Plan Integration Committee (PIC) The PLCA Long Range Planning Committee, the PLCA Community Enhancement Project, and the Community Development District-CDD's Beautification Committee combined to make the Plan Integration Committee. This was accomplished in an effort to streamline communications and funding for Pelican Landing community enhancements.
Committee Members >	Emory Geller (PLCA - Finance Committee) Nelson Glueck (PLCA - Unit Owners Committee)      Diane Juneau (Community Development District) Dave Osbun (PLCA - Design Review Committee) Tom Manuel (PLCA - Board of Directors)

Children's Park - Opening July 4, 2008

The PIC has recommended and the PLCA Board has agreed to terminate the PIC activity in 2008.   Although this is not a final report, this is a good time to review the background, achievements, and remaining plans of the PIC.  In summary, the PIC has been faithful to its original charter and has added significant value and attractiveness to Pelican Landing, and thus our property values, although some desirable work is still incomplete.

The PIC (Plan Integration Committee) was set up in 2004 as a joint task force between the CDD and PLCA Boards, with the purpose of coming up with a single, integrated capital improvement plan for Pelican Landing incorporating the desires and funding of the three Boards (2 CDD and PLCA).  This effort resulted in a five-year, $5 million program, derived from over $20 million in recommendations developed by the J.R. Lieber (JRL) landscape architecture firm.  This firm had designed much of the original landscaping of Pelican Landing and authored a Master Plan received by the boards in 2004. 

The original project list approved by the boards in March, 2005 was the culmination of a multi-year process involving three separate community-wide surveys, extensive community review, and resident feedback.  Projects were chosen and prioritized based on conceptual designs and estimates of probable cost developed by JRL.  Attention was given to serving the diverse interests of various groups within the community, with an overall focus on enhancing its appearance. 

The PIC project list and funding were split between the CDDs ($2 million) and the PLCA ($3 million).  The PIC had as its primary remaining responsibility to work with vendors (architects, surveyors, contractors) to develop details and execute the approved project list.  It was also understood that development and execution of capital projects is a time-consuming, iterative process involving many compromises, and that project details, budgets, and even sequence would need to be adjusted as circumstances required.  Although the PIC serves both the CDD and the PLCA in developing the final plans, ultimate project authorization is the responsibility of the appropriate Board.

The CDD projects (totaling $2 Million) are funded through an assessment that appears in the non-ad-valorem portion of your real estate tax bill.  This assessment is $166 per unit per year for four years; the first installment was levied in Nov. 2007. 

The PLCA projects (totaling $3 Million) are funded through the capital fund derived from past and current property transfer fees ($1500; within the Colony $1250 goes to PLCA and $250 to the Colony Foundation) and interest on those funds; this pay-as-you-go method has had and will have no impact on annual dues or assessment.  A commitment was made to use these fees to rebuild the capital fund after conclusion of the PIC effort.

After three years of the five-year program authorization, the highest priority projects and most of the medium priority ones for both the CDDs and the PLCA have been completed or are substantially complete.   As was anticipated, the specific project details and costs have changed over the years, but total spending is still well below the authorized levels.  The only project to exceed its original estimates by a significant amount was the Community Center expansion.  The philosophy has been to do each project in a first-class manner so that we can be proud of it.  Needless to say, the construction environment here has been turbulent and difficult in a period of hurricanes, materials shortages, unprecedented boom and bust.

