Updated Vistas of Central Park Rules

 Vistas of Central Park Rules, Amended July, 2020

VISTAS OF CENTRAL PARK CONDOMINIUM ASSOCIATION

Note: All previously issued Co-Owner rules are void and replaced by these July, 2020 rules.

2020 RULES

Table of Contents

1.   Deck Color

2.   Deck Maintenance and Construction

3.   Patio Construction, Color and Maintenance

4.   Attached Awnings

5.   Landscaping

6.   Trees and Evergreens

7.   Hanging Baskets, Flower Pots and Trellises

8.   Outdoor Lighting Fixtures

9.   Exterior Trim Color & Entry Door Color

10a. Front Storm/Screen Door and Window Tinting

10a. Front Entry Door & Garage Door 

11. Window Treatments

12. Exterior Adornments and Ornamentations

13. Holiday Lighting and Decorations

14. Pets

15. Satellite Dishes

16. Approval of Alteration/Modification Request

17. Alteration/Modification Request Form

18. Alteration/Modification Process

1.  Deck Color

A.  Stain - TWP Super 100 Series in 101 Cedar tone Natural Color

B.  Stain - Sherwin Williams SW#3040 Cottonwood Exterior Solid-Color Deck Stain

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

C.  Paint - Sherwin Williams SW#3040 Cottonwood (if you used paint previously)

D.  DECK AND RAILING MATERIAL MUST BE CEDAR WOOD (unless Composite Decking is used. Please see F & G below).

E.  Support Structure to be Wolmanized Pressure Treated Wood, It should last 25 years.

F.  Composite Decking - Must Match Trex Color "Tiki Torch" for the deck color

G.  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.

2.  Deck Maintenance and Construction

A.  A wood deck must be cleaned, painted or stained as needed, to maintain appearance and preserve the wood.

B.  Deck 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

C.  Construction materials must be listed and described. Only cedar wood can be used for decking, railings and balusters. Wolmanized wood is not an approved material. Composite materials may be used only by following the Alteration/Modification process (See F & G. Above)

D.  Storing items under your deck is not permitted.

E.  Only permanent gazebos and pergolas 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. i.e. Single day event). Co-owner is liable for any damage caused to commons area by approved canopies or tents

F.  Gazebo canopies and Pergolas can be of any of these colors: beige, tan, brown, gray, white, terracotta or black.

3.  Patio Construction, Color and Maintenance

A.  Brick paver patio and concrete patio construction must be approved by the Board of Directors, prior to installation. The co-owner must submit and Alteration/Modification form to the management company for approval.

B.  Construction materials must be listed and described. An elevation drawing and/or rendering must accompany the Alteration/Modification form.

C.  Regular maintenance must be performed on a brick paver patio as needed for wear, dirt, weeds, leveling, etc.

D.  Concrete or Brick Paver patio must be a color(s) that will complement the brick on the building; and must be approved by the Board of Directors.

4.  Attached Awnings

A.  Attached, permanent, non-retractable awnings, manufactured and similar to those that have been installed by Marygrove Awnings, are allowed over rear windows and front entrance doors only. Fabric and color must be similar to those installed by Marygrove Awning color: Sunbrella Putty Regimental with Sea Wave Valance. An Alteration/Modification form must be submitted for approval, prior to installation.

B.  Only retractable awnings over the rear deck are permitted with an Alteration/Modification form submitted for approval prior to installation. Fabric and color must be similar to those installed by Marygrove Awning color: Sunbrella Putty Regimental with Sea Wave Valance. An Alteration/Modification form must be submitted for approval, prior to installation.

5.  Landscaping

A.  A request to modify the landscaping in the front bed, bed alongside of garage, between driveways or rear of deck, (except annual flowers) is required to be submitted to the Board via an Alteration/Modification form.

B.  Front mulched areas must, at a minimum, contain base plantings consisting of evergreens and deciduous shrubs and bushes that will be similar in size to the original builder’s installation. Any changes must be approved by the Board of Directors using an Alteration/Modification.

C.  Artificial flowers and artificial plants displayed or planted anywhere outside of the unit are not permitted.

D.  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. An Alteration/Modification form must be approved by the Board of Directors before planting.

E.  Annual flowers, plants, etc. 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.

F.  There is a limit of 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.

G.  Flowers, grasses and plants must be trimmed to keep them within a height of 36 inches from the ground.

H.  Nothing is to be planted in the grass areas. The co-owner MAY reduce the size of the front planting area upon approval from the Board of Directors via an Alteration/Modification form.

