The 2026 Seal Coating Project:
Starting April 9th, our community will begin its most significant maintenance project to date—the seal coating of our blacktop streets. This important investment, outlined in our Capital Reserve Study, is essential to preserving the quality, appearance, and long-term safety of our neighborhood.
The project is anticipated to span approximately five weeks, with seal coating scheduled two days per week (weather permitting). Workdays have been carefully planned to coincide with community trash pickup to help minimize disruption. At this time, the estimated completion date is May 8th.
On non–seal coating weekdays, crews will continue progress by repainting traffic lines, crosswalks, and other roadway markings—ensuring a refreshed and well-maintained community throughout the project.
We encourage all residents to stay alert and informed during this time. For the safety of both workers and neighbors, please drive cautiously through active work areas, follow all posted signage, and adhere to directions from on-site crews and traffic barriers.
Your awareness and cooperation will play a key role in helping this project run smoothly and efficiently. Thank you for supporting this important improvement to our community!
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Daily Update
April 30th and May 1:
- The south/lake side of Monticello, from the Mandarin intersection closest to the Clubhouse to the Mandarin/Luna intersections.
- Mandarin will be closed from the seal coated completed section to the Monticello intersection across from Luna.
Please refer to the maps below for additional location clarity (highlighted in yellow). Please note that the section of Coronado highlighted in yellow, originally scheduled for tomorrow, has already been completed.
Residents affected by these closures should move their vehicles to an adjacent street or the Clubhouse parking lot before 7:00 AM on April 23rd. Vehicles remaining on closed streets after this time may be subject to fines and towing at the owner’s expense. Please refer to the parking guidelines below.
Traffic Flow
- Monticello will operate as a single lane from the Mandarin intersection to the Luna intersection. Please drive safely along this stretch, and be courteous to your neighbors.
- The south half of Monticello will be closed completely, from the completed section to Monticello/Luna intersections.
General Safety
- Do not move cones, signs, or barriers.
- Follow all directions from staff and contractors, and posted signage.
- Expect trucks, equipment, and workers in the streets—use caution.
- Do not drive on closed streets, this will damage the seal coating and your vehicle's paint.
- Changes in traffic flow make it imperative that speed limits are followed and all stop signs are fully observed.
- Please drive cautiously!
Parking Reminders
- No parking on either side of Mandarin, from the completed section to the Luna intersection.
- No parking on the south/lake side of Monticello, from the Mandarin intersection closest to the Clubhouse to the Mandarin/Luna intersections.
- Residents in these locations must move their vehicles before 7 AM on the 23rd.
- Parking will be limited, and proper parking is critical to maintaining traffic flow and emergency access.
- No parking on Monticello between the Clubhouse and Sumter due to single-lane traffic.
- Follow all parking rules (see below).
- Recent parking issues resulted in owners being contacted to move their cars, including:
- Parking on grass – it is very dry and can cause a fire
- Blocking a neighbor's driveway access
- Parking directly across from another vehicle restricting through traffic (including emergency vehicles)
- Violations may result in fines up to $100/day and towing costs.
- Vehicles blocking streets for the seal coating project can be fined and towed at the owners expense.
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Seal Coating Project
Golf Cart Transport
Medical and Mobility Issues
To help support residents during the upcoming street closures, the office has arranged for a golf cart service to be available beginning Monday, April 13th. This in-community service is intended for those with medical or mobility needs who require assistance traveling between their homes and vehicles while access is temporarily restricted.
Please note that the golf cart is a standard model, without special medical accommodations, and can seat up to four adults.
If you would like to use this service, we kindly ask that you contact the office at least one day in advance whenever possible. Our staff will coordinate pickup times and locations with you directly. Drop-off points will be determined with accessibility and safety as the primary considerations.
Office Contacts:
Dave - dkorsten@castlegroup.com
Lina - lbenjumea@castlegroup.com
Office Phone: 239-231-3479
While we will make every effort to accommodate all requests, some flexibility in scheduling may be necessary to ensure we can assist as many residents as possible.
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Additional Details about the Seal Coating Project:
Board Review and Communication
- The Board began discussing seal coating as part of reserve study projects as early as 2024.
- Vendor proposals and product options were reviewed during open Board meetings, with more focused discussions, including vendor and product details, beginning in September 2025.
- On December 8, 2025, the Board approved DG Pavement Solutions and the use of the Neyra PolyPro product during a monthly general meeting.
- Ongoing updates have been provided at subsequent Board meetings.
- Community project email communications began on March 21, with approximately six email distributions, distributed to over 700 resident email addresses for each distribution.
- A dedicated section of the HOA website was created to provide project details and updates.
Product Information
- The product selected, Neyra PolyPro, is approved for use by the U.S. Environmental Protection Agency (EPA), and under Florida regulatory standards.
- Neyra PolyPro is a premium, commercial-grade seal coating product, water-based, widely used throughout the United States, including HOAs, municipalities, and commercial properties across Florida, demonstrating its reliability and acceptance in residential communities.
- It offers enhanced durability compared to many traditional sealers, with a typical lifespan of 5 to 7 years before reapplication is needed, versus one to three-years for many alternatives.
