LAUREL HOMEOWNERS ASSOCIATION
ARCHITECTURAL CONTROL STANDARDS
effective March 2002
I. Purpose
To develop, maintain and publish Architectural Standards, along with equitable opportunity and enforcement for the greater good of Laurel Homeowners Association (“LHA”).
A. All changes or improvements to the exterior of a Lot and/or common property shall require approval from the LHA Board of Directors or its designee, which will then issue a permit to be displayed in such a way as to be visible from the exterior of said Lot. Unit Owner is responsible to obtain any additional permits required by the local township or other government agency.
B. All waste building materials must be removed at the Unit Owner’s expense. Use of any LHA dumpster for waste building materials is strictly prohibited.
C. All substandard materials found during an improvement must be replaced.
D. Construction dumpsters will be allowed by permit only.
E. Unit Owners may apply for a Land Use Permit at a cost of Fifty ($50) Dollars per day for the allowance of vehicles to be brought onto the common property (non-paved areas). Damage to and replacement of trees, shrubs and/or turf due to improvement construction or demolition shall be the responsibility of the Unit Owner. Any violation of this rule will subject the Unit Owner and driver of such vehicle to an immediate land use fee of One Hundred ($100) Dollars per day plus fines and expenses to repair any resulting damage. Owner and driver of said vehicle agree to hold LHA harmless from any and all liability associated with its use on the property and provide proof of insurance upon request.
F. All contractors are required to post a certificate of satisfactory proof of liability insurance to LHA prior to construction or demolition.
G. No exterior painting may be done without first obtaining the paint colors that are on file with the office.
H. All Unit Owners with modifications or additions validly and previously approved by the Board as of the date these Architectural Standards are adopted are grand-fathered and will not be required to alter, change or remove their modifications or additions if they are not consistent with these Architectural Standards.
I. All Unit Owners with Board approved architectural changes shall agree to maintain the modifications or additions to current architectural standards or remove it upon sixty (60) days written notice by the Board. The Board or its designee, in its sole discretion, shall determine the status of compliance of each unit with any and all architectural standards.
J. All decks and patios must be maintained and kept clear of all trash and clutter, so as to promote harmony with neighbors.
K. Where these standards conflict with Exeter Township zoning or building codes, the more restrictive standard controls.
L. Where these standards conflict with the Condominium Association standards, the more restrictive standards prevail.
M. The Board of Directors may grant variance for Americans with Disabilities Act (ADA) requirements at the request and expense of the Unit Owner or applicant. All modifications for ADA must be returned to compliance with the architectural standards when Unit Owner sells or moves unless sold or transferred to an ADA qualified individual.
A. Old Lots (T1-11 siding) - Siding changes must be made with the material of like kind and quality (4’ x 9’ x 5/8”) sheets. Paint must match existing color of building (this includes trim replacement).
(1) Masonite walls may be replaced with T1-11 provided the T1-11 is painted the same color as the rest of the T1-11 siding on the building.**
B. New Lots (vinyl siding) - Siding replacement will require material of like kind, color and quality.
C. Furnace vents directed to the outside of a unit through a wall must be covered by a box built with T1-11 and painted to match the building color. It may have a mesh screen top and bottom to allow for proper air flow.**
Other options for PVC furnace vent pipes include painting same color as siding or trim to which it is attached or covering with a dryer vent type cover.***
D. T1-11 siding replacements will be allowed to have up to one (1) horizontal cut that may be visible across the grooves with a drip edge. If more than one (1) horizontal cut is required, the entire sheet of T1-11 must be replaced. Full length vertical replacement cuts are permitted provided they are cut in the grooves, are sealed appropriately and the seam is not visible.**
E. The entire wall along with any and all adjoining walls on the same horizontal or vertical plane must be painted in its entirety when T1-11 siding has been replaced or repaired.**
A. Roof shingles are to be replaced with the same type, color and quality (20 year or better), or as approved by the Board or its designee.
B. Roof shingle type, quality and color can be changed, provided all Unit Owners in the same building agree on the change and implement said change at the same time.
A. Windows must be replaced singularly with like kind, color and quality of original.
B. Window style may be changed if all windows on a Lot are replaced at the same time. Vertical, horizontal, sliding and wind-out type windows are permitted. Internal lattice is also permitted.
C. All replacement windows must conform to the original window opening (i.e. they must be the same size - no exceptions).
