Status · Awaiting Owner Signature AIA A104-2017 Contract Set issued for signature on Oct 7, 2026. Board previously voted Intent to Award at the Oct 6 meeting. Contract Sum $240,137.41 (Stipulated). On execution, Contractor begins Schedule IV / Phase 0 work under the 21-day Limited Notice to Proceed; Owner then issues the full NTP and the 60-day contract clock for Substantial Completion begins.
Overall Project Progress
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A104 Contract Set issued Oct 7 · awaiting Owner signature · 21-day Limited NTP + 60-day contract

Stormwater & Drainage Restoration

Captiva Cay HOA · 9343 Blind Pass Rd, St. Pete Beach, FL 33706 · NV5 Project 2026-191-018 · AIA A104-2017 Stipulated Sum $240,137.41
$240,137
A104 Stipulated Sum (Schedules I–IV)
81 Days
21-Day Limited NTP + 60-Day Contract
6 Phases
Phase 0 (Sched IV) + 5 Contract Phases
6 Subs
JNL, Specialty, National, Ranger + 2

Project Phases Click any phase to expand

P0
Site Cleanup & Restart Preparation
3 Weeks · Pre-NTP (soft-NTP window) · JNL Land Management (lead)
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  • Week 1 — Landscape & perimeter cleanup: general debris / overgrowth removal across the project area; haul away residual material from prior work so the site is safe to re-enter.
  • Week 1–2 — Take down the old / existing silt fencing left by the prior contractor; stage for disposal.
  • Week 2 — Fill open trenches & holes left from the prior scope so the site is level and safe for Phase 1 mobilization.
  • Week 2–3 — Remove the old pipe where previously installed and no longer needed under the current drainage design.
  • Week 3 — Pre-grading & final site prep so the surveyor can lay out from a clean reference and the new work can start on Day 1 of NTP without rework.
  • JNL Land Management performs the complete reset under Schedule IV — Rework (Limited Notice to Proceed): flowable-fill demolition, removal, hauling & disposal, plus complete jobsite cleanup & restart preparation. Must be completed within 21 calendar days of the Agreement date (AIA A104 § 2.1); the Owner then issues the full NTP and the 60-day contract clock begins.
  • Note: the onsite loader w/ forks (Alt 1, $2,807.69) and driveway-crossing steel plates (Alt 2, $6,740.62) are not in the Stipulated Sum — either can be added by Change Order at the stated price before Final Completion.
Why 3 weeks: the site arrived from prior work with open excavations, abandoned silt fence, and old pipe in place — Phase 0 clears all of that so Phase 1 mobilization lands on a clean site and the 60-day contract clock isn't eaten by cleanup. JNL leads because they also carry drainage & grading subscope through Phases 2–3.
P1
Mobilization & Site Prep
Days 1 → 7 from NTP · FFAC + Land Precision + Ranger Supply
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  • Day 1: LS Mobilization — equipment moved to the easternmost grass area past the pool equipment (per Addendum #1 Q6); MOT devices + port-o-let staged
  • Day 1–2: 811 locate call — all underground utilities marked prior to any excavation
  • Day 2–3: LS Layout staking by Land Precision Corporation
  • Day 3–5: 300 LF NEW silt fence install by Ranger Supply — both sides between unit patios and the work area (per Addendum #1 Q7)
  • Day 5–7: 13 EA Inlet / M.E.S. protection on every structure in the drainage area
  • Pre-mob coordination with the HOA for resident access + Russell Landscape for irrigation shut-down (per Addendum #1 Q1)
Phase 1 total: Mob $5,307.42 + Layout $6,462 + Silt Fence $1,650 + Inlet Prot $650 · Governs Schedule I general-conditions line items
P2
Earthwork, Palm Removal & Drainage Prep
Days 5 → 15 from NTP · JNL Land Management + FFAC
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  • 24 EA Palm stump grinding — grind to a depth that accommodates regrading; stumps are NOT fully removed (Addendum #1 Q2)
  • 6,600 SF Pre-grading of swales — final drainage profile ahead of pipe install (built on top of the Phase 0 pre-grade)
