Comments that appear here have been submitted through the comment form on the previous web page. The opinions expressed are the personal opinions of owners. Contrary opinions are welcomed and will be posted.
Please allow 24 hours for your comments to post.
2013:
Nov 30, 2013: Gene H.
“All truth passes through three stages. First, it is ridiculed. Second, it is violently opposed. Third, it is accepted as being self evident”. Arthur Schopenhaur
We have observed this phenomena at 3000 over and over, 11 years ago when the lobby plan suggested completely redesigning its entrance, moving the exercise room, management office, and fitness rooms. 8 yrs ago when the front entrance paving project over the worn and hot black asphalt was a war. 7 years ago when the AIA side landscaping project introducing the ‘foreign to 3000 concept’ of automated irrigation, which including updated decorative parking lighting and updated street signage. 6 years ago for rear on-deck lighting, (and we then took home a consecutive year municipal best environmental lighting award for doing so). More recent party room upgrades. 5 year ago floor to ceiling window options for 01,02,05,06 units (where the battle was won in city hall, but the war was lost for the 3000 safety envelope as this is became a vountary option and we will likely pay for this when tiered insurance competition re-enters our marketplace). It should be noted the only 2 units with Floor to Ceiling windows installed sold in record time and at record premiums for these units. The investment not only offered the owners a far better enjoyment of their units, it offered them safety and a 4-5 fold ROI.
Though there are many 3000 projects that still demand and require prioritization by the association due to the lack of reserves in the association, the deck project is by far number 1 priority at this time as it has an exponentially rising costs relative to time and the escalating costs of delay are literally ticking as the garage concrete crumbling accelerates.
It is this owners personal opinion that the electrical busbars and electrical switching equipment, elevator mechanical systems and cabs, keyless access and video security systems, lobby flooring and building finish work should also be addressed ASAP. Unfortunately the South Deck is married to the North Deck for so many logistical concerns and overlaps, I personally recognize the entire deck should be prioritized as a single project when considering all the ramifications of the interrelationships.
Though the South deck may not be urgently imminent, it is high on the repair and replacement list and most of its elements have been on the priority list for the past 6 years when the pool was first addressed by this owner. The water quality was so poor at that time that ones eyes would burn even when wearing goggles, and your bathing suit would literally lose 4 shades of color during your swim from chlorine levels being far above and beyond even the extreme parameters found on the pool test kits. Those issue were finally resolved at that time, but far too many still remain. But, because of the North Deck project being mandatory at this time, it elevates the South Deck priority also to Number 1 as both portions of the same deck surface should be incorporated and staged as a single project at the same time because of the opportunity presented by the unfortunate Loss of Use and additional burdens that the Mandatory North Deck project will create and be imposed for 4-6 months on all owners at 3000. Equally as significant is the huge ROI that the South Deck brings to our property (and pocketbooks) for a relatively marginal investment. To miss this simple business fact, is to miss the entire boat.
The area east of the pool is unsightly and is a classic example of very poor use of space from a 44 year old design plan being retrofitted and patched over for far too long. This is extremely prime real estate, with multi-million dollar ocean views. It is valued oceanfront real estate, the true heart of 3000 and its value and enjoyment is currently being completely under utilized and under realized. Exposed plumbing and electrical conduits are visible everywhere are unsightly, potentially dangerous, and scream retrofit and reflect poorly on the property appeal. Not a single lounge chair at 3000 currently faces the Ocean due to the encumbrances of the pool house and our outdated design layout. The most highly valued architectural positioning is for owners and chairs to face the ocean whether enjoying the sun or shade. We have exactly the opposite now. The pool house located in the heart of the South deck area is a physical encumbrance and it is structurally failing and in significant disrepair. This house should be removed for structural and mechanical reasons alone, but in addition it offers substantial architectural and design benefit when it is gone and removes the horrible noise it perpetually broadcasts to the entire pool deck area 24/7. In fact, its removal is a huge and pivotal game changer. It is demanding tens of thousands just to repair it’s crumbling concrete roof and even if it was repaired, it would still be a huge encumbrance. In my opinion, it makes little sense to waste money this way. It is this owners personal opinion the South Deck is where our maximum ROI lives. It is this area which is the most visible and accessible outdoor space physically on our property. An investment