2020 greenbrook village homeowners' manual

2020 Greenbrook Village Homeowners' ManualGBVA Homeowners’ Manual - 1 - GBVA Board Approved, June 17, 2020
Did You Know…?
• When you purchase a home in Greenbrook Village you automatically become a
member of the Greenbrook Village Association for all Owners. Annually, one
Owner must be designated to serve as the voting Member for GBVA business.
The election of the Board of Directors (five members) and Neighborhood
Committee Members takes place in the fall. All restrictions, covenants, rules,
and regulations apply to Owners, Tenants, Guests, and Member's Permittees.
• It is the Owner's responsibility to notify Town Hall if they have a change in
their billing address, phone number, and/or email address. All communication
from Town Hall (including Fining Hearing Notices and annual dues bills) are
mailed to the address on record at Town Hall. Please keep this information up
to date.
• When considering any change to the exterior of your home or lawn, please call
Town Hall to learn whether an application for prior approval by the
Modifications Committee is necessary.
• Every new Owner in Greenbrook will receive GBVA Governing documents as part
of the estoppel process when purchasing a home. The most current version of
the Homeowners' Manual and other important resources can always be found at
www.LakewoodRanchGov.Org (print and Flash Drive copies are available for
pick-up at Town Hall between the hours of 7:00 AM and 6:00 PM, Monday
through Friday). All other GBVA Owners' Association Governing Documents
(Amended and Restated Articles of Incorporation, Amended and Restated
Declaration of Covenants, Amended and Restated By-Laws, Amended and
Restated Supplemental Declarations Descriptions and Supplemental
Declarations by Neighborhood) are available by request.
• Please use this manual as a guide and reference to learn your responsibilities as
an Owner in Lakewood Ranch. This manual changes with the changing needs of
our community and is necessarily a work in progress.
Your Association strongly suggests reviewing the Rules, Regulations, Restrictions, and
Requirements in Section II, Violation Enforcement Information in Section III, and Policy/ Useful
Information Exhibits in Section IV of this GBVA Homeowners’ Manual.
please feel free to contact Town Hall at (941) 907-0202.
• Section II (MODIFICATIONS, POLICIES, RESTRICTIONS, AND OPTIONS)
and Section III (VIOLATION FINES, ENFORCEMENT, AND COMPLIANCE)
have received important revisions for 2020. Please read these sections
carefully.
• Pets are limited to two per household.
• Fire Hydrants: Landscape clearance for fire hydrants must be 7.5 on (3) three
sides and 4’ in rear.
• Hurricane Protection: All non-permanent protection items should be installed
when a storm watch is issued and removed within seven days after the storm
has passed. Residents should store all non-permanent protection items before
leaving.
• The GBVA Board of Directors meets monthly. Contact Town Hall for
information on how to participate.
• GBVA Homeowners are invited and encouraged to volunteer for Committees and
projects. Contact the Community Association Services staff member for
Greenbrook Village Association at Town Hall to volunteer.
• To obtain a copy of your survey site plan please call or visit Manatee County
Division of Records, 1112 Manatee Avenue, 4th Floor, Bradenton, FL, Phone: 941-
748-4501 x 6860.
• To request sidewalk repair, please contact the Manatee County Public Works
Department.
• Brochures with helpful information are available for pick up at the LWR Town
Hall. Here is a partial list of brochures that have been published in the past.
1. A Listing of phone numbers for all Utilities, Community Agencies, and
Services
Your Association strongly suggests reviewing the Rules, Regulations, Restrictions, and
3. Nuisance Wildlife Interesting Facts
4. Creative Arts Association of Lakewood Ranch
5. Lakewood Ranch Lakes
7. Lakewood Ranch Parks and Trails System
8. Emergency Supply List from FEMA
9. Safety Tips for Pedestrians, Bicyclists and Drivers
10. Sarasota County Area Transit Information
11. Water Conservation Tips
13. Current Information on Street Tree Removal/Replacement Process
14. County Shelters
15. “Golf Carts on Public Roadways or Sidewalks” by the Manatee County
Sheriff’s Department
INTRODUCTION
A Place to Live, Work and Play
Greenbrook Village is part of Lakewood Ranch (LWR), a master planned community. LWR is a deed-restricted
community that places usage restrictions on all homeowners. These restrictions protect the aesthetics,
character and space usage of the overall community while assuring minimal impact on the environment.
Membership is automatic for owners of property in Greenbrook Village.
The restrictions found in this homeowners' manual, together with the GBVA Declaration of Covenants and the
Supplemental Declarations create the high standards that continue to be maintained by GBVA. Please use this
manual and refer to these documents as a guide to your responsibilities as a homeowner in Greenbrook
Village.
This manual changes with the changing needs of our community and is necessarily a work in progress. The
most current version of the Homeowners' Manual can always be obtained at Town Hall or downloaded from
the LWR website: www.lakewoodranchgov.org.
WELCOME TO GREENBROOK VILLAGE! We hope you enjoy living here and develop some close friendships
with your neighbors.
Table of Contents
BULLETIN 1 - GENERAL POLICY .....................................................................................................- 15 -
General Policy Statement...............................................................................................................- 15 -
BULLETIN 2 - GOVERNANCE...........................................................................................................- 17 -
SECTION II - MODIFICATIONS, POLICIES, RESTRICTIONS, AND OPTIONS .........................................- 19 -
BULLETIN 3 - MODIFICATIONS........................................................................................................- 19 -
Amendments and Policies, Restrictions, and Options.....................................................................- 19 -
Modifying An Existing Home...........................................................................................................- 19 -
GBVA Modifications Committee Pre-Approval Requirements .........................................................- 20 -
Modification Application Procedures...............................................................................................- 21 -
GBVA Homeowners’ Manual - 6 - GBVA Board Approved, June 17, 2020
Arbors (Pergolas) ..................................................................................................................- 26 -
Birdbaths/Benches/Fountains ................................................................................................- 26 -
Boating ..................................................................................................................................- 27 -
Driveways..............................................................................................................................- 27 -
Garage (Carriage) Lights .......................................................................................................- 29 -
Generators ............................................................................................................................- 30 -
Hurricane Shutters.................................................................................................................- 30 -
Lanais....................................................................................................................................- 30 -
Landscape.............................................................................................................................- 30 -
Lighting (Exterior) ..................................................................................................................- 32 -
Lightning Protection ...............................................................................................................- 32 -
Outdoor Play Equipment........................................................................................................- 33 -
Pergolas ................................................................................................................................- 34 -
Pets .......................................................................................................................................- 34 -
Porch (Front) .........................................................................................................................- 35 -
Scooters, Motorized Bikes, or All Terrain Vehicles (ATVs) (Unlicensed Motorized) ................- 36 -
Sheds (Storage) ....................................................................................................................- 36 -
Swing Sets and Playground Equipment .................................................................................- 36 -
Tents .....................................................................................................................................- 36 -
Trees .....................................................................................................................................- 37 -
BULLETIN 4 – VIOLATION, FINE, FREQUENCY, AND TYPE...........................................................- 38 -
BULLETIN 5 - VIOLATION ENFORCEMENT PROCESS...................................................................- 40 -
1. Modifications and Maintenance Violations – SEE FLOW CHART 1 .......................................- 40 -
2. Behaviorial or Occurrence violation identification – SEE FLOW CHART 2.............................- 41 -
3. Repeat or Severe Violations – SEE FLOW CHART 3 ............................................................- 42 -
Reasonableness and Flexibility..............................................................................................- 42 -
Behavioral or Occurrence Violation – FLOW CHART 2 ......................................................................- 44 -
Repeat or Severe Violations – FLOW CHART 3 .................................................................................- 45 -
BULLETIN 6 - COMPLIANCE COMMITTEE PROCEDURES.............................................................- 46 -
EXHIBIT A - PLANTING PALETTE.....................................................................................................- 50 -
Street Trees for Lot Sizes 60 Feet Wide and Greater .....................................................................- 52 -
Street Trees for Lots Sizes Less Than 60 Feet Wide......................................................................- 54 -
Canopy (Shade) Trees ...................................................................................................................- 54 -
Accent Shrubs................................................................................................................................- 59 -
Fishing and Other Use Restrictions ................................................................................................- 62 -
Safety.............................................................................................................................................- 62 -
Other..............................................................................................................................................- 62 -
