PICKLEBALL UPDATE FROM SHAWN ELLEN (BOARD PRESIDENT)
Dear Fellow Homeowners,
As you may already know, after a year of thorough investigation, the Pickleball R&D Committee recommended converting our tennis hard court into four pickleball courts, deeming it in the community's best interests. We've gathered feedback and opinions from residents on both sides of the pickleball debate, leading to this detailed email explaining the journey, current status, and what lies ahead.
GO TO OUR APP OR THE HOA WEBSITE FOR ADDITIONAL INFO
To complement this email (which is detailed) we have provided additional information on both our Bridges mobile app as well as the COMMUNITY INFO section of our HOA website by clicking here, which includes the following:
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FAQ: A summarized version of this email.
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Committee Presentation: The complete presentation from the Committee, including drawings of what the pickleball courts could look like.
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2 Sound Studies: Prepared by PSM (Pickleball Sound Mitigation) LLC
BRIEF SUMMARY OF THIS EMAIL
Although this email is long, I suggest scrolling through it and focusing on the highlighted sections for your areas of interest. If you prefer a quick overview, here are the key points:
- The committee recommends converting the tennis hard court into four pickleball courts.
- Pickleball courts are considered an ‘Improvement’ requiring homeowner permission, by vote, for expenditures exceeding $5000.
- A targeted special assessment of $450 per household is proposed, which will be capped at $500. Any extra costs will be covered by the HOA reserves.
- The committee recommended remedies for noise concerns, but not all residents may agree with their findings, particularly those living nearby.
- The decision hinges on whether homeowners believe pickleball is beneficial for the community, the hard court is a suitable location, sound can be effectively mitigated, and there won't be a significant impact on future HOA fees.
- Passing the vote is challenging, requiring at least 30% of households (177 minimum) to participate and a 2/3 majority in favor.
- The process is ongoing, with the next step involving the Association lawyer preparing packets for the homeowner vote, which is still weeks away from completion.
NEXT STEP: HOMEOWNER VOTE ($5000 'IMPROVEMENT' CLAUSE TRIGGERED)
The Pickleball R&D Committee's work is just one step in a comprehensive process. While their findings may spark debate, their presentation indicates significant homeowner interest and the feasibility of adding pickleball to the community.
To proceed, a homeowner vote is essential due to a clause in our governing documents. This clause concerns a spending threshold for what is termed an 'Improvement,' which can be described as creating an artificial condition previously nonexistent. Since pickleball courts have never existed in The Bridges, they fall under this category.
The clause mandates a homeowner vote if the Improvement cost exceeds $5000, granting the Board authority to spend the excess amount. This vote is necessary because converting the hard court into pickleball courts exceeds the $5000 threshold.
Note: If the Improvement cost were below $5000, no homeowner vote would be required (e.g., if we added lines to the existing hard court and added temporary netting).
THE DIFFERENCE BETWEEN MAINTENANCE OF PROPERTY AND IMPROVEMENT OF PROPERTY
The “$5000 Improvement” clause may be confusing, so let's distinguish between our governing documents' definitions of ‘Maintenance’ and ‘Improvement.’
Maintenance falls under the sole authority of the Board and doesn't necessitate a homeowner vote, irrespective of costs. Our ability to maintain low HOA quarterly fees while enhancing facilities stems from the Board's efficient use of resources to maximize value and avoid unnecessary expenditures.
HOW WE GOT HERE
Over a year ago, spurred by the surging popularity of pickleball and the inclusion of pickleball courts by homebuilders like GL in newer communities, residents of The Bridges requested an investigation into the feasibility of adding pickleball. In response, the Pickleball Research & Development Committee was formed in late 2022.
Their mandate involved gathering information from various sources, including the County, Lake Worth Drainage District, other communities, engineers, designers, and residents. Their goal was to determine the feasibility of adding pickleball, ensuring it met the needs of pickleball enthusiasts, was aesthetically pleasing, and aligned with the community's best interests.
THE MAIN CONCERNS: LOCATION & NOISE
Given The Bridges' layout, finding suitable court locations presented challenges. After evaluating options, the committee identified the hard court as the ideal choice for multiple reasons.
Upon determining the location, the committee focused on noise concerns. They conducted sound studies, adhered to noise regulations, and collaborated with noise mitigation vendors. Proposed solutions include special acoustic sound barriers and the potential addition of a fountain to address noise around the courts and bleachers.
These recommendations stem from the committee's research, though residents, particularly those near the hard court or tennis players impacted by the changes, may hold differing opinions.
360 DEGREES OF SOUND MITIGATION (MORE COVERAGE THAN THE NEW LOTUS PALM FOR TENNIS PLAYERS)
Acknowledging noise concerns, the committee recommends comprehensive 360-degree soundproofing coverage.
At the newly opened Lotus Palm Racquet Center (off Glades Rd), their featured pickleball court, similar to our Court #1, is adjacent to tennis courts without sound barriers. This illustrates that our committee's proposal surpasses what GL provided for Lotus Palm tennis players, demonstrating the possibility of successful coexistence between pickleball and tennis courts.
