ARC Committee

Forms: ARC Request for Modification (PDF 273 kb)

Mercedes Home Color Selection (PDF 3.45 mb)

ARC Guidelines - March 2009 (PDF 612 kb)

Current ARC Members 2007-2009:

Chair - MaryAnn Smith, Heather Hamed, Millie North

Deed Restrictions and the Architectural Review Committee

As you are aware, the Camelot Woods II neighborhood is a deed restricted community. Generally, any alterations to your home’s exterior must be approved by the Architectural Review Committee (ARC). While not an exhaustive list, some examples of matters requiring ARC approval include: Installation of a fence, painting the exterior of your home, and installation of an addition or swimming pool. For an exhaustive list, see Article VIII of the “Camelot Woods II Covenants, Conditions and Restrictions.” The ARC is available for advice and guidance. The ARC is also responsible for developing Architectural Review Criteria.

The ARC has the sole discretion to approve or disapprove applications for alterations to a home’s exterior, and it is charged with ensuring that alterations are in harmony with the remainder of the community. The “Camelot Woods II Covenants, Conditions and Restrictions” provide for an appeal of an adverse ARC ruling to the Board of Directors. The appeal must be in writing and submitted to the Board of Directors within 30 days of the adverse ARC ruling.

The members of Camelot Woods have demonstrated pride in the maintenance of their homes. Even still, in a deed restricted community such as ours, there will be occasions when enforcement of the deed restrictions becomes necessary. Enforcement is the Board of Directors responsibility.

One of the reasons that the Board of Directors is charged with enforcing the rules is so that any member who sees a violation of the deed restrictions can pursue resolution through a neutral third-party -- the Board of Directors. By allowing the Board of Directors to administer the deed restrictions, no member will have to openly confront another member. At anytime, if you notice a violation of the deed restrictions and wish to raise this matter, feel free to contact any member of the Board of Directors, the ARC or the property manager retained by the Board of Directors. Currently, Excelsior Community Management LLC (813/349-6552) is the property manager.

In enforcing the deed restrictions, the Board of Directors is required to interpret and enforce the governing documents. Most of the rules and deed restrictions are contained in Article XII of the “Camelot Woods II Covenants, Conditions and Restrictions,” entitled “Use of Property.” These deed restrictions are a series of rules and standards applicable to the members regarding their use and enjoyment of their homes and the common areas.

As you can imagine, enforcing rules is a sensitive matter. The Board of Directors is committed to honoring its duties while employing as much diplomacy as permitted under the circumstances.

Several members brought to the Board of Directors’ attention that the particular rule that they were alleged to have violated are, as written, subject to more than one interpretation. As necessary, the Board of Directors will interpret any rules raised in the notices of violation that are subject to more than one interpretation. The Board of Directors is committed to interpreting the rules with common sense and fairness.

When the Board of directors has issued a ruling and a member declines to correct a violation found by the Board of Directors, the Board of Directors has only two options: (1) Impose a fine, following the procedures outlined in Article VIII, section 3 of the “Camelot Woods II Covenants, Conditions and Restrictions” and section 720.305, Florida Statutes; or (2) Sue the member for damages or injunctive relief.

One important point: Every member has the right and duty to complain about violations. If you see a violation or series of violations and desire to see them corrected, the responsibility to notify the Board of Directors, ARC or property manager is your’s.

1. Exterior Construction, Alteration or Modification

The governing documents provides that no construction, modification, alteration or other improvement of any nature whatsoever, except interior alterations not affecting the external structure or appearance, shall be undertaken on any Residential Unit unless and until the plans of such construction or alteration shall have been approved in writing by the ARC.

Modifications subject to ARC approval specifically include, but are not limited to, the following:

-- Painting or other alteration of a dwelling (including doors, windows and roof);

-- Installation of solar panels or other energy-generating devices;

-- Construction of fountains, swimming pools, whirlpools or other pools;

-- Construction of privacy walls or other fences;

-- Addition of awnings, shutters, gates, flower boxes, shelves, statues or other outdoor ornamentation;

-- Installation of patterned or brightly colored internal window treatment;

-- The cutting or removal of trees in excess of two inches (2”) in diameter at breast height;

-- The creation of any pond or swale or similar features of the landscape.

The ARC shall have the right to refuse to approve any plans and specifications that are not suitable or desirable, in its sole discretion, for aesthetic or other reasons. In reviewing applications, the ARC shall consider the suitability of the proposed building, improvements, structure and materials of which the same are to be built, the site upon which it is proposed to be erected, the harmony thereof with the surrounding area and the effect thereof on adjacent or neighboring property, in accordance with the provisions of the governing documents.

All decisions of the ARC shall be provided to the Board of Directors, and evidence thereof may, but need not, be made by a certificate in recordable form, executed under seal by the President or any Vice President of the Association. Any party aggrieved by a decision of the ARC shall have the right to make a written request to the Board of Directors within thirty (30) days of such decision, for a review thereof. The determination of the Board upon reviewing any such decision shall in all events be final.

The ARC shall in all cases have the right to determine and designate building set back lines necessary to conform to the general plan of the land where those lines are not set in the graphics of the Architectural Review Criteria, in order to preserve the integrity of the Properties. In this respect, the ARC’s judgment and determination shall be final and binding.

Owners wishing to make a modification to their property should complete a request form and submit it along with any necessary documentation to the ARC for their consideration.

2. Architectural Review Committee Minimum Maintenance Standards

As authorized by the governing documents, the ARC has developed and implemented the following minimum maintenance standards.

Garbage receptacles and/or recycling containers must be stored in the garage or behind a fence. Garbage receptacles, recycling containers, yard vegetation and other trash may be put out no earlier than 7:00 p.m. the day before scheduled pickup. Palm fronds, tree trimmings & other vegetative waste may be stored on the side of the house until the evening before pickup. Trash containers must have tight-fitting lids. Any garbage bags containing food refuse that are not in a covered container should be put out the morning of pickup to avoid having the contents strewn across the yard and street by animals during the night. Garbage receptacles and recycling containers must be put back in the garage the same day as pickup.

Parking on the swale is not permitted. (The swale is the area between the sidewalk and the street). Routine parking on the street is not permitted. Guests and visitors should park in driveways whenever possible. Parking on the street behind a neighbor’s driveway is not allowed. Street parking is permitted for parties.

Water softeners must be shielded from view from the street and the adjoining Lot. Typical hedge materials should be used, consistent with what already exists in the landscaping. The most commonly used hedge material in our neighborhood is viburnum. Per our governing documents, plants used for screening should be no less than 36” in height. If you install a tall unit, you will need something taller, such as bottle brush or yew podocarpus.

Excess pavers, bricks, firewood or other items may not be stored on Lots where they are visible from the street or the adjoining Lot or Lots. Ideally, these items should be stored in the garage. If this is not possible, the items must be screened from view, either with hedge materials or fencing. Check with the ARC before proceeding.

Barbeque grills belong on the patio - not on the side of the house.

Under no circumstances should the wetlands be used for storage or dumping.

The stormwater drains should not be used for dumping. Please inform all family members (including children) not to put anything down the drains (e.g., trash, toys, grass clippings, leaves, etc.) Everything from the drains goes directly into the pond.

Car washing should be done using a minimal amount of soap. Excess water from pools should be drained onto the lawn, not into the street.

The speed limit in our community is 25 MPH.

If you or a family member walk a dog in the neighborhood, please be sure to pick up their excrement.

Owners are encouraged to look at the exterior of their house from their neighbors’ perspective. What views of your property do they have? Remove or screen any unsightly items such as hose reels, fertilizer bags, pool equipment, gardening tools, etc.

