Condo X 2011 Hillside Improvement Project Plan

V3.
10/17/2011

Summary:
The areas between Condo X buildings and the bike path were originally designated as a “Naturalized Area 101 and 102” by the developer.  Maintenance of this Common Area is the responsibility of the Landscape Commission at the direction of the Master Board of LBSCHA.

In 2010, a Condo X task force was formed in response to multiple years of unhappy Homeowners and the rising number of incidents requiring Board action.  The Task Force went door to door to gather input and reported the results to the Condo X Board.  The task force was directed to develop a plan for a Hillside Improvement Project between the buildings and the bike path.  The resulting project goals were submitted to Landscape Architect Vendors for Bid.

A vendor was selected and funding was provided by the Condo X Board for a Hillside Project Plan.  The Plan will be reviewed by multiple governing bodies. The target is to start a portion of the project in the summer of 2012.

Because the Condo X Board is adamant there will be no special assessment for funding the project, the Plan must be phased over multiple years.  Pictures of the proposed Plan are attached for review and input from our Homeowners and governing bodies.

Goals:

1. Improve the esthetic value of the Area 101, 102 (presently designated as Naturalized Area between Condo X and the Lake).
2. Provide solutions to understory growth
1. Summertime is the main period for complaints. (Trees have leaves, understory is too high. Excessive Mosquitos.)
2. From lower decks and patios, Homeowners can’t see the lake due to high understory (7 ft weeds and other invasive plants).
3. From upper story windows and balconies, Homeowners view of the lake is impacted by leaves and they view the unsightly understory.
4. From the lake and the bike/ walking path, Homeowners from other Condos complain about the unattractive condition of the understory.
3. Maintain the oak and hickory wooded canopy and be sensitive to where we transplant sapling trees.  (i.e. minimal impact to Homeowner view of both woods and lake.)
1. Eliminate unwanted small trees that are in the worst placements. (will need permanent funding to remove/ move)
2. Long Term Plan for replacement of existing oak and hickory trees (when they eventually fail) with strategically placed new sapling oaks.  Plan to keep hillside wooded with strategically placed sapling trees
3. Eliminate trees that are adversely affecting the health of adjacent
4. Eliminate Hillside erosion issues.
5. Eliminate any poison oak and goldenrod.
6. Reduce mosquito population level.

Timeline:

1. (Completed Q4’2010) Survey every Condo X Homeowners for input on issues and desires. 
2. (Completed) Generate a Direction Statement for Condo X Board approval.
3. (Completed) Generate a Statement of Work and an RFQ (Request for Quote) for a Proposed Hillside Improvement Project Plan.
4. (Completed) Obtain a response for the RFQ from 3 Landscape Architects.
5. (Completed and Funded) Select Landscape Architect and obtain Condo X Board approval to move forward.
6. (Completed) Review Plan in a Condo X Board meeting.
7. Gather additional suggestions and input from the following groups.
1. (Completed) Landscaping Manager (Bill Metzler)
2. (Completed) Landscaping Chair (Julie Tortorelli)
3. (Target: 10/2011 and 11/2011) Landscape Commission
4. (Continuing) Condo X Homeowners
5. (Continuing) Condo X Board.
8. Prepare Final Revision of the Project Plan and Generate the RFQ.
9. Obtain a Quote from minimum 3 Landscaping contractors
1. One may be broken down into subsections (wall, plantings, grass, etc) with existing LBS contracts.
10. Pick the best response to the RFQ.  Plan each phase of the project over multiple years.
11. Submit Phased Plan to:
1. (Target: 3/2012) Landscape Commission for final recommendation
2. (Continuing) Review with Homeowners.
3. (Target: 4/2012) MasterBoard for Final Approval.
4. (Target: 4/2012) Condo X Board for Final Approval.
5. (Target: 6/2012) Approve and sign Contract
12. (Target: 5/2012) Determine Funding required for each Phase of the conversion.
13. (Target: 6/2012) Begin to Implement Phase 1