Letter Sizes and Fonts ...................................................................................................................- 65 -
Sources..........................................................................................................................................- 65 -
EXHIBIT D – HELPFUL TIPS FOR ENVIRONMENTALLY SAFE POOL DRAINAGE .........................- 66 -
EXHIBIT E - ENVIRONMENTAL MAINTENANCE..............................................................................- 67 -
Regulations ....................................................................................................................................- 67 -
Maintenance Guidelines for Empire Zoysia ....................................................................................- 69 -
Maintenance Guidelines for St. Augustine ......................................................................................- 69 -
EXHIBIT G - PROTECT OUR PONDS ...............................................................................................- 71 -
EXHIBIT H - LIVING WITH ALLIGATORS ..........................................................................................- 72 -
EXHIBIT I - HOW TO TREAT YOUR NEIGHBOR THE "SANDHILL CRANE" ....................................- 73 -
EXHIBIT J – SAFETY AND SECURITY..............................................................................................- 74 -
Recommended Security Actions.....................................................................................................- 74 -
EXHIBIT L – FENCING CRITERIA, ACKNOWLEDGEMENT FORM ..................................................- 77 -
Privacy Fences...............................................................................................................................- 77 -
Fence and Wall Locations ..............................................................................................................- 77 -
Transition Panels ...........................................................................................................................- 78 -
Staining Driveways and/or Walkways.............................................................................................- 84 -
Widening Driveways.......................................................................................................................- 84 -
Residential Driveway and Sidewalk Maintenance...........................................................................- 85 -
Equipment Specifications ...............................................................................................................- 86 -
EXHIBIT P – SWING SETS AND PLAYGROUND EQUIPMENT ........................................................- 88 -
Screening Equipment .....................................................................................................................- 88 -
Escrow Account .............................................................................................................................- 90 -
Demand for Tenant to Make Rent Payments Directly to the Association ........................................- 90 -
Owner/Tenant Information Forms...................................................................................................- 90 -
Location of Antennas......................................................................................................................- 94 -
EXHIBIT U – EMERGENCY GENERATOR CRITERIA ......................................................................- 96 -
EXHIBIT V – FLAGS and FLAGPOLES..............................................................................................- 97 -
PAINT MODIFICATION REQUEST FORM.......................................................................................- 102 -
SECTION I – GENERAL POLICY AND GOVERNANCE
BULLETIN 1 - GENERAL POLICY
General Policy Statement
A. All homes must meet a standard that is acceptable to the overall neighborhood plan. If an Owner wishes to change the structure of the Unit in any fashion, approval must be obtained in advance from the Modifications Committee (MC). At no time may a change infringe upon the established easement lines. Failure to follow this policy could result in the infringement being removed at the Owner’s expense.
B. All exterior of the property (Unit and Lot) shall be maintained in accordance with the provisions contained in the By-Laws, Declaration of Covenants and the Supplemental Declarations of GBVA.
C. Nothing shall be done or maintained on any Lot which may become a nuisance. This shall include, but not be limited to, loud TV or sound systems, and barking dogs. Loud parties, vulgar language, and any activity that interferes with TV or cable reception would also be included. Owners are responsible for the actions of Member’s Permittees and guests.
D. The term “house” or “Unit” refers to the individual residential structure constructed on a Lot or an individual condominium or cooperative Unit. (See definition stated in article I, Definitions and Interpretation of Declaration of Covenants)
E. Rentals 1. The Owner may Lease the property provided all paperwork has been received by Community
Association Services. The minimum Lease will be six months. Whether the Owner or a Lessee lives on the property, it must meet the requirements of a single-family dwelling.
2. Other than the Lessee, no person other than the Owner(s) shall occupy any Lot on a regular basis. For the purpose of this manual, a family shall consist of a spouse, children, parents, brothers, sisters, grandchildren, and other persons occupying the home (Unit) as one household subject to occupancy limitations as per Section 3, Article 8 of the “Declaration of Covenants”. To determine the maximum number of people who may occupy the Unit at any one time, (excluding temporary occupancy by guests), simply add the number of bedrooms, multiply by 2 and add 1 to the total. A space designed as a den may have only 1 occupant. A guest shall include a person who has a principal residence other than the Unit. A person occupying a non-Owner-occupied Unit for more than thirty (30) consecutive days shall be deemed a Lessee, (regardless of whether a Lease exists, or rent is paid).
3. Important note: There are a number of restrictions relative to leasing property in Greenbrook. We refer you to the rental category in the restriction section of this manual and to EXHIBIT Q in Section IV.
4. Extensions of a current Lease will be granted for a six-month period. Copies of Lease renewals and extensions must be submitted to Community Association Services in writing.
5. A fine of $50 per day per missing document up to $100 per day will be imposed for leases when Landlord/Tenant Lease Information Form and Deposit, if not on file, are submitted after the commencement date.
6. The Greenbrook Village Association, Inc. (GBVA) Board of Directors or its appointed body shall have the power to authorize occupancy of a Unit by persons in addition to those set forth herein.
F. Business on premises - While a member of the family may conduct business from the home, at no time shall such activities provide services or goods for sale on the premises. The business may not cause an increase in foot or vehicle traffic of any sort except for Federal Express, UPS, or other delivery service. There shall be no signs erected on the property to advertise business activities within the home. There shall be no employees working in the home other than those employed of a domestic nature.
G. There shall be no obstruction to visibility at the street or common area intersections. The GBVA shall not be liable for damages, injuries or deaths in any manner to any person or entity arising from violations of this section. This includes Owners, Member’s Permittees, and their guests.
H. When enhancing or making changes to the landscape, neighbor-friendly planting is encouraged. Species, quantity, character, and design should be carefully considered when planning the appearance of a Lot. Front yard plant selections should be ornamental in design and quality. All changes must be consistent with the character of Greenbrook Village. Landscaping in the rear yard can reflect personal taste by providing for special gardens and natural landscape arrangements. Side yard plantings should be neighbor friendly. Natural planting layouts and Florida Friendly plant selections are encouraged. See Exhibit A in Section IV for more information.
I. Failure to follow any of the policies or restrictions set forth in this manual may subject the Owner to possible fines and or the expense of returning unauthorized modifications to the original state.
J. Assessments – All Association Assessments are due on the first day of each calendar year. Please see attached Exhibit R in Section IV for the Collection and Late Fee Policy.
K. Business solicitation is prohibited at private residences. Owners are asked to refrain from buying wares from business solicitors.
Please remember, what each Owner does will affect all Owners.
BULLETIN 2 - GOVERNANCE
Each Owner is a Member of the Greenbrook Village Association (GBVA). Upon purchase of a property or a resale purchase of a house, each Owner must receive a copy of the Declaration of Covenants (if you need a copy, contact Community Association Services at Town Hall). The GBVA Homeowners' Manual and other important resources are also available online at www.LakewoodRanchGov.Org for download.
The Covenants are binding to the land and as such are equivalent to a contract between the Owner and the Association. Failure to read these documents does not exempt the Owner from obeying the requirements of the Declaration of Covenants for Greenbrook Village and GBVA Homeowners’ Manual.
The Covenants protect and maintain the quality of design and neighborhood integrity. Article VII, Section 10 states “except as to initial construction…no building or other structure or improvement or addition of any nature…shall be erected, placed, altered or relocated on any Lot.” No building or other structure, improvement or addition shall be removed from any Lot, or removed therefrom until the construction plans and specifications and a plan showing the location of the structure and landscaping or of the materials as may be required by the Modifications Committee (MC) have been approved, if at all, in writing by the Modifications Committee and all necessary governmental permits are obtained.”
Board of Directors
The affairs of Greenbrook Village Association are governed by a five- (but not less than three-) member Board of Directors. The members of the Board are elected by Class A voting Members at their annual meeting in November to serve for two-year staggered terms. For more information, please refer to the By-Laws of Greenbrook Village Association, Inc.
Modifications Committee
The Modifications Committee (MC) is responsible to the Board of Directors of the Association. It has the authority to approve modifications that are permitted in the Declaration of Covenants and the GBVA Homeowners’ Manual. If a modification comes to this committee that is not covered by the Manual, the MC must go to the Board of Directors or its appointee for review and guidance as to said modification. In the matter of modifications, it may not make or set policy, nor grant exceptions except by distinct permission from the Board.
The primary goal of the MC is to review each application, its plans, specifications, materials, and samples. Design Guidelines are predetermined by the Greenbrook Design Manual and the Board of Directors and are available at Community Association Services at Town Hall to ensure that said modifications meet the standards established by the Association.