toward a modernized south deck is likely the surest and highest multiple ROI we can ever likely enjoy at 3000. I believe it would increase our unit market values substantially as it is a requested amenity for new purchasers. In my opinion to defer or not include the South deck pool area in the upcoming deck project is the single biggest mistake 3000 will ever make, losing the best opportunity it has to add enormous value to the property at the most opportune time and at the lowest cost we will ever be presented with. We are now facing huge deferred maintenance expenses that must soon be funded through assessments due to zero reserves ever being collected from the owners in a 44 year old building. These repairs will likely add very little to our property values or unit market valuation. The litany of reserve deferred maintenance items, such as electrical upgrades, mechanical upgrades and concrete repairs are likely to offer minimal return on investment. How much more can realtors sell units for a higher premium against our neighboring unit peers because a new Electric Busbar has been installed, or because concrete repairs in the garage are complete, or because elevators are finally running properly or look more appealing? A larger modern pool with a neat inviting peaceful and well designed seating and lounging deck will contribute substantially to our property values. The current deck areas both north and south, financially hurt all owners by being in extreme disrepair whether or not you intend to sell your home, gift it to children, or sell it sometime in the future. The pool, it’s aging mechanical equipment and poorly located and designed pool equipment room, and all other south deck amenities have categorically seen far better days and have all been here for 20-44 years exposed to the elements and request, or more actually, demand replacement to enjoy a quality owner experience and realize owner ROI.
December 1, 2013: Mort R.
I concur with gene h's perspective that we need to upgrade our facilities the right way now. It no longer makes aesthetic or economic sense to patch and repair things when a complete overhaul is needed. Doing this the proper way will result both in making our homes more enjoyable and in enhancing our property values. Putting this off merely delays the inevitable reality that now is the time to act to do what is long over due. I would only like to add as a relatively new resident( 5 years) and as a practicing real estate attorney in the Chicago area that is in our association best interests to establish adequate reserves immediately. In Illinois it is law to have an adequate reserve as prior failures to have one resulted In depreciated properties and/or unsalable condos.Few if any banks will lend on properties in our building and more buyers will be hesitant to buy in a building where there will either be a substantial increase in the monthly assessment, the issuance of a special assessment or a combination of both. I bought here with that expectation but figured it still make sense given the relatively reasonable values back in 2008. As buyers and agents continue to be more sophisticated I feel we need to address the issues to bring this building to the first class condition it can and should be which will serve the dual purpose of making it more attractive and desirable to potential buyers. The repairs are improvements that are essential and will result in a building we can all enjoy even more than we do today.
December 1, 2013: Phil and Mary Beth M.
Thanks for all the hard work! The presentation is extremely thorough and well thought out. No question past boards have done an excellent job in getting the most out of each of our asset elements but the present board must now move from the "fix it" stage to the replace it stage. For some, it is Too bad that we had not been putting reserves in place all along to help 3000 better face the inevitability of replacing assets that could finally no longer be fixed economically---yet for most of us who voted to not have the association mange our money it is no surprise as they/we have managed our/their own affairs to address this inevitability.
Great job!
December 1, 2013: Gail M.
I completely support the simultaneous restoration of the north and south decks. The notion of separating the project into two is wasteful of both time and money.
December 2, 2013: Drew and Joyce A.
Gene, thank you for all of your work to present a thorough and easily understandable analysis of the major repair projects upon us at this time. As owners at 3000 since 2004,we have repeated voted to establish a " reserve for replacement" fund, and not once over these years have the owners voted to establish a reserve fund. Now the " free ride" is over for those who did not want to be financially prepared for the inevitable event of having to fund major repairs, all of which are predictable in a 44 year old beachfront property. We are 100% in favor of spending whatever dollars are necessary to repair and upgrade the North Deck and South Deck Pool Projects. As a real estate developer for the past 40 years, I am confident that whatever capital dollars we spend at this time will ultimately come back to each owner in increased value of the real estate of 3000. The sooner we commence construction of the these two projects, the sooner we can enjoy a safer and more beautiful facility. Again, thank you for all of your efforts.
