MORE TO COME SOON.
THE BACKGROUND TO THIS POOL REPORT
Over the past decades, the Lakeside Pool has been an amenity for three neighborhoods, Blue Heron, Egret Trace, and Spoonbill Villas. The original Aquarina developer had overseen the pool, and eventually passed, i.e. basically “gifting” it to the ACSA, that was over 30 years ago, with the documented stipulation that the above mentioned three neighborhoods would have exclusive use of the pool.
There being no documentation of whom would oversee the pool, the three neighborhoods assumed the oversee role with the ACSA assisting with the accounting for budgeting and assessments. The only real direction for the overseeing was provided by these three neighborhoods with a de facto cooperation by the ACSA. All went well with this arrangement for these past 30 plus years.
Then, BOOM! Bickering began among some of the neighbors about how the pool’s funds were being spent, i.e. being spent in a questionable manner and without transparency. The bickering metastasized into a townhall meeting among the three neighborhoods. The result was not good, with opposite sides feuding, and no resolution attained.
Politics emerged, and the ACSA was called into the fray. Obviously, when a larger political base is beseached, it will come in and take control, which it has done. During the takeover, the ACSA was reminded in the Aquarina documentation that the ACSA was indeed the property owner of the Lakeside Pool, and its surrounding grounds. It has been apparent from the meetings called by the ACSA explaining the pool and its care, that even though the folks have been told that the ACSA realizes the importance of this amenity to the three neighborhoods, there was an ACSA undertone that the pool’s historic use and existence may be subject to a change.
Change? All the ACSA sponsored presentations concerning the pool and its condition had been made alarming and gloomy at best. It is true that the building dates back to the 80’s, with no really major repairs occurring; it’s a bath house with two bathrooms. The engineering report revealed, which was finally and recently offered for public viewing, that the support beams for the outdoor canvas overhang need replacement and the roof needs to be replaced in addition to two storage rooms that needed repair.
Gloom and minimal updates if any had been the best the neighborhoods received. I say “gloom” because the ACSA’s continual take has been the negativity of the situation, e.g. demolition is a possibility, or a rebuilding, which may take a year or more. True, the bath house awning area is not a safe place with the decayed beams holding up the canvas overhang, and folks should not be in that vicinity; however, the folks are not hearing from the ACSA saying that we hope repairs can be completed with the present situation at hand in a prompt manner, and we’ll keep you updated. Instead, the folks were left with weeks and weeks of silence on the matter, until the recent released engineering report.
The released engineering report would be expected to show the folks a “start” of what the three neighborhoods need to do to make in an informed decision with the ACSA. Afterall, the Residents of these three neighborhoods paid for this pool when they bought into these communities. It is an important amenity for the neighborhoods, and it adds value to all the units. Many bought because of the pool amenity. The reasonable reality was for the original developer to pass the responsibility of the Lakeside Pool to the three neighborhoods, which it unfortunately did not. Tidewater and Ocean Dunes have pools, and the pools are their responsibility. The hope was that with the ACSA now involved, fairness would prevail to an outcome with which all can be content. However, matters have gone bumpy.
Unfortunately, on July 1 a hasty decision was reached with minimal data, by the Pool Committee and apparently also by the ACSA, since it oversees the committee. The decision was to demo both the bath house and the pool., and have a meeting with the three effected neighborhoods, on July 8, where the Pool Committee will relay their plans following the demolition. What happened to what the departing ACSA president told us? Any decision on the pool would be a decision reached by the pool neighborhoods and the ACSA. The Residents were by-passed.
The real unfortunate part is that the process did not include the three effected neighborhoods, and the demo decision was based on opinion and a one sided interpretation of facts. The engineering report stated three major issues with the bath house, i.e. the unstable posts for the canvas overhang, the worn roof, and leakage in the rear attached storage closets. The main bath house structure was sound and not in danger of collapsing. The posts and canvas could have been repaired and replaced, the roof could have been repaired and replaced, and the two attached closets could have been repaired from water leaks, e.g. replace drywall. The repair costs for these three issues was never discussed or offered. The report simply stated these repair and replacement items would cost more than a demo and rebuild – really? The unreality of that statement certainly shows bias.
In addition, the pool was stated to be undermined as evidenced by sinking pavers and insufficient soil support on its sides. The pool has been there for 30 plus years. It could be argued that any settling over these many years has already occurred, and any settling that now appears, which is all minimal, is not an immediate concern, and it is something that could be monitored to determine if unusual settling is ongoing. Exposed tile, was noted, as a dangerous situation, but is certainly a repairable situation. No injuries over these years as a result of the tiles has come to my attention.