The Modifications Committee will meet on the 1st and 3rd Wednesday of the month, provided there is business to be conducted.
The MC does not assume responsibility for the following:
• The Structural adequacy, capacity or safety features of the proposed improvements or structure.
• Soil erosion, incompatible or unstable soil conditions.
• Compliance with any building codes, safety requirements, governmental laws, regulations, or ordinances. The applicant must seek and obtain required building permits in accordance with
Compliance Committee
Each year GBVA neighborhoods are requested to provide representatives for service on the Compliance Committee for Use Restriction Fines. The GBVA Board of Directors will review and ratify the appointments. The Board of Directors reserves the right to remove a committee member if deemed necessary.
Restrictions Revision Committee
Each year GBVA neighborhoods are requested to provide representatives for service on the Restrictions Revision Committee (RRC). The Board of Directors assigns a member of the Board to serve as liaison to review all restrictions and enforcement process, modification guidelines, and other items covered in this GBVA Homeowners’ Manual. The RRC shall meet as needed to make recommendations and/or consider revisions in the Manual for the Board of Directors approval. The revised manual shall be published and distributed following approval by a majority vote of the Board of Directors.
Community Development District IV
Lakewood Ranch is divided into Community Development Districts. Within each district there are Villages and Neighborhoods. Greenbrook Village is located in Lakewood Ranch Community Development District 4 which has its own elected Board. Areas of responsibility and oversight include day-to-day maintenance of the common Areas and Facilities.
SECTION II - MODIFICATIONS, POLICIES, RESTRICTIONS, AND
OPTIONS
Modifying An Existing Home
From time to time, the Owner(s) of a Unit may wish to make changes that suit his/her current lifestyle and creative needs. The GBVA recognizes this need and wishes to accommodate these changes. Unless noted as an Owner Option, all modifications must be approved prior to work being started. It is important to remember that the changes may affect the character of your Neighborhood and the tone of the Village.
It is for this reason that the Greenbrook Village Modifications Committee (MC) must approve changes. They are charged with the responsibility of maintaining the original design standards. The process is simple and swift, as the committee meets on a regularly-scheduled basis.
If a modification request is not covered in either the GBVA Declaration of Covenants or the GBVA Homeowners’ Manual, the Modifications Committee shall use the Design Criteria Manual (DCM) for guidance on rendering a decision. If the Modifications Committee deems it appropriate, it may forward the request to the GBVA Board of Directors for consideration of a DCM change, waiver, or variance, although the Board need not grant any of those.
Request forms are available in this manual, on http://www.lakewoodranchgov.org, or from Lakewood Ranch Town Hall. Contact Lakewood Ranch Town Hall for specific requirements not covered in this manual.
When Do You Need Modifications Committee (MC) Approval?
This is the most frequently asked question by GBVA residents. As a general rule, whenever you are considering making changes to the exterior of your house or to your landscaping, you should consult this GBVA Homeowners’ Manual (HOM) to see if you need to submit your plans to the MC for approval before proceeding. There are instances where you do NOT need MC approval such as replanting existing landscape beds with plants listed in Exhibit A in Section IV of this manual. A fuller explanation of the MC process can be found in the following pages of this manual.
No Modification will be considered without all required items.
* Please Note: Photo or brochure required for these Modifications and highly recommended for all.
Addition to Home * Location of addition (drawn on survey site plan) Access Form signed by neighbor Rear & side elevations Current Sq. Ft.- Added Sq. Ft. Contractor spec sheet, permit. (after conceptual approval)
Air Conditioner (Additional Unit) *
Location
Driveways/Walkways *
Location drawn on survey site plan
Landscaping Plan
Garage Door Vents *
Picture or brochure
Decibel rating
Engine size/fuel
See Exhibit U
Sample/Picture
Drawing of rear & side elevations (mansard
cage)
Material used on decking/patio
Color & sample or picture
height specs
Location drawn on survey site plan
Name of plants. (size and specs if not on
palette)
Info on Rain Chains and/or non-compliant
decorations, compost bin, & rain barrels
Outside Lighting *
Palettes
Contractor spec. sheet / Brochure
Picture
survey plan
survey site plan
Contractor spec sheet for pool & cage
(mansard style)
See Exhibit T
Shingles must be architectural type
Satellite & Communication Equipment
See Exhibit S
Signed Exhibit N
County Permit
Picture
Window Replacement *
Modification Application Procedures
Application forms for modifications may be obtained from Community Association Services at Town Hall. Completed applications should be sent to Community Association Services. Properly completed forms will be forwarded to the MC for review at the next available scheduled meeting. A sample application has been provided in Section V Forms of this manual.
For some Owners, the most difficult part of the application is adequately describing their requests. If a request is not clear, the MC may defer its decision and request that the Owners resubmit a clarified application. To avoid this situation, it is recommended that Owners review the application with a Community Association Services representative prior to submittal. When appropriate, the following items should be included with the application:
1. Lot Survey A Lot survey is a diagram of the property showing the location of the residence (Unit) and the boundaries of the property (Lot). In all cases, show the location of the residence in relation to the adjacent residences. Proposed changes should be indicated, including dimensions and distances from adjacent residences, open spaces, lakes, wetlands, wetland preserve areas and streets. To obtain a copy of your survey site plan please call or visit Manatee County Division of Records, 1112 Manatee Avenue, 4th Floor, Bradenton, FL, Phone: 941-748-4501 x 6860.
2. Materials and Color Samples of the materials and colors to be used and an indication of the existing colors and materials should be provided. In most cases, a statement that a proposed modification is to be painted to match the existing residence trim or major residence color is sufficient. Where materials and/or colors are compatible but different from those of the existing Unit structures, samples or color chips must conform to the approved GBVA Paint Palette and be submitted to the Modifications Committee for pre-approval.
3. Drawings and Photographs A graphic description should be provided. Owners should not be intimidated because they are not draftsmen; a graphic description may be in the form of manufacturer's literature or photographs, as well as freehand or mechanical drawings. The amount of detail should be consistent with the complexity of the application. The sketches or photographs should be accompanied by a written description.
4. Third Party Comments Written comments from neighbors about proposed modifications may be sent to the MC. These comments
will be considered during the review process. The MC, however, still must make its decisions based on
these Major policy guidelines and procedures and guidelines set forth in the Declaration of Covenants.
When a proposed modification has a possible impact on adjacent properties, it is suggested that
the applicant discuss the proposal with his/her neighbors prior to submitting application to the
MC. It may be appropriate (in some cases) to provide a neighbor's comments along with the MC
application. If the modification is deemed to adversely impact adjacent properties, the impacted
neighbor(s) must be informed. The MC, at its discretion, can require neighbors’ approval.
5. Procedures for Application a. An application to the MC is required for ANY (not previously authorized) change to the exterior
appearance of the property (Unit and/or Lot) no matter where the change is located. b. An application must be submitted to the MC and written approval received prior to commencement of
ANY change. c. When an Owner commences a modification without approval of the Modifications Committee, the
Owner is subject to fining procedures. It will be considered a Modification Violation and $100 per day will be imposed until appropriate approval is granted.
d. Applications may be filed at Community Association Services or faxed to (941) 907-0272. The address of Community Association Services is 8175 Lakewood Ranch Blvd., Lakewood Ranch, FL 34202, and the telephone number is (941) 907-0202.
e. As applications are received, they will be checked for complete information. If an application is incomplete, the Owner will be contacted by telephone for additional information. If telephone contact is not possible, the application will be returned with a request for the missing information.
f. All complete applications will be reviewed by the MC which meets as needed to review modification requests.
g. If the application is approved, one copy of the application and applicable design documents will be returned to the Owner and marked "approved". The original application will remain on file at Community Association Services. Upon receipt of written approval, an Owner may proceed with filing for building permits, if applicable, and commencing with the modification.
h. If the application is not approved, the MC Chair or Community Association Services representative will contact the Owner and render assistance to bring the application into conformance with the Major Policy guidelines process and procedures contained within this Manual and required by the MC. The revised application will then be submitted to the MC. Owners may request to appear before the MC during the review of a revised application.
Within ten working days of receipt of a Modifications Committee decision, an Owner may file a request for a re-
hearing. Unless there are extenuating circumstances, the Owner will be heard at the next regularly scheduled
Modifications’ Committee meeting. Every effort will be made to give the Owner a decision within two working
days of this meeting.
