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Since Pelican Sound was built (approximately 1999), there have been seen several failures in our plumbing systems due to aging CVPC piping, broken washing machine hoses, failed water heaters, etc. CVPC pipe becomes brittle as it ages and becomes susceptible to cracking and separation of the joints if they were improperly glued. The resulting flood can be costly.

Most people turn the water off when they are away, however, we know that pool companies often forget to turn the water valve off after use. Many homeowners use a timer valve (known as a positive shut off valve) to refill their pool. This valve immediately shuts off when it times out and does so with a bang. That bang is a dangerous situation given the brittle nature of the internal piping now 20+ years old. Installing a dedicated pool fill line, that accesses the main water line before the main shut off valve to the house, will eliminate this problem.

Research and information provided by Pinehurst

Pinehurst formed an AD HOC Committee to investigate various solutions to address the problem. The Committee included Dave Hamblett, Ed Nowak, Steve Bolte, Bill Lottridge, Steve Ettlinger, Henry Bays and Greg Gow. The Committee considered various options: relining the pipes, re-piping the house and installing water shut off valves.

Re-lining

The water pressure in the Masters and other areas of Pelican Sound is moderate at best with marginal volume of flow. Most new fixtures already have a mandated conservation device in place albeit many folks remove them. As most interior lines are ½ inch, the relining of the pipes will further restrict the flow of water (not pressure). The Pinehurst AD HOC Committee recommended against this approach except for the specific situation addressed below.

Re-piping

The optimum solution is re-piping. Cost for a home in the Masters runs about $11,000. Re-piping also may require use of a retrofit plate on a shower valve that faces an outside wall, where the back of which cannot be accessed from an interior wall.

Interior kitchen sinks can also pose a re-piping complexity as it may not be possible to drop down new pipe from the attic. Therefore, the relining technique is used on the interior kitchens only, with the standard drop-down re-pipe approach for the rest of the residence.

Re-insulating the attic after re-piping should be considered as there would be tramping down of the insulation. The cellulose type of insulation utilized on most of these homes has already settled substantially reducing the insulation quality. These homes now need to be re-insulated at a cost of approximately $1.00 per sq foot.

Water Leak Sensors with Automatic Shut-off Valve

Another option is the Moen 900-006 smart valve coupled with about three of the Moen 920-005 mini sensors located in critical areas. It is not a perfect solution, but it is inexpensive, simple, non-invasive and reduces the risk of flooding substantially. An engineering study showed that a broken pipe that ran for one hour will flood a residence by about 2-2½ inches. Therefore, the ability of the Moen valve to actuate after a few minutes will minimize damage but cannot eliminate it.

Pinehurst AD HOC Committee

The Ad HOC Committee recommends the installation of the Moen valve. Each installation is a bit different, the specifics required are:

• The unit would be installed outside your house on the pipe that brings the water into the house.
• Your Wi-Fi must have a signal strong enough to reach the unit on the outside of your house.
• A GFI electric plug within 6 feet of the unit is required so it can be plugged in. The unit will need access to a 120-volt code approved outlet box (Moen sells a 25-foot special extension cord that can perhaps simplify the electrical installation on some homes).
• If your inbound water pipe is not attached to the wall – installation is easier.
• If your inbound water pipe is in the stucco of your house – installation is more difficult.

The biggest challenge is that as the Moen valve is learning your water usage, it sometimes detects a leak and shuts the water off to your home. It is easy to turn the water back on by using the Wi-Fi app on your phone. The Moen valve learns your water usage patterns over time and eliminates this challenge. If power drops or internet drops, the Moen valves may not automatically reboot. Someone must be on sight to assist in the reboot.

The AD HOC Committee after a careful and time-consuming review, selected Mike’s Plumbing. They are licensed, insured, know how to professionally install these Moen valves and they have done so many times.

Mike’s Plumbing (239.450.2166) provided costs ranging from $800 to $1,100 to Pinehurst. The cost varies whether ¾ inch or 1” Moen valve and piping is selected, and if the existing pipes are embedded or not in the concrete. It is recommended that the homeowner be present for the work to be done. Please Note: They do not paint or do stucco work. Also, an electrician needs to be contracted if there is no electric outlet near the inbound water pipe.

We thank Pinehurst for their work and sharing their findings with us.

In closing, opinions will vary as to which is the best approach. It’s your decision as to which, if any, of the options outlined above are appropriate as there are other options to consider.

The Masters Association By-Laws state that dirty roofs must be cleaned at the homeowners expense. Not to exceed once every three years.

