Design Guidelines
(Approved by the Board of Directors 11/29/2004)
(Updated 5/1/2007)
Introduction
The legal and binding Covenants, Conditions and Restrictions (CC&R’s) as recorded for Parke Meadows contain provisions, including the following:Article 3, Section 5 (in part): "No construction, alteration, addition, refurbishing, or erection of any structure or any nature whatsoever shall be commenced or placed upon any part of the Community, except that which is installed by the Declarant, or is approved in accordance with this Section, or as is otherwise expressly permitted herein.
Any such construction, alteration, addition, refurbishing, or erection shall not be made unless and until plans and specifications showing the nature, kind, shape, size and height, architectural design and detail, materials, workmanship, colors, location on site, improvement and site grade elevations, and site landscaping shall have been submitted in writing to and approved by the Architectural Control Committee (the "ACC").
The Parke Meadows Board of Directors is required to enforce the CC&R’s, and the ACC has established guidelines using the above directive to only approve materials architecturally and aesthetically equal to or better than that which was initially installed during the original construction of the dwelling. In addition, these ACC design guidelines shall provide the current design and control guidelines to ensure residential quality. The purpose of these guidelines is not to replace any item within the CC&R’s but to provide interpretation, background and understanding of the past practices of the ACC for their future review.
Purpose
The purpose of these ACC design guidelines is to establish a baseline for planning improvement projects and to provide instructions and direction for the ACC review and approval process. These guidelines are general in nature and each individual project will be evaluated separately to determine uniqueness to the subject project and collectively to provide homogeneity to the surrounding neighborhood. The discretion of the ACC review and approval is unique and binding upon the homeowner and shall comply with the legal requirements of the CC&R’s of Parke Meadows. The over-all purpose and requirement of these guidelines is to ensure and improve the future value of the homes within Parke Meadows.
The single most important policy is that the ACC is required to up-hold the policies of the CC&R’s for Parke Meadows in a uniform, consistent and conforming manner. Timely ACC review and response to the Parke Meadows HOA members is important. The ACC is required to approve a project's design only and does not design a project or make suggestions that may place the ACC or the Parke Meadows HOA in a future litigious position or condition. The ACC approval will be granted on the aesthetic design and CC&R compliance only. These Guidelines may be updated by the ACC with the approval of the Parke Meadows Board of Directors as necessary to improve the land and home values within Parke Meadows.
It is required that all external structural modifications, alterations to the home and exterior structures (including re-roofing, decks, fences, patios, sheds, driveways, painting, etc.) be submitted in writing (a sketch with appropriate dimensions, setback distances, color, etc. is sufficient) to the Parke Meadows ACC for review and approval.
This requirement is contained within the CC&R’s.
The ACC request form can be found on the Parke Meadows web-site: http://www.parkemeadows.com. The form can also be mailed to a homeowner by leaving a message with any member of the Board of Directors or ACC which is listed on the web site.
The ACC will make every effort to review and make a finding within two weeks, usually by personal inspection or by phone. However, written ACC approval may take as long as 45 days.
The ACC will take action towards written signed complaints received through the mail.
Any ACC unresolved compliance requests will be forwarded to the Parke Meadows board for formal action as required.
No landscaping shall negatively impact adjoining lots as determined by the ACC.
Landscape work and planting in general do not require approval of the ACC.
However, the following general guidelines apply:
Front Yards:
1. Modification to the size and/or shape of the original front yard flower bed must be approved by the ACC. A landscape plan showing proposed plantings including sizes, species, numbers, mulch materials and landscape features shall be included with the approval form.
2. Changes to the original approved ground cover shall be approved by the ACC. Acceptable ground covering for front yard flower beds includes: beauty bark, cedar chips, organic mulch, gravel or washed rock, lava rock, and colored rocks (color approval by the ACC is required). The use of Ivy shall not be permitted.
3. Edging and boarders installed around front flower beds must be approved by the ACC. Some examples of acceptable border materials include: stone, rock, and decorative brick/blocks. Creosote soaked railroad ties shall not be used as these are considered a hazardous material.