SCRUTINIZING THE SOUND STUDIES & RECOMMENDATIONS
While 360-degree sound coverage might satisfy tennis players, it may not meet the expectations of homeowners living near the courts or those skeptical about potential biases in the sound study data (e.g., different angles, times of day, impact frequencies, proximity to homes, weather, equipment, etc.). Despite pickleball being known for its noise, homeowners must decide, through their vote, whether they believe the Board can successfully mitigate noise to ensure the amenity is a first-class addition to the community.
From a legal standpoint, our Association lawyer has expressed that implementing four pickleball courts on the hard court, as suggested by the committee, should not pose a liability concern for the HOA in terms of pickleball noise.
While not everyone may agree with the committee's findings, it's essential to acknowledge their dedicated effort, especially regarding noise concerns. Undeniable factors include the sport's increasing popularity, builders like GL promoting pickleball in new communities, and neighboring communities without pickleball successfully implementing courts for their residents.
COSTS: THE NEED FOR A HOMEOWNER SPECIAL ASSESSMENT
When the Board approves yearly budgets, the aim is for quarterly HOA fees to cover the community's annual running and maintenance costs, with a portion going into Reserves, which acts similarly to a savings account for non-annual large projects.
For instance, revitalizing the clubhouse pools and replacing poolside furniture is a non-annual large project. If the Board lacked sufficient reserves for these projects, they would Special Assess the community without the requirement of a homeowner vote.
While neighboring communities have had special assessments, we've not had one here. Our Board adeptly manages finances, maintaining low quarterly HOA fees while building reserves for significant projects.
Implementing pickleball would also be considered a large non-annual project. If the vote passed to exceed $5000, and we had adequate reserves, we might consider using reserves and avoid a special assessment. However, our current reserves weren't earmarked for pickleball, so we won't tap into all of them. Hence, the need for the assessment.
ASSESSMENT: TARGET OF LESS THAN $500 PER HOUSEHOLD (APPROX $450/LOT)
Our aim is to target a $450 assessment for each of our 591 homes, totaling $265,950, providing a cushion for the committee's $225,000 project estimate. If the vote passes, the board will collaborate with the HOA Treasurer to determine the exact assessment amount and collection timeframe.
To alleviate concerns about a higher assessment, we'll cap the assessment at $500, ensuring it won't exceed this amount. Any additional funding requirements can be covered by the HOA through reserves.
If pickleball implementation costs are lower than collected, surplus funds will be added to reserves. All funds, whether from quarterly HOA fees or assessments, contribute to community operation and maintenance.
For reference, the committee received vendor quotes around $100,000 for converting the hard court into four pickleball courts and adding sound barriers. With a $225,000 total project estimate, approximately $125,000 remains for ancillary costs like landscaping, center rest area removal/replacement, canopy, water fountain, and additional noise mitigation solutions if needed.
THE VOTE IS NEEDED FOR THE $5000+ SPEND, BUT IT IS ALSO INDIRECTLY A VOTE FOR/AGAINST PICKLEBALL
Your vote authorizes the Board to spend over $5000 on this Improvement. Even if the vote passes, the Board must still vote to accept pickleball, and may conduct additional due diligence before voting to accept the recommendation.
Therefore, although your vote serves to authorize spending according to our documents, it really also functions as a vote for or against pickleball.
HOW MANY VOTES ARE NEEDED?
Securing the votes (one per household) to authorize the $5000+ spend is challenging, requiring:
- Obtaining a quorum of at least 30% of all households to participate, meaning at least 177 households (30% of 591 homes) must participate.
- Ensuring at least 2/3 of all votes cast are in favor, with the actual number varying until the final number of households voting is known.
Obtaining the quorum poses difficulties, considering homeowners not living on-site, being challenging to reach, frequent vacationers, or unwilling to participate. Additionally, achieving a 2/3 majority in favor is also challenging, as a majority of the community may support pickleball, but unless 2/3 of votes cast are in favor, the vote won't pass. This situation occurred at Seven Bridges, where a majority wanted pickleball, but they couldn't reach the 2/3 threshold. We anticipate they may bring it to a vote again in the future.
WHAT’S NEXT? DEBATE AMONG RESIDENTS WHILE PREPARING FOR THE VOTE
The HOA, in collaboration with the Association lawyer, will prepare legal packets for homeowners, which may initiate debates among residents on the pros and cons of introducing pickleball to The Bridges. These discussions may cover committee findings, cost estimates, legal aspects, potential impacts on home values, and the feasibility of noise mitigation.
Considering the intensity of this subject, discussions, particularly on platforms like Facebook, can become intense. It's crucial to remember that the HOA is not responsible for the Bridges Facebook page, varying opinions between fellow neighbors should not cause neighborly conflict, and official HOA information will never be shared through social media, regardless of who posts it.
Despite the possibility of continued scrutiny and debate, after a year of committee effort, a decisive step must be taken—voting. This is the only way to get to a next step.
Homeowners, through their vote, will play a crucial role in deciding whether they want an upscale pickleball amenity in The Bridges, believe in its benefits, consider the hard court a suitable location, and trust in the HOA's ability to effectively mitigate noise and minimize impact on tennis play.
While updates will be provided as information becomes available, it's important to note that the process is still several weeks away from completion. Any necessary adjustments or updates to the information in this email will be communicated to the community promptly.
Warm Regards,
Shawn Ellen
President, The Bridges HOA
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