Emergency Service: 239.533.8700

Customer Service Center Hours – 8AM TO 4:30PM

Phone: 239.533.8845

Toll-free: 800.485.0214

Fax: 239.485.8845

• Advance Preparation – Frankly Coastal Property Managment issues notification to residents then information posted on Masters website
• Formal communications after storm – issued by Frankly Coastal representative or Masters Board member in charge through Masters website using blast notice and posting
• Community clean up – Streets and driveways covered under emergency agreement with Greenscapes. Balance of community debris requires authorization from Masters to Cambridge to Greenscapes
• Cambridge/Greenscapes – walk community when possible, and notify any homeowner with large trees /damage that is not covered under normal debris cleanup.

RAT TRAP PROGRAM

The Board approved the purchase of 65 new Boxes (non-budgeted) to replace broken and/or missing boxes. In addition, the Board approved increasing vendor services from a quarterly basis to every other month starting with June and moving forward.

This change, along with the recent short term monthly service in February and March, will require us to exceed our annual service budget. The Board will address the budgeting issue in the fall after considering several possible options.

MULCH PROGRAM

It was noted that due to painting of houses this year we deferred mulching planned for last November until after houses were painted in late April 2021. The question was raised whether it is practical to mulch all houses again this November. In September, the Board will seek Greenscapes’ recommendations.

MAIL BOX PROJECT

We continue to see wearing of units due to local environment in Florida, unprocessed water from sprinklers, and material cover at bottom of mailbox pole. General research has indicated that possibly all mailboxes, irrespective of type, are adversely impacted by the Florida environment.

Currently, the Board is not willing to address other possible actions until we eliminate the sprinkler head problem. We are currently 3-years+ into the 7-year life expectancy of the mail box unit

The Board had Greenscapes run a test on every property to determine if current location of the sprinkler head closest to the box was impacting its finish. They recommended that 60 sprinklers be relocated at around $68 per sprinkler adjustment.

It was noted that previous Boards encountered similar observations and requested homeowners to correct the situation. Some did at that time. Owners with sprinkler heads needing adjustment will be notified to have Greenscapes adjust the sprinkler heads.

HOUSE PAINTING

Our project is rapidly coming to a completion the week of April 19th. There will be extra staff during the week to complete any punch list items received from houses painted earlier in the year. Homeowner cooperation is required to insure their issues are resolved. A letter will be issued by the paint committee to homeowners with final instructions.

HURRICANE SEASON

General reminder that annual hurricane season is approaching. The Board requests that homeowners check our Masters website directory to ensure their personal information is correct as this is the source of information should we need to contact you.

There also will be a tab on website for EMERGENCY CONTACTS (under construction) for community, village and county contacts.

VENDOR REVIEWS

The Board is undergoing vendor performance review for all of our service contractors to ensure proper service delivery.

CANOPY PROJECT

The Canopy program has been closed by the Board and remaining trees to be planted will be held until water restrictions are removed. Greenscapes will determine best time to plant.

CVPC Pipes

It has come to our attention that there may be issues with breaking CVPC water pipes in our homes. Pinehurst has formed a working group to determine if any mitigation is needed. We’ll keep you posted.

RRCDD

Developing ten year capital plan with PSG&RC facilities being 20 years + old. Homeowners should expect tax increases as plans are implemented

Donald J Jancin, Masters Board secretary

(Note: These are not official minutes)

The Masters at Pelican Sound Homeowners Association, Inc.

Minutes from the Board of Directors Meeting held February 18, 2021 via ZOOM Teleconference

Call to Order: The meeting was called to order at 9:02 A.M.

Quorum- A quorum of the board was noted with the following Board Members Present: Don Jancin, Bill Ellis, Jim Swanger, Susan Cohen and Dikran Ohannessian.

Proof of Notice – Notices were mailed by per statute.

Approval of Prior Meeting Minutes:

A Motion was made by Don Jancin to waive the reading and approve the meeting minutes of December 12, 2020. The Motion was seconded by Dikran Ohannessian and passed unanimously.

Roofing Update: A summary of the ongoing roof replacements and inventory of homes with roofing litigation was discussed. A list of homes with new roofs, homes in litigation and homes with no change will be posted on the community website.

Website Committee: It was reported that the Committee is making improvements to the processes for access to information. Some changes to the appearance of the page will occur, for example, the login in section of the site will be relocated to the top of the page. The committee is preparing to send a survey to the Community Members to obtain feedback on owner usage and recommended improvements to the site.

Master Paint Project: A review of the current painting project was provided. In general, the contract is doing well and making progress in accordance with the schedule.

Old Business:

Greenscapes Contracts: Updated contracts have been obtained from Greenscapes for their landscape services. The hurricane response language has been added to the maintenance contract and will no longer be a separate agreement.

A Motion was made by Don Jancin to accept the Greenscapes Landscape Contract with a three-year term. The Motion was seconded by Dikran Ohannessian and passed unanimously.

A discussion regarding the proposal for leaf cleanup up at a cost of $975.00 per occurrence was discussed and the matter was deferred until a later date.

New Business:

Tree Canopy Project: To date there have been five tree replacements requested and approved by the Board of Directors.

