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Mountain Shadows Resident Town Meeting

Mountain Shadows Resident Town Meeting. To inform Mountain Shadows residents of MSRA Board approved changes to covenant and membership structure which now require a vote by residents of the neighborhood . Desired Outcomes:

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Mountain Shadows Resident Town Meeting

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  1. Mountain Shadows Resident Town Meeting • To inform Mountain Shadows residents of MSRA Board approved changes to covenant and membership structure which now require a vote by residents of the neighborhood • Desired Outcomes: • Attendees leave with information to make informed decision on subjects • Record inputs on suggestions for community improvement • Vote on issues if ready • SPREAD THE WORD!

  2. VISION: To make Mountain Shadows the finest neighborhood in the Chattanooga Area MISSION: To become the premier Chattanooga neighborhood, we expect all homeowners to participate in the MSRA at one of two membership levels and share in common expenses, both physically and monetarily. A robust MSRA will be able to influence zoning, improve facilities, reinforce the standing of Mountain Shadows in the greater Chattanooga area and ultimately increase the value of each and every home. Mountain Shadows Vision and Mission ISSUE 1: Covenant Amendment ISSUE 2: Membership Structure and Rational

  3. Mountain Shadows Covenants Book   Page     Date2255 602 Apr 30, 1976 2315     937       May 7, 19762371     36         December 30, 19762390     1          March 25, 19772486     594       April 11, 19782518     399       July 19, 19782571     834       February 12, 19792856     426       November 4, 19822897     339       May 4, 19832963     651       November 18, 19832989     202       May 15, 19843078     518       April 3, 19853133     816       October 7, 19853174     21         January 8, 19863175     478       February 21, 19863195     885       April 25, 19863324     724       March 18, 19873506     312       July 8, 19883879     157       August 13, 19913940     197       February 4, 19923945     510       February 18, 19924158     254       June 3, 19934407     807       June 19, 19944636     137       February 21, 19964655     682       March 29, 19965271     546       January 19, 1999 • 26 different, yet remarkably similar, covenants covering the 580-some houses in Mountain Shadows • Why…as houses were built in sections, individual convents written for them • Result • FYI: Covenants are on hand and available for review

  4. Current Covenants • Verbiage similar between all 26 “neighborhoods” in MS • 26 different “neighborhoods” means 26 separate voting “districts” if and when a MS wide issue is brought forward • Under the current arrangement there is a high chance that some of the zones would lack sufficient votes due to non-participation, or have a split vote not meeting 2/3rds criteria • Possible outcome: Some covenants vote to pass (or defeat) a proposal, while the next covenant (possibly right next door) could have the opposite result. This is a self-defeating arrangement with an inherent inability to reach an accord • Bottom Line: No unity of action and extremely limited unity of effort, plus the inherent difficulties of getting enough votes for each of the 26 zones…SO WHAT?

  5. Here is why SO WHAT • As Chattanooga’s population grows, there will be a day when the city’s land mass grows with it, according to Mayor Ron Littlefield. “We have the infrastructure already in place to serve a growing metropolitan city,” he said. “And the more we can share the cost of those services ... the lower the individual costs to taxpayers — the property owners — so that’s the important part of annexation and growth for the city.” • A lot of the new growth in population has occurred on the fringes of the city...East Brainerd and Hixson. Running sewer lines to the areaswithin the city’s growth plan would not be problematic, Public Works Administrator Steve Leach said. “They’ve already got sewers in the area,” he said. Note: City Tax rates are nearly double that of county properties, approximately 5.2% city as opposed to 3.2% for the county. http://www.timesfreepress.com/news/2008/sep/08/chattanooga-growing-population-land-mass-citys-fut/?local)

  6. Board Decision • Unify existing 26 covenants via single amendment, without changing existing verbiage of restrictive covenants already in place. • REASONS: • One community—one voice—unity of action • Mountain Shadows measures pass or fail as a community, not with 12 covenants passing and 14 failing…everyone is a MEMBER of the community with a voice and a vote • Limiting Factor • Will have to solicit votes thru 26 covenants first time through in order to unify neighborhood • Bottom Line: We need everyone to vote!!!!

  7. Current Membership • 3 Level membership…really 4… as there is a NO member option • Purely Voluntary • Funds for upkeep of common areas directly tied to number of members • Becoming self defeating…tennis courts look bad so I am not paying…situation spirals downward • General decay already taking hold • Longer it goes, the harder (and more costly) to fix • What decay you ask??

  8. What Decay?

  9. What Decay?

  10. What Decay?

  11. What Decay? Dead Tree

  12. Monetary Comparison • The Enclave; $700 for basic dues • Emerald Valley: $1150 for basic dues • Hampton Creek: $900 for basic dues (no golf included) • Windstone: $660 for basic dues (pool and golf course are now private) • Hurricane Creek: $420 for basic dues with additional charges for clubhouse/pool/tennis (a family of four would costs an additional $350).