  • Final staging of drainage materials delivered during the soft-NTP window
  • JNL continues from Phase 0 directly into pipe-work subscope through Phase 3 (no re-mob required)
Phase 2 total: Palm Grind $9,000 + Grading $18,150 · Flowable-fill demo + general cleanup moved up to Phase 0 so Phase 2 is clean earthwork + palm removal only
P3
Storm Drainage Installation · CRITICAL PATH
Days 10 → 35 · JNL (lead) + National Concrete · $145,629.86 (55% of base bid)
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  • 196 LF 8" PVC pipe — $37,218.44
  • 162 LF 10" PVC pipe — $37,559.70
  • 96 LF 12" PVC pipe — $28,086.72
  • 11 EA 12" Drain basin w/ grate — $15,675
  • 7 EA Single downspout assemblies · 5 EA Double downspout assemblies
  • 17 EA Tees & reducers (8x6, 8x8, 10x6, sweep + 8x6 reducer)
  • 2 EA Concrete M.E.S. (National Concrete)
  • Flowable fill around pipe up to 6" limerock base per Addendum #1 Q5 — CLSM, 50–150 psi
  • Pipe bedding + bedding around basins = #57 crushed stone, except where flowable fill is required
  • Stub included in the last drainage basin for future tie-in connections
Phase 3 is the critical path — $145,629.86 · 55% of the base bid total · drives the 60-day calendar
P4
Road & Concrete Restoration
Days 25 → 50 · Specialty Paving + National Concrete + FFAC MOT
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  • 11 SY Asphalt pavement trench cut (min 3' per spec)
  • 11 SY Asphalt pavement replacement by Specialty Paving
  • 25 LF Concrete sidewalk removal & replacement (4" thick / 3,000 psi) by National Concrete
  • 4 EA Concrete curb cuts & replacement (joint to joint — adjusted per Addendum #1 Q4)
  • MOT Plan active — anticipated road closure Mon–Wed of a single week (approx 1.5 weeks total) with road-closed signage
  • Driveway-crossing steel plates (Alt 2, $6,740.62) and onsite loader w/ forks (Alt 1, $2,807.69) — not in the Stipulated Sum; added by Change Order at the stated price if Owner elects.
Phase 4 scope: Schedule II base work (asphalt / sidewalk / curb / MOT) · Overlaps the back half of Phase 3 · Alternates 1 & 2 priced but excluded from the Stipulated Sum.
P5
Final Grading, Sod & Closeout
Days 50 → 60 · FFAC + Land Precision + NV5 Final Walk
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  • Final grading across all disturbed areas (6,600 SF of swale)
  • 6,925 SF Sod placement — contractor's responsibility per Addendum #1 Q3 (covers all exposed soil, prevents erosion)
  • Erosion-control maintenance continues until site stabilizes
  • SWPPP take-down — silt fence & inlet protection removed after stabilization
  • LS Certified as-built plans by Land Precision Corporation
  • Final walk-through with NV5 inspector & Jose Cuarta, P.E. — punchlist resolution
  • Final pay app + partial release of lien from FFAC and every sub/vendor (per NV5 Clarification #5)
Phase 5 total: As-Builts $5,384 + Sod $25,968.75 + punchlist · Caps the 60-day program
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Across Every Phase
Continuous requirements · MOT devices, PPE, documentation, Russell Landscape coordination
 
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  • FFAC provides for project duration: MOT devices, port-o-let w/ handwash station, erosion-control maintenance
  • Full PPE every day (hardhats, hi-vis vests, safety boots)
  • Designated spotters for truck movements; backup alarms on every vehicle
  • End-of-day equipment staging in designated area; worksite left clean & orderly
  • Russell Landscape coordinates irrigation shut-downs with 24h notice
  • Weekly progress email to the HOA Board + NV5 (Fridays)
  • Daily sign-in sheets, weekly Toolbox Talks, SWPPP inspections filed in Documents tab
Governing documents (in order of precedence): AIA A104-2017 Agreement (Oct 7, 2026), NV5 Addendum #1 (April 28, 2026), NV5 construction plans, then Attachment 1 Scope of Work (Oct 6, 2026). All linked in Documents.

