2025 Special Assessment: Frequently Asked Questions Logo

  • 2025 Special Assessment: Frequently Asked Questions

    Stonebridge Ranch Community Association - updated 7/31/25. See all Beach Club updates at: www.stonebridgeranch.com
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    • What is a special assessment? 
      • A special assessment is a common phrase referring to "special group assessment" which is authorized by SRCA governing documents. This assessment is established and collected from time to time for various purposes including capital improvements or unusual or emergency matters and levied equally on all residential lots in the HOA.
      • The term "special assessment" is also used to distinguish it from the "annual assessment."
      • It should be noted that our annual assessment historically has been and continues to be lower than all other large HOAs in North Texas.
    • Will payment plans be available? 
      • RealManage Elevated Onsite will offer payment plans for those who want to take advantage of them. Payment plan applications are available to homeowners on the CiraNet Homeowner Portal.
      • Payment plan applications MUST be completed and submitted to RealManage Elevated Onsite. No payment is due when applying for a payment plan, but the due date for the 1st payment is September 1, 2025.
    • Why is there an administrative fee on payment plans? 
      • There is a cost associated with the administration of a payment plan that includes additional mailings, back office costs, etc. These costs are charged to SRCA by the management company that administers the payment plans. It would not be fair to expect other homeowners to pay the costs of these payment plans for the homeowners that use them. Therefore, the costs are associated to the homeowner using the payment plan options.
    • What is the process for special assessment approval? 
      • In accordance with our governing documents, the special assessment amount and due date are voted on by the Board of Directors during the open session portion of an announced Board meeting. The due date will be at least 60 days after the announcement. This process allows the Board to make decisions that are in the best interest of the community, ensuring timely and effective management of resources and projects.
    • Why can’t the reserve fund be used to pay for the new Beach Club costs? 
      • A reserve fund is a savings account set aside to cover the cost of anticipated large-scale repairs to existing community assets. A major capital improvement like our Beach Club project is a planned project that significantly enhances the community by adding a new asset or substantially improving an existing one. The SRCA reserve fund is strong and sufficient to pay for repairs to existing community assets, but it is not designed or funded to pay for a major capital improvement like our Beach Club project.
    • Will there be additional special assessments or plans for potential overages? 
      • The special assessment for the new Beach Club is expected to be a one-time assessment. There are no plans for any other special assessments at this time. The Board and the management company will be using various methods including a fixed maximum project budget to ensure costs stay within approved budgets. The Board and the management company are committed to managing costs responsibly to ensure the project stays within budget.
    • Is the special assessment voluntary and can we choose not to pay? 
      • Special assessments like annual assessments are mandatory based upon our governing documents. The consequences of not paying are identical to the consequences of not paying the annual assessment. However, we are committed to working with our residents, and multiple payment plans will be available to ease the process for those who need assistance.
    • Was consideration given to having the special assessment based on home value, residence square footage, or lot size? 
      • No, our CCRs require each residential lot to be assessed the same amount.
    • What happens if I sell my home when I am on a payment plan for the special assessment? 
      • Once the special assessment amount is billed to homeowner accounts, it would be an addition to amounts due at closing that would need to be paid to the HOA at the close. If someone was on a payment plan and they sold their house part way through, their remaining balance would need to be paid at closing.
    • Since construction costs will be paid over a period of time, how will the collected special assessment funds be managed? 
      • All the costs for the project will not be incurred up front but will instead be paid throughout construction as milestones are reached. Preconstruction costs of design and engineering, etc. are already being incurred. It is estimated that the construction phase will start January 2026 and that is when larger construction costs will begin to be paid. That will continue through May 2027, when the project will be completed. Starting in September 2025, there should be cash held in an interest-bearing account. This balance will decline over time as construction payments will need to be made. All interest is the property of Stonebridge Ranch and will be used to help defer construction costs and provide contingency for any unforeseen costs that are certain to occur. The investments will be overseen by the Finance Committee and will focus on liquidity and safety of principal.
    • Where does the Beach Club project stand now? 
      • The Beach Club project is entering Phase 2, which marks a more technical stage of development. This includes bringing on specialized professionals, such as an aquatic engineer, a building architect and a dedicated project manager. All of those contracts are now finalized.
      • The Stonebridge Ranch Community Association has received preliminary design recommendations from Kimley-Horn based on community feedback gathered through the recent homeowner survey conducted by Keen Research Group. After reviewing the priorities homeowners shared, the Beach Club project will be reduced in overall scope to more closely align with the results of the community survey. The full survey results are available to homeowners via the CiraNet Homeowner Portal > My Account > Document > Community Info folder.