D. Old Lots (T1-11 siding) - All replacement windows must be dark brown in color to match the trim.
New Lots (vinyl siding) - All replacement windows must be either white or the same color as the siding.
E. Window trim on a stucco wall shall be white.
(1) Window trim on masonite walls of a unit must be the color of the building trim.**
F. New windows may be added to a unit provided they are the same size, style, kind, quality and color of the rest of the windows.
G. Shutters must be replaced with like kind, color, quality, size and style of original.
H. Shutters may be changed from the original provided all Unit Owners in the same building agree on the change and implement said change at the same time.
A. No mirrored glass, tint is okay.
B. Skylights may be of any size, shape and quantity, provided they match the trim or roof color and are installed as per manufacturer’s instructions.
C. Placement requires a minimum one (1’) foot setback from any edge, obstruction or other Unit Owner’s roof.
A. Constructed of metal, wood or vinyl only. No glass windows are permitted within the door. Side windows are permitted around a door frame.
B. Design shall be four (4) or six (6) panel with either raised or sunken style.
Eight (8) or fifteen (15) panels are also permitted.***
C. Only solid colors of medium brown, white, almond or gray are permitted. Multi-colored designs are not allowed.
D. Door color can be changed from the above approved colors, provided all Unit Owners in the same building agree on the change and implement said change at the same time.
E. Replacements must be of the same size and fit in the original opening of the existing door. Double doors are not permitted.
F. Trim around door must be the same color, shade and kind as the trim on the entire building.
G. Fixtures, including, but not limited to, door handles, locks and kick plates, must be brass.
H. Buildings with original door colors other than accepted architectural standards must maintain with the same door color unless the entire buildings’ owners agree to change to an accepted architectural standard color for doors.**
I. Exterior ceilings above front doors and roofed patios may be vinyl provided the color matches the building’s trim color, at the discretion of the Board, and provided all unit owners within that building agree to change to that color either with matching vinyl or by painting the wood trim color.**
A. Constructed of metal or vinyl only.
B. Design may be solid glass or double glass panel and screens may be solid or double panel.
C. Only solid colors of medium brown, white, almond, gray or same color as front door are permitted. Multi-colored designs are not allowed.
D. Fixtures, including, but not limited to, door handles, locks and kick plates, must be brass or same color as screen door.
A. Hand railings must be replaced with like kind, color, quality, size and style of the original, unless otherwise approved by the Board or its designee.
A. Old Lots (T1-11 siding) - Dark brown or same color as trim.
New Lots (vinyl siding) - White or same color as vinyl siding.
B. Screens and heaters are permitted, provided they are UL approved. Cleaning of said screens and heaters is the responsibility of the Unit Owner.
C. Splash pads are required on all down spouts. They may be of any design, but must be green or brown in color or concrete.
D. No underground tubing or runoff of down spouts will be permitted, unless approved by the Board.
E. All spouting and down spouts must be securely fastened with the proper hangers.
A. Old Lots (T1-11 siding) - May use the original wood or opt for vinyl or aluminum provided the color matches the trim on the building (dark brown). Aluminum grills, screen grates and louvers are permitted, provided they are painted the color of the trim.
B. New Lots (vinyl siding) - Direct replacement of like kind, color and quality.
A. Constructed of metal, wood or vinyl only. Solid or multi-pane glass design is permitted, with or without internal blinds.
B. Slider or French style doors are allowed. Lattice is permitted.
C. Only solid colors of medium brown, white, almond or gray are permitted. Multi-colored designs are not allowed.
D. Replacements must be of the same size and fit in the original opening of the existing door.
E. Trim around door must be the same color, shade and kind as the trim on the entire building unless the exterior wall is stucco. Patio or deck door trim on a stucco wall shall be white or be the same color of the door.
F. Fixtures, including, but not limited to, door handles, locks and kick plates, must be brass.
A. Decks shall be permitted above patios, provided they stay within the ten (10’) foot easement.
B. No decks shall be permitted off the front of a unit.
C. Wrap-around decks on end units will be allowed within their back and side easements only.
D. Stairs and ramps must stay within the easement.
E. Decks must be made of pressure-treated wood and sealed within one (1) year of completion with a sealer and pigment similar to the trim color. Cedar-tone is recommended.
F. Handrails must be pressure-treated wood - no wrought iron. Design shall be at the discretion of the Unit Owner, provided the pickets are no less than four (4”) inches apart. Sealer and pigment shall be required within one (1) year of completion.
