Vistas of Central Park Rules - Revised 2015

VISTAS OF CENTRAL PARK CONDOMINIUM ASSOCIATION

2015 RULES 

Table of Contents

1.    Approval of Alteration/Modification Request 

2.    Deck Color 

3.    Exterior Trim Color & Entry Door Color 

4.    Deck and Patio Maintenance 

5.    Landscaping 

6.    Trees and Evergreens 

7.    Hanging Baskets, Flower Pots and Trellises 

8.    Walkway, Bed and Garage Lighting 

9.    Front Storm/Screen Door and Window Tinting 

10.  Exterior Adornments and Ornamentations

11.  Holiday Lighting and Decorations 

12.  Pets

13.  Satellite Dishes

14.  Alteration/Modification Request Form

15.  Alteration/Modification Process 

Note: All previously issued Co-Owner rules are void and replaced by these 2015 rules

 

 1.  Approval of Alteration/Modification Request

 

A.    An Alteration Request or Modification Request will NOT be approved, if the homeowner has an existing violation that has not been corrected; and is currently not a member in good standing.

B.    If a violation has not been corrected within 30 days, a $25.00 fine will be applied.

C.    If a violation has not been corrected after 60 days, the management company will make the correction and the homeowner will be billed for the work required to correct the violation.

Note:  Exceptions could be granted due to weather or other circumstances.

D.    Any fines or bills that go unpaid for ninety (90) days would result in a lien being placed on the homeowner’s property.

Note:  Please see Rule 14. for the Alteration/Modification Process

 

2.  Deck Color

1. Stain - TWP Super 100 Series in 101 Cedar tone Natural Color
2. Stain - Sherwin Williams SW#3040 Cottonwood Exterior Solid-Color Deck Stain

1)     Note:  Paraffin based deck stain is not allowed.

3. Paint - Sherwin Williams SW#3040 Cottonwood (if you used paint previously)
4. Composite Decking - Must Match Trex Color "Tiki Torch" for the deck color
5. Composite Railing - Must Match Trex Color "Tree House" which is a PVC Extruded Railing

1)     Note: All Composite decks must be approved by the board by filing an Alteration/Modification form to the Management Company. 

3.  Exterior Trim Color & Entry Door Color 

1. Exterior trim color – Behr premium plus exterior flat:  “Castle Path”, Available at Home Depot
2. Exterior entry door and garage door color – Behr premium plus exterior:  “Castle Path” Available at Home Depot

4.  Deck and Patio Maintenance 

1. A wood deck must be cleaned, painted or stained as needed, to maintain appearance and preserve the wood.
2. Patio construction or deck additions MUST BE PRE-APPROVED by the Board of Directors prior to installation.  The co-owners must submit an Alteration/Modification Request form to our designated management company
3. Construction materials must be listed and described.  Only cedar wood can be used.  Wolmanized wood is not an approved material.  Composite materials may be used only by following the Alteration/Modification process (See 1. Above)
4. Storing items under your deck is not permitted.
5. Gazebo canopies can be of any of these colors:  beige, tan, brown, gray, white, terra cotta or black.
6. Only permanent gazebos are allowed by Alteration/Modification submitted to our management company, Herriman & Associates, Inc.( www.herriman.net) and must be anchored to the deck.  Portable canopies or tents are not allowed (except by special permission from the Board of Directors).  Co-owner is liable for any damage caused to commons area by approved canopies or tents.
7. Attached, permanent, non-retractable awnings, manufactured by Marygrove Awnings, are allowed over rear windows only.  An Alteration/Modification form must be submitted for approval, prior to installation.

5.  Landscaping 

1. Artificial flowers and artificial plants displayed or planted anywhere outside of the unit are not permitted.
2. Annual and Perennial Flowers, ornamental grasses or small bushes may be added to the front mulched areas or along the mulched area between driveways as long as they are not higher than the current shrubs and bushes.
3. Items may be planted in the mulched beds in front of a unit only.  Limited to six (6) flower pots in any of these colors: beige, tan, brown, green, gray, white, terra cotta or black for use on the front or mulched areas.
4. Flowers, grasses and plants must be trimmed to keep them within 36 inches of the ground.
5. Nothing is to be planted in the grass areas and grass may not be planted or removed to change the size of the mulched area.
6. Anything planted by co-owners must be maintained by co-owners.  If the landscaping service mistakenly pulls or cuts flowers, shrubs or plants that were installed by the co-owners, the association will not replace them.
7. Edging is permitted only by approval from the Board via an Alteration/Modification Request form.
8. Landscaping stones are not permitted in any common areas.
9. The Association currently spreads mulch every two years.  Mulch installed by co-owners must closely match the original mulch used by the landscaping company.  Call Herriman for the allowable color.  An Alteration/Modification Request form must be submitted to the Board for approval, prior to installation.
10. Landscaping in rear of property around deck:  Landscaping is now allowed around the perimeter of the deck.  The area must be no deeper than two feet.  An Alteration/Modification Request form must be submitted to the Board for approval before installation.  The co-owner is responsible for the mulch and maintenance of this area.