3. Lawn Care Maintenance

The ARC has issued the following statement:

Maintaining a healthy and attractive lawn is essential to keeping our homes and development at the level of quality we sought when we bought here and assumed would be maintained after the sale. In order to establish consistency for all homeowners, the ARC has developed guidelines for everyone to follow, which are located at the end of this article.

Just like your home, a lawn requires ongoing care and maintenance to keep it healthy. Cutting and watering it once a week are not enough. A neglected lawn can become weak and overstressed, making it susceptible to weeds, insects and disease.

A good quality lawn requires a planned fertility program. Fertilizer should be applied to St. Augustine grass in two to five applications from spring green up through fall. Many commercial weed and feed formulations will provide weed control but should not be used every time the lawn is fertilized. When fertilizing care should be taken to use only the amount recommended for the lawn as a certain percentage of it will wind up in the pond from runoff. Fertilizer and insecticides adversely affect the health of the pond. The Southwest Florida Water Management District recommends not fertilizing the swale in order to minimize fertilizer runoff to the pond. Please keep this in mind if you maintain your own lawn; those who use a professional service should ask them to use the minimum amount of chemicals in order to accomplish the job.

The best approach to weed control is a healthy, vigorous lawn. Weeds in a lawn indicate that the turf has been weakened by improper management practices or damaged by pests. Preemergence herbicides can be used in mid February to control crabgrass if it was present the previous year. Postemergence herbicides are applied in May for control of summer annual and perennial broadleaf or grassy weeds.

The major pest of St. Augustine grass is chinch bugs. These insects suck plant juices through a needle-like beak, causing yellowish to brownish patches in turf. Damaged areas are often noticed in spring along sidewalks and in other water stressed areas where the grass is in full sun. Damage from this insect has been especially prevalent in our neighborhood, spreading from lawn to lawn. Immediate control is recommended as an entire lawn can be ruined in a matter of months. Repeated applications of insecticides may be necessary to maintain control. Again, your best defense is a healthy lawn.

Watering is required during the driest period of the year, normally fall through spring. When the regular summer rains start, the sprinkler system can be turned off and turned back on only if a dry spell persists beyond a couple of weeks. Over watering encourages nutrient leaching, pest problems, certain weeds such as dollarweed, shallow rooting and water waste. The most effective time to water is early morning. Watering earlier leaves the grass wet too long, which can encourage fungal growth. It’s more effective to water deeply once a week than to water briefly twice a week. The former encourages the roots to grow deeper. The best way to irrigate an established, healthy lawn is on an as-needed basis. Grass blades will begin to wilt (fold, turn bluish-green or not recover from footprints) as the moisture begins to be depleted from the soil.

Much of the above information has been gleaned from the University of Florida Cooperative Extension Service. Our local chapter in Seffner can be contacted at 744-5519 for further information. Homeowners are encouraged to avail themselves of their services and that of other professionals to get the latest and most area-specific information available to them in planning and implementing their lawn care program.

The following guidelines have been established so Owners can assess the current status of their lawn and make any necessary changes or improvements to ensure they meet the criteria. The end result is for all lawns to look pretty much the same, allowing for differences in height due to staggered mowing.

Grass should be green, dense, of even height and free from insects, weeds and crabgrass with no bare patches. Some discoloration of the grass is expected during the winter months. Edging is needed to maintain a neat appearance and prevent grass from growing onto the sidewalks or curb.

In the summer or growing season, lawns should be mowed every 7 to 10 days at a height of about 3 to 4 inches. Low mowing should be avoided. During fall, winter and early spring, mowing can be done every 14 to 17 days. Mower blades should be kept sharp and well-adjusted to maintain a clean cut. Dull blades will shred the grass, giving the lawn a brownish cast.

If the turf has been damaged by pests, weeds, neglect or construction, replacement will be necessary. The area must be properly treated and sod should be laid over bare moist soil with pieces placed in a staggered brick-like pattern. The edges must fit tightly together to avoid any open cracks. Eventually, the end result should show no discernible line of demarcation or difference in height from where the existing lawn ended and the new sod was laid.