Team & Contacts

Project Owner
Captiva Cay HOA · NV5 Engineer of Record
  • Captiva Cay Homeowner’s Association, Inc. (Florida not-for-profit)
  • Site: 9343 Blind Pass Rd, St. Pete Beach, FL 33706
  • Mailing: 2180 West SR 434, Suite 5000, Longwood, FL 32779
  • Engineer / Architect of Record — NV5, Inc. (acting as Owner’s Engineer under A104)
  • Jose R. Cuarta, P.E. — Project Manager, NV5
  • 10500 University Center Drive, Suite 230, Tampa, FL 33612
  • Office (813) 765-4655
  • NV5 inspector = daily onsite contact; reviews pay apps before Jose Cuarta certifies them
Contractor
Firm Foundations Asphalt & Concrete LLC
  • Joe Santerelli — Project Manager (Primary On-Site) · 352-263-1551
  • Arthur Wilmoth — CEO / President (Secondary) · 813-853-6597
  • 10701 N Nebraska Ave, Tampa, FL 33612
  • Florida License CBC1267421 · Certified Building Contractor
  • 5 years in construction work of this type (per Bid Submittal)
  • Site inspected Sep 22, 2026 by Arthur Wilmoth
Subcontractors
6 subs on the Bid Submittal
  • JNL Land Management — Clearing, grubbing, grading, pipe work & complete site cleanup (John attending Board meeting with Joe & Arthur)
  • Specialty Paving — Asphalt pavement replacement (Schedule II)
  • National Concrete & Construction — M.E.S., sidewalk, curbing, flowable fill, catch-basin collars
  • Ranger Supply — Furnish & install replacement silt fence (300 LF)
  • Land Precision Corporation — Layout stakes & as-builts (certified)
  • Test Lab Inc. — 3rd-party testing

Site Logistics & Safety

Site Logistics & Coordination
Per MOT Plan + Addendum #1
  • Staging area: easternmost grass area just past the pool equipment (per Addendum #1 Q6); grounds protection in place
  • Russell Landscape (HOA's landscape contractor) handles any irrigation line/head repair or relocation — prior shut-down notice required
  • 811 locate call placed before any excavation begins
  • Pre-mobilization coordination with HOA to confirm resident & emergency access around work zones
  • Daily sign-in sheets, Toolbox Talks, SWPPP inspections maintained in Documents tab (filed by week)
  • Weekly progress email to HOA Board & NV5 (Fridays) summarizing the week's work and the upcoming week's closures
MOT, Road Closure & Safety
Private HOA streets · active residential community
  • Work hours: 9:00 AM → 5:00 PM weekdays (approval required for outside-hours work)
  • Anticipated road closure: Mon–Wed of a single week (approx 1.5 weeks total) for removal & replacement — road plates & road-closed signs used
  • Traffic cones & barriers at every work area; drive lanes partially coned where needed
  • Plated crossings at driveways once steel plates are installed (Schedule IV)
  • Full PPE always (hardhats, hi-vis vests, safety boots)
  • Designated spotters guiding every truck movement; backup alarms on all vehicles
  • End-of-day: equipment staged in designated area; worksite cleaned up; drive lanes restored
  • No impact to public roadways or sidewalks maintained throughout
Hurricane / Storm Protocol
Season continues through Nov 30
  • If a hurricane, tropical storm, or storm surge/flooding affects the project — or requires precautionary shutdown — FFAC and the HOA will coordinate the response
  • FFAC secures the work area, protects drainage paths & open excavations, and secures/relocates materials & equipment before the storm
  • Operations suspended when necessary; evacuation orders & access restrictions always followed
  • Written agreement on scope + pricing before any non-emergency recovery work
  • Immediate protective measures may be taken for safety or to prevent further damage, with notification to HOA as soon as practicable
  • Work resumes once access is authorized and site conditions have been evaluated as safe
Equipment Planned Onsite
Updated Sep 25, 2026 · ~90% of project duration
  • Kubota KX040 or equivalent excavator — demolition hammer + bucket
  • Kubota U17 or equivalent excavator — bucket
  • Vermeer S650TX or equivalent mini skid steer — 36" auger bit + bucket
  • KCM 45ZV or equivalent loader — forks (for steel-plate handling, Schedule IV)
  • Equivalent equipment may be substituted based on availability and site conditions.

