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Masters Landscaping Responsibilities
THE FOLLOWING IS A SUBSTANTIAL AMENDMENT OF THE PRIOR STANDARDS
SEE PRIOR STANDARDS FOR COMPARISON
The Masters Neighborhood Association
Landscaping Responsibilities
April 14, 2021
Landscaping is an important part of our community. Regular oversight and care by the Association and residents is needed to maintain the beautiful ambiance that we now enjoy, and ensure it continues for years to come.
This document outlines landscaping responsibilities and is part of the Masters Neighborhood Architectural Standards and Procedures.
Landscape Maintenance
The Masters Association engages a Landscaping Contractor to maintain our community landscape and offer convenient gardening services to owners.
The maintenance services provided by the Landscaping Contractor are considered a common expense paid for by the Association. The services include:
- Turf care – mowing, edging and debris removal,
- Ornamental, Palm, and tree care,
- Fertilization application,
- Integrated pest & weed management, and
- Irrigation management.
However, tree, palm and other plant removal, replacement or new plantings are not common expenses. These costs are the homeowner’s responsibility.
Maintenance of Trellises and plant supporting structures, with or without plants, is not the responsibility of the Landscaping Contractor.
Annuals may be planted in homeowners existing beds without ARC approval. However, annuals must be maintained by the homeowner and removed or replaced by the homeowner at the end of the season. If care is not taken by the homeowner, and the annuals die or become unattractive, the Landscaping Contractor may remove the annuals without the homeowner’s permission and any labor charge will be assessed to the homeowner.
Canopy Street Trees
Live Oak trees were planted along the Masters Circle to create a broad canopy, as well as provide shade. As at the end of 2020, there were 11 Live Oaks in the River Ridge right of way and 67 Live Oaks in the utility easement. There were also eight Black Olive (Shady Lady) trees in the utility easement.
- River Ridge right of way (ROW) – The ROW is the parcel of land between the edge of the roadway and 5 ½ feet to the start of the homeowners’ property. This is the River Ridge property with landscaping responsibilities assigned by the PSG&RC to the Association.
- Utility Easement –This is part of the homeowner’s property and it extends from the edge of ROW to 10 feet into the homeowner’s property.
In 2021, four additional Black Olive (Shady Lady) trees were planted in the ROW and utility easement.
The Canopy Street Trees are the Live Oak and Shady Lady trees in the ROW and utility easement.
The landscape contractor is responsible for the trimming of the Canopy Street Trees(The Live Oak and Shady Lady trees in the ROW and utility easement).
In addition, the Association has the landscape contractor trim sable palms (typically six on each lot – 3 front and three rear) twice a year. They remove dead, dying and low hanging fronds, and inflorescence/seeds. Removal of the boot of the sabal palms is an additional cost at homeowner expense.
The boot refers to the part of the palm frond that wraps around the palm trunk. When the frond is cut off this is what is left attached to the trunk and held firmly in place
Homeowners are responsible for the trimming of all other trees.
Removal or replacement of trees, palms, and other plants and PSG&RC ARC applications
The PSG&RC ARC Guidelines and Procedure document includes guidelines on “Landscape”. All Homeowners are subject to these guidelines and are responsible for submitting the ARC application.
- Removal and replacement of a tree, palm or shrub requires an ARC application. Replacement should preferably be with a similar plant tree, palm or shrub already existing in the Masters unless the existing plant is invasive or non-native.
- Replacement of landscape planting other than a tree or palm with like-sized plantings in the same location does not require an ARC application.
- Replacement of a perennial plant with another perennial plant does not require an ARC application.
The ARC application for the removal of Canopy Street Trees must include a rational for removal, a description of alternatives to removal that were considered, an arborist report as well as plans for removal.
If responsibility for plant replacement cost is not clear, i.e., on the property line, the Masters Board will determine the responsibility.
Helpful PSG&RC ARC Documents:
- Exhibit C – How to File Tree or Palm Removal/Replacement Application
- Exhibit F – Lee Co Protected Tree List
- Exhibit M – Tree Palm Conflicts and Mitigation Procedures
- Exhibit O – PS Original Design Theme and Community Development Order
Permitted trees, palms, and other plants
Plants that generally are good for the Masters might have some characteristics that may not be desirable for a specific location. The Masters Landscaping Contractor is available to help with options.
Aside from the Canopy Street Trees in the ROW, no additional trees may be planted in the ROW
Acceptable and not allowed plants, trees, palms, and shrubs are shown in the Appendix A.
Helpful PSG&RC ARC documents:
- Exhibit G – Exotic and Invasive Trees
- Exhibit H – Lee Co Native Plants List
- Exhibit Q – Friendly Tree and Palm Guide
Village of Estero requires that a lot have as a minimum two native trees.
Dead or dying trees, palms, and other plants
The replacement of all dead or dying trees, palms, and other plants, regardless of cause will be the responsibility of the homeowner, including those in the ROW and utility easement. The homeowner will bear the financial responsibility for the removal of these trees, palms, and other plants, and also for any attempts to save such plants by trimming, re-staking, or other mitigations.
Any plants not properly maintained will have to be removed. If owners do not take corrective action, Property Management will send a letter to the homeowner to replace the plants within a given date. Should action not be taken within the given date, the Masters Board will authorize Property Management to engage the Landscaping Contractor to replace the plants. The cost of this work will be added to the homeowner’s next Masters quarterly assessment.
Tree root damages
Driveways and utility lines may be damaged by tree roots. The homeowner is responsible for all repairs and any mitigation that may be required.
Weather related removal of fallen trees
Florida tree laws applies for removal of fallen trees and roots. The only exception is for fallen Canopy Street Trees where the Association will remove the trunk and root in ROW, the utility easement and on homeowner’s property.