December 15, 2013: Rashid
Gene, I think you have done an excellent job putting together a well thought out plan to address a problem that should have been dealt with 10 years ago. It is amazing to me that we even have to go to a vote to fund this project in its entirety (both North and South Deck included) knowing the dire situation we are in. It is incumbent of the Board to maintain this property at its highest level regardless of owner bias and every owner knows that this has been an issue for a very long time. I just hope the Board has the WILL to stop asking for permission and maintain this property the way it should have been this entire time. Keep up the good work!!!
2014:
May 2, 2014: Jim O.
Gene: Thanks again for all of your hard work. As a new owner who was in nearly every building on the strip, I can tell you without reservation that the condition of the deck and the lack of a reserve fund are the largest detractors from value at 3000 South. I've heard several owners say that many at 3000 South don't care about the value of their units. I don't think this changes the Board's fiduciary duty to remedy these problems in the most cost-efficient manner possible and to stop wasting money by kicking the can down the road. I believe that the return on investment created by the various projects is an important consideration in this process. Once we put these major projects behind us, the funding of reserves will be far more manageable and the condition, location and great people at 3000 South will take care of our investment.
May 3, 2014 Phil & Mary Beth
Please rework the site plan to accommodate as many concerns as possible voiced by those who use the pool on a regular basis. Just a few of the comments I have heard is to accommodate seating on the North and South side of the pool, include a private shower area as well as a barbeque area.
RE NOTE: Thanks for suggestions, Seating to North End, Shower Pivacy and Grill Option had already been included in March Renderings.
2015: NO OWNERS COMMENTED.
2016:
******** The following 5 comments all on the pool depth are addressed at the bottom of this thread.********
May 10, 2016: Steve and Karen F.
I believe we should have more than one choice for design and that the design is voted upon by owners.
Who dictated design ? The pool needs to be 6.5 feet deep at deepest. No planters are necessary. Main point there should be a vote for design
May 10, 2016: Ray S.
1. I THINK A MAX DEPTH OF 5.5 IS NOT ENOUGH I WOULD LIKE6.6
2.NO PLANTERS IN POOL AREA THEY PUT JUNK IN THE POOL
3.THE BENCH WITH WATER JETS LOOK GOOD
May 15, 2016: Ray S.
1. there could be two hand rails to enter pool 20 or 24 inches apart so you con hold on to both when entering the pool. 2. the floats for the lap lains should be removable and put in place when lap lains are in use
RE NOTE: Planters and similiar amenties are designed by our Landscape Architect and specific plantings will be decided at later date. The floats are clearly labeled on both images depicting the lanes on this site as removable.
May 11, 2016: Drew A.
After reviewing the recently posted "South Deck Project", I request the Building Committee and Board of Directors consider my requests regarding the pool project:
- Change 5 1/2 feet pool depth to 6 1/2 feet
- Temporarily delay submission of pool plans for Variance with the City
- Owner's right to vote on pool project
I haven't attended all the pool committee meetings, but I was at the April 30, 2016 building committee/pool committee meeting. At that time Gene H. was unable to answer the question regarding the depth of the deepest part of the new pool. The question was asked several times and Gene H. did not have an answer
How are owners such as myself able to express our ideas and/or opinions when we haven't been given all of the current information, especially when asked at a scheduled pool committee meeting?? Yet we are told we have had years to voice our opinions. If, on April 30,2016, Gene H. was unable to state or know the answer to a basic question as to the depth of the new pool, how can we be anything but concerned when we read from the building committee's web site that final plans are being drafted for submittal in May,2016.
Further, the March 24, 2016 board meeting minutes state "the project to replace the pool and remodel the South Deck is still under study". Also stated "We have drawings of what the pool and surrounding area may look like under the project being considered and received a set of engineering plans but we do not have firm estimates of the cost of that project, nor do we have any contract proposals at this time. Consultations will be undertaken with the resident owners with respect to the nature and timing of that project before we proceed,"...
Where is the transparency of communication when we go from March 24, 2016 board meeting minutes when the pool project is "under study" and "Consultations will be undertaken with the resident owners"... to May 10, 2016 when the newly posted website says "final plans are being drafted" for submittal in May, 2016? I recommend we postpone submission of plans.
As it relates to the proposed depth of 5 1/2 feet for the new pool, I would like to state that at 5 1/2 to 6 feet, I touch the bottom of the pool when I am exercising on a noodle. Gene H. advised me that the engineers came up with the
5 1/2 foot depth and it would be fine for all exercising. They are wrong!