If the Owner is still not satisfied with the decision, he/she may, within ten working days, appeal in writing to the
GBVA Board of Directors. Every effort will be made to notify the Owner in writing of the Board’s decision within
ten working days of receipt of the appeal.
Modification Major Policy Standards
1. EVALUATION The MC evaluates all submissions based on the individual merits of the application. Besides evaluation of the particular design proposal, the MC includes consideration of the characteristics of the housing type, the individual Lot, its impact on the surrounding residences, and the resulting appearance of the streetscape. What may be an acceptable design for a modification in one instance may not be for another Lot.
2. GENERAL CRITERIA The following guidelines are general in nature and apply, with some modifications depending on product type, to all of the residences in Greenbrook Village. Each application for modification will be reviewed based on the following:
a. Relation to the Open Spaces, Lakes, Wetlands, Wetland Preserve Areas and Streets The proposed modification should relate favorably to the landscape, the existing structure, and the neighboring elevations. The primary concerns are access, view, and drainage. Fencing or walls, removal of trees, planting of new landscaping materials, disruption of the natural topography, and changes in rate or direction of storm and/or irrigation water run-off can have adverse effects on open spaces, lakes, wetlands, wetland preserve areas, adjacent properties and streets. As appropriate, modifications will be reviewed with these factors in mind.
b. Conformance with Covenants All applications are reviewed to confirm that the request is in conformance with all applicable Covenants, including the Neighborhood Supplemental Declarations, as recorded in the records of Manatee County.
c. Design Compatibility The proposed improvement must be compatible with the architectural characteristics of the applicant's residence and adjoining residences. Compatibility is defined as similarity in architectural style, quality of workmanship, similar use of materials, color, construction details and materials.
d. Location and Impact on Adjacent Properties Fences or walls may obstruct views or access to neighboring property; enclosures, additions, or placement of landscaping may cast unwanted shadows on an adjacent patio or infringe on a neighbor's privacy. Play equipment may cause a noise problem to the adjacent residence.
When a proposed modification has a possible impact on adjacent properties, it is suggested that the applicant discuss the proposal with his/her neighbors before submitting application to the MC. It may be appropriate (in some cases) to provide a neighbor's comments along with the MC application. The MC, in its sole discretion, can require a neighbor's approval, if the modification is deemed to adversely impact adjacent properties.
e. Scale The size (in three dimensions) of the proposed modification must integrate with the original residence and the original landscape.
f. Color Color should be used to soften or intensify the visual impact of a modification. Parts of the modification that are similar to the existing residence, such as roofs and trim, must be matched in color to the existing residence. When color is part of a modification application, the latest approved house/trim color palette and guidelines will be made available at the Association office to assist in the selection within three days of a written request. The MC will take into consideration the colors of adjacent residences in their review process.
g. Materials Continuity is established by use of the same or compatible materials as were used in the original construction of the residence (Unit).
h. Workmanship Workmanship is another standard, which is applied to all modifications. The quality of work must be equal to, or better than, that of the existing residence (Unit). Poor construction, besides causing the Owner problems, is visually objectionable to others. Poor workmanship can also create safety hazards. The MC assumes no responsibility for the safety or design of new construction by virtue of its approval; however poor workmanship will not be tolerated.
i. Time to Complete Construction Modifications that remain uncompleted for long periods of time are visually objectionable and are a nuisance and safety hazard for neighbors and the community. All applications must include estimated start and completion dates. The MC has established the maximum length of time to complete a modification as six months. Failure to commence the work within this time frame will cause cancellation of the approval and require re-submittal to the MC. At no time shall an Owner be allowed to start a modification and cease construction without its completion.
j. Construction Damage Any damage to streets and curbs, drainage inlets, sidewalks, street signs, or utility lines including telephone, cable television, electrical, gas, water, or other utility lines cut in error must be reported to the Community Association Services office, appropriate utility company, or County immediately. The Owner will remain responsible for adverse physical effects that are caused by modifications (i.e. erosion, pooling of water on adjacent property, etc.). The repairs will be made as soon as possible, and the cost will be the responsibility of the Owner. If repairs are not made in a timely manner, the Greenbrook Village Association may proceed with the repairs and such costs will be billed to the Owner.
k. Job Site Conditions 1. All job sites will be kept in a neat and orderly condition. Construction materials shall be placed
inside the residence or garage. 2. During Daylight Savings Time, construction hours are weekdays 7:00 AM to 7:00 PM, and on
Saturdays, from 8:00 AM to 4:00 PM. When Eastern Standard Time occurs, construction hours are weekdays 7:00 AM to 5:30 PM, and on Saturdays from 8:00 AM to 4:00 PM.
3. All construction operations must be performed in accordance with local government ordinances. 4. No signs of any kind shall be permitted on the construction site. 5. No Sunday construction is permitted.
Recent Amendments/Policies
DOCUMENTS LAST YEAR.
Modification Rules/Regulations/Restrictions/Requirements/Options
Address Treatments: Are a Mandatory Requirement – Numbers must be Arabic in character (ex. 12345) and not less than three inches, or more than five inches in height and dark in color. The numbers must be attached or placed near the front entry of the home or garage and clearly visible from the street. No address treatments shall be attached to the yard lamp post.
Air Conditioning Units: Window air conditioning units are not permitted. Air conditioning units that are mounted through external walls are not permitted. A single outside HVAC mini-split ductless system is permitted but requires Modifications Committee Pre-Approval with submission of the building/installation plans. Such systems also require a Manatee County permit by a licensed contractor or the Owner. Unit must be properly secured to the ground on either a concrete or heavy plastic pad (minimum thickness, two inches). All power cables, refrigerant tubing, suction tubing, and condensate drainage lines must be enclosed in a single conduit or line cover painted to match the color of the house’s exterior walls. As with other Mechanical Equipment, screening of above ground HVAC equipment from public and neighbor view by a masonry wall or with medium shrubs spaced appropriately around the object to be screened is required as part of the request seeking Modifications Committee Pre-Approval. Equipment should be accessible for maintenance purposes. See Mechanical Equipment for additional information and requirements.
Arbors (Pergolas): Requires Modifications Committee Pre-Approval. See Pergolas for additional information.
a. Arbors and pergolas are not permitted in the front of the home.
b. Footing and structural stability must be appropriate for plantings being supported and resistance to wind that might be experienced during severe weather.
c. Vines growing must be trimmed to conform to the outlines of the arbor or pergola. Climbing plants or vines attached to or covering homes will not be permitted.
Artificial Landscape Items: See Landscape
Awnings: Requires Modifications Committee Pre-Approval. All awnings must be either striped or solid and match the color of the House/Unit or be of attractive contrasting colors. Fixed and retractable awnings may be installed both inside the Owner’s lanai cage and on the rear or side exterior walls of the House/Unit. No awning may be installed on the front of the House/Unit. The frame of any retractable awning installed on an exterior wall must be made of sturdy material. Any retractable awning installed on an exterior wall of the House/Unit must be closed as soon as a hurricane watch/warning is declared. Metal or plastic awnings are prohibited.
Basketball Hoops: Portable basketball hoops are an Owner option and must either be upright or stored in the garage. For in-ground installations, hoops that fit into a sleeve and can be removed or retracted during severe weather or hoops that are permanently installed are permitted with Modifications Committee Pre-Approval. All hoops must be placed by the side of the driveway so as to facilitate the actual play being in the driveway. Portable basketball hoops must be weighted according to manufacturer’s specifications; weights are not permitted to be used on top of the base to the fixture. No more than one portable hoop may be placed by the side of the driveway. Basketball fixtures must be cleaned, painted and maintained in appearance. All removable hoops must be stored in the garage during severe weather.
Birdhouse and Bird Feeders: Owner option in rear yard, and not visible from the street.
Birdbaths/Benches/Fountains (In front of home): Requires Modifications Committee Pre-Approval. See Decorative Items (d.) for additional details.
Boating: There are restrictions! Review EXHIBIT B for details.
Cages: Review EXHIBIT T for details.
Communication Devices: These are permitted in accordance with the FCC Telecommunications Act of 1996. Modification Request/Notification forms are required by the Modification Committee. REVIEW EXHIBIT S prior to purchasing any equipment or signing any installation agreements. See Mechanical Equipment for additional requirements.
