Ocean Woods Homeowners Association (OWHOA).
A City of Cape Canaveral Permit has been issued for the purposes of maintaining the Ocean Woods North Buffer Zone:
- The clearing of overgrowth of rank vegetation in the “North Buffer Zone”, an area of the subdivision, in order to:
- Prepare for a method to repair/reconstruct a damaged stormwater drainage system,
- Provide for the re-establishment of the Buffer Zone as an area of natural growth which provides an attractive screen for visual enjoyment and physical separation between the Ocean Woods community and the neighboring Harbor Heights properties, and
- Facilitate the perpetual maintenance of the Ocean Woods North Buffer Zone.
The northern boundary of the OWHOA subdivision in an area known as the “North Buffer Zone”, situated just south of and abutting the Harbor Heights neighborhood; further described in City Records and additionally acknowledged as:
- The subject property of a survey submitted by Allen Engineering, dated December 7, 2018 (amended April 4, 2019), (“Survey”). This survey has been relied on by the City and OWHOA as evidence of proof of OWHOA’s ownership of the subject property and as the basis of the permit.
- A geographic area wholly contained within the property limits of the Ocean Woods Subdivision lying north of residences situated in the subdivision, but south of the northern property limits, currently delineated by an existing chain-link fence, as identified on the Survey.
- An area required to be maintained by the OWHOA as an attractive screen for visual enjoyment and physical separation between the Ocean Woods community and the neighboring Harbor Heights properties.
The project began in the summer of 2019 and will take approximately two years.
The Stormwater Drainage System serving many of the homes in the Ocean Woods subdivision is located in the North Buffer Zone area and is not functioning properly due to years of unchecked overgrowth of rank vegetation. Ditches and swales have been overtaken by Brazilian Pepper Trees and roots, changing the shape and topography of the drainage-ways. Stormwater backs up quickly. The area is impassable and the stormwater system is inaccessible. The stormwater drainage system needs to be reconstructed. The only way to get to it is to remove the overgrowth.
- How will abutting property owners be protected?
- Adequate safeguards shall be maintained by OWHOA and its contractors to protect the adjacent property owners in the Harbor Heights Subdivision from negative effects of activities such as noise, dust and fallen/removed tree limbs.
- Contractor is required to maintain liability insurance.
- OWHOA shall maintain a temporary fencing fabric on the OWHOA side of the fence to minimize visual impact and retain privacy. The temporary fencing fabric will be removed when the buffer zone reaches 80% opacity, but not to exceed two years.
- The work will be subject to daily inspections by City officials to ensure compliance with the permit requirements and to evaluate the progress of the work. Ocean Woods and its contractor will take adequate precautions not to interfere with or damage City property and/or facilities.
- Isn’t the North Buffer Zone an area that has to be protected?
- Yes. The original approval of the Ocean Woods Site Plan requires the north buffer zone to be maintained as an area of “natural growth which provides an attractive screen for visual enjoyment and physical separation”. The previous overgrowth had a damaging effect on the stormwater drainage system and needed to be remedied.
- What about the “good” trees that are in there?
- Native trees and shrubs, if any, have been maintained to the maximum extent feasible outside of the drainage swale area. Native trees and shrubs may be removed from the Ocean Woods' drainage swale area to the extent necessary to repair the drainage system.
- When will the buffer zone be re-established as an area of "natural growth which provides an attractive screen for visual enjoyment and physical separation” between the Ocean Woods community and the neighboring Harbor Heights properties?
- Two (2) years. The Buffer Zone Re-establishment work shall commence as soon as practical, but be complete within two (2) years of the date of the Buffer Zone Maintenance Permit, notwithstanding the status of any additional work required in the buffer zone area, including but not limited to stormwater system maintenance and/or improvements. In furtherance of all of the rights and protections afforded by and to the North Buffer Zone, OWHOA, through its contractor, will re-establish and permanently maintain the area with native trees and shrubs of sufficient number, size and density to serve as a "natural growth which provides an attractive screen for visual enjoyment and physical separation” between the Ocean Woods community and the neighboring Harbor Heights properties.
- Why two years to re-establish?
- The north buffer zone is required to provide visual separation. It is reasonable to expect that trees and foliage take time to establish and “fill-out”.
- How soon will the stormwater drainage system improvements be started?
- As soon as practical. The North Buffer Zone stormwater drainage system is currently being evaluated by Allen Engineering under the employ of OWHOA. Allen Engineering is currently creating an engineering plan to effectuate any and all needed stormwater repairs. Subsequent to that, an appropriately licensed stormwater utility contractor shall file a corresponding permit application with the City. The City Engineer will review the application. Upon satisfaction of all review comments, the City will issue the Stormwater Engineering Permit. Upon issuance of the Stormwater Engineering Permit, the stormwater system repairs shall begin. The Applicant shall schedule City inspections for the work performed. The two-year buffer zone re-establishment timeframe will not be stopped or re-set for this work.
- What will be done to ensure this doesn’t happen again?
- Perpetual maintenance. The original approval of the Ocean Woods Subdivision contains a provision for Owner’s (OWHOA) ongoing maintenance of the North Buffer Zone as an area of natural growth which provides an attractive screen for visual enjoyment and physical separation between the Ocean Woods subdivision and abutting Harbor Heights properties. This requirement is reestablished and not abrogated by the issuance of the permit(s).
- I'm concerned about the noise. What days/times will the activity take place?
- City code limits noise to between 7 a.m. - 7 p.m. Monday through Saturday.
- Who can I contact for any further information?
- Should you have any questions, please contact Todd Morley or by phone at (321) 868-1205.