A collaboration by: Wayne A. Huey and Patricia Cross
Again wasting no time since the community vote approving the construction of a new postal facility ($2.76 million) and clubhouse renovation ($6.35 million), the Board of Directors has immediately moved forward with the remaining capital projects under the umbrella of Renew Big Canoe that they themselves have deemed allowable without a property owner vote.
Leaving no time for reflection or discussion, rejuvenation of the Choctaw nine ($3.4 million) has already been approved by the Board at their September 28th meeting (1) with preparation for the project now underway. For that reason, it may be unrealistic to challenge that decision at this point in time.
Note: Keep in mind that even though the previous Creek nine rejuvenation did require a property owner vote, as did all $1 million+ projects before, the governing documents were reinterpreted by the 2021 board resulting in the revision of Board Policy No. 152/153 that permitted capital projects defined by the board as maintenance or replacement to proceed without a vote regardless of amount. (2)
In the GM’s crosshairs . . .
And now with the Choctaw project moving forward, the redesign of the Chimneys building into administrative office space is now front and center on the General Manager’s agenda. With renovations estimated at $1.8 million to be partially funded by insurance proceeds as was presented by leadership in the unveiling of Renew Big Canoe, leadership has further stated that “the Chimneys project is viewed as restoration of damaged space and would not require Property Owner approval to proceed.” (3) As will be explained later, this is a flawed assumption that contradicts even the language found in the Board’s ill conceived revised Policy 152.
First, as a bit of background . . .
Constructed in 1974, the historic Chimneys building is anchored in the middle of the Village Core and owns one of the most iconic and beautiful views in all of Big Canoe. It has been previously used as a restaurant as well as a conference center and wedding venue.
In the Fall of 2021, architect JC Chi of KDC Architects was hired by the POA to renovate the Chimneys building and convert it into POA meeting rooms.
Without the community being aware, much less involved in the programming or allowed any input, the project was drawn up with pricing documents and bid out to three contractors. No detailed drawings or renderings were made available to the property owners. Instead, the only rendering provided to the community was a sketchy conceptual drawing in a March 2022 “Inside the Gates” publication. (4) https://www.insidethegates.org/2022/03/03/qa-chimneys-everything-know-purpose-plans-cost-renovating-essential-facility/
Upon learning that the Board planned on spending an outrageous $1.25 million to renovate the building into meeting rooms resulting in the destruction of much of the historical character of the building, an outpouring of concern and an appeal to the board to halt the project ensued from the property owners. (5) (6) (7)
Subsequently, after the GM received the contractor pricing and after attempts to keep the cost within the original $1.25 million estimate, the GM notified the community that the conversion of the building to meeting rooms was not going to proceed at that time. (8)
Note: Interestingly, although described at the time by the current POA Vice-president as “a blight on Big Canoe”, (6) the Chimneys actually became the centerpiece of the community’s 50th Anniversary celebration known as the “Night of Nostalgia” that included a sold out family style dinner. https://www.insidethegates.org/2022/09/21/travel-back-time-night-nostalgia-big-canoes-ultimate-50th-anniversary-party/
And then came the December 2022 freeze damage to the Realty Office and Chimneys building and contents . . .
Remarkably and thankfully, other than the destruction of the wood floors, damage to the aesthetic elements of the building is somewhat limited as is demonstrated in these photos.
Note: For whatever reason, the building is presently unlocked, and management should immediately lock and secure the building to ensure there is no additional damage.
A very bad idea on so many levels . . .
In 2023 after the freeze, in an abrupt change of plans, the use of the historic Chimneys building was reintroduced as an Administrative Building that was presented and included as part of the Renew Big Canoe campaign.
The introduction did not include any photos or plans of the future improvements, just an announcement with an estimated cost of $1.8 million. However, even without any drawings or renderings, it is apparent that the existing Chimneys building is ill suited as a renovation to accommodate POA administration for a number of reasons.
Historical character of the building should be maintained . . .
For example, the ceilings, current walls, lighting and fixtures should be retained for future use and not removed. This would also include not changing or dropping the existing high ceilings, both vaulted and flat. All three existing historically significant fireplaces should be retained for character only and not function.
Dividing up the existing rooms into administrative offices or work-stations will not work without significantly diminishing the character of the interior spaces.
“And the lovely view should not be wasted on an administrative function” (4) . . .