The PIC has followed its original, community-approved charge in the project selection, as directed by the boards.  However the details have been reviewed and adapted according to input from subcommittees, interest groups, and concerned residents.  Examples of adjustments based on resident input are:

+ Expansion of the water feature in the Central Entrance Park
+ Adoption of Garden Club recommendations in plantings at the Central Entrance Park
+ Elimination of planned paver strips in various road locations
+ Elimination of fountain grass and addition of more color in portions of the entryway landscaping
+ Addition of more color in the canoe park circle.
+ Moving and expansion of the doors between rooms in the Community Center
+ Addition of a Wi-Fi hot spot in the Community Center
+ Details of the aerobics and fitness rooms in the Community Center
+ Elimination of toilet facilities in the Children’s Park
+ Reconstruction of the Children’s Park in its original location in place of a proposed Community Park
+ Correction of a pre-existing drainage problem behind Longlake Village (site of the Children’s Park)
+ Exact routing of the Greenview Drive sidewalk
+ Addition of fencing along the Southbridge perimeter
+ Addition of a storage shed and bleachers/canopies at the Tennis Center
+ Upgrading of the bocce facility
+ Working to meet needs of the Canoe/Kayak Subcommittee at the Canoe Park (in progress)

The approach to project contracting and construction has differed between projects.  Some are relatively small and can be handled with only one contractor and skill set, e.g. fencing, sidewalk construction, installation of plant material.  Others are more complex and require extensive surveying, engineering, and support of the permit process, as well as the integration of work by various subcontractors, usually by a general contractor or construction manager.  Only qualified contractors can be used, and such are often in short supply.  Multiple bids have been obtained wherever possible.

The only PLCA project of sufficient magnitude and complexity to need a general contractor was the Community Center, which utilized a leading architectural firm, Gora and Associates, and a leading local general contractor, the Garrett Company.  We have engaged Eecon, a general contractor, for the Children’s Park as well. 

The CDD, which follows very strict legal requirements regarding contracts, was unable to find a qualified general contractor for the entryways and the Central Entrance Park, despite repeated calls for bids.  Finally work was begun using qualified bidders for components of the job, with CDD personnel trying to fill the role of the general contractor.  Toward the end of the Central Entrance Park project, we were able to find a new, qualified firm, Eecon, to serve as a general contractor.  This resulted in acceleration and satisfactory completion of the project.  On all projects involving planting and irrigation, the CDD has saved residents very significant funds by using CDD personnel rather than outside contractors.

Completed CDD projects include landscaping (planting and lighting) of the entryways (the highest priority of residents according to the surveys and feedback), the Canoe Park circle, and fencing along much of the community perimeter.  Recent progress is highlighted by completion of the Central Park at the intersection of Pelican Landing Parkway and Pennyroyal.  This features not only a multi-cascade waterfall, but extensive paver pathways and landscape planting.  This project was completed for slightly less than anticipated in 2004 and fulfills the original goal of a dramatic centerpiece for Pelican Landing.  As a final touch on the entryways, a monument identifying the gates as Pelican Landing is under construction at the middle gate.

Engineering is complete and bids have been obtained for the remaining major CDD project, renovation of the “Roll” Dock on Spring Creek as a site for nature watching, fishing, and non-combustion-powered boating.  This is a particularly beautiful area which deserves more community access.  The Dock was a popular amenity but was closed to resident access about 8 years ago, due to deterioration and safety concerns. It will again be accessed by a boardwalk from the cart path between the Canoe Park and Bay Creek.  Because of its proximity to Pelican’s Nest, the cooperation of the golf club will be essential.   Because of the difficulty in obtaining permits to make any changes on waterways, our plan is to reconstruct this dock in the present footprint, although with much better decking and a closer approach to the water level.  At the last CDD Board meeting, 5 residents spoke in favor of it, and none in opposition.  The Roll Dock project is also supported by the Canoe and Kayak Subcommittee.  As of this writing, it appears that the Bay Creek CDD alone may fund this.  Further fine-tuning of the bids may be needed.  Additional possibilities for CDD funding include enhanced roadway landscaping.

Completed PLCA projects include expansion of the Community Center, addition of bocce courts, and addition of a sidewalk along Greenview Drive.  Recent progress includes completion of design, engineering, and contracting for the Children’s Park, as well as design development for the Canoe Park (in consultation with the Canoe & Kayak Subcommittee) and Heron Marsh Overlook. 

