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QUAIL RIDGE COUNTRY CLUB AND PROPERTY OWNERS ASSOCIATION, INC.
Architectural Review Board Guidelines
APPROVED BY THE BOARD OF GOVERNORS
Including Amendments
Revised: January 8, 2013
These Guidelines may be amended or revised at any time by the Architectural Review Board and Property Owners Association
Board of Governors
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ARCHITECTURAL REVIEW BOARD
MISSION STATEMENT
The overall purpose of the Architectural Review Board is to maintain and improve the
architectural quality of Quail Ridge.
This includes all physical additions, subtractions and alterations to the exteriors and
grounds of apartments, villas and structures under the jurisdiction of the Property
Owners Association and the Country Club Boards. It does not include homes or
structures of the three villages.
Any changes to the exteriors of apartments and villas and structures must be approved
by the Board. This does not apply to the interiors.
Further, the Board is authorized to recommend exterior changes to these buildings with
the approval of the local condominium board and the Property Owners Association or
the Country Club Board.
TABLE OF CONTENTS
Page
Purpose of Application Approval ----------------------------------------- 4 Procedure for Processing Applications ----------------------------------- 5 Villa Guidelines -------------------------------------------------------------- 9 Apartment Guidelines ----------------------------------------------------- 17
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PURPOSE OF APPLICATION APPROVAL The Quail Ridge Community is one of the best in Florida, and members are interested in maintaining our high quality standards. Our success in this endeavor is dependent on the cooperation of residents, local area Boards of Directors, Property Owners Association, the Country Club, and the Architectural Review Board who are charged with protecting the existing integrity. These guidelines inform the residents of their rights and restrictions as set forth in the By-Laws, Articles of Incorporation, Declarations of Condominium, and the Laws of the State of Florida. All changes, additions, deletions, and/or replacement of any item on or outside the exterior walls of all buildings in the community, or on common property, must first be submitted to the local condominium area Board of Directors, and then to the Architectural Review Board of the Property Owners Association, as set forth in the following procedures. Any resident who has, or may initiate, any work of this nature to be done, without approval, may be required to remove same at his/her expense. To the best of the knowledge and intent of the Architectural Review Board, and at the time of this writing, the guidelines addressed herein are assumed to be in compliance with all State and local building codes. Building codes and permitting requirements are subject to change without notice, and it is the responsibility of the applicant to ensure any and all work performed within or upon the applicant’s unit is in compliance with all State and local building codes and permitting requirements. The Architectural Review Board and the Property Owners Association assume no responsibility or liability for damages that may result because of the applicant’s non-compliance with State and local building codes and permitting. All items addressed herein require an application form which MUST be submitted to the local area condominium Board of Directors and the Architectural Review Board for approval prior to the signing of a contract for the performance of the work, and prior to the commencement of any work. Application forms may be obtained from the ARB Coordinator located in the Business Center.
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PROCEDURE FOR PROCESSING ARCHITECTURAL REVIEW BOARD APPLICATIONS
I. GENERAL
The following procedures govern the preparation and processing of applications for approval of new construction and changes in the exterior design and appearance of existing structures. These procedures, also, govern all changes, additions, deletions and replacement of items located on common property within the Quail Ridge community. Consideration and approval levels include, but may not be limited to: the area condominium, the Country Club, the Property Owners Association, and the Architectural Review Board. These procedures take into consideration the existence and function of the community, and they shall be such as to afford each applicant a reasonable and adequate opportunity to present his or her proposal, while providing for expeditious movement of the application through consideration and approval levels. The ARB Coordinator shall act as the permanent Secretary of the Architectural Review Board. All applications and Architectural Review Board files will be maintained by the ARB Coordinator. Any reference or statement in these Rules concerning approval from the “Area Board” or “local condominium area” shall mean the Area Board has only advisory powers to recommend approvals and standards of architectural style to the ARB. Area Boards do not have ultimate authority to reject or veto any application. However, the ARB will give great weight and authority to Area Board decisions but the final decision lies with the ARB. A. Condominium Apartment and Villa Areas
1. The applicant/owner will submit a written application (using the approved
application form) to the local condominium area Board of Directors, together with all relevant attachments and enclosures, to include sketches, detailed drawings with measurements, pictures, quotations, brochures, samples of material, etc.