Compost Bins: Owner option but only with adherence to the following restrictions. Otherwise, Modifications Committee pre-approval is required. Bins must be concealed with landscaping. Location is limited to sides and rear of yard. They are to be made of a corrosion-resistant material, have a lid, and be installed so as not to attract pests or create odors.
Decorations/Holiday: Owner option. Holiday decorations are welcome. They may be regulated as to quantity. They may remain in place four weeks before the holiday and two weeks after the holiday. [Holiday lights: See Lighting (Exterior) for additional requirements.]
Decorative Items:
a. Small decorative landscape items, including plant pots, are limited to three without Modifications Committee Pre-approval. They shall have a maximum height of thirty (30) inches, shall be in earth tone colors, (i.e., shades of brown, gray or white) must be placed in the planting beds adjacent to the home. They may not be more than ten (10) feet from the front of the House/Unit and are limited to a quantity of three (3).
b. English Garden Globes may not be placed in locations visible from the street.
c. All decorative items more than thirty (30) inches in height or not conforming to the conditions listed in Section a. require Modifications Committee Pre-Approval.
d. Decorative fountains, benches and birdbaths require Modifications Committee Pre-Approval. They will be considered on a case by case basis. A color picture of the fountain, bench, or birdbath must accompany the Owner’s request. They must supply information on the dimensions and material. A picture of the proposed location, which clearly shows the color of the House/Unit and the surrounding landscape, must also be submitted. If it is determined that the fountain, bench or birdbath is in keeping with the home and surrounding landscape, the (30) thirty-inch height limit may be waived.
e. Shepherds hooks over (30) thirty inches tall are prohibited.
f. Portable fire pits / chimneys are permitted in rear yards only and are limited to thirty (30) inches in height.
Door and Window Treatments:
a. Owner option - Doors and windows may have protective film or tinting provided that it is non- reflective. (If reflective film or tinting is installed, the Owner may be required to remove it at their expense.)
b. Owner option – Non-traditional window treatments such as bed sheets, drop cloths or paper of any sort may be used for a maximum of six weeks from the date the Owner moves in. Owners may apply to the Modifications Committee for a one-time, thirty-day extension. (In the case of rentals, it is the responsibility of the Owner to assure that they or their tenant have traditional window treatments in place.)
c. Garage windows that face the street must be covered with traditional window treatments.
Driveways:
b. Owners are required to keep their driveway and walkway relatively free of stains such as mildew, grease, oil and rust. Those that are excessively stained must be acid etched and treated as set forth in EXHIBIT M.
c. Width change - Driveways may be widened with Modifications Committee Pre-approval. The driveway should extend all the way to the sidewalk or, if there is no sidewalk, the driveway should taper to the apron leading to the street. A county permit may be required according to the Lot’s front easement. The additional material shall either be concrete or driveway pavers of a color appropriate to the home. In no case shall the width of the driveway extend beyond the width of the garage. The complete installation job shall be of professional quality at least to the standard of the original driveway. All pavers should be level; they should be separated equally one from the other on all sides. Owners are required to maintain all pavers level so that none sink or rise up creating a safety hazard and ensure that weeds are not present between pavers.
Drying Clothing: Strictly Regulated in location on a Lot; Drying may not be visible from streets and homes across a lake. However, it may be done on the lanai if a privacy screen is used. The privacy screening must be mounted within the cage area and must be painted white or tinted to match the metal of the cage. Towels may be hung temporarily but should not be visible from the street.
Entryway: See Front Entryway.
Exterior Maintenance: It is the Owner’s responsibility to keep the exterior of the property clean and free of dirt/rust/mildew/oil, etc. (i.e. roof, gutters/fascia/soffits, House/Unit walls, driveways, walkways, and sidewalks).
Fencing:
a. Perimeter, amenity, privacy and invisible pet fencing require Modifications Committee Pre-Approval and are the only types permitted. Review EXHIBIT L before purchasing materials or signing a contract.
b. Invisible pet fencing is permitted; however, invisible fencing must be deactivated in the front and side yards.
c. Masonry walls may only be used for courtyard applications, planter walls or screening of equipment such as pool pumps, air conditioning equipment, etc.
d. Please be advised that if an Owner has a fence and the neighbors to the right, left or behind do not have an enclosed fenced yard, then the Owner with the fence has responsibility to keep it repaired, and cleaned on both sides.
e. No free-standing fences are allowed.
f. Amenity fencing on the rear and/or the side of a home backing to an important view, such as a lake or an open view wetland must have a landscape buffer five feet adjacent to the fence on the outside, planted at three (3) feet on-center (e.g., viburnum, holly, or other hedge material). Fences backing to a wetland area without an open view are not required to have a landscape buffer.
g. Installing a fence to adjoin to an existing fence of a different height must be done with a gradual incline or decline to meet the existing fence’s height and provide a progressive transition in fence elevation.
Fertilization: See Landscaping
Fire Hydrants: Landscape clearance for fire hydrants must be 7.5’ on (3) three sides and 4’ in rear.
Fire Pits (Portable): See Decorative Items
Fishing: There are restrictions! Review EXHIBIT B for details.
Flags:
a. Any Owner may erect a freestanding flagpole no more than 20 feet high on any portion of the Owner's real property, regardless of any covenants, restrictions, bylaws, rules, or requirements of the association, if the flagpole does not obstruct sightlines at intersections and is not erected within or upon an easement.
The Owner may further display in a respectful manner from that flagpole, regardless of any covenants, restrictions, bylaws, rules, or requirements of the association, one official United States flag, not larger than 4-1/2 feet by 6 feet, and may additionally display one official flag of the State of Florida or the United States Army, Navy, Air Force, Marines, or Coast Guard, or a POW-MIA flag. Such additional flag must be equal in size to or smaller than the United States flag.
b. An additional flag, if commemorating a holiday, must be removed within 48 hours after the holiday.
c. Brackets may be attached to the House/Unit to hold a maximum-sized flag of four by six feet. Flags may not be attached to trees.
d. The American flag will be flown in accordance with Federal Statutes.
e. Review EXHIBIT V.
Front Entryway:
a. Screening: Screening will be permitted with following requirements: Any screening must receive Modifications Committee Pre-Approval before installation. The framing must be attached securely to the home and be either white, if home trim is white; otherwise use bronze-colored aluminum with fiberglass mesh screening.
b. Storm Doors and Storm Screen Doors: Owner option. Requires Modifications Committee Pre-Approval before installation. Only Full View Storm and Storm Screen Doors shall be permitted. Approved doors may be fitted to the front entry door of the home. The framing must be white, if home trim is white, or bronze- colored aluminum and must be securely attached to the doorway.
c. Installation: The entire Screening/Storm Door/Storm Screen Door assembly must be custom fit to the entry and comply with the guidelines provided in the Greenbrook Design Criteria Manual, ensuring design compatibility with both the home and community. Application for Modifications Committee Pre-Approval must include a scale drawing that shows the dimensions and configuration being considered and a photograph showing the existing entry to the home.
Garage Doors: Must be kept closed at all times except when garage is in actual use and during reasonably limited periods when the garage is being cleaned or other activities are being conducted which reasonably require the door(s) to be left open. Decorative items and numbering on garage doors are prohibited.
Garage Door Vents: Require Modifications Committee Pre-Approval. They may only be installed on the bottom row of the garage door panel and must be painted the same color as the garage door.
Garage (Carriage) Lights: See Lighting (Exterior)
Garage Parking: See Parking for Declaration of Covenants requirement.
Garbage, Yard Waste and Trash Disposal Containers:
The requirements (which are adjusted from time-to-time) of the applicable government authority or the company or association for disposal or collection of waste shall be followed. All equipment for storage or disposal of such material shall be kept in a clean and sanitary condition. Garbage and lawn waste pickup days are varied. Contact Manatee County Utility Department at 941-792-8811 for your specific pick updates. All trash must be in sealed rigid plastic containers, no larger than that which is allowed by the County, (currently, 32 gallons), or in watertight, sealed plastic bags at least 1.5 ml thick with the exception that recyclable items which have their own containers, and yard waste. Recycling containers can be picked up at the Manatee County Public Works Department when you register (www.mymanatee.org). Containers must not be placed
Generators: Owner option. Portable powered generators and permanent natural gas generators are permitted. Permanent generators require Modifications Committee Pre-Approval. Review EXHIBIT U before purchasing materials or signing contracts. County permit is required for permanent generators. Generators are to be used for emergency purposes only. See Mechanical Equipment for screening and other requirements.