      • The new design reflects your feedback and brings to life a reimagined vision for the Beach Club, with features tailored to enhance the experience for residents of all ages

        The reimagined Beach Club design incorporates many of your survey suggestions, including:

        -A main pool that is the same size or larger than the current Beach Club pool

        -An enhanced adult pool to accommodate multigenerational use, making it more welcoming for visiting family and grandchildren

        -Child-friendly features such as a splash pad and shaded play areas

    • Why is Stonebridge Ranch creating a new Beach Club? 
      • The original Stonebridge Ranch Beach Club pool was in operation for more than 35 years. It reached the end of its lifespan; even to the point of not being able to find parts for repairs. Cracks in the pool, water leakage and deterioration of the pool structure had been patched and temporarily repaired in prior years, but these issues began accelerating to the point where further patching of the problems was not feasible. The Beach Club is being reimagined to create a new, modern, signature amenity where residents can create memories for decades to come.
    • Can our current Beach Club be rebuilt? 
      • No. The original Beach Club was built more than 35 years ago, and building codes, materials, and best practices have evolved significantly since then. Our design team, including licensed landscape architects and aquatic engineers, reviewed current pool regulations and industry best practices. Current codes require that 90 percent of the pool’s border be a solid, slip-resistant surface for safety and maintenance. Unfortunately, sand doesn’t qualify.
      • In addition, there are important operational reasons for maintaining separation between sand and the pool:
        • Water clarity and quality can be compromised by sand being tracked or placed in the pool.
        • Pool equipment like pumps and filtration systems are vulnerable to sand damage.
        • Maintenance demands and chemical treatments would increase significantly.
      • In the past, sand caused many issues with the original Beach Club pool. The pool’s pumps and filters often struggled to keep up, and in some cases, the pool had to be closed for extended cleanings following storms.
      • The new design keeps the beach-like experience our homeowners love. It includes a large sand area set away from the pool, with a concrete section in-between that’s colored and textured to blend in naturally. This approach maintains the look and feel you expect while also keeping the pool clean, safe, and sustainable for generations to come!
    • Will the new Beach Club pool be the same size as our current pool? 
      • The original pool area was 14,000 square feet, not including the splash pad area. The Board plans to build a new pool that will be roughly similar in size, if not larger.
      • In response to homeowner survey feedback, the design will include expanded child-friendly amenities such as a splash pad and shaded play areas to better serve families and grandchildren. At the same time, the adult pool will ensure there are dedicated spaces for relaxation as well.
      • We aim to create an amenity that appeals to all ages and reflects the priorities shared by our residents.
    • What is the Beach Club Project schedule? 
      • The Beach Club Project is divided into three phases with the following planned timing:
        • Phase 1 – Schematic Design: August 2024 – May 2025 (Complete)
        • Phase 2 – Final Design and Construction Documentation: July 2025 – January 2026
        • Construction: March 2026 – May 2027
    • Is Stonebridge Ranch using competitive bidding for contractors and vendors on the Beach Club project? 
      • Yes, in general, all expenditures over $50,000 require competitive bidding. With contracts finalized, the Beach Club Project is now moving into the technical design and engineering phase. Over the coming weeks, our project partners, Kimley-Horn, Aqueous Engineering, Conduit Architecture + Design, and Pritchard Associates, will work to translate the community’s vision into construction-ready plans.

         

    • What disruptions should homeowners expect during Beach Club construction? 
      • The Association offices, tennis courts, playground and parking areas are planned to remain accessible, with the possibility of minor disruptions, during the Beach Club project construction. Starting early 2026, the pool and adjacent property will be inaccessible to residents and there will be some heavy equipment transiting and working on the site. Noise should be minimal, and all work is expected to be performed during daylight hours.
    • Will the Board and homeowners receive periodic reporting on project status and finances? 
      • Yes, project status and financial reports will be prepared monthly and presented to the Board of Directors. These reports will also be accessible to homeowners following.
    • What is the Board of Directors doing to ensure that management and oversight of the Beach Club project is professional? 
      • The Board and RealManage Elevated Onsite (formerly GrandManors) are taking strong steps to ensure the Beach Club project has professional oversight. Kimley-Horn has been retained as lead architect responsible for civil and landscape design and for coordinating the design efforts of qualified professional aquatics and architectural engineers to be selected soon. A construction manager will be engaged in the future to oversee the day-to-day operations of the project. In addition, the Board has formed a Beach Club Committee made up of Board members, management company personnel and volunteer homeowners to help oversee the project. The Beach Club Committee reports directly to the Board of Directors.
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