Recently, a small group of property owners acted upon their concern that nearly a year had elapsed since the BOD’s public assurances of developing a Master Plan for the rehabilitation and development of the newly acquired 385 acres from MidSouth, LLC. Separately, and in ignorance of the others, each wrote a respectful letter to the BOD, asking about its plans to consult a professional community planner, and to develop an overall plan of development for succeeding BOD’s to follow.

Our Board responded publicly in December’s digital version of The Beacon. Sadly, the Beacon letter is adversarial, wrongly presenting the letter writers as opponents who seek to raise dues and borrow additional monies, rather than concerned property owners simply urging BOD progress toward the promised, and much needed, professionally-advised Master Plan for the recently acquired 385 acres.

Below, the actual letters referenced (with names redacted), and, following the letters from the property owners, the BOD’s response, published in the December 2017 Beacon. Please note the discrepancy between the content of the letters written to the BOD, and what the BOD states “each” wrote. (The statement is italicized in bold type.)

Why do we need a master plan? During the past year, some of our well-intentioned residents have organized into small teams, or even have stood alone, to address practical uses for the 385 acres. For example, in our community an organized group is investigating a location for a boat ramp. This well-intentioned group might give consideration to placing a boat ramp on the inner-harbor property behind the closed Shoreline Country Club. Another group may feel that this property should be the location only for a new clubhouse-like facility. Yet, this beautiful nine acre plot may best be kept untouched if, for any reason, we need its value in the next few years. Obviously, opposing elements with respect to this land use will always exist. However, without a master plan and oversight by the BOD, this is just one example of potential future problems.

If you, too, are wondering just when we will see a Master Plan for our 385 acres, write or call and insist the BOD seek professional guidance, then share the results with all of us who deserve a carefully developed Master Plan for its development and community use.

Property owner letter #1

October 23, 2017

To our POA BOD: Ann Simpson, Jim Cline, Bill Beery, Bruce Hice, Wayne Strausbaugh, Gloria Hodgert, Dan Engelhaupt Dear POA Directors:

The community’s acquisition of the 385 acres was celebrated with much fanfare nine months ago, property owners were invited to submit their “dreams” for rehabilitation and restoration, and the results of those sessions were tabulated. Each candidate at Candidates Night solemnly promised, if elected, to hire a professional community planner to develop a master plan for the Harbour and our hard won amenities. Three of those candidates sit on the BOD today.

The community has agreed, in good faith, to pay an additional $100 dues per property for each of five years to rehabilitate and restore. The first year’s monies have been collected.

Who is the professional planner chosen by the BOD? What is the proposed plan? When will the community be informed and given input about this plan for their future?

Property owners are becoming increasingly frustrated by the apparent inaction, and have been asking me why no progress has been made. I’d like to tell them their BOD is doing more than simply talking about the need for a “comprehensive land use plan which may include…” (Beacon report of meeting minutes). I’d also like to assure them that monies will not be wasted on items such as bathrooms on the Shoreline course unless the need for them has been established as part of a professionally designed overall master plan.

Nine months, folks. We’re doing our part. It’s time for you to do yours. What have you been waiting for?

Property owner letter #2

To: Fairfield Harbour Board of Directors Re: community concerns

Date: Nov. 9, 2017

I would like to share my concern about the community’s need for Board transparency. The residents of this community ave invested and continue to invest money in an effort to see this community grow and improve. We have a very large project ahead and I was encouraged when the candidates for election to the 2017 BOD all agreed to engage a professional consultant to offer direction and expertise to us as we move forward with our future plans. To date, I have heard no reference to professional consultation and I am aware that at one time 1 or 2 consultants were available pro bono.

When reading the Oct. 3 meeting minutes I noted a proposal (but not attached) that referenced the construction of men’s and ladies bathrooms at the pickle ball court. This indicates to me that some unprofessional planning is underway and a request for money is being made. My concern is what appears to be patchwork “planning” based on special interest rather than total community need first with a needs assessment. Is this how we are going to proceed?

The residents responded in force to an opportunity to express their desires for the future. When I observed the list, I did not see the construction of two bathrooms at the pickle ball court. My question is how did that project move to the top of the list and even moved to proposal status?

Other questions briefly stated:

1. What is the status of professional consultation?
2. Has the previous SSC report been shared with the current board?
3. What are the current plans being considered by the Board?
4. What plans does the Board have to share the schedule of projects with the community? Thank you for your consideration and anticipated response to my concerns.