4. Changes to the elevation of the property or the installation of retaining walls must be approved by the ACC. Acceptable retaining wall materials include: stone, rock, and decorative brick/blocks. Wood and creosote soaked railroad ties shall not be used.
5. Any walkway or path in the front yard shall be approved by the ACC. Some examples of acceptable materials include stone, brick, and exposed aggregate concrete. No wood or wood products shall be used.
6. Flower pots are permitted in the front yard provided they are decorative and not constructed of black plastic typically used to house plants sold by retail stores.
7. Vegetable gardens are not permitted in front yards (including the planting of ANY vegetables in the front flower bed).
8. Planting of trees in the front yard shall require the approval of the ACC. A landscape plan showing proposed plantings including sizes, species, and numbers of trees shall be included with the approval form.
Back Yards:
1. Vegetable gardens are restricted to the rear yard and shall not be visible from the street or larger than 40% of the rear yard.
2. Edging and boarders installed in back yards shall be constructed of stone, rock, or decorative brick/blocks. Creosote soaked railroad ties shall not be used as these are considered a hazardous material.
3. Changes to the elevation of the property or the installation of retaining walls must be approved by the ACC. Acceptable retaining wall materials include: stone, rock, and decorative brick/blocks. Wood and creosote soaked railroad ties shall not be used.
4. Back yard landscaping shall be maintained in a neat and attractive condition.
5. Installation, addition, alteration or extension of decks or patios requires approval of the ACC.
PROPERTY MAINTENANCE STANDARDS
1. All portions of a lot which are not improved by an impervious surface or a structure must be maintained with grass (or other vegetation installed by a builder or approved by the Association). No bare earth may be exposed on a lot (except for flower beds or vegetable gardens with appropriate approvals as required).
2. All turf areas on a lot must be kept neatly mowed during the growing season. Grass should not be permitted to exceed five (5) inches in height, trimmed, and edged so as not to grow more than 3” into sidewalks.
3. Turf areas and other vegetation should be watered during dry periods. Any dead plants, shrubs or trees should be immediately removed.
4. Turf areas should be kept as weed free as possible.
5. All hedges, trees, and shrubs must be neatly trimmed and maintained; and their size maintained in proportion to the lot and home through pruning.
6. No trash or debris may accumulate or be stored in a visible location on a lot. Construction materials required for the improvement of a home or lot should be neatly stored in as unobtrusive a location on the lot as possible when not in use.
7. The exterior of a building must be maintained in an attractive manner. No significant blistering or peeling of exterior painted surfaces is permitted. Any exterior building components (i.e., siding, gutters and downspouts, roof shingles, windows and doors) which are missing, broken, or otherwise in a state of disrepair must be repaired as quickly as possible.
8. Stains from oil, radiator fluid, rust or other substances greater than one square foot in area shall be promptly cleaned.
Additional Information
Carports/Garages/Storage Sheds/Porches/Decks (ref 6.3.3 of CC&R’s):
• All garage and storage shed exteriors shall match in color, material, design and appearance the exterior of the primary dwelling and shall not impede view or use of adjoining lots. Metal storage sheds are not permitted.
• All porches, decks and patios shall have an appearance consistent with the dwelling and the community. Any porch, patio or deck shall comply with existing setback governances. Porches or decks, which are constructed above ground must be finished to the ground with materials compatible with the deck or the dwelling and screened with landscaping. Front porches may not be enclosed with screening or any other type of material.
Driveways and Parking Areas (ref 6.3.4 of CC&R’s):
• Extensions, widening, or re-routing of existing driveways shall be approved in writing by the ACC before any work is undertaken. All driveways and parking areas shall be paved with exposed aggregate or gravel. If gravel is used it shall be contained within approved area by an approved means. No large expanse of paving in the front of a lot will be approved.
Fences and Hedges (ref 6.3.5 of CC&R’s):
• All fences shall be constructed of wood and shall be approved by the ACC prior to being erected. Hedges shall not be used as a fence barrier.
Paints and Stains (ref 6.3.6 of CC&R’s):
• Any change in color to the exterior of the dwelling, extensions, decks or fences shall be submitted for approval by the ACC. Fence and deck stain colors shall be “natural wood tones”.