Floratam is the cultivar in our community and should be used when sod or plugs are indicated.

Laying sod properly is a difficult task and homeowners are encouraged to do their homework if they intend to do it themselves. A choppy, uneven result is not acceptable.

4. Solar Heating Panels

Solar heating panels are to be placed on the rear roof of the house whenever possible. If this is not feasible, they may be placed on the roof with an orientation to the south or within 45 degrees east or west of due south. This complies with Chapter 92-185 Florida Laws amending 163.04 Florida Statute (1991) concerning solar energy. This law is effective October 1, 1992.

PVC pipes must be painted the same color as the house. All equipment must be shielded from view, either by solid decorative white fencing or landscaping. Equipment must be shielded up to the top of the highest valve and must extend the entire length of the equipment. Landscaping or fencing should extend out far enough to allow adequate access. Plans for shielding the equipment must be submitted as part of the ARC application.

5. Pools and Screened Enclosures

Pools shall be constructed of materials thoroughly tested and accepted by the industry for such construction. The outside edge of any pool wall may not be closer than four (4) feet to a line extended and aligned with the side walls of the dwelling. The enclosure must be white frame with no kick plates and a charcoal screen. A minimum five (5) foot rear setback is required and the enclosure may not protrude from the side of the house unless approved by the ARC. Mechanical equipment must be buffered from street and neighbor view. Additional landscaping may be added for screening, privacy and esthetic purposes.

6. Landscaping and Tree Removal

The ARC has issued the following statement:

Owners must request ARC approval before:

-- Cutting or removal of trees in excess of two inches (2”) in diameter at breast height;

-- Creating any pond or swale or similar feature of the landscape; and/or

Hedges should be planted with a one (1) foot setback within the lot line of the Lot to allow for growth. Hedges should be trimmed regularly to maintain a neat appearance and cannot extend more than six (6) feet in height. Hedges that abut an adjoining Lot should be trimmed on both sides by the Owner. Hedge material may be chosen from the following list provided by Hillsborough County, although other plants may be suitable.

key: DT = Drought Tolerant N = Native F = Flowering

Common Name	Botanical Name	Characteristics
Coffeeberry	Rhamus californi	DT
Coontie	Samia pumila	DT, N
Dwarf yaupon holly	Illicum floridanum	DT, N
Fakahatchee grass	Tripsacum dactyliodes	DT, N
Florida anise	Illicum floridanum	DT, N
Gallberry	Illicum floridanum	DT, N
Indian hawthorne	Raphiolepis indica	DT, F
Marsh grass	Sparina bakeri	DT, N, F
Muhly grass	Muhlenbergia capillaries	DT, N, F
Pittosporum	Pittosporum tobira	DT, F
Rain-of-gold	Galphimia glauca	DT, F
Red fountain grass	Pennisetum	DT
Sandankwa viburnum	Viburnum suspesum	DT, N
Saw palmetto	Serenoa repens	DT, N
Sea oats	Uniola paniculata	DT, N
Silverleaf	Leucophyllum	DT, F
Silverthorn	Elaeagnus pungens	DT, F
Simpson's stopper	Myrciathes fragrans	DT, N, F
Sweetshrub	Calycanthus floridus	DT, F
Texas Sage	Leucophyllum frutescens	DT, F
Walter Viburnum	Viburnum oboyatum	DT, N, F
Yew podocarpus	Podocarpus macrophyllus

7. Fences and Walls

All fences and walls are subject to the approval of the ARC. No such fence or wall shall be more than six (6) feet in height measured from a point level with the slab of the Residential Unit nearest such wall or fence. The fence or wall shall be constructed entirely within the lot line of the Lot, shall be no nearer the front of the home than five (5) feet and shall conform to all the governing documents and applicable governmental regulations. Different criteria may apply for corner lots.