transcript
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
Requirements in Section II, Violation Enforcement Information in
Section III, and Policy/ Useful
Information Exhibits in Section IV of this GBVA Homeowners’
Manual.
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
Requirements in Section II, Violation Enforcement Information in
Section III, and Policy/ Useful
Information Exhibits in Section IV of this GBVA Homeowners’
Manual.
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.
Requirements in Section II, Violation Enforcement Information in
Section III, and Policy/ Useful
Information Exhibits in Section IV of this GBVA Homeowners’
Manual.
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 -
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Arbors (Pergolas)
..................................................................................................................-
26 -
Birdbaths/Benches/Fountains
................................................................................................-
26 -
Boating
..................................................................................................................................-
27 -
Driveways..............................................................................................................................-
27 -
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Garage (Carriage) Lights
.......................................................................................................-
29 -
Generators
............................................................................................................................-
30 -
Hurricane
Shutters.................................................................................................................-
30 -
Lanais....................................................................................................................................-
30 -
Landscape.............................................................................................................................-
30 -
Lighting (Exterior)
..................................................................................................................-
32 -
Lightning Protection
...............................................................................................................-
32 -
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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 -
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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 -
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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 -
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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 -
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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 -
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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 -
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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.
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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.
GBVA Homeowners’ Manual - 16 - GBVA Board Approved, June 17,
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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
GBVA Homeowners’ Manual - 17 - GBVA Board Approved, June 17,
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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.
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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.
GBVA Homeowners’ Manual - 19 - GBVA Board Approved, June 17,
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* 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 *
GBVA Homeowners’ Manual - 20 - GBVA Board Approved, June 17,
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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.
GBVA Homeowners’ Manual - 21 - GBVA Board Approved, June 17,
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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.
GBVA Homeowners’ Manual - 22 - GBVA Board Approved, June 17,
2020
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.
GBVA Homeowners’ Manual - 23 - GBVA Board Approved, June 17,
2020
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.
GBVA Homeowners’ Manual - 24 - GBVA Board Approved, June 17,
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Recent Amendments/Policies
DOCUMENTS LAST YEAR.
GBVA Homeowners’ Manual - 25 - GBVA Board Approved, June 17,
2020
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.
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2020
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:
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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.
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2020
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
GBVA Homeowners’ Manual - 29 - GBVA Board Approved, June 17,
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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
GBVA Homeowners’ Manual - 30 - GBVA Board Approved, June 17,
2020
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
GBVA Homeowners’ Manual - 31 - GBVA Board Approved, June 17,
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(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
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2020
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.
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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.
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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.
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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.
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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).
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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
GBVA Homeowners’ Manual - 38 - GBVA Board Approved, June 17,
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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.
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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