The Children’s Park is being renovated and upgraded in its original location on Pennyroyal adjacent to Longlake Village.  It replaces a proposed Community Park including a children’s facility, which would have been located on Pennyroyal adjacent to Lakemont Cove.  An improved Children’s Park was one of the three major “additional amenity” requests of the Long Range Plan.  The cost of the currently planned Children’s Park will be approximately that originally estimated for the so-called Community Park.  Contracts have been let and playground equipment purchased.  We are pursuing a Limited Development Order so we may go forward.  Completion now appears likely late this spring.

Funding for the PLCA projects is problematic.  Funds on hand ($184K) will cover construction of the Children’s Park and completion of design development for the remaining projects.  However the real-estate market slowdown has dried up the source of funds and it appears that we may not be able to afford additional projects in the near future.  In light of this, the PIC anticipates shutting down in 2008 and archiving the designs for the uncompleted projects for future use when funding is available and as future boards may decide.  The desirable projects in the queue include a scenic overlook on Pelican Colony Blvd. between Sandpiper Isle and renovation of the Canoe Park.   These respond to a major desire of the residents (better viewing of our natural areas) and to supporting a rapidly growing amenity.  Between the Canoe Park and the Roll Dock renovation, we have an opportunity to add a spectacular attraction to Pelican Landing in exploiting the beautiful areas along Spring Creek.

The following tables summarizes approximate PIC spending by project (in $K).  Final audited 2007 numbers are not yet available.  Total to date includes January 2008.  Design costs are included.  No recent, reliable costs for the CDD are available. 

The highest priority projects of the PIC—the entryways and the Community Center—are, as of this writing, either complete or substantially complete.  The medium priority projects—the Central Park, the Greenview Sidewalk, the Canoe Park Circle, and the bocce courts—are either complete or well under way.  Major delays have been experienced with the Central Park, but completion is now expected in January 2008.  This project includes not only a signature water feature, but extensive surrounding landscaping. 

As you know, the projects supported by the CDD are funded by a $166/unit assessment for four years, the first installment of which has already appeared in your non-ad valorem tax bill.  We expect that the CDD will complete all of its projects (outstanding are the Central Park and the Roll Dock) in 2008.

There remain three medium priority projects—the Children's Park, the Canoe Park, and the Heron Point Overlook—to be completed by the PLCA.  As of October, 2007, the PIC has spent about $2.2 million of the $3 million authorized by the PLCA in 2005, so a little less than $800,000 remains for these projects.  We believe that sum to be adequate.  As previously stated, a slowdown in real estate sales (which generate transfer fees that fund our projects) has limited our ability to fund and pursue these projects, but we have been developing designs and construction documents to permit rapid construction when funds are available.  We now have enough funds in-hand to move ahead on the Children's Park and hope to initiate contracts soon.  Unfortunately, any landscaping projects this year or probably next will not reach their full design appearance until the extreme water shortage eases.

The PIC thanks the residents for their patience and understanding.

PIC activities have been at a low ebb this summer, due to absences of key figures all the way from PIC members to landscape labor.  On the PLCA projects, design development and preliminary cost estimation are continuing, to enable the best use of our remaining funds.  Due to the slowdown in real estate sales, we still lack enough money to begin any projects.  We hope to reach that point in the fall.

On the CDD projects, replanting at the entryways is underway.  Planting in the canoe park circle is also in progress.  The plantings have suffered severely from weak plant material and insufficient irrigation due to the drought and watering restrictions.  Most of the rock-work at the water feature is complete, and it should be operational by October.  Additional landscaping in the area will still be required.

After a prolonged permitting delay, construction began in May on the water feature at the intersection of Pelican Landing Parkway and Pennyroyal.  This should be substantially complete by fall.  The new entryway plantings were installed in January and February, but due to the prolonged and unprecedented drought, they have made disappointing progress.  Additionally, some adjustments have been made in response to resident input.  Things should look much better, once the rainy season has had its effect.  The Canoe Park Circle plantings should also be installed during the rainy season.   Bids are being sought at this writing for the monuments at the South and Central entryways.  The CDDs’ funding capability remains intact and their projects should be initiated and completed on schedule.  Costs have been controlled by using CDD personnel rather than contractors in some cases.