Plans submitted to the area board, to the ARB, and to Palm Beach County
Building Department must be one and the same throughout the process. If Palm Beach County Building Department makes any changes to the
exterior of an ARB approved plan, the applicant/owner must resubmit the plans to the area board and the ARB for approval.
Applicant/owner must return a copy of the approved plan from Palm Beach County Building Department to the ARB.
2. The local Condominium Area Board, within fifteen (15) days of receipt of the
application, will either register an objection, or register no objection, as called for on the form and send its advisory recommendation to the Chairman, POA ARB. c/o ARB Coordinator. If the application is rejected at the area level, it
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will be reviewed by the ARB. If the applications is disapproved by the ARB an explanation for the objection will be forwarded to the applicant.
3. The POA ARB reviews the application at its next scheduled or special meeting, and may either register an objection, (citing the basis thereof), register no objection, or may ask for further information. If the application is for a material change, then the POA ARB shall forward its advisory recommendation to the Board of Governors for the Property Owners Association. If the application is for a nonmaterial change, then the POA ARB decision shall be final subject to appeal as provided herein.
4. The Architectural Review Board will return one copy of the application to the appropriate Area Board and one copy to the applicant.
5. If the Architectural Review Board registers an objection, the applicant may appeal to the Board of Governors of the Property Owners Association (see disapproval procedures).
Note: Material changes shall be those that change the exterior design or appearance of a condominium to the extent that it alters the uniform nature of the community, including structural changes in the roof design, increasing the square footage of structures and enclosing or altering carports, court yard and patio areas.
Nonmaterial changes shall mean any and all new construction, any improvement or modification, of any and all existing structures on any land in the Quail Ridge area, which are not material changes.
B. Country Club and Property Owners Association It is recognized that both the Country Club and the Property Owners Association have sole authority to decide what modifications of the existing Club and Property Owners Association structures are to be made, and/or what new Club and Property Owners Association structures are desired. However, in the interest of providing overall harmonious development within Quail Ridge, the following relationship is agreed upon:
1. The Country Club and/or the Property Owners Association will submit an
application to the Architectural Review Board, signed by the Country Club President and General Manager, or Property Owners Association President and General Manager, for structural modifications or new structures for the Architectural Review Board’s review.
2. The Architectural Review Board will review the application at its next
scheduled or special meeting, and will either endorse or not endorse, citing the basis for non-endorsement, or may ask for further information.
3. The Architectural Review Board will return one copy of the application to the
Country Club or to the Property Owners Association.
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4. If the application is not endorsed by the Architectural Review Board, the
President of the Country Club or Property Owners Association may appeal to the Board of Governors of the Property Owners Association.
C. Condominium Apartment and Villa Common Property Areas Modifications to the common property areas of condominium apartments and villas (Declaration of Condominium, Article III ) must be initiated by the President of the local area Board and approved by the area Board, and must follow the applicable procedures as listed above.
II. DISAPPROVAL
In the event of disapproval of plans and/or specifications as submitted, for either a material or nonmaterial change, no work or construction shall be commenced in furtherance of the proposed improvement. The applicant, in such event, may request a formal meeting with the Architectural Review Board to review plans and specifications as submitted, said meeting to take place no later than fifteen (15) days after a written request for such meeting is received by the Architectural Review Board (unless applicant waives this time requirement in writing). The Architectural Review Board shall make a final written decision no later than ten (10) days after such meeting; and, in the event said Architectural Review Board fails to provide such written decision, said plans and specifications shall be deemed disapproved. Upon continued disapproval of a material change the applicant may request a formal meeting before the Board of Governors of the Property Owners Association, which shall take place at the earliest Board Meeting subsequent to the receipt by the Board of Governors of the written notice of the request for such meeting (unless applicant waives this time requirement in writing). If the Board of Governors fails to grant such a meeting (within thirty (30) days after receipt of request of such meeting), then the plans and specifications shall be deemed disapproved. The Board of Governors shall make a final decision at such meeting; and, in the event the Board of Governors fails to provide such written decision, such plans and specifications shall be deemed disapproved. The decision of the Board of Governors on a material change shall be final and binding upon the applicant, his heirs and assigns.
III. CHANGES TO APPROVED PLANS
Any changes to plans previously approved must be handled as a new request and follow applicable procedures as listed above.