Pricing & Contract Terms

A104 Contract Sum
AIA A104-2017 · Agreement dated Oct 7, 2026
  • Stipulated Sum: $240,137.41
  • Covers Schedules I–IV of Exhibit B (Bid Packet Rev 2, Oct 6, 2026) per NV5 plans & Addendum #1.
  • Schedule I — Earthwork & general conditions: swale grading (6,600 SF), sod (6,925 SF), silt fence (300 LF), inlet/M.E.S. protection (13 EA), mob, layout, certified as-builts.
  • Schedule II — Road & concrete: asphalt replacement (11 SY), 4" sidewalk (25 LF), joint-to-joint curb (4 EA), MOT plan.
  • Schedule III — Storm drainage: 8"/10"/12" PVC (454 LF), 11 basins w/ grates, 12 downspout assemblies, fittings, 2 concrete M.E.S.
  • Schedule IV — Rework (Limited NTP, 21 days): flowable-fill demo / removal / hauling / disposal + complete jobsite cleanup & restart prep.
  • Excluded from the Stipulated Sum — added by Change Order only: Alternate 1 (onsite loader w/ forks) $2,807.69 · Alternate 2 (steel plates for driveway trench crossings) $6,740.62.
  • Payment is by actual quantities placed against the Schedule of Bid Items unit prices, except lump-sum items.
Bond: Wagner Bonding and Insurance will provide Performance & Payment Bond + 2-year Maintenance Bond, if required. Bond cost reimbursed by Owner (up to 1% of amount bonded) per Section 00300 of Exhibit B.
Dates, Payment & Dispute Terms
AIA A104-2017 Articles 2, 4, 15, 17, 18 & 21
  • Agreement date: October 7, 2026
  • Commencement — Schedule IV (Limited NTP): on execution, must be complete within 21 calendar days.
  • Full Notice to Proceed: issued by Owner upon Schedule IV completion. If not issued within 7 days of Contractor’s written notice of completion, NTP date defaults to the 8th day after that notice (A104 § 2.1).
  • Substantial Completion: not later than 60 calendar days from the date of full NTP (A104 § 2.3.1).
  • Liquidated damages: None (A104 § 3.5).
  • Progress payments: App for Payment submitted by the 25th of a month is paid by the 15th of the following month; later apps paid within 30 days of receipt by the Architect (A104 § 4.1.3).
  • Retainage: 10% of each progress payment, held until Substantial Completion and released with final payment (A104 § 4.1.4).
  • Pay-app reviews: routed through the NV5 field inspector before submission to Jose R. Cuarta, P.E.; each app includes partial lien releases from FFAC and all subs / vendors / material suppliers.
  • Final payment: within 30 days of Architect’s final Certificate for Payment, upon delivery of certified as-built plans and final releases of lien (A104 § 4.2.2).
  • Insurance: GL $1M each occurrence / $2M general agg / $2M products-completed agg, with Owner as additional insured — COI on file through 1/1/2027.
  • Correction period: 1 year after Substantial Completion (A104 § 18.2).
  • Binding dispute resolution: Arbitration under AAA Construction Industry Arbitration Rules (A104 § 5.1 / § 21.6).
  • Governing law: Florida (where the Project is located).
A104 Contract Set for Signature — 54-page PDF: the executed AIA A104-2017 Agreement, Attachment 1 Scope of Work (Oct 6), Exhibit B Bid Packet Rev 2 (Oct 6), Additions & Deletions Report, and D401 Certification. Awaiting Owner signature.
📄 Open Contract PDF
Exhibit B — Captiva Cay Bid Packet Rev 2 — 18-page PDF with Schedules of Bid Items, MOT & Hurricane plan, COI, Addendum #1, subs, and equipment list.
📄 Open PDF

