and positive, but when it’s skewed to a few at the cost of others; there needs to be a pause and a regrouping to formulate a total community approach.
- The Board focus is more on entertainment than the work at hand, which is to maintain a safe and secure community in a cost effective manner. The priority is to establish a daily maintenance schedule, fund the reserves for replacement and repairs (not Betterments, i.e. added costly amenities), be vigilant with keeping Aquarina a jewel in its presentation to the public, and supporting its infrastructure and appearance, which in turn will keep up home and neighborhood values. This is especially so if the Board’s mantra would be to keep maintenance fees down, which also bolsters home values, and spend less time with spending on projects, i.e. Betterments.
QUESTIONS FOR THE FEBRUARY 15 TOWN HALL
- Asked at the last town hall presentation with no answer was:
HOW WILL THIS EXPANSION BE FUNDED AND PAID FOR?
- An expansion of this magnitude certainly should be supported with a cash flow stream to substantiate its cost.
CAN YOU SHOW A YEAR TO DATE PROFIT & LOSS STATEMENT FOR THE BRASSIE GRILLE WITHOUT SUBSIDIES FROM THE RESIDENTS’ FEES?
- With a potentially near $1,000,000 expense foisted on the Residents’ backs, it would be prudent to have the Residents have a say on this expense.
WOULD THE BOARD PROVIDE A MEANS FOR THE RESIDENTS TO TAKE A VOTE ON WHETHER TO EXPAND THE BRASSIE GRILLE OR NOT?
WOULD THE BOARD ADHERE TO THE RESIDENTS’ MAJORITY VOTE?
- There are preliminary costs to determine a design, pay governmental permitting fees, hire an architect for required plans, funds to cover a loss of revenue during construction, etc.
WHAT IS THE ESTIMATE OF THE PRELIMINARY COSTS TO GET THE EXPANSION OFF THE GROUND?
WHAT WOULD BE THE TIMETABLE FROM PERMITTING TO CERTIFICATE OF OCCUPANCY?
- Major remodeling, which this would certainly be, requires upgrades to the entire building to meet current building codes, especially for hurricane protection. Because of The Brassie Grille’s proximity to the ocean, Windstorm Insurance Rates are higher.
WHAT WILL BE THE ANNUAL INSURANCE PREMIUM INCREASE FOR THE PROJECTED COMPLETED EXPANSION?
- An expanded facility would be expected to incur more employees, more equipment, and more furnishings, etc.
OTHER THAN THE CONSTRUCTION COSTS, WHAT TOTAL COST WOULD BE EXPECTED TO FURNISH THE DINING AREA, ADD APPLIANCES TO THE KITCHEN, AND ADD EMPLOYEES?
- It would be expected that the Board discussed this expansion project, and it would have been voted on as a Board.
WAS THERE A BOARD VOTE FOR THIS EXPANSION?
IF THERE WAS A VOTE, THEN WHAT WERE THE RESULTS, I.E, THE COUNTED VOTE?
IF THERE WASN’T A VOTE, THEN ALL MEMBERS AGREED?
SUMMARY
It’s all pretty simple. Aquarina’s infrastructure, e.g. roads, entrance, gates, etc. are all in the need of repair and replacement. The roads and entrance are nearing 40 years with no history of replacement or upgrading. Addressing the infrastructure is an immediate concern with no plan in place other than kicking the can down the road (no pun intended) with a “to be discussed mentality”.
Yet, here we are discussing a comfort food restaurant’s transformation into a theater/stage and temple of pleasure for upscale meals, and a venue for parties and social events. It is not being said that these activities are sinful and unwanted. It is being said that these activities are not a priority and need to be measured with the demands of the whole community, i.e. addressing an upgraded entrance and roadways, and reserves accelerated in accumulation to be ready for a near 40 year old infrastructure in need of repairs and replacement.
The whole community wins with an entrance and road upgrade, which will notably raise home values. The Brassie Grille expansion, with the current needs of the community, is a demonstration that our current Board’s agenda for Aquarina seems to show a selfish attempt to satisfy a segment that are more concerned with their personal enjoyment, among its group, than a focus on maintaining and providing a safe and secure community, as what should be the Board priority.
Fix Aquarina with a focus of the WHOLE community. Keep the Betterments spending of our funds off the table until the infrastructure of Aquarina, which is its foundation, is addressed and fixed. THESE, MY FELLOW NEIGHBORS, ARE THE MORAL AND FIDUCIARY RESPONSIBILITIES OF AN HOA BOARD.