IV. FEES
In the event the General Manager determines that a Professional Architect, or Engineer, registered in the State of Florida, is required for inspections, compliance with codes, or other professional services, he may charge the applicant an application fee, and a fee for the actual cost of said services. No permission will be granted to start construction until such fee is paid.
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ARB Guidelines – 1/13 Villas
V. APPEAL
An applicant for a material or nonmaterial change, or the Area Board can appeal a decision of the Architectural Review Board to the Board of Governors of the Association.
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ARB Guidelines 1/13 Villas VILLAS
I. PORCH ENCLOSURES
II. FRENCH DOORS
III. CARPORT AND COURTYARD SURFACES
IV. CARPORT SCREEN DOORS
V. CARPORT ADDITIONAL IMPROVED SQUARE FOOTAGE VI. GARAGES / DRIVEWAY MODIFICATION
VII. COURTYARD FENCES, WALL AND GATE REMOVAL OR ADDITIONS
VII. COURTYARD SCREEN ENCLOSURES
IX. SIGNS
X. ROOF REPLACEMENTS
XI. ROOF TURBINES AND FANS
XII. GUTTERS
XIII. AWNINGS
XIV. HURRICANE/STORM SHUTTERS/GENERATORS
XV. WINDOW TINTING
XVI. LIGHTNING RODS
XVII. WINDOW BOXES/FLOWER BOXES
XVIII. EXTERIOR LIGHTING
XIX. WATER SOFTENERS ANDAIR CONDITIONERS
XX. COURTYARDS (front) and WALKWAYS (rear)
XXI. FLAG
XXII. PRIVATE SECURITY SYSTEMS
XXIII. ANTENNAE/SATELLITE DISHES
XXIV. APPEARANCE STANDARDS
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ARB Guidelines – 1/13 Villas
VILLAS
I. PORCH ENCLOSURES
A. Villa porches may be enclosed with sliding glass doors/sliding screen doors. All glass enclosures must meet Palm Beach County Code.
B. Framing is to be dark bronze in color, except in areas where white is permitted.
II. FRENCH DOORS
French Doors are allowed in the courtyard and rear porch areas. They must be in compliance with Palm Beach County Codes and Palm Beach County permits must be obtained. Must be compatible with local condominium area.
III. CARPORT AND COURTYARD SURFACES
Ceramic tile, concrete, pavers, and stepping stones are permitted, with consideration given to color and material that are compatible with other units in the local condominium area. Stepping stones or brick pavers set in sand no wider than 48” are permitted around the rear and side exterior of the villa. COURTYARDS MAY NOT EXTEND INTO THE COMMON AREA. (Declaration of Condominium Article III)
IV. CARPORT SCREEN DOORS
Screen doors are allowed in carport kitchen entrances.
V. CARPORT ADDITIONAL IMPROVED SQUARE FOOTAGE
Carport improved additional square footage is permitted as defined in the following specifications; A. Additional improved square footage can be added in the rear of the carport to
extend into the carport area provided a minimum depth of nineteen feet six inches (19’ 6”) remains to allow for vehicle parking only; Width of the carport area shall remain unaltered;
B. Additional improved square footage can be accessed from the interior and/or exterior of the unit;
C. Exterior wall of the additional improved square footage must be flush across the width of the carport and finished using materials and paint color matching the existing carport structure;
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ARB Guidelines 1/13 Villas
Approved modification/s to said wall must meet or exceed Palm Beach County Building Codes.
VI. GARAGES / DRIVEWAY MODIFICATION
The enclosure of existing carports to create a garage is permitted with the following restrictions: A. Area Board and Architectural Review Board approvals are received;
B. A minimum of nineteen feet six inches (19’ 6”) of depth must remain inside the garage to allow for vehicle parking only; Width of the carport/garage area shall remain unaltered;
C. A minimum of one vehicle must be parked in the garage at night, others on the driveway and not on the street;
D. Garage doors shall be kept closed at all times, except to permit ingress and egress;
E. Exterior walls of garage must be painted same color as unit;
F. Additional improved square footage can be added in the rear of the garage to extend into the garage area provided a minimum depth of nineteen feet six inches (19’ 6”) remains to allow for vehicle parking only; Width of the garage area shall remain unaltered;
G. Additional improved square footage may be accessed from either the interior and/or exterior of the unit;
H. Modifications to said wall must meet or exceed Palm Beach County Building Code;
I. A minimum of one (1) additional ingress/egress other than the garage door must be installed into the garage.
J. All garages are subject to deed restriction. A Declaration of Approval to Villa Exterior document must be signed, notarized and submitted with an ARB application for approval. Said improvements shall become part of the unit, subject to this Declaration and will be recorded in Palm Beach County to remain intact for future purchasers.
