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Frequently Asked Questions

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CDD and HOA: What’s the Difference?

CDD and HOA: What’s the Difference?

Concord Station has both a Community Development District (CDD) and a Homeowners’ Association (HOA). While they have some similarities, they are very different. Use this table as a guide to some of the similarities and differences:

Click/touch the table below to enlarge it.

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How do I report a broken streetlight?

How do I report a broken streetlight?

Duke Energy owns and maintains the streetlights in the community. Problems need to be reported directly to Duke Energy Customer Service through their website or by phone.

What's the purpose of the stormwater ponds and drainage easements?

What's the purpose of the stormwater ponds and drainage easements?

The beautiful open water bodies located throughout Concord Station are not natural lakes. They are engineered stormwater management facilities, regulated by the state of Florida, and owned, operated, and maintained by the Concord Station Community Development District (CDD).

These stormwater ponds are designed to treat and store the rain water runoff from the streets, lots, and common areas within the community in order to protect the wetlands and waterways that receive the runoff from pollution and flooding. Runoff from landscaped lawns and community streets is polluted with oils, heavy metals, herbicides, pesticides, and fertilizers. Treatment of these pollutants occurs by slowly releasing a portion of the runoff across a raised planted area in the pond, called a vegetated littoral shelf, through an open pipe, or orifice, downstream. This filters the water and it is filtered even more by the wetlands that receive the water. Additional runoff is stored in the ponds and released through a low dam, or weir, that controls the flow of water to prevent flooding downstream. The orifice and weir work together as the control structure portion of the stormwater ponds and need regular maintenance to provide proper flow and regulation of the water levels to prevent flooding within the community and downstream. The CDD inspects and maintains the facilities regularly in order to assure their proper operation.

A raised bank, or berm, was constructed around the top of the bank of each pond to allow access for proper operation and maintenance of the ponds and control structures. A berm may sometimes be contained within a drainage easement along a side of one or more homeowners’ lots. Drainage easements are land that is designed to provide proper runoff of rain water. The lands within the easements are owned and maintained by residents but must be accessible by the CDD. Proper maintenance of easements includes providing grass to stabilize the land to prevent erosion, and compliance with regulations covering any discharges into the ponds and/or storm sewer systems. The storm sewer system inflow pipes that drain into the ponds are contained in drainage easements along the streets. Drainage easements must not include any structures or fences, unless specifically approved by the CDD, so that access is available at all times.

While the ponds look appealing, please remember that stormwater management ponds exist to treat and store rain water runoff. The ponds store polluted water. For residents’ safety, swimming is prohibited in all ponds and only “catch and release” fishing is allowed in certain ponds (signs have been posted designating these ponds). These ponds may have very low water levels at times when there is low rainfall but they will fill again when it rains sufficiently.

What is stormwater pond slope erosion and how is it prevented?

What is stormwater pond slope erosion and how is it prevented?

The slopes of the community’s stormwater ponds must be maintained in order to control and prevent erosion, or loss of the soil. Erosion of the slopes of the stormwater ponds can add unwanted sediment to the water that can affect the water quality in the pond and the areas that receive the pond’s water. The state of Florida has established standards so that “No discharge from a stormwater discharge facility shall cause or contribute to a violation of water quality standards in waters of the state” (Chapter 62-25.025, Florida Statutes). In addition, eroded banks make it difficult to access and maintain the ponds and unchecked erosion may cause damage to the properties of homeowners next to the affected pond.

The slopes are susceptible to erosion due to

  • wave action in the ponds
  • the normal fluctuation of the groundwater levels between the rainy and dry seasons
  • direct discharge of water from roofs or drains, such as through a roof downspout, a pool overflow pipe, or a water conditioner outflow pipe, that is very concentrated and can carry away soil in its path
  • direct discharges from pool drains and water conditioners that contain chemicals such as chlorine or salt that can kill the grass and/or plants that keep the soil in place
  • lack of grass and/or plants since vegetation helps keep the soil in place.

Discharges of water from roofs, pools, and water conditioners can significantly damage pond berms and slopes due to the quality of the water and the concentrated flow of water. Residents who have, or plan to create, a concentrated discharge of water must contact the CDD office to discuss ways to reduce the erosion potential. One way to avoid a concentrated discharge is shown in the illustration below:

It is also very important for vegetation to be established and maintained, on both private and CDD properties, within the pond berms and slopes so that bare soil doesn’t lead to erosion. Any aquatic plants that the CDD may plant along the pond slopes should be protected to help stabilize the pond slope along and below the grass line and normal water level.

The Concord Station Community Development District (CDD) performs regular inspections of the ponds to assess their conditions and identify any areas that have eroded or show potential for erosion. These areas are then scheduled for appropriate maintenance.

The CDD is implementing a new pond slope maintenance program in 2017 in accordance with guidelines from the University of Florida/IFAS Environmental Horticulture Department’s Center for Landscape Conservation and Ecology. The program will use a Moderate to Gentle Slope with a cut bank for the ponds. Turf is planted to the water’s edge and a no-mow zone will be established around the perimeter of the ponds. The no-mow strip will be groomed appropriately by the district’s landscape maintenance company and will be left taller than a lawn. Homeowners must not mow, nor allow their landscape companies to mow, in the no-mow zone as this interferes with the proper functioning of the system. The following illustration provides more detail:

How are the stormwater ponds maintained?

How are the stormwater ponds maintained?

Concord Station was designed with many stormwater ponds throughout the community for the treatment and storage of stormwater runoff (see separate question about the purpose of the stormwater ponds).  The Concord Station Community Development District (CDD) pond operation and maintenance requirements include:

  • water quality compliance with the “wet detention” pond design method
  • lake management services to control algae and various grasses
  • pond slope erosion monitoring and reporting
  • monitoring of roof drainage connections into ponds
  • monitoring and reporting of any pool and/or water conditioner discharges

The ponds were designed as wet detention ponds that function similarly to natural wetland systems and are the preferred treatment method of the state’s regulatory agencies. Wet detention ponds store the water temporarily in order to release it slowly through the control structure to enable pollutant filtration through aquatic plants. Aquatic plants are maintained and new ones added to the ponds to improve the water quality and stabilize the pond slopes (see separate question about pond slope erosion). Keeping dog waste, chemicals, trash, and debris out of the storm drains and the stormwater ponds helps maintain proper flow of water and makes it easier for the aquatic plants to do their job to improve water quality.

The lake management services are performed by a reputable company that has many years of experience in controlling algae and grasses, and understands how the ponds were designed and intended to function. Lake management helps keep the stormwater ponds healthier with improved water quality that requires less chemical treatment.

District field staff regularly inspects pond slopes for condition and potential for slope erosion, including the effects of direct discharge of water from roofs or drains. This discharge, such as through a roof downspout, a pool overflow pipe, or a water conditioner outflow pipe, can be very concentrated and can carry away soil in its path, or can contain chemicals that are harmful to the vegetation and water. These areas are then scheduled for appropriate maintenance.

The groundwater levels in ponds and wetlands fluctuate over time, depending on rainfall. During periods of little to no rainfall, the groundwater levels decline, creating hazardous dry conditions. While empty ponds are not as attractive as those that are filled, they are working as designed and are an important part of the stormwater treatment cycle. Please treat the ponds with care in all seasons to preserve our community resources.