Property Owner Letter #3

October 30, 2017

TO: Board Members, FHPOA Ann Simpson, President Bill Beery, Director

Jim Cline, Director

Dan Englehaupt, Director Bruce Hice, Director Gloria Hodgert, Director Fred Whiting, Secretary Richard Miller, Treasurer

FROM: XXXXXXXXXX

Resident, Property Owner, Lots XXXX

RE: Land Use Planning and Obligations to Property Owners

With the acquisition of the former MidSouth acreage at the start of this year, the POA Board (1) committed to keep dues unchanged for the next five years; and (2) conducted a series of brain storming sessions focused on future land use of the newly acquired property.

Residents were led to believe that upon conclusion of the brainstorming sessions, a master plan for the use of the new property would be drafted, relying on the aforementioned community input, and published to inform the community of possible use. In support of this notion, a new FH property owner, with land planning/management background, had been identified who could assist in the development of such a plan..

In addition to the data gathered in those sessions, the POA has six or more years of gathered data and recommendations stemming from work of the Strategic Planning Committee.

Since that time the ONLY activity related to the new property that has been visible to the community was the volunteer rehab project of the former ‘cart barn’.

It is important to the perceptions held by our property owners, and the impact that perception has on property values and community viability, that a plan be drafted and published.

It is equally important that residents … especially on the ‘Shoreline’ side … be informed of plans (or planning) related to the future of the former MidSouth Clubhouse. Not only is it a persistent eyesore, it has been known for several years to be harboring mold and dry rot. The Strategic Planning Committee determined years ago that the community would want to see a multi-purpose structure stand in its place.

While it is important that the Board be perceived as committed to keeping promises made to residents regarding dues structure, it is equally important that the FHPOA Board be perceived as being committed to the future of the Harbour, not just its current business obligations. Residents of Fairfield Harbour are growing increasingly concerned that no information has been forthcoming about the future development and use of our newly acquired acreage.

It requires only a small leap in logic to appreciate why residents such as Mr. Leslie are beginning to make their own ‘improvements’ by adding their own ‘amenities’ to the new acreage … absent permission … absent direction… from the FHPOA Board.

From recent conversations with long time residents and POA supporters, the following recommendations are being offered for your immediate consideration:

1. Immediately engage a land use planner to convert the brainstorming sessions and Strategic Studies data into a viable and publishable multi-year , phased Master Plan for our newly acquired acreage. Manipulate line items in the current budget to cover this cost. Or, allow a budgetary overage to occur, which I believe is permissible within our current SOP.
2. Publish that plan for the edification of our property owners. Present it as a phased in multi-year plan, accompanied by estimated costs for each phase.

• Publicly commit to the phased implementation of that plan and be realistic with the community regarding costs and benefits.

• Create and install 4 x 8 sign in front of the old MidSouth Clubhouse, announcing: “Future site of Community Resource/Activity Building”.
• Budget Phase One into the FY 2019 Budget and plan to fully complete that ‘design’ within the FY 2019 Budget Year.

Many of us still recall the failure of HRC, trying to operate newly acquired amenities on a shoe string budget.

Lastly, consider that were this and subsequent POA Boards to hold to the ‘five year delay’ to which you appear committed, that any development and implementation of a plan would not begin until six years hence. A phased completion could be over ten years away! Just ask yourselves “what will the MidSouth Clubhouse look like six to eight years from now?”

I thank you for your time and consideration..

And when no response or acknowledgment from the Board seemed to be forthcoming,this property owner wrote again.

Property Owner Letter #4

Nov. 5, 2017

TO: Board Members, FHPOA Ann Simpson, President

Bill Beery, Director                            Gloria Hodgert, Director

Jim Cline, Director                             Bruce Hice, Director

Dan Englehaupt, Director                Wayne Strausbaugh, Director Fred Whiting, Secretary Richard Miller, Treasurer

FROM: XXXXXXX

Resident, Property Owner, Lots XXXXXX

By this point in time, I am very confident that by a variety of means … direct delivery via the POA office, brown box

delivery, and email delivery … each of you have begun to receive a series of written concerns regarding the planned use of our newly acquired acreage.

While written by different authors, the themes have been strikingly similar: what are the plans? are they any plans? if not, why not? communication to the community you represent is lacking.

The other similarity, that I am confident you observed, is that those with whom the authors are communicating are all former POA Board Directors, Officers and Community Leaders.

Virtually all of them have made a financial commitment permitting the acquisition of the former Mid South acreage. As the membership of this group expands, its communication outreach is expanding similarly.

From a very recent communication within this group, the following quote has been extracted:

Please do not allow this pessimistic expectation become our reality.