Driveways may be widened 2’ on either side of the driveway or 4’ on the courtyard side.
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ARB Guidelines – 1/13 Villas
VII. COURTYARD FENCES, WALLS AND GATES
A. Courtyard fences are permitted with approval as to type, design, color and material. Replacement fences may be of a new design and material.
B. Courtyard fences or walls may be removed. If the fence or wall is removed an
approved 4’ to 6’ high fence, hedge or screen of vegetation must be installed to restricts the view of the courtyard area from the street. Must be approved by the Landscape Committee.
C. A wall addition in a courtyard is permitted and must be of the same height, color
and design as other walls in the local condominium area. D. Courtyard gates may be removed or added. Note: Courtyard fences may not extend in to the common area. They must be installed within the courtyard area. (Declaration of Condominium Article III)
VIII. COURTYARD SCREEN ENCLOSURES
Screen Enclosures are allowed in Villa Courtyards. The following specifications must be followed: A. The frame color may be bronze or white depending on the window frames and
roof color. B. The screening must be 20 X 20 gauge. C. The roof pitch is 4 ¾” to 1’ on slopes and no higher than 15” above the gutter. D. The present gutter is to be replaced by a structural gutter to support enclosure. E. Install three trap doors on the ceiling of the screening for access to clean the
gutters without getting on the roof. F. Villas with carports will require a screen door between the carport and patio. G. A light and area numbers 4” in height will be necessary to pass Palm Beach
County Code.
IX. SIGNS
A. Villa Numeric Address Signs - Local Area Boards must submit an ARB application for approval of address numeric signs. The numbers on the signs must be 4” in height to comply with Palm Beach County Codes. The signs must be illuminated from dusk to dawn.
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ARB Guidelines 1/13 Villas
Villa Name Signs - Local Area Boards must submit an ARB application for approval for address name signs. Name signs are separate and optional. All signs shall be installed in the same location for all villas in the local area.
B. All area entrance signs, and any other signs, must be of the same design and color, and shall be illuminated by Architectural Review Board-approved lighting.
X. ROOF REPLACEMENTS Roof replacements must conform to the type and color of tile selected and approved by the Area Board of Directors and the ARB. The approved tile for your area is on file in the ARB Coordinator’s office located in the Business Center.
XI. ROOF TURBINES AND FANS
Roof turbines, fans and solar tubes are allowed, but are restricted as to location, size, and height protrusion above the roof. They must be painted the color of the roof.
XII. GUTTERS
The addition of gutters is allowed. They must conform to existing gutters, both in style and in color.
XIII. AWNINGS
Canvas awnings may be installed for the purpose of shading interior rooms. Frame and canvas must match existing awnings in the local condominium area in color and design.
XIV. HURRICANE/ STORM SHUTTERS/GENERATORS
A. HURRICANE/STORM SHUTTERS Hurricane and storm shutters are permitted for protection of a unit during a hurricane or storm. Shutters must be in the open position from December 1st to May 1st, except in the case of an imminent storm. Accordion, Rolldown, Bahama and Colonial style storm shutters are allowed. The color and design of shutters must be compatible with others in the local condominium area. They must meet Palm Beach County code and permits must be obtained. The use of plywood or galvanized panels is not allowed. B. GENERATORS Portable generators are allowed during an extended power outage. They should not be used during the hours of 11:00 p.m. to 6:00 a.m. and should not become an annoyance to the surrounding neighbors. Generators must be drained and stored out of site when not in use. In ground generators are not allowed.
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ARB Guidelines 1/13 Villas
XV. WINDOWS
A. Window tinting is allowed subject to ARB approval. B. Larger window replacement is permitted. C. The bathroom windows may be replaced with an obscure glass block window
3’x4’.
XVI. LIGHTNING RODS
Lightning rods are permitted.