The Lakeside Pool is special. Its design and layout is unique and surely worthy of a “maintaining it” mentality. It’s one of Aquarina’s cornerstones and symbols of the Aquarina Community; it’s part of its heritage. Should it be demolished by the likes of a 12 person Pool Committee or should its viability be discussed as a paid and important amenity by the 65 homes having exclusive use of the pool for these past 30 plus years?
A Look at the Report – My opinion in brackets.
BATH HOUSE
- The report was Preliminary, and it states that the condition of structural materials is beyond the report.
- (Without question, the roof needs to be replaced.)
- Severe water damage was not found within the main building other some possible minor water intrusion of a (cosmetic nature) in the restrooms, but all appeared to be in “viable” condition per the report. Water damage was found in the rear attached storage rooms, where drywall and wood would need to be replaced.
- In the men’s room there was a crack in floor tile. (Some settling after 30 plus years does not seem unusual.)
- The canvas overhang covering a patio area and its beams and posts were in poor condition, and caused a dangerous situation. (Certainly the canvas overhang and its supporting structure need to be replace.)
- Some water damage appeared on the outside NW corner of the women’s bath where water can sit. (Easily repairable).
That’s it for the pool bath house. Do replacing the roof, patching up the attached storage sheds, replacing an attached canvas overhang and its support beams, and repairing some water damage at a small outside corner of the building justify tearing down the whole building and building new one? (I think not.) The report stated it would be more cost effective to rebuild than make these noted repairs. It was an opinion supported with no data. (That makes no sense. Let’s secure some repair estimates for comparison purposes so we have choices.)
POOL
- The tile coping had some cracks. (After 30 plus years I would think some cracks could be expected. A structural issue?)
- The Pavers appeared not even and not always sloping toward the pool per recent code. ( After 30 plus years, I would think pavers in some areas will settle a bit. If you want to see real settling after 30 plus years, then look at Aquarina’s entrance. What have we been doing about that? It was never mentioned what immediate threat these pool pavers are doing to the pool, other than it could mean settling. The pavers that are settling can be easily repaired, and then be monitored if continued settling occurs.)
- Water levels at the pool gutters showed a range margin of 1.5 inches, and it was opinionated that the pool had settling issues. (Again, after 30 plus years, settling ranges within 1.5” is a problem? Like the pavers this measurement can be monitored to determine if there is a problem. There was no opinion that rebuilding the pool was more cost effective than repairing it, even to the extent of the recommended radical repairs, i.e. tearing up all the pavers. I used the pool more than anyone over the past years. These random sinking pavers have been there in their present condition for years.)
Conclusions
- The three pool neighborhoods have been misled in what was told them. The past ACSA president assured the neighborhoods that a group decision would be made on the future of the pool matter. What happened, is that the report was provided to the Residents for review and within a week the Pool Committee of 12 people decided to demo the pool area. We are told that a meeting is set for July 8 to tell the Residents how the Pool Committee will proceed with the pool demolition and what’s to follow. So much for a community input decision.
- Keep in mind, the prudent course before a demolition is to look at the consequences. The current pool is a classic and expensive design that you will not find, but in a few places; it’s not an out of the box pool. Its replacement to its current design will be very expensive. It’s also obvious that a rebuild of both the pool and bath house to the current code will be very, very expensive. We should know these costs BEFORE a demolition. We should also have a second opinion as to a repair approach BEFORE a demolition.
- Let’s look in the past at the track record for an Aquarina Community pool. The ACSA approached the subject, did some dance with committees and plans, and then nothing. Would that occur again after the decided demo?
- Other consequences to a demolition are:
- How will the three neighborhoods’ quarterly assessments be affected?
- The value of the neighborhoods’ units could certainly take a hit in a loss because of what could be considered a “taking” of the pool area, an amenity for which the Residents paid when their units were purchased. This “taking” could be argued since it was not done in a practical approach. The decision was made hastily and without proper supporting evidence from more than one source,
- . Further not addressed is the economic impact on the Residents’ units.
- The units’ values are additionally diminished by the unknown time and cost that would arise with a rebuild of the entire pool area.
- The proverbial rug has been pulled out from under the feet of the three pool neighborhoods. Their homes are in danger of a loss in value, and household costs will rise to unknown levels because of new assessments as a result of actions by a small group within the Aquarina Community.
- We all need to take a pause here and regroup. Peoples’ lives will change with the present course laid out before us.