Granted, time is required by the POA Board to digest and react to the unanticipated emails/letter/memos sent your way regarding this concern.

I do believe that, for at least some you, as Board members, these ‘communications’ were not unexpected. Some of you very likely expected it to happen … hopefully predicted to your fellow Board members that it would happen…maybe sooner, rather than later.

Please do not leave us disappointed, by responding with silence. Thank you for your time and consideration.

Property Owner Letter #5

November 1, 2017

To            Board Members, FHPOA c/o Fred Whiting, Secretary

From:  XXXXXXXXXXXXX

Subject: Master Plan For Recreational Property

Ten months have passed since 385 acres were purchased from MidSouth, and nearly two years since multiple parcels were purchased from Wyndham. We were excited to participate in the process in several ways, through fundraising, financing and offering ideas in the brain storming sessions that took place early in 2017. Additionally, the POA Board has had the benefit of years of work performed by the Strategic Planning Committee, focused on the long term.

We are concerned that even after the passage of time, there is still no communication of any master planning for the community’s acquired property. Some of the Wyndham property that was intended to become Community Property has been sold, and the community has not been informed as to why that transaction was executed before a master land use plan, including the Wyndham real estate, was put in place.

It is important to our property owners who remain concerned about property values that a plan be drafted, shared with the residents, published and then implemented. We are concerned that no significant improvements will be undertaken while we age in place, waiting, and paying an insignificant amount of annual dues toward improvements. At this time, we are aware of no master plan which will offer us relief from eyesores nor improvements to enjoy.

We note that the Shoreline mowing is greatly improved, and that a volunteer effort has improved the appearance of the old cart barn. We applaud improvements to Harbour Pointe golf and encourage additional funding in support of this source of income. At the same time, the Shoreline bathrooms have trees sprouting forth from holes in the roof, the old clubhouse remains an eyesore, the old swimming pool is a persistent hazard, the old tennis courts continue to block lovely views of the inner harbour and the seawall appears to be crumbling in places. Many of us drive and boat past these eyesores, or view them from waterfront back yards every single day.

While Fairfield rightly boasts more recreation than other local communities, Fairfield will be perceived as sub-par to most 60-65 year olds who are looking for a place to retire. They can look for property, south of the snow belt, anywhere in the nation. Fairfield can compete with most North Carolina communities for boating even though there is a limited number boat slips and unbuilt waterfront sites. We can’t compete with Albemarle Plantation, Pinehurst or St. James Plantation for golf. The swimming pool at Harbour Pointe can only be perceived as a substandard pool given our hot climate. And while the POA has no control over the waterfront restaurant space, the only options for dining out are The Big Apple and the Harbour Pointe snack bar, which is a definite drawback. We have a very nice multi-purpose community center, but with a 100 person limit for catered or pot-luck meal, while several of our clubs have nearly triple that number of members.

As it stands, we have no fully accessible, modern, functioning boat ramp or adequate parking for what we do have (in a boating community). There is one golf course (in what is billed as a resort golfing community), two tennis courts (which is half of what is needed to host a tennis tournament). Our new pickleball courts are lovely, but there is no bathroom facility at that location, nor at the old cart barn, now revived. Why is it that the old cart barn doesn’t have a new name, even though there was a great deal of community enthusiasm for suggesting new names.

What we have is debt, acres of possibilities, very little progress, and no plan. Pardon our dour comments, but when we think of the happy variety of possibilities for fun, food and recreation that encouraged us to buy here in 2002, we occasionally feel disenchanted. We probably would feel enthusiastic if there were a plan in place, or at least in process, along with the definite and deliberate funding for such a plan.

Our point is this: “Let’s give those of us who suffered (both in terms of lack of amenities and decreased property values) for years under MidSouth neglect the opportunity to see our property values rise and to enjoy amenities too!” If we have to wait for 6-10 years to commence improvements, we may no longer be young enough to enjoy them. Please do whatever is necessary, including increasing dues, in order to get this ball rolling in 2018. Budget season is coming up, and we encourage you to put a master plan in place along with defined financial support for that plan in order to get started on improvements now.

Fairfield is a private corporation and is not obligated to behave like a city or county. Its primary purpose is to support property owners and property values, which cannot be accomplished with the Shoreline eyesores in place, with inadequate recreational amenities to attract buyers, and with meeting facilities that are too small to accommodate us.

Sincerely, XXXXXXXXXX

Property Owner Letter #6

9 November 2017

Fairfield Harbour Board of Directors:

I am writing to add my voice to those who are requesting visible board planning and action regarding the amenities properties.