XVII. WINDOW BOXES/FLOWER BOXES
Window/flower box additions are permitted if they are compatible with those in the local condominium area and the community of Quail Ridge. Window/flower box additions are permitted in the front of the villa courtyard and must not exceed 12” in depth and the width of the window opening. The color must be approved by the local area. Window/flower box additions are not permitted in the rear of the villa.
XVIII. EXTERIOR LIGHTING
A. All soffit-mounted lighting installations shall be fitted with yellow-colored, amber
or soft white bulbs with a maximum of 75 watts and aimed to avoid disturbing neighbors. Ground level lighting installations in landscaping beds are permitted. They must be installed in conduit that will be buried at least six (6) inches below ground, controlled by a timer, and of low amperage. They must be directed and controlled so as to avoid disturbing neighbors.
B. Security sensors are permitted subject to type and location. It is suggested that
sensors be the same or similar to other security sensor units in the local condominium area. They may incorporate white bulbs which are activated by the sensor, and cannot remain illuminated for longer than five minutes.
C. Coach light fixtures and other light fixtures are permitted in villa courtyards and
adjacent to enclosed carport doors as required by current Palm Beach County building codes. The maximum bulb wattage may not exceed 75 watts. Coach lights are not permitted on the rear of units.
D. Lampposts are permitted. Post should be located on courtyard side of the property, within 4 feet of the driveway and within 15 feet from the edge of the carport or garage, or at least 10 feet from the curb. Maximum height of the pole and light not to exceed 7 feet above ground. Post should be installed and conform to the Palm Beach building code. Color of pole to be black, white, old brick or Verde. Glass may be clear or frosted. Wattage not to exceed 100 watts. The county electrical code must be followed when installed. Pole and light must be
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ARB Guidelines – 1/13 Villas
approved by the local condominium area board and the Architectural Review Board.
XIX. WATER SOFTENERS AND AIR CONDITIONERS
A. Water softeners and purifiers are permitted if installed no higher than the air
conditioning unit and completely shielded from sight by shrubs. B. No rooftop, window or wall heating, ventilating or air conditioning units are
permitted.
XX. COURTYARDS AND WALKWAYS
A. Courtyards (front) Courtyard areas are located by the front entrance to the villa. The courtyard is
considered a “limited common area” for the exclusive use of the owner and must be maintained by the owner. The area available for development extends from the front door entrance of the villa to the front edge of the carport or garage wall. (See illustration: Exhibit A). Any changes and/or modifications to the courtyard area must be approved.
B. Walkways (rear)
Walkways consisting of concrete stepping stones or brick pavers set in sand are permitted along the back and sides of a villa. The walkway may not extend more than 4’ from the exterior wall. Applications must be submitted to the ARB for approval. If a walkway is installed without approval, the owner may be asked to remove the walkway at his own expense. The area must be landscaped
Note: In the early years at Quail Ridge the developer built patios at the rear of some villas. These patios have been grandfathered and are considered authorized. No future requests for patios will be allowed or approved.
XXI. FLAG
The United States flag is permitted. The flag cannot measure more than 30” X 48”, and the pole cannot be longer than six (6) feet.
XXII. PRIVATE SECURITY SYSTEMS
Private security systems are permitted. Those systems with outside alarm devices must either be monitored by Quail Ridge Security, or have the internal capability of turning itself off after sounding for a period not longer than five (5) minutes, or must be monitored by someone with the ability to physically turn the system off after sounding for not longer than five (5) minutes.
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ARB Guidelines 1/13 Apartments
APARTMENTS
I. PORCH ENCLOSURES
II. BATHROOM WINDOW
III. WINDOW TINTING
IV. DOORS
V. PRIVACY FENCE
VI. BATHROOM VENT
VII. WATER SOFTENER/FILTER UNIT
VIII. KITCHEN VENTS/STOVE EXHAUST FANS
IX. EXTERIOR LIGHTING
X. HURRICANE SHUTTERS/GENERATORS
XI. FLAG
XII. SIGNS
XIII. AIR CONDITIONER
XIV. COURTYARDS (front) and WALKWAYS (rear)
XV. DUMPSTER AREAS
XVI. SECURITY SYSTEMS
XVII. ANTENNAE/SATELLITE DISHES
XVIII. CHAIR LIFTS
XIX. APPEARANCE STANDARDS
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ARB Guidelines – 1/13 Apartments
APARTMENTS
I. PORCH ENCLOSURES
Rear terrace and porch screen enclosures may be replaced. Framing and solid panels must be dark bronze in color except in areas where white has been used. Tempered glass replacement must have approved accordion hurricane shutters installed. All enclosures must conform to Palm Beach County Code. Enclosure specifications must be submitted along with the ARB application for approval. If installing a new enclosure, impact glass or hurricane shutters must be installed. If replacing a broken window, impact glass is not necessary. Palm Beach County permits must be obtained.