This statement is actually a direct quote from leadership’s own Q&A found in the March 2022 “Inside the Gates” article regarding plans to convert the Chimneys building into meeting rooms. It reads as follows:
“Q: Couldn’t the Chimneys have been used for another purpose such as a new Postal Facility?”
“A: In repeated discussions with the architectural firm selected for the Chimneys project, it was determined that since the building currently has a very level and open main floor plan, it is best suited for modification into an administration building or a meeting space. And the lovely view should not be wasted on an administrative function. We want to give the best views to the Property Owners, thus they believe this is the best use of the building.” (4)
https://www.insidethegates.org/2022/03/03/qa-chimneys-everything-know-purpose-plans-cost-renovating-essential-facility/
Kudos to that!
And yet, with checkbook in hand, the General Manager appears to be working with KDC Architects on construction drawings that will completely repurpose the building by envisioning and designing his and his team’s own personal offices and workspaces all without any involvement or approval from the property owners.
Note: Closing off one of the most iconic locations in the community from the property owners by repurposing the Chimneys building to administrative space makes no sense and must be stopped.
Friends and neighbors, this can not be and must be challenged or we will have forever given up control of our destiny as a community.
And whoa . . . wait just another minute . . .
The writers of this article as well as many other property owners have been and continue to be in staunch opposition to leadership’s 2021 revision of Board Policy No. 152/153 that eliminated property owner approval for certain capital projects. For those interested, a detailed discussion of that opposition can be found at https://bcmatters.org/true-colors/
Regardless, not only has the board ignored those petitions and requests for a referendum on the revision, they have now completely disregarded and violated their own revised Policy 152 (2) should they proceed to “reimagine” the Chimneys as an Administration Building.
As stated by leadership, the revision “stipulates a vote is necessary when the enhancement portion of an existing Common Property project is greater than $1.375 million.” (3) However, the policy more specifically states that “expenditures for new Common Property or expansion of existing Common Property” (exceeding $1,000,000 plus CPI) must be approved by the property owners. The policy further defines “expansion of existing Common Property” as any “significant addition in size and/or purpose.” (2)
Leadership should run this by their legal counsel as the “reimagining” of the Chimneys facility as an Administration Building is most clearly a change in purpose and should require a property owner vote.
And as for that insurance settlement . . .
It appears that leadership is attempting to manipulate the cost of the project to avoid a property owner vote by subtracting the amount of the insurance settlement from the total cost to bring the balance down under the $1.375 million threshold. However, as this project is a conversion to another use or purpose rather than a restoration of the building and contents to a prior state, the total cost is the cost regardless of the source of funds.
Note: And honestly, those insurance funds may not even be available as they have been deposited and commingled with the general operating cash accounts. (9)
In conclusion . . .
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Regardless of the pros and cons presented across all platforms, the community voted on and approved the clubhouse renovation at a specified cost and approximate design.
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Likewise, the community voted on and approved the construction of the post office at a specified cost and approximate design.
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However, these two approvals do not also constitute a silent approval of the redesign and change in use of the Chimneys building.
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But most importantly, regardless of one’s views on the appropriate future use and design of the facility, the Chimneys has substantial historical significance to the community and any change to that use and/or that purpose absolutely should be first voted on and approved by the property owners.
Save the Chimneys from the clutches of Renew Big Canoe . . .
Please neighbors and friends, join in this challenge by directly contacting our board of directors (10) to insist on an immediate halt to this $1.8 million (plus?) renovation of the Chimneys until such time as a property owner vote and approval can be obtained.
Wayne A. Huey, Architect (waynehuey@yahoo.com)
Patricia Cross (10438 Big Canoe, thepcrosses@gmail.com)
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References:
(1) Regular Board Meeting Minutes, September 28th, 2023
(POAwebsite>login>meetings>Minutes>2023>September28th)
(2) Big Canoe Policies and Related Procedures, Policy No. 152, pgs. 78-79
(POAwebsite>login>GoverningDocuments>PoliciesAndProcedures>PoliciesAndProcedures)
(3) renewbigcanoe.com
(4) March 2022 “Inside the Gates” publication, https://www.insidethegates.org/2022/03/03/qa-chimneys-everything-know-purpose-plans-cost-renovating-essential-facility/
(5) “About that Chimneys renovation and the visual deception”, bcmatters.org, April 21st, 2022, https://bcmatters.org/about-that-chimneys-renovation-and-the-visual-deception/#more-1137
(6) “POA President requests retraction of Chimneys article”, bcmatters.org, April 23rd, 2022,
https://bcmatters.org/poa-president-requests-retraction-of-chimneys-article/
(7) “Guest Spot: Michelle Toups with more Chimneys talk”, bcmatters.org, April 27th, 2022,
https://bcmatters.org/guest-spot-michelle-toups-with-more-chimneys-talk/
(8) Regular Board Meeting Minutes, April 28th, 2022
(POAwebsite>login>meetings>Minutes>2022>April 28th)
(9) “An update to “A cautionary tale”, bcmatters.org, October25th, 2023 https://bcmatters.org/an-update-to-a-cautionary-tale/
(10) Board of Directors email addresses:
I support the preservation and restoration of The Chimneys for the sole use of the homeowners. I do not approve such an historic site should be used for administrative offices. No action should be taken by the GM or POA Board until the homeowners vote and approval have been obtained by the homeowners.