I.  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.

J.  Bed Edging: Installation of bed edging is permitted only by approval from the Board via an Alteration/Modification Request form.

K.  Landscaping stones are not permitted in any common areas.

L.  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.

M.  Landscaping in rear of property around deck: Landscaping is now allowed around the perimeter of the deck; and must not impede the work of the lawn service company.. 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

A.  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.

B.  It is the co-owner’s responsibility to maintain any approved, additional trees or evergreens planted by the co-owner.

C.  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

A.  Hanging flower baskets are not allowed to be mounted to the unit; or from trees in limited common area or common area.

B.  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.

C.  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.

D.  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.

E.  No objects shall be placed in front or rear beds that will impede mowing.

8.  Outdoor Lighting Fixtures

A.  All front porch and garage carriage lighting must use a 60-watt equivalent LED “DAYLIGHT” bulb. LED replacement bulbs must be ‘DAY LIGHT’ appearance 5000K, 840 Lumens.

B.  The Association will replace garage carriage lights when burned out. However, the owner is responsible for replacing the front and rear porch light bulbs when burned out.

A.  LED replacement bulbs must be “DAY LIGHT” appearance 5000K, 840 Lumens

9.  Exterior Trim Color & Entry Door Color

A.  Exterior trim color – Behr premium plus exterior flat: “Castle Path”, Available at Home Depot

B.  Exterior entry door and garage door color – Behr premium plus exterior: “Castle Path” Available at Home Depot

10a.  Front Storm/Screen Door and Window Tinting

An Alteration/Modification Request form must be submitted to the Board for approval before installation.

Storm Door must be a full view, ‘Sandstone’ color with brass handle and no kick plate Acceptable door must be similar to:

    1.      Anderson 4000 series full view model

    2.      Larson Tradewinds model with retractable screen or

    3.      Trapp style 108 (May no longer be available, but it’s the door most units have and provides a                   good example)

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.

10b. Front Entrance Door and Garage Door

An Alteration/Modification Request form must be submitted to the Board for approval before installation.

 Front Entrance Door must be the same style and color as the current door:

1.      36 in. X 80 in., 6 Panel, Inswing, Primed or Factory Painted Steel Door

2.      Color must be the same or similar to:  Behr Premium Plus Exterior ‘Castle Path’ or will accept ‘Sandstone’ color, when Castle Path is not available.

Garage Door must be the same style and color as the current door:

1.      16 ft. x 7 ft., Double Door, 32 Raised Panel, Primed or Factory Painted Steel Door,

Insulated or non-insulated.

2.      Color must be the same or similar to:  Behr Premium Plus Exterior Castle Path or will accept ‘Sandstone’ color, when Castle Path is not available.

11.  Window Treatments

A.  All windows (including side-light windows) must have white-backed draperies or white-backed window treatments. No decals are allowed on any of the windows.

12. Exterior Adornments and Ornamentations

A.  Bird feeders or bird baths are NOT allowed.

B.  Fire pits or other open flame devices are NOT allowed. Smokers using wood are NOT allowed. Gas grills and smokers using propane ARE allowed.

C.  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.

13.  Holiday Lighting and Decorations

A.  Holiday lights of any color are acceptable.

B.  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.

C.  Permanent fasteners such as nails, screws, etc. must not be installed into any part of the building.

D.  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.

E.  Holiday decorations are permitted to be put out the Friday BEFORE Thanksgiving and must be removed by the end of January.

F.  No displays are permitted in the general common grass areas or in the trees and bushes that are in the general common grass areas.

14.  Pets

A.  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.

B.  Leashes shall not be left on the grass or in any area that will endanger the landscaping workers.

15.  Satellite Dishes

A.  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 placement location and size of the dish. The satellite dish cannot be on the roof. The placement must be in the mulched areas in the rear of the unit or attached to the deck; and cannot impede the work of the lawn service company..

16.  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 17 & 18. for the Alteration/Modification Process

17.  Alteration/Modification Request Form

A.  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

B.  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.

C.  No Co-owner shall attach objects to the exterior of the building

D.  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 materially increase the cost of operating or insuring the condominium for the portion assumed by the Association.

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

4) 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.

E.  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.

F.  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.

G.  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 condominium’s instruments. 

H.  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.

18.  Alteration/Modification Process

A.  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

B.  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:

a. Approve/Deny and your Alteration/Modification Request Form

b. Request or provide additional information/requirements

D.  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.