- Neyra PolyPro helps extend the life of asphalt and reduce long-term maintenance costs by protecting against:
- Water penetration
- Sunlight (UV exposure)
- Oxidation Gasoline and motor oil Chemicals and solvents - other products do not offer this protection
- Skid-resistant
- The product provides a renewed appearance that is:
- Durable and long-lasting
- Easy to clean and maintain
- PolyPro is warranted by the vendor for 12-months, in addition to the manufacturer guarantee
- Alternative products, were considered, for example
- :Neyra Force as suggested by a resident on March 31. It is still under development and not yet commercially available in Florida.
- Neyra AE has less durable requiring reapplication after about two-years. It is not warranted by the vendor because of durability issues.
Health & Safety Considerations
- Neyra PolyPro meets environmental standards and, when tested under the EPA’s Toxicity Characteristic Leaching Procedure (TCLP), is classified as non-hazardous once properly cured.
- The product complies with EPA and Florida regulations.
- The workers applying PolyPro are specifically trained to properly and safely apply the materials and have protective coverings.
- As with most seal coating products, there may be temporary, short-term irritation during application if proper precautions are not followed. Those most likely to experience these effects are the trained contract workers applying the product, particularly if appropriate protective measures are not used. Potential effects may include:
- Respiratory irritation from vapors
- Skin or eye irritation from direct contact
- Similar precautions and temporary effects apply to most seal coating products currently in use.
- These types of temporary effects are not unique to seal coating products. They are similar to those associated with many common, everyday products used in homes and vehicles, including gasoline, chlorine, household cleaners, paint, solvents and similar products. Like PolyPro, when used as intended and with appropriate precautions, these products are considered safe for their intended use.
- Any short-term risks associated with application can be effectively minimized through standard safety practices, including:
- Once fully cured, the product is considered safe for normal pedestrian and vehicle use, with minimal ongoing exposure risk.
Vendor Information – DG Pavement Solutions
- In business since 2001, providing pavement repair, striping, asphalt paving, maintenance, and seal coating services.
- Experience includes residential, commercial, and industrial projects such as parking lots, local parks and libraries e.g.; Lee County parks and recreational centers, hotels, restaurants, banks, and HOAs, including Spanish Wells, Bonita National Country Club, numerous communities within Pelican Landing, and Colliers Reserve, just to name a few.
- Fully licensed and insured, with workers that are well tenured and trained
- Accredited by the Better Business Bureau.
- Recognized within the industry, including receiving the Top Contractor award from Pavement Maintenance & Reconstruction Magazine.
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Helpful Links:
- Project Announcement Email March 22 --- LINK
- April 1, 2026: Seal Coating Project – Street Closures & Scheduling Impacts --- LINK
- April 3 and 8: Parking Guidelines --- LINK
- April 8, 2026: Seal Coating Project Update: Summary and Additional Details --- LINK
- April 9, 2026: Golf Cart Service /Medical and Mobility Issues: --- LINK
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Streets being seal coated are closed for 36 hours. Do not drive on closed streets. Doing so will damage the seal coating and damage your vehicle’s paint, costing more money, and delay the project completion. Do not move traffic and parking devices and signs.
What You Should Know
- All work is weather-dependent. In the event of rain, work will shift to the next available day and the schedule will be updated accordingly.
- All vehicles must be moved off the street before 7:00 AM on your scheduled workday.
- Streets will close at 7:00 AM and remain closed to all vehicle traffic for approximately 36 hours.
- Do not drive on closed streets. Doing so will damage the seal coating and damage your vehicle’s paint, and will result in additional costs.
- Cancel or delay any maintenance or contractor work for the days street coating will occur on your street. Contractors will not be allowed gate entry on your street’s scheduled workdays.
- Streets will be reopened by our vendor, DG Paving Solutions, once the curing process is complete (approximately 36 hours).
- Do not move or disturb any traffic control devices, cones, or barriers.
- Be aware of wet sealer and be cautious where you step. Generally, the sealer can be walked or biked on by the evening after the initial coating.
- Please follow all directions from HOA staff and DG Paving personnel while navigating the community.
- Vehicles blocking work areas may be subject to towing at the owner’s expense.
- If you rent your home, please notify your tenants directly to ensure they are aware of the schedule and requirements
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Parking Rules During the Project
General Parking Guidelines
- Park only on streets that are not scheduled for seal coating work
- Overnight parking is permitted on open streets and in the Clubhouse lot
- Do not use short-term parking spaces in-front of the mailboxes for long-term parking
- Follow posted signage if applicable
- Park in the direction of traffic flow
- Do not park on both sides of the street (emergency access must be maintained)
- Do not block driveways, pedestrian pathways, crosswalks, or traffic flow
- Do not park any part of your vehicle on any grassy areas
Safety & Access Restrictions
- Do not block driveways, pedestrian pathways, crosswalks, or traffic flow
- Do not park any part of your vehicle on any grassy areas
Street Closure Requirements
- If your street is scheduled for work, all vehicles must be removed by 7:00 AM on your assigned day
- Streets will close at 7:00 AM and remain closed for approximately 36 hours
- Do not drive on closed streets, as this may damage the new surface and your vehicle
- Do not move any signage or traffic/parking devices
Enforcement
- Vehicles obstructing work areas will be towed at the owner’s expense
- Violations of these rules may result in fines of $100 per day
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Overall Project Map and Timeline as of April 8th
(Updated maps/timelines will be added as the project progresses - check back often)
Map Close Ups:
