ARCHITECTURAL REVIEW COMMITTEE ARCHITECTURAL GUIDELINES The work that homeowners do to their homes falls into two broad categories. MODIFICATIONS are changes, alterations, and improvements which alter the structure or grounds around a home and which are visible from the outside of the structure. Modifications require review and approval by the Architectural Review Committee. ROUTINE MAINTENANCE done to homes generally will not need Architectural Review Committee approval; specifics of items which fall in this category are described below. Homeowners contemplating any work which specifically is not included on the routine maintenance list below should consult with the Architectural Review Committee to determine if the work requires approval. MODIFICATIONS Modifications include any changes to the unit exterior and grounds, and limited common area adjacent to the unit, which are visible from the outside of the structure. All modifications require approval by the ARC, according to the procedure outlined in the ARC Checklist on the East Lake Commons web site. Modifications which require ARC approval include but are not limited to the following: 1. Modifications to the structure: a. Any changes to the siding, trim, doors, windows, screens, gutters, downspouts, roofing, or paint color or type, b. Screened doors. c. Awnings, trellises, and screens. d. Any interior change which could affect the structural integrity of a unit, or in any way affect an adjacent/attached unit. 2. Additions to the structure: a. Balconies, porches, porch extensions, porch roofs, porch screening, or other porch changes and modifications. b. Skylights, dormers, gables, roof decks, and any other modifications to the roof structure or roof line of the house. c. Stairs or staircases of any type. d. Deck extensions, railings, privacy screens, and rain covers over or under decks. e. Any additions of living space which requires expansion of the exterior of the unit, including rooms, enclosed porches, decks or patios; bay windows, and the like. e. Any alteration which connects to or affects a neighbors property. 3. Systems changes. a. Installing HVAC (heating, ventilation, air conditioning) equipment or components which are external to or penetrate the walls of the structure. b. Exterior lighting. 4. Hardscape changes. a. Sidewalks, sidewalk alterations, pathways, pads, patios, patio surfaces and other walkway type structures. b. Walls and fences, regardless of height or materials. c. Planters and other hardscape structures. d. Landscape lighting. e. Fountains. f. Swimming pools. 5. Other modifications. a. Storage containers, storage structures, sheds, and the like. b. Hot tubs, whirlpools, and spas, wading pools. c. Outdoor fireplaces. d. Permanently installed grills. e. Basketball hoops or other devices used for sports or athletic activities. f. Clothes lines. g. Satellite dishes of any size, antennas, and the like. h. Solar energy devices of any type. g. Sculpture or art objects. i. Signs, banners, and flags, other than temporary political yard signs. Other alterations, changes or improvements which affect the exterior of the unit or the grounds may be deemed by the ARC to be covered by these guidelines. Environmentally safe and environmentally sustainable products should be used to the extent possible. If there is ever a question about whether a modification which is contemplated by a homeowner requires ARC review, it is the homeowner's responsibility to check with the ARC. ROUTINE MAINTENANCE: Routine maintenance does not require review or approval by the ARC. Routine maintenance typically includes exterior repairs which correct deterioration or damage to the exterior of a unit which restores the unit to its original condition. Original condition means the conditions which existed when the original construction of the unit was fully completed, using identical materials and methods of installation. Because some of the materials and workmanship used in the original construction at ELC were inferior, recommended alternatives are included herein and use of these alternatives will not require ARC approval. Environmentally safe and sustainable products are recommended except in applications where none are available. Routine maintenance items include the following: 1. Painting. Exterior painting is considered routine maintenance when the unit is repainted using the original paint colors on the unit, and original type of paint, for example, latex semigloss. Any change in the colors requires ARC review and approval. The owner should use a paint of comparable or better quality than the original paint used on the unit. All painting work should be done in a professional manner using standard practices of good workmanship. All needed prep work, including cleaning, pressure washing, scraping, sanding, priming, caulking, wood filling, and the like should be done when the unit is repainted. Mildew retardants should be used in the primer and paint. All exterior rotted wood or other deteriorated components should be properly repaired or replaced when the unit is repainted. Any questions about installation methods and standard practices of good workmanship should be directed to the ARC. 2. Trim and siding repairs. Replacement of rot damaged trim and siding components on the exterior of the unit is allowed if the replacement design and installation is identical to the original. All materials typically must be of the same type as was used in the original construction. Recommended alternative materials, selected for their durability to minimize future deterioration, are noted below. The trim and siding material standards are as follows: a. Window trim, corner boards, skirt boards, and batten boards used on the siding: rough cut cedar. Proper metal head flashing should be installed, extending up behind the siding and extending out over the head casing at all windows and doors. The recommended alternative material for the cedar trim components is Harditrim HLD 3/4" Rustic Grain trim material. b. Drip caps: moulded wood drip cap. The recommended alternative material is paintable PVC drip cap. c. Brick mould: standard moulded wood trim to match existing. Proper metal head flashing should be installed, extending up behind the siding and extending out over the brick moulding installed over all doors and windows. For doors which are exposed to rain, such as where there is no roof overhang, the recommended alternative is paintable PVC brick moulding. d. Columns, fascia, and porch ceiling batten strips: spruce. The recommended alternative material for use in repair or replacement of wood columns and fascia is Harditrim XLD 3/4" smooth planks. e. Porch ceilings: standard exterior sanded finish plywood. f. Siding: lap siding is standard Hardiplank siding, shingles are Hardishingle, and the panel siding is Hardipanel siding, all in Cedarmill wood grain pattern, installed with the wood grain side showing. The lap pattern of the lap siding should match the existing. g. Brick repairs: cracks or deteriorated mortar in brick walls should be repaired with a type S mortar which should be tinted if needed to match the existing. All mortar residue left on the brick when repairs are made should be cleaned appropriately, typically with a dilute muriatic acid solution. h. All trim replacement must be done in a good workmanship manner, and the quality of the work must meet or exceed the quality of the original installation. All work must match the original in design and execution. All replaced material must be prepped, primed, and painted in a timely manner. h. Replacement of any siding or trim components or other materials with materials not specified herein would represent a modification and will require ARC approval. 3. Glazing. Window and door glass replacement is considered routine maintenance. Glass replacement is required whenever window or door glass is cracked or broken, and when the seal fails and the glass fogs. The glass used in the windows is Low-E coated insulated glass. All replacement glass must match the original in all ways, including tempered where required, insulated to the same thickness standard, and Low-E coating. The color/tinting of the glass shall match the original; typically the Low-E coating slightly tints and colors the glass. The replacement glass must be installed with the correct side facing out. All vinyl trim around the windows should be properly installed and any damaged vinyl trim should be replaced. 4. Roof. Replacing existing roofing with new roofing which matches the existing roofing in the exact or comparable color, manufacturer, and shingle type is considered routine maintenance. Any change in roofing material, manufacturer, color, or shingle type requires ARC approval. Installation of a second or third layer of roofing is prohibited. All flashings and venting components must be reworked or replaced as needed when the roof is replaced so that the flashings will function properly and will match the existing in appearance. A recommended shingle alternative is to install new shingles with a longer life expectancy than the original shingles, for example 30 year shingles instead of 20 year shingles. Approved 10/25/04 by the Architectural Review Committee