Golf Carts: Strictly Prohibited as per Florida State Uniform Traffic Control. Also, see Motorized Vehicles.
Gutters: Owner option. May be added at any time. The color must match the approved fascia color or be white.
Hoses: All hoses must be stored, rolled, or properly hung when not in use.
Hot Tubs: See Pools, (swimming), Spas, Hot Tubs
Hurricane Protection and Cleanup: All non-permanent protection items should be installed when a storm watch is issued and removed after the storm has passed. Residents should store all non-permanent protection items before leaving. Hurricane shutters may remain in place from the time the storm watch is issued, until seven (7) calendar days after the same storm watch is lifted.
Hurricane Shutters: Hurricane shutters or hurricane screens are permitted with Modifications Committee Pre- Approval. See Shutters.
Irrigation is a Mandatory Requirement: Owners are responsible for providing proper irrigation. However, they must be in compliance with existing Southwest Florida Water Management District, Lakewood Ranch and Governmental regulations. Watering is permitted once per week (or a maximum of twice per week if controlled by a Soil Moisture Sensor), following guidelines specified through Braden River Utilities. Watering may not be necessary during the summer rainy months, typically mid-June through mid-September. Refer to current Watering Schedule for your day and time, which may be obtained on lakewoodranchgov.org or from Community Association Services at Lakewood Ranch Town Hall. Watering outside of your scheduled time is not permitted. A Behavioral Violation fine of $100 will be imposed for each incident. New lawns: The establishment period is 60 days total. During the first 30 days, the new replacement turf grass or plants may be watered every day of the week at your regular watering time. During days 31-60, new lawns and plants may be watered every other day also at your regular watering time. When watering new sod or plants, only the irrigation zone for a newly planted area may be turned on, and then only if the planting covers more than 50% or more of that zone. If the planting covers less than 50%, the area must be hand-watered. Note: Irrigation included in the Owner’s Tax Bill mailed in November. (Note: If the governmental regulating entities alter the permitted watering time periods, those changes will supersede the restrictions in this manual.)
Lanais: All enclosures or panels on lanais must be screen or glass. See Exhibit T, Patio Installations and Extensions for more information.
Landscape: Owners of all properties are required to maintain their landscape in a manner that is in keeping with the standards of Lakewood Ranch. This maintenance requirement includes plantings, mowing of grass, edging, trimming and fertilizing on a regular basis. Weed control and insecticide applications must be done as needed. Dead trees, shrubs and flowers must be removed, and replaced within thirty (30) days, which requires
a. Artificial Landscape Materials:
1) Landscape devices, artificial grass, plants and vegetation are Strictly Prohibited on the exterior portion of any Lot. (Note: The Modifications Committee may approve artificial rocks.)
2) Artificial plants or "greenery" are allowed only on covered front entryways or enclosed lanais or decks. The artificial plants must be appropriately "planted". They also must be maintained and replaced as required, e.g., if they become worn, torn, stained, bleached or discolored.
b. Citrus trees: Require Modifications Committee Pre-Approval, are only permitted in rear yard, and are limited to (1) one. Dropped fruit should be promptly removed.
c. Fertilizer: The use of liquid fertilizer on turf areas of lakefront property is Strictly Prohibited, (50% slow-release granular fertilizer is strongly recommended). Please note: Owners are responsible for fertilizers applied to their turf by professional lawn service companies.
d. Lawn Care: See EXHIBIT F for maintenance guidelines. See Irrigation for watering guidelines.
e. Lawn debris: See Garbage and follow Manatee County Trash Collection Guidelines.
f. Mowing: Owners of lakefront property are responsible for mowing and maintenance of the lake bank down to the water line.
g. Mulch and Rocks: Plant beds must have a sufficient layer of mulch at all times. Bare areas are not acceptable. Rubber mulches, white shells, and white rocks, in any form, are prohibited. River rock and tumbled rock [up to three (3) inches in diameter] is an Owner Option.
h. Plants and Property Lines: Trees and shrubs should not extend over neighboring properties. This requirement does not apply to street trees. See Street Trees for additional information.
i. Plant-bed changes:
1) Owner Option if using plants from the approved planting palette.
2) Modifying the size or shape of existing beds or creating new beds and using shrubs or perennial flowers that are not on the approved palette all require Modifications Committee Pre-Approval.
j. Shrubs and hedges are to be trimmed to a size appropriate to the shrub or hedge, the landscape style, and the size of the House/Unit. Shrubs and hedges which have outgrown their placement in a landscape plan and are no longer proportional to the general landscape plan or home are to be replaced.
k. Sod and Grass Replacement: St. Augustine “Floritam”, in sod or plug form, or Zoysia “Empire” grass in sod or plug form are the only turf options allowed for lawns in Greenbrook Village. The use of rye seed, Bahia grass, or any other grass sod or plug in any form is Strictly Prohibited. Mixing grasses in a lawn is prohibited in all lawns. See EXHIBIT F - Lawn Care for more information. See Irrigation for watering guidelines.
l. Street trees (Placement and Pruning: Manatee County’s Street Tree guidelines and approval process are subject to change. All tree removal/replacement must have Modifications Committee Pre-Approval. Please contact Lakewood Ranch Town Hall for the latest instructions for seeking County approval for removing and replacing a Street Tree. Your application for removal of a Street Tree is also required by the Modifications Committee. It will be reviewed on a case by case basis. Homeowners will still need to come before the Modification Committee with all the previously required documents as set in the Greenbrook Homeowners Manual (survey site plan of where tree sits on property, Modification Form, tree replacement
(if intended/required), and full front photo of home). Live Oaks or other trees that are in the County right of way, (which extends eleven feet from the curb), must be pruned by the Owner so as to provide a minimum clearance height of eight (8) feet above the sidewalk. Per Manatee County directions, oak trees with a canopy extending over the street must be pruned to provide a fourteen (14) foot clearance above the street to allow the passage of emergency vehicles. See Planting Palette for other street tree options.
m. Vegetable Gardens are permitted in the rear yard only and must be screened by the use of landscape materials of at least (24) twenty-four inches in height when planted. Community Garden Plots are available at Adventure Park; contact Community Association Services for more information.
n. Water features: See Birdbaths/Benches/Fountains
Landscape Edging: Owner Option. Edging for shrubs and flowerbeds must be properly installed and maintained. It may not rise more than (8) eight inches above ground level and must be natural in color. Edging not in compliance must be reinstalled or removed.
Lawn Furniture is permitted in the rear yard or the front entryway only. This includes chairs, hammocks, and gliders. They are to be secured or stored away in response to a storm warning. Residents are asked to store these items before vacating the property.
Lawn Mowers and Landscaping Power Equipment should not be used before 7:00 AM on weekdays and 8:00 AM on weekends and holidays.
Lighting (Exterior):
a. Sidewalks and Planting Beds: Additional lighting may be added to highlight sidewalks and planting beds. This is an Owner Option. Any exterior light that is determined to be a nuisance to neighbors will be considered a violation. The Owner will be required to adjust or remove the light.
b. Garage Carriage Lights: Adding or replacing garage (carriage) lights requires Modifications Committee Pre-Approval to ensure the replacement is harmonious with the style of the House/Unit. Changing the color of garage (carriage) lights to black, white or metallic is an Owner Option.
c. Yard Lamps: Are required and may not be removed. They shall be lit dusk to dawn, with an intensity greater than 750 lumens or equivalent to a 60-watt incandescent bulb and shall be controlled by a fully functional electronic photo sensor. Yard lamps must provide sufficient light to illuminate the surrounding area. Blinking or colored bulbs are not permitted. Greenbrook West is required to have black yard lamps and post. Greenbrook East - Yard lamps may be black or bronze, the post must be black. If yard lamps have multiple sockets, all must have operational light bulbs installed. It is an Owner Option to match the yard lamp head with the Coach/Carriage lamps. Review Exhibit K for more information.
d. Holiday Lights: Holiday lights are welcome. Any exterior light that is determined to be a nuisance to neighbors will be considered a violation. The Owner will be required to adjust or remove the light.
Lightning Protection: Owner option. Requires Modifications Committee Pre-approval. Wiring and piping on the roof must be painted and maintained to blend in with the color of the roof. Wiring and piping on the side of the home must be painted to blend in with the color of the home. Any installation on the ground must be screened from public or neighbor view by the use of approved landscape material. See Mechanical Equipment for more information.