It is also my opinion there is no logical reason why I shouldn't have the right to vote o issues relating to the new pool design,
i.e. depth, shape and amenities. Thank you for your consideration regarding the above requests.
May 11, 2016: Judy/Terry Z.
People who use the pool to exercise discovered by trial and error that a depth of 5.5 ft is insufficient for them to exercise properly. They determined that a 6.5 ft depth is necessary for maximum results . Since the pool is projected to last roughly 30-40 years, and is certainly a major project, owners, in conjunction with the engineers, should have a say (vote) on its water depth,design, etc. We do not remember being given a chance to vote on any aspect of this project. In fact, MOST projects at 3000 South seem to be finalized before owners are given the opportunity to discuss and vote for the final outcome. In our opinion, other than when an emergency or safety issue is at stake, ALL major projects should be voted upon by the owners BEFORE a final decision is made.
May 13, 2016: Evy M.
The depth of the proposed pool is of much concern to residents of 3000 South and with substantial reason. Water aerobics, including deep-water walking is an important part of many a swimmer's workout and cross-training. While lesser depths provide areas for numerous exercises, it is noted by the Arthritis Foundation that deep-water walking, straightening the leg muscles and holding a vertical position is another way to use under-utilized muscles. The benefits of this type of deep-water exercise for back pain sufferers are enormous. A depth of 61/2 ft. will serve those taller swimmers who depend upon the pool for their major exercise therapy.
It is only recently that the pool depth has been disclosed, although the planning for this project has been underway for quite some time. While residents greatly appreciate the work put into this project, it is also reasonable to request more discussion before we start such an enormous project.
RE NOTE: As stated in the recent April 30 BC meeting, It is over 2.5 years from the initial pool design presentations and illustations that were presented to the owners. Numerous subsequent meetings addressed numerous owners requests for deck design suggestions and inclusions. An engineer who specializes in collaboration with a Landscape Architect provided a single design that has taken into account all the suggestions and they have designed the only pool that could meet all criteria including, equipment locations, the various recreational uses, ages of users and access limitations and numerous other criteria. These factors combined with the limitations of the CCL, the building footprint, code distances from walls, depths of slopes, and numerous other limiting engineering and design factors predetermined our pool design. Our engineer stated he has designed a pool with a proper maximum height of 5’6” for our pool and they have designed numerous similar use pools at this depth.
******* RE NOTE: To put the above post April 30, 2016 BC meeting in context it should be noted the prior 2.5 years of 10+ meetings from the AHHLC , BC and BOD meetings discussed and posted the pool design on the 3000Deck website. Interestingly the pool design itself was never challenged in numerous presentations over this extensive period and the Deck website always had multiple view renderings of the pool area clearly visible, and revised additions of the exact same design merely added amenities as owners suggestions poured in years ago. Amenities and additions to the design such as wall jets, furniture choices and orientations on the deck, shade options, shower privacy, and eating areas were presented by some owners for optional considerations and the cumulative feedback was shared with our Project Landscape Architect and Engineers.
The original pool design footprint was rendered by our professional Landscape Architect who has navigated us through the deck project from inception and she is acutely aware of our property, owners requests, and pool design logistics. This preliminary design was driven by locational limitations and logistical parameters which were then extensively collaborated with our Pool and Coastal Engineers who then took the design plan and presented what the professionals feel is the ideal engineered design for the South Deck and Pool and equipment room. Owners were not asked to design a pool which requires extensive and specific specialized engineering skills, instead our hired professionals were asked to do so and provided with our owners requests gathered from previous meetings.
The pool depth answer was not available on April 30, 2016 as we had not yet received the exact calculated maximum depths and those at the meeting were informed these are imminent and forthcoming from our Engineer the first week in May. There is an offset formula for designating and establishing our pool depth which was explained in great detail at that April 30 BC meeting. The factors considered are once again maximum allowable pool volume which is a mitigation offset against sand redistribution as well as the required grading and sloping between the maximal lengths and widths of the pool outside perimeter dimensions. All were informed every grain of sand seaward of the CCL must be accounted for and absorbed and accommodated for within our property boundaries.
Furthermore there are 4 basic recreation uses of the pool.
