Pool size in ratio to number of homes?

Started by ChrisD14 • 11 replies • 3054 views

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ChrisD14 (Florida)
Posts: 4

Posted:

Greetings! (first post here

Our community is halfway built out (approximately 500 homes) and a builder has just started the final neighborhood for the community (which will add another 465 homes). We have a great pool for what is currently built, but there are a lot of vocal homeowners who are now complaining that it won't be big enough for 900+ houses.

I am trying to find any kind of standard that community pools are usually built to, but after spending about an hour digging through multiple Google attempts I haven't found any. It seems there should be something that says "as a general rule, you should plan your neighborhood pool to have X capacity per X homes" but I can't find anything like that.

Does anyone here have a guideline or a rule of thumb they have heard about?

Personally, I think our pool is just fine for the future buildout. I also think these homeowners are complaining and getting worked up over something that we can really do nothing about until we actually get there. I am hoping to find out that according to industry standards, our pool is considered more than adequate so I can help calm down the clamor.

In case you are wondering, our pool is a combination of a four-lane, 25-yard pool with an equally large shallower, recreational area. It is described as 5,000 square feet of space. My rough estimate of water capacity is 130,000 to 140,000 gallons. The stated capacity on the swimming rules sign is 150 people. We also have 80 chaise loungers and 8 umbrella tables with 4 chairs each.

KellyM3 (North Carolina)
Posts: 2,239

Posted:

Chris,

My community features 296 homes and our pool is approximately 45,000 gallons with 3 feet on one end and 6 feet on the other. Basic square. The pattern of usage shows that the pool serves our size community well but you could argue it's too small.

Track trends and ignore the griping about a theoretical problem.

KerryL1 (California)
Posts: 14,550

Posted:

Welcome, ChrisD. I'd track trends too as Kelly suggests. what does sound a little skimpy are your tables & chairs.

I don't know if you can find an industry standard. Our 200+ high rise condo has a pool that's way more than adequate due to very few children living here. Can't recall it's size.

DavidG45 (Delaware)
Posts: 994

Posted:

I am not aware of any rules of thumb. What my experience does tell me is that after the first few weeks of summer pools tend to not be used nearly as much as people expect. I was in a massive condo community once with a pool that was about 25x40, and it was never crowded.

More importantly, as you noted people are getting worked up about something that hasn't happened and they can't do anything about. I assume you are still under developer control? Are the number of homes and pool size the same as what was filed with the state? Does it match what buyers understood when they bought their homes?

ChrisD14 (Florida)
Posts: 4

Posted:

Thank you for the responses!

Yes, we are still under developer control. I am currently the only resident board member. From what I understand, the pool was built to what was filed with the county (along with the number of homes -- buildout has been exactly what was expected).

I like the suggestion to monitor and record the pool usage. I will create a document or calendar for the amenities manager to make notations on for how much the pool is being used. That will give us some hard data to review and if the complaints continue, I can speak from analyzing actual numbers instead of speculation and generalities.

CindyH6 (Florida)
Posts: 71

Posted:

Quote:

Posted By ChrisD14 on 03/29/2021 8:33 AM
Thank you for the responses!

Yes, we are still under developer control. I am currently the only resident board member. From what I understand, the pool was built to what was filed with the county (along with the number of homes -- buildout has been exactly what was expected).

I like the suggestion to monitor and record the pool usage. I will create a document or calendar for the amenities manager to make notations on for how much the pool is being used. That will give us some hard data to review and if the complaints continue, I can speak from analyzing actual numbers instead of speculation and generalities.

My HOA has a pool that could be considered too small for the 300 homes , but it seems perfect for the usage.

Some homes have private pools and they never use the community pool. That may happen in your community as well.

My husband and I go at certain times and usually get the pool to ourselves. We also have tennis courts that are rarely used.

A lot of amenities, don’t get heavily used once the new wears off.

MarkM19 (Texas)
Posts: 1,459

Posted:

Chris,
My Community is maxed now at 1451 homes. Our pool is almost exactly the size of yours. I think you better get used to hearing from the complainers if you are going to be on the board for a while they will always be there.

If you are still under the Declarant then they should be pressing them for the extra amenity. Pools are not cheap and large ones with all of the things it takes to make it happen can easily cost well over a million dollars. When they ask again ask them if they are each willing to put up the $1100 dollars and also probably the extra $150 each year for maintenance of there dreams. Then remind them that after the developers leaves all they need to do is get 67% of the homeowners to agree with them to get it started. Do you even have the open space for this Pool? Most builders want to sell lots not build Pools that cost them lots of space. The people that complain the most never do the math and have no idea how HOAs actually work.

JohnC46 (South Carolina)
Posts: 14,265

Posted:

Quote:

Posted By MarkM19 on 03/31/2021 8:12 AM
Chris,
My Community is maxed now at 1451 homes. Our pool is almost exactly the size of yours. I think you better get used to hearing from the complainers if you are going to be on the board for a while they will always be there.

If you are still under the Declarant then they should be pressing them for the extra amenity. Pools are not cheap and large ones with all of the things it takes to make it happen can easily cost well over a million dollars. When they ask again ask them if they are each willing to put up the $1100 dollars and also probably the extra $150 each year for maintenance of there dreams. Then remind them that after the developers leaves all they need to do is get 67% of the homeowners to agree with them to get it started. Do you even have the open space for this Pool? Most builders want to sell lots not build Pools that cost them lots of space. The people that complain the most never do the math and have no idea how HOAs actually work.

Well said.

JohnM63 (North Carolina)
Posts: 21

Posted:

I concur with the above advice. Plus, if the current rule limits it to 150 users, you will soon know if there is a line to get in regularly and who cannot. Then may be the time to do the cost benefit analysis.

RobertC41 (Missouri)
Posts: 1

Posted:

Kelly,

Does your pool have a posted bather capacity? Thank you!

WendyM5 (North Carolina)
Posts: 1,522

Posted:

depends on how many people will use the pool on a regular basis, if the limit is 150 people and you currently have 100/day
then basic math would lead one to believe that it will double when homes doulbe from 500 to 1000.

anyways why bother, the developer wont' build another pool. you best bet is to get the rules changed to allow people to easily have back yard pools if they want thus reducing demand. This might be allowing above ground pools as long as they have a fenced in back yard, or charging a small fee per pool usage to decrease demand.

vis ta vie

LoriM15 (Florida)
Posts: 1,009

Posted:

Another thing to consider is how many of the individual homes have their own pools. It's one thing if that many people have to access the community pool because they don't have an alternative but it's another if many of the homes have their own pools.

We have two clubhouses and two pools that are open to all of our 820 doors. However, a little less than 300 of the doors are condos and the pool closest to them gets a lot of use in the winter. The other pool has duplexes/single family homes close to it. Most of the single family homes have pools. There are 358 homes that are duplexes/zero lot line homes, about 1/4 of those have pools. That clubhouse pool gets very little use except during holidays.

Both pools cost us a fortune to maintain. There is always something wrong with the equipment or the pool needs a new surface, or the deck chairs need restrapping. Florida requires health department checks at least twice a year. They are tough. We have to have our pools cleaned and water tested 6 times a week. The cost is fine when the developer is paying for it, but after turnover you need to think about the costs of maintaining amenities.

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