Signs (ref 6.5 of CC&R’s):
• “For Sale” signs may be erected on lots (without approval of ACC) provided it is less than five square feet. Only one “For Sale” sign is permitted per lot.
• Yard sale signs are permitted (without approval) provide it is less than five square feet and erected no sooner than 24 hours prior to start of the sale and removed at the conclusion of the sale. Only one “Yard Sale” sign is permitted per lot. Erection of Yard Sale signs on common property requires ACC approval before being erected.
• Signs placed on the Lot or the exterior of the residence stating that such residence is protected by a security system are permissible
• No other signs including, but not limited to, political messages and product or service advertisement shall be allowed.
Non-passenger Vehicles (ref 6.6.1 of CCR’s): (revised 05-01-2007)
• Storage (other than overnight) of boats and boating equipment, campers, trailers and other non-passenger vehicles as defined in Article 6.6 of the CC&R’s outside the house or garage on any lot shall not be permitted unless It is completely concealed from the street in front of the house or from the street to the side of the house. Completely concealed is defined as not visible to the naked eye. Feet must be on the ground in the street when considering this requirement. All screening methods and/or designs must be approved by the ACC.
Parking (ref 6.6.5 of CC&R’s):
• Parking of homeowner vehicles, including passenger vehicles, in the street is not permitted. Guests and visitors are permitted to park in the street provided they are in compliance with all city and state regulations.
Nuisance (ref 6.12 of CC&R’s):
• No exterior speakers, bells, whistles etc. shall be permitted without approval of the ACC, except such devices as may be used exclusively for security purposes.
• Items such as toys, tools, equipment, etc., shall not be stored or kept within view of the street.
Artificial Vegetation, exterior sculptures and Similar Items (ref 6.22 of CC&R’s):
• No artificial vegetation of any kind shall be permitted in the front yard without approval of the ACC. Artificial vegetation in the back yard shall not be visible from the street.
• No lewd or otherwise offensive designs of fountains or sculptures will be permitted on any lot. Installation of fountains and/or sculptures in the front yard requires prior approval of the ACC. Fountains and/or sculptures are permitted in the back yard (without ACC approval) provided they are not visible from the street.
• Ponds, pots or other types of decorative pools with “standing water” will not permitted on any part of the lot since these provide breeding grounds for insects.
Mailboxes (ref 6.23 of CC&R’s):
• Mailboxes (including those for newspapers) are not permitted on any lots.
Other Guidelines:
• Dog houses, shelters and runs shall be screened from the view of the street and require approval by the ACC prior to installation. Approval form should include a description of proposed “pet dwellings” which indicates size, location, materials, method for screening etc.
• Swimming pools and/or hot tubs shall be screened from the view of the street and require approval by the ACC prior to installation. Approval form should include a description of proposed pool or tub which indicates size, location, materials, method for screening etc.
• No basketball backboards shall be mounted in a permanent fashion on a garage, shed or other permanent structure. Portable basketball backboards shall be down and out of view when not in regular use. Portable basketball goals shall not be stored at the end of the driveway, in the street or on the sidewalk in front of the home. All backboards will be maintained in like new condition.
• All playground equipment, play sets, swings, etc., shall be approved by the ACC prior to installation or erection. All play and recreational equipment, whether portable or permanent, must be kept in good repair and appearance. The preferred construction material for play sets is natural or stained wood.
• Sunrooms, Solariums and Gazebos: All such structures must be approved by the ACC and must be of a design that is compatible with the dwelling and community. Design criteria considered includes location, function, shape, size, material, color, placement and visibility from adjacent properties. Fully windowed enclosures must use windows compatible with the rest of the structure and the primary dwelling.
OTHER ITEMS:
Other home owner design questions and projects, such as pools, plantings, enclosures, deck covers, sheds, BBQ pits, exterior lighting schemes etc., that may affect the aesthetic or harmonious character of the neighborhood or may cause a nuisance to the community is to be brought to the attention of the ACC for review and approval.
Adherence to all and any Washington State, King County and City of Covington building type codes and permits are the responsibility of the Homeowner.