1. An area specifically for younger children to enjoy a shallow area,
2. an area for non swimming young adults and adults to be able to walk, stride, and/or aerobically recreate in a height where they can obviously stand and breathe,
3. an area where young adults and adults who float with noodle and other flotation devices can recreate, and
4. an area where children through adults, can enjoy swimming lengths of the pool without being disturbed or disturbing others during their workouts.
A max depth of 5’6’ allegedly accommodates all above user groups with only minimally compromising other user groups. In effect the entire South deck is a compromise for ALL owners. This job was not based on the whim of any committee nor owners. It was granted to professional pool designers and engineers. Yes, the compromise may not be ideal for every person. In fact it may not be ideal for ANY person but it remains the greatest good for the greatest many as we have 4 various and main distinct user groups with different exercise parameters and needs and desires. This is the job of the professionals who have no bias toward any group but simply to design the best possible pool for the vast majority of users and uses.
If for example the depth was increased to 6’6” as suggested, obviously that entire depth and its surrounding depth untill the depth reaches about 4’6”- 5’ feet is now totally off limits to all the the users who only use the pool to walk and do aerobic exercises without using any flotation devices. That severly limits that user group. Most walkers who don’t use or desire flotation noodles desire a maximum height of 4’-4’-6” so they can keep their heads completely out of the water and breath.
It does not seem the above 5 requests have considered the impact on other users who enjoy walking, striding or standing and aerobically exercising in the pool who do not desire nor use pool noodles. Do we compel all owners and users to require a float device (other than lap swimmers) to be able to recreate?
As previously mentioned above, our engineer states 5’6” is the proper maximum height for our pool as designed and they have designed numerous similar use pools at this depth. There are numerous engineering parameters and code restrictions to the slope gradients and break restrictions that are not arbitrary depths that can simply be chosen without affecting other depths and volumes.
Our engineer maintains the formula for keeping one’s chin just above the water and feet off the pool bottom for a noodled bather is height minus 10-12”. Therefore a 5’6” depth accommodates a person 6’6” - 6’8”. I cannot fathom how one of our owners has determined he can touch bottom on a noodle in a 5’6” pool depth especially as one flexes their ankles and hips when floating on a noodle further raising their legs and have forwarded this concern to our engineer unless this owner is at least 6’6”.
The requested 6’6” pool depth would accommodate a noodled bather of 7’6”-7’8”. Why would we design a pool for a bather who is 7’6” or taller and by doing so, markedly restricting the recreational walking and striding users to a much more limited region of the pool?
Nevertheless, we have requested our engineer to revisit the pool depths and also provide commentary to address the depth issue raised by the owners at the April 30, 2016 meeting. We are awaiting his response. If a deeper pool depth can be accomodated and it does not create new design limitations it will be considered by the Committees involved and recomended to the directors.
Until we have hard documentation otherwise that we have a noodle floater who will touch his/her feet we have no basis to request nor initiate any depth changes. Paradoxically it is stated by the last commenter that deep water walking is beneficial to back pain sufferers, yet a request is being made which eliminates deep water walking for any person who is less than 7’6”. Who can walk in 6’6” water that is a foot over the average owners head, let alone their mouth and nose where they must breath from? Please provide documentation as to why a depth greater than 5’6” is “not enough”. We will promptly forward this documentation to the engineers. The pool depth drawings from our Pool Engineer have been included in the South Deck Plans page.
May 13, 2016: Paul L.
I would like to see more owners added to the committee or form a separate one for the amenities. Chairs, awnings, tables, fence etc. We have many new people in the condo and they should have a say. At least one owners has connections to get us discounts on items we plan to use.
RE NOTE: The prior 2.5 years of meetings and Committee’s have repeatedly asked for volunteers. We too would have liked more volunteers over the past 2.5 years but none have shown up. Instead 2 people had to shoulder an extensive amount of work. Over this entire period only 1 additional person had joined the AHHLC and then 1 person resigned from the BC when they moved from 3000S. We could not “demand” owners be compelled to volunteer when none stepped forward. Instead we have done an enormous amount of research and engaged professionals and have since made our recommendations to the directors.
