The Practical Proposal

The Practical Proposal is a response to The Conceptual Design which:

1. Analyzes the estimates offered for the two options and identifies a third alternative, referenced as “Option B” click here for the details.
2. Evaluates The Conceptual Design against a pre-determined set of criteria for any pond improvement project. click here for a list
3. Explores and present additional data as to possible additional costs that were not included in The Conceptual Design. click here for details
4. Introduces a reasonable path to fund the pond improvement project (See the section “How does the Practical Proposal suggest the project be funded.)
5. Provides information in response to recent online comments and concerns.
6. Results in recommendations for the WFCA Board and WFCA membership.

The essence of the Practical Proposal is a recommendation to the WFCA community to approve “Option B”, urge the WFCA Board to accept the financing suggestions and commit to a multi-year plan to phase-in improvements and ensure on-going regular maintenance.

Click here for a complete copy of the Practical Proposal

The Practical Proposal creates Option B by reconfiguring the details outlined in The Conceptual Design.  Mr. Knust confirmed that it is appropriate to pick and choose such details.  Instead of a total $489,000 to complete Pond Renewal, Option B has a total of $400,000 to complete renewal of all the ponds. click here for details.

The Conceptual Design was not intended to provide financing options.  However, The Practical Proposal provides a set of recommendations towards establishing a budget with a strong commitment to addressing the concerns of WFCA residents who do not live close to the ponds.

Data is provided to assist the Board to make recommendation with regards to WFCA dues assessments. Charts show the relationship of assessments and time needed to accrue the necessary funds.  Additionally, interactive spreadsheets provide the opportunity to assess different dues assessments and/or explores other financing factors.

A summary is below, but for more details, click here.

Finances

1. The total implementation costs for Option B are the least expensive
2. An approximation of $154,000 in ancillary costs could bring the price tag for the stream channel option close to $575,000.
3. Since only one pond will be converted, the argument for long-term savings is not supported.
4. There is evidence that costs could be less than estimated.

General concerns

1. The impact and cost of the removal or alteration of the weir between P3 and P4 is a concern.
2. The concern over standing water in the reconfiguration of pond 4 is significant in that it could result in an unsightly and unhealthy muddy weedy wetland. click here for additional information.
3. Though a rain garden is to be installed to mitigate the negative impact on P4,  there are grave concerns that the care and attention needed  to adequately sustain it will not be provided.
4. A stream channel in P3 will only complicate the disagreement to the legal responsibility for the dry bank areas.

A summary is provided below.  For more details click here.

The Practical Proposal has identified four branches of a path to achieve the necessary funds.  WFCA Board should:

1.   Establish a separate Pond Improvement Budget separate from the general reserves budget.
   • to provide more detailed transparency and accountability.
   • to assure residents  that reserve funds will remain available to meet the needs of their common areas.
2. Transfer from the reserves no less than $40,000 to The Pond Improvement Budget to initiate the funding process.
3. Negotiate with Moss Creek and Moss Creek Village to seek an annual contribution targeted solely for The Pond Improvement Project.
4. Conduct an informational campaign to obtain approval from the WFCA membership for an annual increase in WFCA dues for the life of the Pond Improvement Project not to exceed $100 to be deposited solely in the Pond Improvement Budget.

The Proposal provides considerable details for this section.  Please take time to look them over.

Click here for details of the funding proposal