Project Schedule — 3-Week Cleanup + 60-Day Contract

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21-day Phase 0 cleanup (soft-NTP window) → 60-day contract clock begins at formal NTP
The schedule below shows 3 pre-NTP cleanup weeks (JNL takes down old silt fencing, fills holes, removes old pipe, pre-grades) followed by the 60-day contract program sequenced by Day N from formal NTP. Target start = mid-to-late October 2026 following the Board's Intent to Award. Weather delays shift the schedule by notice. Phase 3 (drainage) is the critical path driving the back-half of the contract; Phases 2 & 4 run in parallel on the shoulders of Phase 3. » Full bid packet (PDF)
Phase 0 Cleanup
3 Weeks
JNL · pre-NTP site reset
NTP Target
~Nov TBD
After Phase 0 complete
Mobilization
Day 1
Within 10 days of NTP
Drainage Lead
Day 10–35
Phase 3 critical path
Road Closure
Mon–Wed
Phase 4 w/ road plates
Final Walk
Day 60
With Jose Cuarta · NV5
Task PRE-NTP · PHASE 0 CLEANUP 60-DAY CONTRACT CLOCK (FROM NTP)
Wk 1 Cleanup Wk 2 Cleanup Wk 3 Cleanup Days 1–7 Days 8–14 Days 15–21 Days 22–28 Days 29–35 Days 36–42 Days 43–49 Days 50–56 Days 57–60
PHASE 0 — SITE CLEANUP & RESTART PREP (JNL · PRE-NTP, 3 WEEKS)
Landscape & debris cleanup
Take down old / existing silt fencing
Fill open trenches & holes from prior work
Remove old pipe (prior scope)
Flowable-fill demo + hauling (Sched IV)
Pre-grading & restart preparation
PHASE 1 — MOBILIZATION & SITE PREP (DAYS 1–7 FROM NTP)
Mobilization + staging + port-o-let
811 locate call + utility marking
Layout staking (Land Precision)
NEW silt fence 300 LF (Ranger Supply)
Inlet/M.E.S. protection (13 EA)
PHASE 2 — EARTHWORK, PALM REMOVAL & DRAINAGE PREP
Palm stump grinding (24 EA)
Final pre-grading of swales (6,600 SF)
PHASE 3 — STORM DRAINAGE INSTALLATION ($145K · CRITICAL PATH)
Trench excavation + pipe lay (JNL)
196 LF 8" PVC + 162 LF 10" PVC + 96 LF 12" PVC
Drain basins + grates (11 EA)
Downspout assemblies + tees + reducers
Concrete M.E.S. (2 EA, National)
Flowable fill around pipe (CLSM 50–150 psi)
PHASE 4 — ROAD & CONCRETE RESTORATION (MOT ACTIVE)
Asphalt trench cut (11 SY, min 3')
Sidewalk + curb removal + replacement (National)
Asphalt replacement (Specialty Paving)
Road closure Mon–Wed + road plates
PHASE 5 — FINAL GRADING, SOD & CLOSEOUT
Final grading of swales
Sod placement (6,925 SF)
SWPPP take-down + punchlist
Certified as-builts (Land Precision)
Final walk-through w/ Jose Cuarta · NV5
Mobilization
Erosion / Silt Fence
Demolition / Palm Grind
Grading
Drainage · PVC + Basins
Concrete · MES, Flowable, Sidewalk, Curb
Asphalt Paving
Road Closure (Mon–Wed)
Cleanup / Sod
Punchlist
Inspection / Final Walk

Photo Timeline

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Project Documents

Filed in a folder tree — Master Templates at the top (blank forms, bid packet, addendum, COI), then Week 1–9 matched to the 60-day calendar from NTP, each with Sun–Sat sub-buckets. Weekly certified payroll, sign-in sheets, safety meetings, SWPPP inspections, pay apps, and partial lien releases all live here.

The chips below filter by category across every folder in the tree.

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Project Progress

Overall Completion0%
Phase 0 — Site Cleanup (Pre-NTP)
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Phase 1 — Mob & Site Prep
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Phase 2 — Earthwork & Palm Removal
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Phase 3 — Storm Drainage Install
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Phase 4 — Road & Concrete Restoration
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Phase 5 — Final Grading, Sod & Closeout
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