G. Footers shall be required for ground-level deck support systems and shall be a minimum of nine (9”) inch square, sixteen (16”) inches deep below ground surface, and constructed using 3,000 lb. test concrete.
H. No freestanding decks will be allowed.
I. Trex planking for deck surface will be allowed and colored to match the wood stain of the deck. Galvanized and/or stainless steel screws must be used.
J. Decks up to eight feet by eight feet (8’ x 8’) require four (4”) inch support posts. Decks larger than eight feet by eight feet (8’ x 8’) require six (6”) inch support posts. Five-fourth (5/4”) inch decking material must be used. Header board must be a minimum of two inches by eight inches (2” x 8”), and joists must be a minimum of two inches by six inches (2” x 6”) with a maximum of two (2’) foot centers.
K. Flower boxes are permitted on decks, but may be no larger than three feet in length by ten inches in width by ten inches in depth (3’L x 10”W x 10”D). Gas grills are also permitted on decks.
L. Pets are permitted on decks provided the animal cannot escape the confines of the fence in any way and must be directly supervised by the Owner or his designee at all times. Pets who can escape the deck must be leashed while on the deck.
A. Patios must be concrete of at least four (4”) inch thickness with the proper expansion joints. Footers must be sixteen (16”) inches below top of slab, nine (9”) inches wide for slabs not attached to the building. If slabs are attached to the building, footers must be thirty-six (36”) inches below top of slab at nine (9”) inches wide.
B. Patios must stay within the ten (10’) foot easement from the back of the unit.
A. T1-11 Units - must have thirty-six (36”) inches of T1-11 siding from base of deck or patio of enclosure.
B. Vinyl-sided Units - must have thirty-six (36”) inches of vinyl siding from base of deck or patio of enclosure.
C. The pitch of the roof must be a minimum of four (4) on twelve (12) or match that of the roof of the house. The color, quality and design of the shingles must also match the main roof of the house.
D. Screening is allowed and must be brown or black in color.
E. Glass may be used, provided it is plate glass and is removable.
F. No heating or air conditioning shall be installed in the enclosure.
G. No permanent additions can be allowed under the current documents controlling the common property. Any enclosure with non-removable windows, heating and/or air conditioning shall be brought within this standard, unless previously approved in writing by the Board.
A. Design may be four (4”) inch or six (6”) inch shadow-box fencing with a maximum of three-eighths (3/8”) inch spacing between slats or solid wood fencing only.
B. Six (6’) feet maximum height, three (3’) feet minimum height.
C. Only pressure-treated wood, cedar or Trex may be used. It must be sealed with pigment to match trim within one (1) year of completion and properly maintained thereafter by the Unit Owner.
D. Unit Owners shall bear the financial responsibility for any and all demolition and reconstruction of said decks, patios, shrubbery, trees, etc., due to removal for repair of utilities leading to their Lots.
E. Bicycles, toys and motorcycles may be stored on fenced patios.
F. Pets may be left to run within fenced patios, as per the Declaration, provided the animal cannot escape the confines of the fence in any way. Pets must be directly supervised by the Owner or his designee at all times. Pets who can escape the confines of the patio must be leashed while on the patio.
A. Existing walkways and sidewalks shall be replaced with like kind, size and quality.
B. Concrete - new walks must meet the following minimum construction criteria:
(1) three (3”) inch base of three-quarter (3/4”) inch stones;
(2) six inch by six inch (6” x 6”) reinforcement wire;
(3) four (4”) inch thick of 3,000 lb. concrete mix; and
(4) three (3’) feet minimum/maximum width.
C. Macadam - new walks must meet the following minimum construction criteria:
(1) three (3”) inch base of three-quarter (3/4”) inch stones;
(2) two (2”) inch thick base macadam;
(3) one (1”) inch thick top coat; and
(4) three (3’) feet minimum/maximum width.
D. Landings - new landings must meet the following minimum construction criteria:
(1) three (3”) inch base of three-quarter (3/4”) inch stones;
(2) six (6”) inches thick;
(3) four (4’) feet minimum/maximum width; and
(4) must be flush against step or ramp.
A. Extra outside lighting will be allowed, provided that:
(1) No wiring is visible on the outside of the Lot.
(2) Lighting doesn’t create a conflict with neighboring Unit Owners.
(3) Security lighting to include dusk-to-dawn and motion sensor shall not exceed 100W incandescent, 35W sodium-vapor and 75W flood lighting. Bulbs may be white or yellow only.