I do, of course, understand the complexities involved and the tremendous balancing act required of the board to act in the best interests of the entire community and not a select subset. Recreational needs must be balanced by fiscal responsibility. Attempts to sustain or increase real estate values must be balanced by the financial realities of individual members. That said, however, there is a growing sense of frustration in the community.

Perhaps it’s all those “Where Are We?” columns I wrote, but I continue to receive calls and hear the concerns of owners who wonder just that: where are we as a community with our newly acquired “amenities”? Many have invested both considerable time and substantial cash to both stabilize the community and move it forward, yet they (and I) feel uninformed about the status of promised professional planning, anticipated projects, and most importantly, a timeline for improvements.

I will not repeat the many specific concerns and suggestions that others have articulated; I will simply add my concern and take this opportunity to suggest that amenities planning and action should, indeed, be the number one visible priority for the board.

In the past, when boards have faced the daunting task of addressing the problems of the MidSouth properties, the community as a whole has been invited to assist with research, planning, evaluation, and setting appropriate priorities. The Strategic Planning Advisory Committee, the various iterations of the Amenities Resolution Team and its numerous subcommittees, and the Fairfield Harbour Investors group, in particular, brought together a diverse group of highly talented people with appropriate professional expertise as well a love of their community to assist the board and to actually finance the acquisition.

As have others, I could generate an extensive list of concerns I would like addressed and actions I would personally like to see. But that would simply be my individual perspective. Rather, I am suggesting just two things: 1. Give the community a meaningful and substantive update of current and planned activities and actions and continue to do so on a timely basis and 2. Solicit volunteers for a planning group to assist the board with the process of identifying and hiring one or more professional consultants who can work with the planning group and the board to make the best possible use of all resources available to the community. The pool of available volunteers is deep with many past SPAC, ART, and FHI members, as well as many past board members, all of whom remain interested, informed, and invested—and anxious to see transparent commitment and movement from the board on behalf of the community, now rather than later.

Sincerely, XXXXXXXX

Cc: Jennifer Gudaitis, Community Manager

And, finally, below, the letter from the BOD published in the December digital Beacon.

Open Letter to Fairfield Harbour Residents from your Board

Within the past month, the FHPOA Board has received a number of letters from long-term residents about improving the 385 acres. Each letter called for swift action on the part of the Board to develop a Master Plan for Fairfield Harbour. Each letter asked the Board to raise the annual dues and/or to borrow more money to hasten the construction of a new multi-use facility for the community. Also, each author indicated that their (sic) views were shared by a large segment of the community .

Before incurring more debt, the Board wants to be sure that the plan to use golfing revenue to repay the current 10 year $2.75 million debt is doable. Since acquiring the 385-acres, we have made three on-time payments to investors totaling $275,773 of the total amount owed, which is currently $3,676,981 including interest.

On August 17, 2016, at the Fairfield Harbour Special Membership Meeting, the FHPOA Board requested vote of approval to borrow $2.75 million for the acquisition of all Real Property owned by Mid-South to complete the 385 acre purchase. At that time the Board proposed a $100 dues increase effective in 2017 along with a pledge to keep dues level for the next 5 years.

The POA Board is committed to the improvement and revitalization of the community while maintaining a fiscally responsible budget. Here’s what we have accomplished and what the Board has undertaken since that date:

• In March 2017, the beginning of the Fiscal Year, we put in place a long-term contract with Billy Casper Golf for management of the Harbour Pointe Golf Course (HPGC) and the marinas as required by the purchase agreement.
• We have revised our Strategic Plan to include the 385-acres.
• We have repaid the entire line of credit debt of $400,000, some of which was used to pay closing costs on the 385 -acres.
• We have improved the appearance of the 385-acres property by regular mowing and removal of dead trees and other eyesores.
• We have supplied our maintenance crew with new and better equipment.
• We have established regulations for the newly-acquired property.
• We are initiating a new Reserve Study which is integral to development of long-term plans.
• We have approved several small projects such as the cart barn renovation and addition of several benches at the harbour overlook.
• We have repaved Pelican Drive its entire length.
• We have replaced one of the main storm water pumps on Harbour Pointe.
• We replaced two of the three AC units in the community center and repaired the well. We have upgraded our entrance gates to an automated system.

The FHPOA Board pledged to all property owners to keep dues level for 5 years. If the majority of the community now supports an increase in dues, the Board would comply.

We encourage those individuals who have corresponded with the Board to exercise their right to petition the Board through member surveys or signed petitions, and to bring forth recommendations that reflect the majority will of the community.

Fairfield Harbour Board of Directors November 21, 2017

Your FACTS Reporter