Mailbox Review Program: Don Jancin and Dikran Ohannessian conducted a full review of all existing mailboxes within the Community. In addition, they met with Heather Keel and the owner of ASAP Mailbox onsite to review the deterioration and possible solutions to the current state of the mailboxes. The largest factor in the deterioration are the sprinkler heads located adjacent to the mailboxes which are directly spraying the mailbox post. Greenscapes will be asked to inventory the homes in which a sprinkler head is located in the vicinity of the mailbox at each home. An estimate to relocate individual sprinkler heads has been obtained. Additional action will be taken on this matter at a later date once additional information is obtained.

Rodent Bait Stations: The Association has a contract with Armstrong Pest Control to bait the rodent stations quarterly. It has been requested that Armstrong inspect each home’s rodent boxes and provide a report of any missing or broken boxes. In addition, due to increased rodent activity, a discussion was held to increase the rodent baiting to monthly for the months of February, March and April.

A Motion was made by Don Jancin to increase the rodent baiting to monthly for the months of February, March and April 2021. The Motion was seconded by Dikran Ohannessian and passed unanimously.

Management was asked to also have Armstrong Pest Control to report of the areas in the community that have the highest level of consumption so that we have a better understanding of where the most rodent activity is.

Adjournment: There being no further business to discuss, the meeting was adjourned at 10:15 A.M.

Respectfully Submitted by,

Heather Keel, CAM

Cambridge Property Management

The Masters at Pelican Sound Homeowners Association, Inc.

Minutes from the Organizational Meeting held March 16, 2021 via ZOOM Teleconference

Call to Order: The meeting was called to order at 1:10 P.M.

Quorum- A quorum of the board was noted with the following Board Members Present: Don Jancin, Bill Ellis, Jim Swanger, Susan Cohen and Dikran Ohannessian.

Proof of Notice – Notices were mailed by per statute.

Election of Officers:

A motion was made by Don Jancin to accept Bill Ellis’s resignation from the Board of Directors. The Motion was seconded by Susan Cohen and passed unanimously.

A Motion was made by Don Jancin to appoint Celeste Eaton to the Board of Directors to fill the vacant seat previously held by Bill Ellis. The Motion was seconded by Dikran Ohannessian and passed unanimously.

A motion was made by Don Jancin for the following slate of Officers for 2021:

Dikran Ohannessian – President

Don Jancin – Secretary

Jim Swanger – Vice President      

Susan Cohen – Treasurer                       

Celeste Eaton- Director & Chair for ARC/Landscape Committee

 The motion was seconded by Jim Swanger and passed unanimously.

A Motion was made by Don Jancin to appoint June Roberts as the Chair of the Website Committee. The Motion was seconded by Susan Cohen and passed unanimously.

Adjournment:

There being no further business to discuss, the meeting was adjourned at 1:26 P.M.

Respectfully Submitted by,

Heather Keel, CAM

Cambridge Property Management

THE MASTERS AT PELICAN SOUND 

NEIGHBORHOOD ASSOCIATION, INC

PUBLIC NOTICE FOR BOARD OF DIRECTORS’ MEETING

DATE: April 14, 2021  TIME:  3:00 P.M.

                                          AGENDA

1.  Call to Order                                                DO

2.  Determination of a Quorum                    DO

3.  Proof of Notice                                            DJ

4.  Approval of Minutes 2/17 & 03/16 DJ                                         

5.  Officers & Committee Reports                DO

6.  Cambridge Property Management         HK

7.  Old Business                     

  – Paint Committee updates                                     SC

  – Canopy Program Status                                         JS

  – ARC Document Change – Shady lady trees        JS

  – Cambridge – Rat Service / Quotes                       HK            

  – Cambridge – Mailboxes, Greenscapes Quotes   HK                     

8.            New Business

   – Vendor Analysis Project                  DO                

9. Residents signed up-check “raise hand” on zoom

10.         Next meeting                                                            

11.         Adjournment                             DO

Board Members Election – there were two positions open and only two applicants, Donald Jancin and Dikran Ohannessian, each for their 2^nd term in office expiring in 2023.

Bill Ellis current Board member through 2022 advised the Board that he will not be able to continue as a Board Member for personal reasons and was resigning effective March 16, 2021. The Board thanked him for his three years of service to the Association and community residents.

Celeste Eaton – The Board members appointed Celeste Eaton to replace Bill Ellis for the balance of his term which expires next year.

Officers Elected for the year 2022:

President             Dikran Ohannessian     term expires – 2023

Vice President    Jim Swanger                  term expires – 2022

Secretary             Don Jancin                      term expires –  2023

Treasurer            Susan Cohen                   term expires – 2022

ARC Chair            Celeste Eaton                term expires – 2022

Permanent Committee Appointment:

June Roberts – Masters Website Chair