Structural Engineering Requirement – end unit corner and/or kitchen porch – All apartment requests to enclose an end unit corner and/or kitchen porch will need to submit a structural engineering report, certifying that the ground floor slab is stable and that the columns can support the weight of any changes to be made.
II. BATHROOM WINDOW
A window is permitted to be installed in the master bathroom. The size is not to exceed 32” X 18-1/4”, of bronze aluminum, and obscure or tinted glass. Upon completion of installation, the area around the window must be repaired so as to be in the same condition as the rest of the wall, and painted to match the color of the building.
III. WINDOW TINTING
Window tinting is allowed subject to ARB approval.
IV. DOORS
French Doors are allowed but specifications for installation must be followed. You can obtain a copy of the specifications in the Business Center ARB office. Palm Beach County permits must be obtained.
V. PRIVACY FENCE An area association may require fences of an approved design in front of all apartments, or it may elect to have no fences. If an area association elects to have no fences, a 4’ high, dense hedge must replace the fence and be properly maintained. Height of hedge must be kept trimmed so address numbers are visible.
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ARB Guidelines 1/13 Apartments
VI. BATHROOM VENT
A vent is allowed for ceiling-mounted exhaust fans which pass through the outside building wall. The size is to be no larger than 8” X 12”, and the vent must be painted to match the color of the building.
VII. WATER SOFTENER/FILTER UNIT
Water softeners are permitted, and the unit must be installed so that it is no higher than the air conditioning unit. The water softener must be completely shielded from sight by shrubs. Placement is to be determined by the local condominium association Board.
VIII. KITCHEN VENTS AND STOVE EXHAUST FANS
A vent is allowed to pass through an outside wall, if the opening is no larger than 8” X 12” and it is painted the same color as the building. When a vent may be seen from the road or golf course, first floor apartments must shield the vent by shrubbery or other approved means.
IX. EXTERIOR LIGHTING
A. There shall be no changes made in the existing lighting from that approved by the Architectural Review Board and the Property Owners Association Board. Ground level lighting installations in landscaping beds in the rear areas of individual apartment buildings are permitted, and must be installed in conduit to be buried at least six (6) inches below ground, controlled by a timer, and of low amperage. Lighting must be directed and controlled so as to avoid disturbing neighbors.
B. Soffit lighting is not permitted with the exception of security sensor lights.
Security sensor lights must be installed either identical to or similar to other security sensor lights in the local condominium area. They may incorporate white bulbs, which are activated by the sensor, and cannot remain illuminated for longer than five minutes.
X. HURRICANE SHUTTERS/GENERATORS
A. Hurricane Shutters
Hurricane shutters are permitted for internal protection of a unit during a hurricane or storm. Shutters must be in the open position from December 1st through May 1st, except in the case of an imminent storm. Accordion Storm Shutters are allowed for exterior installation. The color, design and placement of the shutters must conform to the local area hurricane shutter specifications. They must meet Palm Beach County Code and permits must be obtained. The use of plywood or galvanized panel shutters are not allowed.
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ARB Guidelines – 1/13 Apartments
Approved Hurricane Installation Specifications can be obtained at the Business Center. You must comply with these specifications. An ARB application must be submitted for approval. B. Generators Generators are not allowed in the apartment condominium areas.
XI. FLAG
The United States flag is permitted. The flag cannot be larger than 20” X 30”, and the pole cannot be longer than six (6) feet.
XII. SIGNS
All area entrance signs, and any other signs, must be of the same design and color, and may be illuminated by Architectural Review Board-approved lighting.
XIII. AIR CONDITIONER
Rooftop, wall and/or window heating, ventilating and air conditioning units are not permitted.