It appears our community is being governed by about a dozen individuals, including the board, GM, senior staff and possibly POA committee chairs.
We are a community of several thousand permanent and part time residents. Since property owners are paying the freight, it’s important we know what’s going on as money is being spent. There are too many unanswered questions and often responses given to property owners are vague and changeable. From reports, it seems there’s not much concrete budgeting or even final renderings in place for renovations. This leaves things open for cost overruns which affect expenses.
Personally I feel there should be more oversight. Board decisions should be open to hear discussions of the pros and cons of any and all financially important decisions. Instead, at board meetings it appears property owners only hear of plans after board decisions are made. There isn’t much time allocated for questions and concerns voiced by property owners during the “official” board meetings. Closed door board meetings can be suspect and shouldn’t be happening.
I wish more residents would read bcmatters.org. The information Patricia Cross presents is validated and much comes directly from board meetings and regulations already in effect. She is correct in asking why so much appears vague in planning for Big Canoe’s future. Many seem to be waving pom poms like cheerleaders for the POA team without reviewing all sides of an issue.
Changes to our existing system of governance might be needed.
As a member of the now defunct Audit and Risk Management Committee, I participated in the revisions to PP 152/153 and concur that proceeding with the proposed renovations to the Chimney’s violates this in the absence of a property owner’s vote. Sandy Pullara also participated on designing these revisions. She and all board candidates should be asked about this. Our current board should also be challenged.
Turn this large building into an administrative office center? With 5 parking spaces out front? Brilliant!
I haven’t voted in a POA Board of Directors election in at least 10 years. Hiding all manner of things from property owners, usually things that are money-related. Making decisions that aren’t in property owners’ best interests, sometimes in secret? Remember the decision to hire that Bobby Jones company to manage Big Canoe operations, clubhouse/restaurant, etc. several years ago? Arguably the biggest decision in the history of Big Canoe up to that time, and they inform property owners of the hiring AFTER it happened? Pathetic.
These yahoos do NOT have property owners’ best interests in mind.
As a Broker/Realtor, including Commercial Real Estate and owned, sold a Property Management company, I am amazed looking at the deficits we run seemingly everywhere within BC and with assets and land galore, capital expenses aren’t being put into revenue assets/creation. We are instead remodeling the Chimney’s at a bloated cost to be used for admin….That will not create much needed revenue…We are remodeling the clubhouse at a bloated cost, NOT fixing the mismanagement, NOR increasing revenues. We are also NOT building a wedding venue, restaurants, a public golf course and club house that could easily be done with the monies used to remodel the current club house. All these venues would Bring In revenue and if, big word for BC management, run correctly, add millions in annual revenue, immediately upon completion instead of burning resources on projects is a much disorganized fashion. Also, before people complain…The additional clubhouse and venues for public consumption would be separate venues on already owned BC land…Robert Mason
As a candidate for the Board I would welcome the opportunity to meet and talk with you and any others to discuss my views on all of this
All things done by the POA Board can not be trusted based on previous experiences. I reference the A14 vote, failure to allow access to property owner data base so alternate views can be expressed, not mailing ballots to every property owner who is dues current. I can get a bill mailed to me but I can’t get a voting ballot. What gives? I should not have been denied now when I have always received one in the past. How many owners never got to vote?
We do have one person on the Board that can stop all of this mess, the developer has a veto vote yet has failed to use it. He is the only protection we have to control the Board’s action. I suggest that you reach out to him as you would with any other Board member because he has the most powerful vote in Big Canoe.