Article VII, Section allows the Association at its discretion to remove landscaping storm debris from Lots.
Irrigation – Pelican Sound Property Management in conjunction with the CCD Water Conservancy District solely controls the irrigation system.
As irrigation water is rationed, homeowners are not allowed to set the timers. Violating the watering schedule can incur fines for both the homeowner and the Masters Association. The Association through the Landscaping Contractor is responsible for enforcing the irrigation schedule and any violation could cause the Association to be fined. Irrigation boxes must not be locked. Boxes found locked will have the locks removed at the homeowner’s expense.
If a broken sprinkler or water flowing from a property is noticed, report it immediately to the Masters Property Management. If the irrigation system does not seem to be operating properly or not functioning, report it to the Masters Property Management. The Masters Landscaping Contractor will periodically check all systems for timing, function, and coverage, and therefore the Landscaping Contractor must have access to the irrigation timers.
Maintenance of the irrigation system is part of our landscaping contract and is a common expense. However, if the homeowner requests any change to the original system, or if a contractor working for the homeowner damages the irrigation system, then the homeowner will be billed for the cost of the repairs. Should the Masters Landscaping Contractor cause damage they are responsible for the repairs.
Summary Chart
A summary chart of Live Oak tree responsibilities is included in Appendix B.
The Property Management Company and Landscaping Contractor
Currently, The Masters has engaged Frankly Coastal Property Management as its Property Management company and it oversees the Masters Landscaping Contractor, Greenscapes of Florida.
Any landscaping and/or irrigation problems are to be addressed to, the Masters Property Management company, at 239-774-7088. (Ask for the representative responsible for the Masters account at PSG&RC.) Property Management will notify the Landscaping Contractor.
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This policy may be changed or amended in whole or in part at future Masters Board meetings. It is up to the homeowner to keep current on landscaping policies.
Adopted – 12-15-06 and Revised – 01-19-09; 10-19-10; 12-14-10, 02-08-11, 11-06-20 and 04-14-21.
Appendix A
Acceptable and not allowed plants, trees, palms, and shrubs in the Masters
Acceptable (This is not a comprehensive list but is meant to be used as a selection guide)
- Royal Palm – Location is a consideration because of very tall growth (one of the tallest of palms).
- Foxtail Palm – Grows well to a medium height of 30 feet.
- Christmas Palm – Self-pruning. Grows to 15 feet.
- Pardo Palm – Grows to 20 feet with a trunk diameter of 1 to 1 ½ feet. Develops fruit.
- Bottle Palm – Grows to 10-12 feet. Gray, stumpy, bottle shaped trunks.
- Clarissa Boxwood Beauty – Small, slow-growing shrub with glossy, green leaves. Grows well in sandy soil, moderate to full sun.
- Jasmine – Hearty, long-lived.
- Mexican Heather – Excellent border or area planting. Low-growing, 10-18 inches. Good ground cover with small flowers all year round. Will last up to 3 years or more if cut back once a year.
- Pigmy Date Palm – Decorative, lacy foliage. Added beauty in double and triple trunks. Grows to 9 feet.
Not Allowed
- PSG&RC ARC – All trees listed in PSG&RC ARC Exhibit G “EXOTIC and INVASIVE TREES”.
- Fruit trees – These trees litter and attract pests. Palms for this purpose are not considered trees.
- Oleanders – Oleanders are very susceptible to scale and attract caterpillars.
- Lantana – It is not a long-lived plant (12 to 18 months).
- Bamboo – A high maintenance, spreading plant that will grow beyond its borders and is very difficult to remove once planted.
- Bismarck Palm – Slow growing to a height of 50-60 feet, developing a 20-foot spread. Requires a lot of room. Two Bismarck Palms exist in our community; one at the back of 21892 and the one between 21835 and 21849. Both have been approved as exceptions.
- Washingtonia Palms – Grows to 100 feet tall and are not self-pruning. If left in their natural state they develop large undergrowth of dead leaves.
- Coconut Palm – Susceptible to lethal yellowing and once infected will spread to other coconuts and other species of palms.
- Strelitzia (giant birds of paradise) – Mature height of 30 feet and spread of 15 feet.
- Areca Palms – These palms litter and attract pests, including snakes. These cannot be trimmed and impact surrounding properties.
Appendix B
Masters – Tree Responsibility Matrix
ROW Canopy Street Trees | Easement Canopy Street Trees | Resident Property including non-Canopy Street Trees in easement | |
Property owner | River Ridge (not HOA) | Resident | Resident |
Tree maintenance (trimming, fertilizing, and watering) | HOA | HOA | Resident |
Tree root damages | Driveway – ResidentUtility lines – ResidentMitigation – Resident | Driveway – Resident Utility lines – ResidentMitigation – Resident | Resident |
Removal of trees (not weather related) | Resident (ARC app and prior mitigation required) | Resident (ARC app and prior mitigation required) | Resident (ARC app) |
Weather related fallen tree removal (including roots, stumps, and tree debris) | Florida law applies except the HOA will remove the tree debris from the easement and resident property. | Florida law applies except the HOA will remove the tree debris from the ROW and resident property. | Florida law applies |
Replanting | Resident (ARC app) | Resident (ARC app) | Resident (ARC app) |
Tree Responsibilty Matrix
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CVPC Pipe Concerns
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.
Roof
The Masters Association By-Laws state that dirty roofs must be cleaned at the homeowners expense. Not to exceed once every three years.
Lee County Utilities
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
Community Emergency Process
- 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.
Secretary’s Notes – April 14, 2021 Meeting
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)
Board Minutes – February 18, 2021
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
Board Organizational Meeting Minutes March 16, 2021
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