6.  Trees and Evergreens 

1. Additional trees and evergreens planted by the co-owner require approval from the Board of Directors.  An Alteration/Modification Request form with a diagram, type, size, etc. must be submitted to our designated Management Company, who will then forward to the Board of Directors.
2. It is the co-owner’s responsibility to maintain any approved, additional trees or evergreens planted by the co-owner.
3. Existing trees must not be removed without an approved Alteration/Modification Request form.  If a co-owner removes trees with approval, they must replace them at their expense. 

7.  Hanging Baskets, Flower Pots and Trellises 

1. Hanging flower baskets are not allowed to be mounted to the unit.
2. Flower pots (limit six (6) in front) can be any of these colors:  beige, tan, brown, green, gray, white, terra cotta or black can be placed in front mulched area or on deck or patio. 
3. No trellises are allowed in the front of the unit.  Trellises can be on the deck and patio, (no more than 6 ft. tall) and removed and stored for winter.  Trellises cannot be stored under the deck.
4. No more than two (2) double Sheppard hooks, with hanging flower baskets are permitted in the front mulched areas, which are to be included in the total count of the number of baskets/pots allowed.

8.  Walkway, Bed and Garage Lighting 

1. All walkway, front porch and garage lighting must use a 60 watt equivalent white, compact florescent “daylight” only bulb:

1)     SYLVANIA 2-Pack 13-Watt (60W Equivalent) 6,500K Spiral Medium Base (E-26) Daylight CFL Bulbs Item #: 302424 |  Model #: 26965 $6.98, available at Lowes, or 

2)     EcoSmart 60W Equivalent Daylight (6500K) Spiral Double Life CFL Light Bulb Model # ES5M814TS65KCAN Internet # 205388175 Store SKU # 1000638434 $3.98 each at Home Depot 

9.  Front Storm/Screen Door and Window Tinting 

1. Style and Color: Each unit must have a front storm door.  The front storm door must be the Trapp Storm/Screen Door Style 108 color “sandstone”, with no kick-plate.  An Alteration/Modification Request Form is not required when this door in installed.  The door can be purchased at any authorized Trapp Door retailer.
2. Door Handle:  The only approved brass front door handle used with the Trapp Storm/Screen Door is the Schlage Lock, Ultima Series, Plymouth Model.  This door handle has a lifetime warranty on the mechanism and finish.  Contact Schlage at www.schlage.com, if there are any problems with the finish or mechanism.
3. Window Tinting:  The only approved window tinting film is the 3M-Brand Window Film in “35 neutral” color.  An Alteration/Modification Request Form should be filled out for approval by the Board of Directors prior to installation of the tinting.   

10.  Exterior Adornments and Ornamentations 

A.    Bird feeders or bird baths are NOT allowed. 

B.    Wind chimes, wind socks, thermometers, plaques, signs, basketball hoops attached or free standing, or any other item shall not be hung or attached outside the home, including the deck.  Exceptions are: 

1)     Statues and Figurines:  Not more than two (2) are allowed in the front mulch area and must not be taller than 28”.

2)     Solar low voltage lights, white only, are permitted in the front mulched areas (not to exceed 6 lights in total).

3)     A statue or figurine can be placed on the front porch.

4)     An American Flag is the only flag allowed in the front of the unit; and this American Flag must be flown in accordance with Public Law 94-344, known as the Federal Flag Code.  Please see the website below for more information: 

          ·          http://www.va.gov/opa/publications/celebrate/flagdisplay.pdf  

5)     The American Flag may be displayed at all times if it is illuminated during darkness.  An all-weather flag must be used if displaying during rain, snow and other inclement weather conditions.   

6)     Sports flags are acceptable in the front mulched area, as long as they are removed promptly after the sporting event.

11.  Holiday Lighting and Decorations 

1. Holiday lights of any color are acceptable.
2. The only acceptable areas to decorate include the front porch, deck, interior of windows, front door and landscaping in the front mulched areas.  Other areas require an approved Alteration/Modification Request Form.
3. Permanent fasteners such as nails, screws, etc. must not be installed into any part of the building.
4. Gutter hooks or temporary fasteners are allowed.  The co-owner is responsible for any damage to the wood, trim, gutters, etc. and will be repaired at the co-owners expense.
5. Christmas decorations are permitted to be put out the Friday after Thanksgiving and must be removed by the end of January.
6. No displays are permitted in the general common grass areas or in the trees and bushes that are in the general common grass areas.

