Community Topics

This website is owned and operated by homeowners in the Darrell Creek, Mount Pleasant community and is not an official website of the Darrel Creek Homeowners Association.

This information provided is being provided by homeowners within the community for upcoming decisions under consideration by the Association, but does not represent the views of the Association itself.

The Amenity Center Project will impact every household in the community, regardless of pool usage. This is about what's best for the entire community and not on an individual basis.

Whether you're in favor of this change or have concerns about the financial implications, it’s crucial to make you voice heard. Your vote will directly influence the future of our community, so don’t miss this opportunity to make your vote matter!

Darrell Creek Neighborhood Wide Amenity Vote

Hello neighbors,

Hope you had a wonderful holiday season and are looking forward to an amazing year in 2025.

I’m reaching out to you because your vote regarding the Pool/Open Air Amenity Center is important. This is a friendly reminder to make your voice known as the deadline is quickly approaching this Friday, January 24th at 3PM.

I love this neighborhood and want to see it continue to flourish as Darrell Creek is one of the best neighborhoods in Mt Pleasant, and I want that to remain the case for many years to come.

This vote for the Pool/Amenity Center has been hotly debated now for 2+ years. I believe our community deserves better than what has been proposed without putting the neighborhood into debt for $1,200,000.00 plus loan interest.

I urge you to let the next board determine the direction of the neighborhood and not proceed with the proposed variable percent loan that places homeowners in a precarious position not knowing what the actual assessment amount will be.

This is simply unnecessary no matter what the proposed low monthly payment may be. For these reasons, a “NO” vote would allow the next board to properly evaluate the best options with an objective perspective and provide actual costs – not guesstimates.

Thank you for your attention toward this important matter for all of us in our community. Please remember to vote by 3PM this Friday.

· To vote, you should have an Election Buddy email and/or text dated January 3rd or 4th. Please use that link to cast your vote.

· You can also visit https://secure.electionbuddy.com/ballot/ and enter the 16 digit code provided from the Election Buddy System from Jan 3rd or 4th to your email or from the text.

Refurbish vs. Replace

Item	Refurbish	Replace

Projected Lifespan	Additional 10 years after resurfacing	15 years with new pool
Yearly Payment per Household (if financed)	$0 (no loan needed)	$228.00*
Monthly Payment per Household (if financed)	$0 (no loan needed)	$19.00 (approximately)
Total Cost	Less than $125,000 (Refurbish Pool, Decking & Salt Filtration)	$1,500,000 (new pool construction)
Initial Payment from HOA Savings	$0 (covered in reserves)	$300,000 from HOA Amenities Account
Amount to be Financed	$0 (no loan needed)	$1,200,000
Cost per Household (One-time)	$0 (included in reserves)	$2,500.00 (Roughly)

* Based on WCC funds and home sales forecast.

Refurbish VS. Replace

By the Numbers:

Proposed Total Cost Projection for New Pool: $1,500,000 *
Cash in HOA Amenity Bank Account: $300,000
Remaining Balance to be Financed: $1,200,000
Interest Rate on Loan: 5.95% (variable after year 10)
Loan Term: 15 years
Number of Homes in Darrell Creek: 287

* Not including $40k+ for pool furniture to be taken from capital reserves

* Not including roughly $40k+ for a Project Manager or firm to manage the project

Assumptions from BoD Majority Members

Pool capacity never came close to it's capacity throughout the season
Pool is not secure. Front Gate forced open 82+ times each month
Front Gate has been held open repeatedly throughout the season
Pool usage does not support the need for a larger pool
Highest use day highlighted for each month below

Note: Gate fob usage does not necessarily provide accurate pool usage because visitors may or may not use the pool. Visitors may sun bathe, lounge and/or read.

The community pool is 25' x 50'. The total square footage is 25'x50'=1,250 Sq Ft

1,250 Sq Ft divided by 20 Sq Ft per person is 63.

Therefore the current pool can support up to 63 people simultaneously at any given time

Pool Usage for 2024

Residential Pools in Darrell Creek

There are 68 homes out of 287 lots in the neighborhood with residential pools representing 24% of the homes in Darrell Creek.

Future pool usage is not expected to significantly increase because the community is fully developed, with the exception of less than 10 lots.

Pool Refurbish, Decking and
Filtration Upgrade Quotes
Similar to having three independent pool inspections, it is also recommended three price estimates are obtained from different companies.

Summary

No Special Assessment is required to refurbish the existing pool and make it look brand new again. Consequently, additional funds are NOT required from homeowners.
The pool shell, plumbing, filter and pump already support the needs of our community
Why does $1.5M (10 times the amount required) need to be spent, requiring an assessment, on replacing our pool, when the pool usage for 2024 doesn't support that argument. The current pool size is sufficient for the number of residents in the neighborhood.
Refurbishing the existing pool costs 1/10th the price of the proposed new pool and amenity center and can be paid for through the existing funds from the crab dock sale. The remaining funds can be invested in upgrading or replacing the existing bathrooms and facilities.
The data simply does NOT support the need for a pool twice the size of our existing pool.
24% of residents have their own residential pool already, which naturally reduces usage.
The Pool Inspection supports getting two additional inspections before spending $1.5 million to compare the cost benefits.
The facts, statistics and costs clearly substantiate there should be two options (refurbish or replace) for homeowners to vote on regarding the amenity center project.

Please review the Working Capital Contribution fee and Transparency sections for related information.

Initial Pool Inspection

* Included Pool Pros Written Report

All plumbing lines held pressure including pump and filter
No leaks found in lights
No leaks found in wall penetrations
No leaks found overall
Plaster is in need of replacement (cosmetic)

Homeowners had an initial inspection done because the BoD majority members have not provided homeowners with contractor names and written inspection reports after numerous requests to support claims the pool is not in a condition to refurbish.

A second inspection to ensure the pool and plumbing are structurally sound is recommended. It is recommended this inspection be completed when the pool closes for the season because the water must be drained to complete testing.

Having three inspections done by three independent pool repair companies is also recommended.