XIV. COURTYARDS AND WALKWAYS
A. Courtyards (front) A courtyard area by the front entrance of a downstairs unit is considered a “limited common area” for the exclusive use of the downstairs unit owner. Any modifications to the courtyard must be approved by the ARB. The maintenance of the courtyard area is the downstairs unit owner’s responsibility.
B. Walkways (rear) A walkway along the rear of a downstairs unit may be installed using concrete stepping stones or brick pavers set in sand. These stepping stones or pavers may not extend more than 2’ from the exterior wall. Additionally, a 4’ square by the back doorway is allowable. (See illustration: Exhibit B). The area must be landscaped.
XV. DUMPSTER AREAS
Fences may be removed from around dumpster areas at such time as there is a need for extensive repair, and they may be replaced with a six (6) foot high, dense and well- maintained hedge. Gates may be replaced as needed. Dumpster enclosure replacements must be approved by the ARB Committee.
QUAIL RIDGE APARTMENT Exhibit B
Rear of property
Walkway 4'
2 ' 2 ' Rear Doorway
Front Door
Courtyard
Front of property STREET
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ARB Guidelines – 1/13 Apartments
XVI. SECURITY SYSTEMS
Private security alarms are permitted. Those with outside alarm devices must either be monitored by Quail Ridge Security, or have the internal capability of turning itself off after sounding for a period of not longer than five (5) minutes, or be monitored by someone with the ability to physically turn the system off after sounding for not longer than five (5) minutes.
XVII. ANTENNAE/SATELLITE DISHES
The installation of a satellite dish is regulated by the FCC. The size of a satellite dish cannot exceed 1 meter or 39” in diameter. Installation is permitted in an “exclusive use” area of the unit that only you and persons you permit may enter and use to the exclusion of other residents, i.e. balcony, terrace, deck or patio. The dish must be painted the color of the installation location. Satellite dishes may not be fixed to the building. Effective December 11, 2001, no satellite dishes are permitted on common property. An ARB application must be submitted for approval to the Architectural Review Board with a plan showing the precise location.
XVIII. CHAIR LIFTS
The installation of chair lifts is permitted for handicapped residents at the owner's expense. When the owner's unit is sold, the chair lift must be removed and the building restored to its original condition, also at the owner's expense. Application must be submitted to the Condominium Area Board and Architectural Review Board for approval prior to work being started or signing of contract with contractor.
XIX. APPEARANCE STANDARDS
Roofs
All roofs will be inspected annually by the General Maintenance Department as part of their preventative maintenance program. A written report will be given to the Area President with recommendations. Within a reasonable period of time (60 days), the Area President will select the vendor with which to bring the condition of their roofs into compliance with the Quail Ridge POA visual cleanliness standards. The General Maintenance Department will monitor the services preformed. If the Area Condominium Association Board has not scheduled the work for compliance with the Quail Ridge Maintenance Department’s standards within 60 days, the Quail Ridge Maintenance Department will schedule the cleaning of the roofs in the most expeditious manner that it deems necessary. The Area Condominium Association will be billed for any services rendered. To meet these requirements, the Area Condominium
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ARB Guidelines 1/13 Apartments
Associations are to include sufficient funds in their annual budgets. This procedure was adopted by the Property Owners Association Board on March 15, 2005.
Painting
Buildings, railings, window frames, etc., must be painted and maintained to a cleaned appearance. Paint color and quality is to be approved by the local condominium area board and the Architectural Review Board.
Balconies
Landings/balconies may be covered with a slip-resistant outdoor tile that does not allow water to penetrate the concrete. The color of the tile must be compatible with the area paint selection and approved by the Area Board of Directors. If tile is applied, the grout around the tile must be sealed.
Pool Houses and Bike Barns
Pool houses and bike barns must be maintained to the same degree of quality as the surrounding buildings in the Area.
Dumpster Areas
Dumpster areas must be maintained; painting should be consistent with the surrounding buildings in the Area.
Upstairs Lighting
It is recommended that upstairs lighting be replaced with halogen bulbs and that they remain lit throughout the night. Burned-out bulbs are to be replaced immediately.
Paths
Paths must be repaired and/or replaced when they become a safety hazard. Paths shall also have a clean and neat appearance.
Courtyards and Sidewalks
The courtyards and sidewalks of apartments are to be maintained to a cleaned appearance at all times, and all broken stepping stones are to be replaced.