Mailboxes: An incoming mailbox has been assigned to you. Outgoing Mail is collected at the same place as incoming mail is delivered. Individual boxes or newspaper delivery boxes are Strictly Prohibited.
Mechanical Equipment:
a. Screening of above ground utility access equipment and mechanical equipment, such as pool pumps, heaters, water softeners, air conditioners, generators, etc., from public and neighbor view by the use of
approved landscape materials is required. Masonry walls may be used for screening of equipment such as pool pumps, air conditioning equipment, etc. Review EXHIBIT L for more fencing information.
b. Exterior Wiring and Piping: Wiring and piping on the roof must be painted to blend in with the color of the roof. Wiring and piping on the side of the home must be painted to blend in with the color of the home. Owner must repaint as necessary to maintain appearance.
c. Painting: Tankless water heaters and pool switch boxes may be painted to blend in with the color of the home.
d. Window air conditioning units are not permitted. See Air Conditioning Units for more information.
Motorized Vehicles (Unlicensed): GBVA does not have jurisdiction over the use of Community Development District or Manatee County roads. Use of unlicensed vehicles (such as motorized bikes, motorized miniature cars, skateboards, scooters, and unlicensed ATV’s) can be regulated to the extent that they are operated on Owners’ lots or any property owned by CDD4. Chapter 316 of the Florida Statutes, also known as the Florida Uniform Traffic Control Law governs use of mopeds, motorized scooters, motorized miniature cars, motorized bicycles, ATVs, etc . Some items, such as mopeds and motorized bikes, if they meet certain criteria, may be licensed and operated on public streets, but may not be operated under motorized power on sidewalks pursuant to the law. Other unlicensed motorized bicycles, mopeds, motorized scooters, motorized miniature cars, etc., may not be operated on sidewalks and may be prohibited from motorized operation on public roads. All owners, guests, and residents in the community are subject to these traffic control laws, and it is recommended that all become familiar with them before operating any motorized items in the community. Violations of the law may subject the operator to being reported to local law enforcement for investigation and enforcement.
Moving: See, Parking.
Mowing: - See Landscape
Mulch: - See Landscape
a. See Landscape for approved hours of Lawn care noise.
b. See Generators for approved hours of generator testing.
Nuisance: Nothing shall be done or maintained on any Lot which may become a nuisance. This shall include but not be limited to loud TV or sound systems and barking dogs. Loud parties, vulgar language and any activity that interferes with TV or cable reception would also be included. Owners are responsible for the actions of their guests.
Outdoor Play Equipment: See Basketball Hoops and Swing Sets and Playground Equipment.
Painting (Exterior of Home):
a. Same color - Owner option
b. If changing to a different color, it must be on the paint palette and requires Modifications Committee Pre- Approval. See Modification Major Policy Standards 2.f
c. Paint palette sample book is available from Town Hall. Sample books may be borrowed for one week with a $20.00 (cash or check) refundable deposit. If not returned within the week, it will be considered a violation, carrying a fine of up to $100.00.
d. Review EXHIBIT O before purchasing any materials or signing any contracts.
Parking: (See Declaration of Covenants Article VII, Sections 11 and 12)
Primary parking is in garages and driveways. All lots have a minimum of 2 garaged spaces and 2 driveway vehicle spaces without reliance on other designated spaces or the street. One garage bay must be kept clear at all times for parking one vehicle inside garage. For security reasons, overnight (11 p.m. – 6 a.m.) parking on the street is strongly discouraged. We rely on Owners to be considerate of their neighbors and mindful of safety and security issues which can result from careless parking on our narrow streets. Commercial Vehicles are not permitted to be parked on a Lot except in enclosed garages, except for temporary periods when services are being provided to the Lot. No boats, trailers, or other equipment shall be parked in a driveway. No inoperative vehicle or equipment shall be kept on any Lot including a driveway.
Traffic enforcement is provided by Manatee County. For any concerns with street parking issues contact Manatee County Code Enforcement at 941-748-2071 or Manatee County Sheriff’s Department at 941-747-3011.
a. Parking a vehicle of any sort on dirt or grass areas, whether private property or common area is Strictly Prohibited.
b. Moving PODS, U-Haul’s and Construction Dumpsters - Temporary PODS, U-Haul’s and/or dumpsters may be parked in a driveway for one week to facilitate moving or construction. If extenuating circumstances require a longer term, permission may be granted by the Community Association Services (CAS) at Town Hall on a case-by-case basis.
c. In accordance with Florida statutes and Manatee County codes, vehicles of any kind are strictly prohibited from obstructing public walkways. Owners should refer to the appropriate law enforcement group.
Patio Installations and Extensions:
a. Require Modifications Committee Pre-Approval. See Exhibit T, Patio Installations and Extensions, for more information.
b. Enclosures should be designed as an integral element of the dwelling. All patios must not extend past the sides of the House/Unit and the roof of any cage must not exceed the height of the House/Unit.
c. All enclosures must be screen or glass.
Pergolas: Requires Modifications Committee Pre-Approval. Pergolas are not permitted in the front of the home. Footing and structural stability must be appropriate for plantings being supported and resistance to wind that might be seen during severe weather. See Arbors (Pergolas) for additional guidelines.
Pets:
a. Leash rule - In accordance with Manatee County code and GBVA regulations, cats and dogs must be on a leash and controlled by an individual who can adequately control and handle the dog or cat when being walked. Dogs may be confined in a fenced rear yard while Owner is at home, as long as dogs do not become a nuisance to the neighbors. When a pet threatens or attacks someone, Animal Control and/or the Sheriff’s Office may be contacted, and a complaint filed. The formal complaint will be accepted at Town Hall as a second report on a violation.
b. Keeping of more than two pets (cats and/or dogs) per household is Strictly Prohibited.
c. Fish and household birds may be kept, provided that they are indoors and do not become a nuisance to neighbors.
d. Pet excretions: Owners are responsible for the immediate cleanup of pet excretions if they should occur.
e. Doghouses or cages are Strictly Prohibited.
f. Keeping pets outdoors overnight is Strictly Prohibited.
g. The keeping of livestock, reptiles, wildlife or poultry for any purpose is Strictly Prohibited.
h. Potbellied pigs are prohibited as domestic pets.
i. Invisible fencing - See Fencing (b).
Playground Equipment: See Swing Sets and Playground Equipment
Pools (Swimming), Spas, Hot Tubs: Require Modifications Committee Pre-Approval. The easement lines are the maximum boundaries of such attachments. All pools shall be in ground. Pools, Spas and Hot Tubs may not be visible from the front street. They must be enclosed in a cage or screened area (See Exhibit T, Patio Installations and Extensions, for more information.). Child safety fencing is County required. Enclosures shall be consistent in design, color and material with the architectural theme, and must conform to the roofline. Privacy screening for spas and hot tubs must be mounted within the caged area. It must be painted white or tinted to match the metal of the cage. The height of the cage shall not exceed the roofline of the House/Unit. All electrical utilities, pumps and piping must be screened from view with approved landscape. See Mechanical Equipment (Exterior) for more requirements. Drainage of pools, spas and/or hot tubs in lakes is strictly prohibited. Refer to Exhibit D for more information.
Porch (Front):
a. Owner Option - May contain furniture designed for outdoor use. Flowerpots intended for outdoor use are also permitted.
b. Screened-In Front Porch - See Front Entryway.
Rain Barrels: Owner option but only with adherence to the following restrictions. Otherwise, Modifications Committee approval is required. Barrels must be concealed with landscaping and not be visible from the street. Location is limited to sides and rear of yard. Only corrosion-resistant materials are allowed. A “mosquito-proof” cover is required, and the barrel is to be connected to the guttering downspout. Gutter-free rain barrels are not allowed.
Rain Chains: Require Modifications Committee Pre-Approval. Rain chains may be used as an alternative to rain gutter downspouts in areas where it would be difficult or impossible to properly install a downspout and should blend in as much as possible with the exterior of the home. Rain chains mounted on the exterior of a home are not acceptable solely as decorative pieces.