  13. Physical Comparison WINDSTONE

  14. EMERALD VALLEY

  15. Hampton Creek

  16. Current Membership Numbers • Current Support Estimate for 2008: 114 Full Memberships @ $475 $54,150 23 Social Memberships @ $175 $4,025 237 Maintenance/Ops @ $125 $29,625 TOTAL of 374 Members generating $87,800 NOTE: 208 residents are non-members PLUS Outside Pool Membership and Misc. Pool Revenue $ 8,400 Initiation and Interest $ 800 Total……………………………………………$97,000 • 36 % pay NOTHING

  17. Current Monetary Situation Current Year Expense Estimate Maintenance/Ops (util, tax, ins, repairs etc.) $53,280 Social Functions $ 6,850 Pool $43,680 TOTAL Expense: $103,810 Remember Total income???……………… $97,000 Result -$6,810 The only thing making up the delta is Directory Income @ ~$9,000 NOTE: Current deficit is WITH record high total membership numbers

  18. Negative Trends • Dues Income inconsistent and decreasing • 99k Two years ago • 94k One year ago • 88k This year • Income stream inconsistent w/steadily decreasing full membership. • Voluntary structure has an inherent bias of placing common burdens among those who recognize common expenses. • Current Structure: No unity of action and no unity of effort

  19. Current Membership Scheme • Rates for existing membership virtually unchanged, while expenses have increased • 2008 shortfall covered by outside pool membership and directory revenue –directory supposed to provide for some renovations …now used to stay solvent • Decay accelerating with an inability to arrest or impact • Balance on Clubhouse still in $30K range • “Thumb in the dyke” approach to repairs…what is the worst thing and can we even afford to fix it? • Opportunity on the horizon for potential new residents…VW, New School – but will they want our community????

  20. Board Decision • Mandatory Membership in the MSRA at one of two levels • TIER-ONE: $200 annually or $.55 a day • Tier 1 Membership is an enhanced version of the current maintenance and social levels with full use of basketball court, tennis courts, playground…and three annual visits to the pool. • TIER-TWO: $475 annually or $1.30 a day • Tier 2 Membership is Tier One plus unlimited pool use. Tier 2 is really identical to the current full membership. • PLUS (applies to both Tiers) • No initiation fee for 2009 • Monthly Bank Draft and Paypal option • Maximum 10% yearly increase in fee • Hardship handled on case by case by Board

  21. GOALS • Overall: MS Vision: the premier neighborhood in the Chattanooga • Short term (2009): • Ensure solvency of MSRA. Recall ~ $7,000 in the RED from core fees. • Tackle decay accelerating throughout the common areas • Take title to land with MSRA signs at entrances - not owned by MSRA • Mid Term (1-3 Years) • Improve Entrances • Pay off Clubhouse • Continue addressing decay • Improvements to playground, tennis, pool • Greater Security, Administrative support, Covenant enforcement • Long Term (3 –5 years and beyond) • Decay problem fixed…now upkeep • Improve/Remodel Clubhouse • Pool, tennis, playground • Revamp back tennis courts…walking trail, picnic area, putting green?

  22. Possible 2009 Budget • Possible monetary outcomes : Remember, more dues at Tier 2 mean faster turnaround for our community!!!! • Assumptions: • 114 Tier 2 members assumes no increase from current year numbers • 185 Tier 2 members assumes membership equal to peak Full Membership in past 10 years 114 Tier 2 Memberships @ $475 $54,150 468 Tier 1 Memberships @ $200 $93,600 TOTAL: All Members $147,750…a 68% increase 185 Tier 2 Memberships @ $475 $87,875 397 Tier 1 Memberships @ $200 $76,400 TOTAL: All Members generating $164,275…a 87% increase

  23. Possible 2009 Budget Short term (2009): • Ensure solvency of MSRA. Recall ~$7,000 in the RED • Tackle the decay accelerating throughout the common areas. Take title to land at entrances , pay taxes and start improvements • Assumes income at ~$155,000, + $7,000 from outside memberships and $15,000 directory income for a total of…$177,000 Base Budget $105,000 Reserve/Emergency Fund $ 10,000 Pay Taxes on entrance land $ 3,000 Start Upgrade of Entrances $ 40,000 Repair Upper Tennis Courts $ 19,000 TOTAL: $177,000

  24. Theoretical 2010/2011 Budget Mid term (1-3 Years) • Continue to Improve Entrances • Continue addressing decay • Improvements on playground, tennis, pool • Pay off Clubhouse – 2011 Base Budget $105,000 Taxes on entrances $ 3,000 Reserve/Emergency Fund $ 10,000…up to $20K in 2010, up to $30K in 2011 Continue upgrade of entrances, tennis court, playground $ 59,000 TOTAL: $177,000

  25. Mountain Shadows • Webster defines a neighbor as “one living or located near another”, but neighborly as “befitting congeniality, friendly”. • Mountain Shadows CAN be an EVEN BETTER place to live…but we have to act now to arrest the self fulfilling prophesy of decay…and loss of any chance at retaining “Premier” status as a community

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