Our experience with owner “discounts” has not demonstrated great reliability in the past. Once items are selected, bids for best product and service on that product will be sought out and the leading vendor will be chosen. At this point if an owner or any other vendor can offer a better bid on selected amenities with comparable service as other vendors, the board would be pleased to enjoy such discounts.
A Pool Committee will be sought by the President and as always, all volunteers are welcomed to get involved, perform research and review vendor resumes when applicable, and will make periodic recomendations to the BOD’s.
It is of the AHHLC’s opinion to note and observe the sharp contrast that a recently formed Painting Committee offered owners only a single choice for the proposed color of repainting our building trim. No owner input was ever openly requested nor solicited, not a single open meeting was ever held for any owner input, yet the committe unilaterally selected 1 single color without the engagement of any architects or professional designer, but instead by a painter. This was then put out for vote. Yet, in a project which only used excellent professionals including 2 engineering firms and a proven Landscape Architect which removes any owner bias or lay opinion, this is in its eleventh hour challenged by a few owners. Multiple designs are now at this late date being requested, which not only cost thousands of dollars to engineer and draft, but to date have no logical basis.
June 2, 2018: Steve W.
Phil's April 2018 President's Synopsis said that "we can only work on the outward side of the sea walls between November 1 2018 and Feb 28 2019--the only time when the construction will not affect the turtles." My question: how long will the sea wall work take? And what is the effect on beach access during that time? And when the sea wall work is done but the rest of the pool project is in process, what is the effect of beach access?
June 2, 2018: Steve W.
The June 1, 2018 community update on projects for 3000 South says "we will not have the luxury of completing the [pool/south deck] project off-season" because "we must abide by regulations that will restrict access to the beach during turtle nesting season (March to November)." My three questions: 1) whose regulations are these; 2) what restrictions do they impose; and 3) what beach activity is permitted during turtle nesting season under those regulations?
We cannot yet estimate how long the seawall repair will take as this can only be determined once it has been excavated and conrete damage and spalling fully exposed and fully examined. Weather also plays a significant role in this timeing process as well. Beach access directly from the main North deck is scheduled to be the first construction priority, but it’s actual construction cannot start until November 1. The beach can always be accessed on foot via a very short walk from the access road just south of 3000 S, on the Deerfield beach border. This stairwell access will be complete prior to the seawall being complete as the seawall is a far more extensive project. The regulations are dictated by Boca Raton Code of Ordinances Chapter 20 section 20-13 as interpreted by the Environmental Division of the building Department. The State of Florida also has regulations concerning wildlife protection specifically turtle hatching season. Restrictions regarding heavy equipment, lighting, and beach/dune impact will be specified on our permits as resticted activities as submitted by our environmental consultant, Don Richardson. Beach access and on foot activity is not resticted for beach users during this period other than not interferring with any marked nests, nest demarcation posts placed in the dunes, or ever handling hatchlings under any circumstances. Beach chairs or any obstacles should not be left out on the sand overnight during this nesting time period. Lighting is restricted and owners must have grey tinted and turtle approved glazing on all eastern wndows. We also dim our lobby lights during this hatching period.
June 5, 2018: Steve W.
Message: I didn't ask my questions clearly. I should have asked, if the sea wall work is started on November 1 and finished as soon as possible, whether the start of the rest of the pool project can be postponed until May 1, after the prime rental season.
Likely anything may always be possible, yet it may be far from logistical from a project contractual and a cost basis on this 7 figure project scale. This project has been in process for over 5 years now and the permitting and variance process has alone taken well over a year and has required a substantial investment in legal consultants, coastal engineering consultants, environmental consultants, structural engineers, and a full time project manager to manage this project. The engineer has provided and has submitted to the city (and next, to the state) a very specific and strategic plan and methodology for addresssing both sides of the seawall repair including a laddered access and shoring methods to appease the environmentally protective ordinances regarding dune and wildlife preservation keeping all heavy equipment off of the dunes. Our project manager has cautioned us on further delaying or parceling this project due to a littany of concerns including jeapordizing contractor availability and/or continuity and avoiding mobilization and stageing duplication costs and many other factors including open permit time limits. The BOD’s will be holding a meeting on July 6th to discuss updates on this project and that would be the appropriate forum to address your specific concerns. It is important to note, all owners are equally impacted financially and through the inconveniences any renovation brings to the common area property.