Rentals: No dwelling shall be rented or used for hotel purposes or transient occupancy. No portion of a Lot or Unit (other than an entire Lot and Unit) may be rented. The use of Vacation Rental services (such as AirBnB) to rent rooms is strictly prohibited. There are several very specific requirements that must be met PRIOR to leasing your property. They relate to Lease agreements, Owner deposits, escrow accounts, landscape and irrigation etc. Owners are responsible for the actions of their guests or tenants. A fine of $50 per day per missing document up to $100 per day will be imposed for leases when Landlord/Tenant Lease Information Form and Deposit, if not on file, are submitted after the commencement date. Review Bulletin #1 and Exhibit Q for Rental Policy and Procedures before entering into any agreements.
Right of Entry: The Association reserves the right of entry onto the owner’s property to the fullest extent allowed by the Association’s declaration and applicable law for deed restriction enforcement purposes. Owners are responsible for all costs incurred if the Association is forced to enter the property and perform remedial work to bring a property into compliance, along with administrative fees.
Rocks: See Landscape.
Roofing: Roofing must be neutral earth tones. Replacement roofing material, color and style must be consistent with community standards and Pre-approved by the Modifications Committee. Acceptable roofing materials are tile, asphalt and metal.
Roof Maintenance: Roofs shall be kept free of dirt, debris, and mildew.
Sales: Except for sales sanctioned by Lakewood Ranch, all sales in Units and on Lots (i.e. garage, moving, yard, tag and similar sales) are Strictly Prohibited. A Behavioral Violation fine of $100 will be imposed for violation of this restriction.
Scooters, Motorized Bikes, or All Terrain Vehicles (ATVs) (Unlicensed Motorized): See Motorized Vehicles (Unlicensed).
Sheds (Storage):
a. On a screened lanai they are an Owner Option. However, they may not be visible to neighbor or public view. If privacy screening is used it must be installed inside the cage area and must be painted white or tinted to match the metal of the cage.
b. Storage sheds not in a screened cage but approved by the Modifications Committee prior to the adoption of this proposal are “grandfathered” until such time as the House/Unit is sold. Sheds not previously approved and not in a screened cage must be removed.
c. Storage of any type of property is not permitted outside of the home. This includes ladders, lawn furniture, trash cans, landscaping materials, etc. See Storage.
Shutters: Require Modifications Committee Pre-Approval. Decorative shutters (permanently mounted beside windows) must match or contrast with the color of the House/Unit. Submit plans for pre-approval by MC before signing any contracts or purchasing materials.
a. Hurricane shutters or hurricane screens are permitted with Modifications Committee Pre-Approval. Hurricane protection within the lanai is an Owner Option. Permanently installed hardware for hurricane shutters must be painted to match the attachment site.
b. Hurricane shutters may remain in place from the time the storm watch is issued, until seven (7) calendar days after the same storm watch is lifted.
Sidewalks (Public): Changing material or color is Strictly Prohibited unless that section of the sidewalk is a continuation of a driveway.
Signs: See Exhibit C.
Spas: See Pools (swimming), Spas, Hot Tubs
Storage: Storage of any type of property is not permitted outside of the home. This includes ladders, lawn furniture, trash cans, landscaping materials, etc… See Sheds.
Street Trees: See Landscape: Street Trees.
Swing Sets and Playground Equipment: Require Modifications Committee Pre-Approval. Review EXHIBIT P before purchasing any equipment. Portable play equipment and playhouses must be stored inside the home when not in use. Trampolines are not permitted. Any trampoline that was approved prior to June 1, 2006 by the Modifications Committee will be grandfathered in until such time that it is removed, or the home is sold.
Tents: Tents for celebrations or for overnight activities may stay up for a (24) twenty-four-hour period. Note: Manatee County requires a permit for any tent larger than (10) ten feet by (10) ten feet.
Trees: See Landscape: Plants and Property Lines, Street Trees (Placement and Pruning), Citrus Trees.
Trellises: Requires Modifications Committee Pre-Approval.
a. Footing and structural stability must be appropriate for plantings being supported and resistance to wind that might be seen during severe weather.
b. Vines growing on trellises attached to the house must be trimmed to fit on the trellis. Climbing plants or vines attached to or covering homes will not be permitted.
Vehicles: Commercial, passenger, and public service vehicles please see Parking for guidelines.
Walkways: Changing Materials and/or Color requires Modifications Committee Pre-Approval. Review EXHIBIT M before purchasing materials or signing a contract.
Window Boxes: Are not permitted.
Window Replacements: Owner Option. Changing the window openings or architectural design requires Modifications Committee Pre-Approval. See Door and Window Treatments.
Yard Lamps: See Lighting (Exterior).
SECTION III – VIOLATION FINES, ENFORCEMENT AND
COMPLIANCE
BULLETIN 4 – VIOLATION, FINE, FREQUENCY, AND TYPE
The following are fines for violations to be levied by the Board and presented to the Compliance Committee for confirmation for the two different types of violations. Fines for physical and maintenance violations are daily for each day of a violation, and fines for behavioral violations are assessed per incident. Please refer to Article IX Enforcement in the Association’s Declaration of Covenants.
KEY: B= Behavioral, M= Maintenance, Mod= Modification, Daily= Per Day, P/I= Per Incident.
Covenants Violation Covered Fine Frequency Type
Article VI Maintenance of Units, Lots & Exclusive Common Areas
Section 1. Exterior of Units (driveways, sidewalks, fences, etc) $50 Daily M
Section 2. Lots (landscaping, irrigation, etc.) $50 Daily M
Section 4. Exclusive Common Areas $50 Daily M
Article VII Certain Use Restrictions
Section 2. Land Use and Building types $50 Daily M
Section 3. Easements $50 Daily M
Section 4. Nuisances $100 P/I B
Section 5. Temporary Structures (fences, basketball hoops, etc.) $50 Daily M
Section 6. Signs $100 P/I B
Section 7. Oil and Mining Operation, Water Wells $50 Daily M
Section 8. Pets, Livestock, and Poultry $100 P/I B
Section 9. Visibility at Intersections $50 Daily M
Section 10. Architectural Control $100 P/I B
Section 11. Commercial Vehicles, Trucks, Trailers, Campers $100 P/I B
Section 12. Parking on Common Areas and Lots/Garages $100 P/I B
Section 13. Garbage and Trash Disposal $100 P/I B
Section 14. No Drying $100 P/I B
Section 15. Waterfront Property
a. Boats on Lake or Lake Banks $100 Daily B
b. Improper Discharge into Lake $100 Daily B
c. Maintain to Water Level $50 Daily M
d. Misuse of Lake Easement $50 Daily M
Section 16. Unit Air Conditioners and Reflective Materials $100 P/I B
Section 17. Exterior Antennas $100 P/I B
Section 18. Renewable Resource Devices $100 P/I B
Section 19. Driveway and Sidewalk Surface Modifications $50 Daily M
Section 20. Artificial Vegetation $50 Daily M
Article VIII Resale, Lease and Occupancy Restrictions
All Sections All violations $100 Daily or P/I B or D
Continued On Next Page
Covenants Violation Covered Fine Frequency Type
Article XV Governmental Requirements
$50 Daily M
Section 3. SWFWMD (Southwest Florida Water Management District) $100 P/I B
$50 Daily M
Parking $100 P/I B
Rentals $100 P/I B
Sales $100 P/I B
Modifications Pre-Approval Requirement $100 Daily Mod
Lease Documents ($50 daily fine per missing document) $50 Daily Fine
Garbage Containers $100 P/I B
Unsanctioned Sales $100 P/I B
Note: For offenders being fined for repeat behavioral violations, the fine shall be $50.00 per day, per violation unless a higher daily amount is allowed by law double the amount of the previous fine provided such amount does not exceed the maximum amount allowed by law. The Association’s fine for each violation shall not exceed five thousand dollars ($5,000) in the aggregate. Fines not paid within thirty (30) days will have interest of 18% per annum interest added.
BULLETIN 5 - VIOLATION ENFORCEMENT PROCESS
Types of Violations
When violations occur, enforcement will take place in a timely manner. Acting in a timely manner will prevent problems and enable the Association to keep a well-maintained community. The procedure for handling violations is set forth below. The following will constitute the major categories of violations that may occur in Greenbrook Village:
A. Modifications and maintenance violations
• A modification is made without an application being filed with the Modifications Committee (MC).
• An Owner makes a modification after denial by the MC.
• The MC approves an application, but the modification is not executed in accordance with the approved application.
• Other use restrictions as summarized earlier in this manual are detailed in the Declaration of Covenants.
B. Behavioral or occurrence violations - examples are irrigation violations or pet violations. C. Repeat or severe vi