12.  Pets 

1. No animal may be permitted to run loose at any time upon the Commons area and all pets shall, at all times, be leashed and attended by a responsible person while on the Commons area (limited or general) per Canton Township Code of Ordinances.

13.  Satellite Dishes 

1. Satellite dishes are allowed only as per the FCC OTARD rule.  The Alteration/Modification Request Form must be completed, submitted to the management company and approved by the Board of Directors prior to installation.  The Alteration/Modification Request form must include a diagram of the location and size of placement.  The satellite dish cannot be on the roof and must be in the mulched areas in the rear of the unit or attached to the deck. 

14.  Alteration/Modification Request Form 

1. All Alteration/Modification Request Forms can be faxed, mailed or emailed to the designated management company:    

Herriman and Associates, Inc.

41486 Wilcox Road

Plymouth MI 48170-3104

 

Phone:        734-459-5440

Fax:            734-459-0690

Email:         info@herriman.net 

2. No Co-owner shall make changes in any of the Commons (limited or general) or to the exteriors of residences and other structures constructed (whether attached or detached) without submission of an Alteration/Modification Request Form to Herriman and Associates and written approval of the Board of Directors.
3. No Co-owner shall attach objects to the exterior of the building
4. To protect the structural integrity of Condominium buildings and their insurability, an Alteration/Modification Request Form must be submitted in writing to Herriman and Associates, 30 days prior to commencing the work when a co-owner is planning alterations to a Vistas unit.  Until complete plans and specifications, showing the location, nature, shape, height, form of change has been submitted to Herriman and approved by the Board of Directors, any work is prohibited:

1)     To make any change or alteration within any condominium unit that will after the structural integrity of the building or otherwise affects the property, interest, or welfare of any other unit.

2)     To make any changes or alterations that will impair any easement.

3)     For co-owners to make other changes or alterations, including changing the exterior of any condominium unit, combining or otherwise joining two or more condominium units, or removing or altering any windows or external door of any condominium unit, without written approval by the Board of Directors. 

A.    The Board of Directors will review Alteration/Modification Request Form submitted to our management company and provide a written approval or denial within 30 days of receiving the original request.  Prior to approving the Alteration/Modification Request, the Board of Directors may require additional documentation detailing the alteration that is being proposed.  Further, the co-owners must provide documentation from a licensed contractor, engineer or architect stating that the alteration will be done in a manner that will not adversely affect the structural integrity of the building.  Additionally, the unit co-owner must provide a copy of all necessary Wayne County/Canton Township permits and approvals prior to commencing work on the alteration.

B.    The Board retains the option of requiring the unit’s co-owner to pay for the cost of the a Board-selected engineer or other expert to survey the unit and determine whether the plans for the proposed alteration are adequate and, upon completion of the job, to ensure that the alteration has been done in a manner that will not adversely affect the structural integrity of the building.

C.    In the event that the co-owner violates these rules and procedures, the Board of Directors may require that the co-owner remedy the violation in whole or in part within a 60 day period and the co-owners expense.  The Board of Directors may assess the co-owner a penalty, and in case of the sale of the unit, may state that alterations or improvements were made that are in violation of the condominiums instruments.

D.    In the event that an unauthorized alteration was made prior to the purchase of the unit by the current co-owner of the unit, the Board of Directors may require the current owner to pay for a structural evaluation by a licensed contractor, engineer or architect.  Should the alteration adversely affect the structural integrity of the building, the unit co-owner will be responsible for making any required changes to the alteration.

 

15.  Alteration/Modification Process

1. Thirty (30) days prior to work commencing:

             1)     Access www.herriman.net to obtain a copy of the Alteration/Modification Request Form.

2)     Complete an Alteration/Modification Request Form.

3)     Attached plans and specifications, showing the location, nature, shape heights, form of changes to the Alterations/Modification Request Form.

4)     All Alteration/Modification Request Forms and plans can be faxed, mailed, or emailed to our designated management company: 

Herriman and Associations Inc.

41486 Wilcox Road

Plymouth MI 48170-3104

Phone:     734-459-5440

Fax:         734-459-0690

Email:      info@herriman.net 

2. Our management agent will forward the Alteration/Modification Request Form and associated paperwork to the Board of Directors within two (2) business days of receiving the request. 

      C.  Prior to receiving approval/denial from the Board of Directors:

1)     Obtain/request appropriate permits from Wayne County/Canton Township offices.

2)     Submit obtained/requested permits to the Board of Directors for review.

3)     Within thirty (30) days of receipt of Alterations/Modifications Request Form the Board of Directors will review the form and will either:

1. Approve/Deny and your Alteration/Modification Request Form
2. Request or provide additional information/requirements

4. Note:  The response date from the Board of Directors may be extended in the event additional information is required from the co-owner before a decision can be made.