(4) Fixtures must be black, brass or trim colored.
Fixtures may also be the same color as the wall to which they are attached.***
B. Holiday lighting shall be allowed from November 15th through January 15th of the new year.
C. No permanently fastened patio lights shall be permitted on decks.
D. No walkway lighting shall be permitted beyond the Unit Owner’s easement.
E. All lighting appliances must be UL approved, and all wiring must meet NEC standards.
A. A dish antenna of one (1) meter or less with roof location is recommended.
B. All cable and wiring must be installed in such fashion so as to not be visible on the exterior of a unit.
A. Portable units not to exceed four feet in depth by five feet in width by seven feet in height (4’D x 5’W x 7’H) shall be permitted on patios or decks only within the Unit Owner’s easement..
B. Storage units shall be plastic only, brown or green in color.
C. No wooden structures are permitted.
A. Size may not exceed the dimensions of the deck or patio and must be within the Unit Owner’s easement.
B. All plumbing and electrical wiring shall be installed to be aesthetically acceptable and not visible.
C. Proof of minimum $500,000 liability insurance is required.
D. Unit Owner is solely responsible for the maintenance and all liabilities associated with ownership, access and use. Unit Owner shall hold LHA harmless of any and all legal liabilities.
A. No approval is necessary to plant flowers.*
B. Approval is required to plant trees and shrubbery.*
*Note: Please refer to the Association’s policy on file regarding flowers and shrubs.
C. Once trees and shrubbery are approved, the Unit Owner may put them in at his/her expense. Once installed, said trees and shrubs become the property of and shall be maintained by LHA. Removal thereafter will require a permit.
D. No vegetable gardens shall be allowed at any time or anywhere on the Unit Owner’s easement or on the common property.
E. Bird baths and feeders shall be allowed on easements, however, shall not be more than two (2’) feet high and four (4’) feet off the ground, respectively. Bird feeders may be removed at the discretion of the Board of Directors should they create conflicts with neighbors to include, but not limited to, noise and bird manure.
F. Decorative stone in flower beds and under decks must be ¾” Pennsylvania Red a/k/a Red Stone (sample to be approved by management). If stone is used, the Owner must also install approved edging to prevent the stones from migrating to the grass areas.**
G. Edging around flower beds and decks must be constructed of nursery stone/garden stone (sample may be obtained or viewed at the office) which shall be the same color as the versa-lok stone used for the walls within Laurel Springs. No other edging, fencing or other material shall be permitted.**
A. These Architectural Standards may be amended, at a regular or special meeting of the Members of the Association, by a vote of twenty-five (25%) percent of the entire Membership by written proxy or ballot collected before or during the meeting, provided; however, that those provisions of these Architectural Standards which are governed by the Declaration may not be amended except as provided in the Declaration. All proposed changes will be sent to the entire Membership not more than sixty (60) days or less than thirty (30) days prior to the meeting and shall take effect sixty (60) days after approval of the membership.
B. New and additional standards to these Architectural Standards shall be created as deemed necessary by the Board of Directors, provided the additional standards do not conflict with existing standards.
C. The Board of Directors reserves the authority to deny or delay the approval of all additions or modifications that it determines are not covered under current regulations, until such additions or modifications can be brought before the Architectural Control Committee and/or the Membership for clarification and approval, for a period not to exceed one (1) year.
A. Expansion or repair to driveways for units with already existing driveways shall meet the following guidelines as the minimum requirements.
B. Sub-grade to be prepared and compacted for placement of sub-base, base course, and wearing course.
C. Sub-base to be compacted 3-inch thick 2A modified stone.
D. Rolled bituminous base course to be 2-inch ID-2 BCBC.
E. Rolled bituminous wearing course to be 1-inch ID-2.
F. Driveway cannot exceed longest existing dimensions in any direction.
G. Any repairs other than filling of small holes and cracks shall be required to apply a rolled bituminous top coat wearing course 1-inch ID-2 to provide a smooth uniform appearance.
Secretary
** July 2002 – These additions have been incorporated into the Architectural Control Standards as allowed under the current governing documents and are based on Board approvals at properly called meetings of the Board of Directors and ratified at the Annual Meeting held on March 25, 2003.
*** October 2002 – These additions have been incorporated into the Architectural Control Standards as allowed under the current governing documents and are based on Board approvals at properly called meetings of the Board of Directors and ratified at the Annual Meeting held on March 25, 2003.