However, funding for the PLCA projects is dependent on revenue from property transaction fees, which have been severely curtailed as a result of the real estate slow-down.  At present, we do not have enough funds to initiate any construction. The PIC is developing preliminary designs and cost estimates for the remaining projects, in order to use our funds most effectively.

The expanded Community Center was reopened with a gala event on January 10.  The over-all 49% expansion includes a completely new aerobics area with exercise bar, mirrors and special flooring; two new meeting rooms; a larger fitness area; new restrooms; a Wi-Fi zone; an expanded patio; new offices, storage and work area for the staff; and added parking.  In addition, new fitness equipment was added, the building was painted and re-carpeted, existing structural deficiencies were remedied, and the entire site was landscaped.  Counting the bocce courts, building renovation, and new and added equipment, your Board has invested over $2 million in the Community Center area over the last 18 months.  This is the centerpiece project of our capital improvement program, and by far the largest.  Response to it is overwhelmingly favorable.

New plantings have been installed at all three entryways to Pelican Landing.  They convey a consistent, attractive appearance consistent with the original, relaxed, natural “Old Florida” look of the community.  Additional decorative lighting is being installed, as well.  Construction of the water feature in the central park at the intersection of Pelican Landing Parkway and Pennyroyal awaits permit actions by Lee County.  Addition of fencing by Southbridge and landscaping of the Canoe Park Circle will begin soon.  These projects are being managed by the Bayside/Bay Creek Community Development District staff.

At this point we are past the half-way point in our total $5 million capital improvement program.  Although commitments are not yet firm, the next major projects will probably be development of a new children’s park at the Pelican Landing Community Park (on Pennyroyal) and renovation of the Roll Dock.  Both projects are in design stages and not yet ready for the always prolonged permitting stage.

At this writing, the Community Center project is nearing completion.  Interior finishing has begun.  Landscaping and irrigation remain to be completed.  Patio lighting is still to be specified.  We expect to come in very near the original budget.  We have been delighted with Garrett Construction’s efforts, quality, and cooperation.  We hope to have a grand opening in mid-January.

Replacement planting at the entryways is in full swing.  We are grateful to Chuck Adams of the CDD for his leadership on this project.  When completed, all entryways will present a refreshed, consistent, naturalistic look, which fits into the overall landscape themes of Pelican Landing.  Hardscape work (lighting, pavers, etc.) will be conducted in 2007.  The entryway monuments will be modified as the last item in these areas.   

Following entryway completion, the Canoe Park Circle will be improved.  However, since it is a conservation area, our options are limited and it will remain “native” in appearance. 

Contracts have been signed for the water feature in the Central Entrance Park at Pennyroyal and Pelican Landing parkway.  Permitting activities have begun.  Completion by May is planned.

Additional project plans, timing, and budgets are on hold until financial commitments are fulfilled for the major ones discussed above.  The CDDs will likely proceed with renovation of the Roll Dock in its original design, thus providing another outlet to Spring Creek.  Initiation of new PLCA-funded projects is dependent on revenue from house sales, which are currently very low.  At present, it appears that the next PLCA project will probably be the Lakemont Community Park.

Significant progress has been made in several areas although the laborious processes of design, permitting, contract negotiation, and construction continue to try everyone's patience.

Construction began in early June on the Community Center expansion.  As of this writing (late August), much of the concrete work is complete and the outlines of the new areas are clearly visible.  Demolition necessary to connect the new areas with the old has begun, and consequently the only activities continuing at the Community Center are fitness (18 machines in the old card room) and administration.  Garrett Construction, the architect's representative, and Nelson Glueck, as our rep, have dealt with many minor issues that emerged during the start-up.  Some adjustments increased the cost and some decreased it.  At present, we are essentially on budget and on schedule.  It is too early to specify a completion date.

The Greenview sidewalk has been completed.  An additional awning has been added over the tennis bleachers.  A drinking fountain has been added at the Canoe Park.  Final touches will be added to the bocce courts when major construction nearby is complete.  Due to a slow-down in the real estate transfers that fund the Pelican Landing Community Association projects, no major new projects will be initiated until 2007.

The PLCA has concluded a contract for expansion of the Community Center with D. Garrett Construction, a leading local contractor, for a guaranteed maximum price of $1.7 million.  This is significantly higher than earlier estimates, but we are certain it represents the best value obtainable in today's market.  Construction has begun and should be completed by year-end.  Temporary service interruptions in the building are unavoidable, but these will be minimized and carefully scheduled.

In addition, a contract has been concluded for construction of a sidewalk along 90% of Greenview Drive.  Due to the topography, some walking in the street will still be required.  Construction has started and should be completed by late this summer.

Contingent on approval of final details, the Community Development District (CDD) Boards have approved negotiation of a contract for $753,000 with Site Technologies, Inc. to construct the central park and water feature at Pennyroyal and Pelican Landing Parkway.  As in the case of the Community Center, this project is significantly more costly than anticipated earlier  and other projects' budgets have been changed to accommodate it.  Work on this project should begin in late summer.  Additional projects are scheduled for 2007.

Tangible results are visible on the one-year anniversary of authorization of our capital improvement program.  The bocce courts are complete and available for use with seating and shade facilities to follow.  Most of the perimeter fencing additions are complete along the south berm, at the Community Center, and by the north and south gates.  A storage shed has been completed at the Tennis Center.

Drawings are complete and out for bidding for the central entrance park with its water feature, the Community Center expansion, and the Greenview sidewalk.  Due to topographical complications, the Greenview sidewalk will extend along approximately 90% of the roadway, rather than the entire route, so some walking in the street will still be required.

The building plans for the Community Center have been approved.  Subsequent changes will need approval that is expected to be routine.  The Development Order request has been re-filed after solution of several complicated paperwork issues.  The committee has worked with the designer and general contractor to tighten the specifications and reduce the cost where possible.  It should be no surprise to anyone familiar with the construction scene in our area that the final cost for this and other major projects will be significantly higher than originally estimated.  To some extent, this was anticipated in our plans.  As stated throughout, we will do a high-quality job on the highest priority items and as necessary squeeze or defer lower-ranked ones.

We expect major construction to begin this spring and extend into the fall.  We will minimize disruption to normal activities as much as possible.  The continuing support of residents during this process is much appreciated.

The committee continues to grind through the time-consuming phases of construction, drawing preparation, contractor selection, permitting, and bidding.  It is evident to all that our costs will be higher and our timing slower than anticipated, but we expect our budget to be sufficient to do our higher priority projects fully.  It is possible that later projects may need to be scaled back, but that decision is many months away.  Construction is beginning on the perimeter fencing additions and the bocce courts.  Construction of the Greenview sidewalk will begin in the first quarter.  We expect to have firm costs and contracts let on the Community Center expansion and the Central Entrance Park (site of the famous water feature) in the first quarter, with construction beginning in April 2006, so as to minimize disruption in season.

We continue to progress toward realization of the highest priority community enhancement projects and a light at the end of the bureaucratic tunnel that leads to real construction can be seen.

PIC has filed for a development order including site plans and architectural drawings for the Community Center expansion.  Design work is essentially complete.  We are pleased to have engaged the D. Garrett Co., a leading area construction company, as construction manager/general contractor.  Cost estimates have shown the expected escalation, but are still within the anticipated contingency.  Construction is expected to begin immediately after Easter in 2006 and completion is targeted in six months.

Difficulty in locating engineering data has delayed completion of construction drawings for the entryways and central park water feature, but hopefully construction can begin this fall with completion in early 2006.

An agreement has been reached on all details and we are presenting concluding contracts for the bocce courts, the Greenview sidewalk, and fencing along the south berm and adjacent to the central and northern entryways.

Since obtaining Board approval for the project list and total budget ($5 million) in February 2005, the PIC and CEC have been working hard to convert the general plan into specifics and implement it as rapidly as possible.  The committees are working with the architects to complete development of design concepts.  As design for each project is completed, it moves to preparation of construction documents, civil engineering, permitting, and finally bidding and construction.  Each of these steps can be lengthy in the very active Southwest Florida building environment, so we ask everyone to be patient.  The funding mechanism for the PLCA projects is in place and that for the CDDs' is expected soon.

The first projects to be addressed are the three entryways and the central entrance park, plus the sidewalk on Greenview Drive, fencing along the south berm on US 41 and the bocce courts.  The design concept for the central entrance park has been completed.  It contains a 3-tier cascading waterfall feature as well as planting, paving, and lighting.  We hope to begin construction on this area and the central entryway late this summer.

Although expansion of the Community Center is a top priority item, we are targeting the initiation of construction for April 2006.  The time required for the remaining pre-construction process would have let us begin construction late next fall but required partial shut-down of the current building during the height of the winter season, so we elected to delay.  This has allowed us to address some lower priority projects sooner.

Bearing in mind that the true cost of any project will not be known until contracts are let,  the current major project list is below (contingency and minor options not shown).  The exact schedule depends on many factors and cannot be specified at present.

On February 16, 2005, the combined Boards of the PLCA, Bayside CDD and Bay Creek CDD approved proceeding with the revised Community Investment Plan proposed by the Plan Integration Committee.  The sequence of projects and the proposed funding for specific projects have changed.  In addition, the proposed pathway by the Reserve extending into Heron Marsh South has been deleted, and enhanced Tennis Center landscaping has been added.  Many changes suggested by residents have been recommended to the architects.  As previously noted, the designs are still incomplete, so design details and project costs are subject to further change.  Residents will be informed of the final designs and costs when they become available.  The approved project is for the original amount presented.

Resolution Adopted (2/16/05) by Boards of PLCA, Bay Creek CDD and Bayside CDD

Resolved:

This Board (PLCA, Bayside CDD, or Bay Creek CDD) herewith approves the expenditure of $5 million within the next 5 years for community enhancement and capital improvements on behalf of the residents of Pelican Landing, as detailed below:

Of the $5 million, $3 million will be to the account of PLCA and $2 million to the account of the Community Development Districts.

The PLCA portion will be funded from interest income to the Capital Fund and contributions to it.  The Capital Fund may be drawn down below $2 million in the short term to bridge funding gaps, but will be returned to the $2 million level by the end of the 5-year period; such draw-downs will be kept to the minimum possible.

The CDD portion will be funded by resident assessment as determined by CDD Boards.

The attached project list and priority sequence (Attachment A) is approved as follows.

a. Project costs at this time are understood to be approximate and may change as detailed designs are developed and contracts are awarded.
b. Regardless of changes in individual project costs, the total funds expended will not exceed $5 million.
c. If approved projects cost less then the present estimates, any "excess" funds will be available for lower priority projects.
d. Projects should be advanced as rapidly as practical within the constraints of funding permitting, and prudent management.

Best practices, including use of construction managers and competitive bidding, will be applied to control costs.

The attorneys and staffs of the PLCA and Community Development Districts are directed to cooperate to the fullest in facilitating the accomplishment of all projects.

The Community Enhancement Committee (CEC) and Project Integration Committee (PIC) will continue to work together with the architects to complete detailed designs.

The PIC will report monthly to the UOC and to the Boards on progress in design and contracting.

Before execution, any contract will be approved by the Board(s) (PLCA or CDDs) paying for it.

The "landscape palette" (plant selection guide) contained in the Landscape Master Plan Part I is hereby adopted and should be used as a guide for maintenance, replacement, and upgrading that occur during the course of normal operations.