Windsor Gardens Association Modifications Submittal Package

Transcription

1 Windsor Gardens Association Modifications Submittal Package Approved by Windsor Gardens Board of Directors: November 2015 Community Associations use covenants, policies, specifications and standards for changes in the residential units to protect, preserve and enhance the property values in the community. The residents of Windsor Gardens wish to have the property maintained as prime residential property. Therefore, modifications to units or the limited common elements should be consistent with established specifications, in accordance with established codes and should not affect the integrity of the unit, the components in the unit or the building, or other residents in the building. The Windsor Gardens Association is committed to reducing expenses for residents, both now and in the future and as such, approval for any modification will be withheld for any project deemed to present maintenance issues for the Association. By following the guidelines in the Modifications Policy, you are agreeing to promote harmonious living in Windsor Gardens and we thank you.

2 THE FOLLOWING MODIFICATIONS WILL NOT BE APPROVED: Awnings Birdfeeders Carports Covers over garage spaces Fireplaces Garage Partitions Landscape changes or additions Skylights on the roofs of 2 or 4 story buildings Wrought iron doors for residential units Removal of beams in 2-story buildings Any changes to the exterior of the building Any changes to the lanai deck or lanai block Washer or dryer hook-ups Concrete Flooring in Units

3 WINDSOR GARDENS ASSOCIATION UNIT MODIFICATION APPLICATION FORM WG Property Address: Building Number: Unit Number: Size of Unit or Unit Type: Home Owner / Applicant Name: Home Owner / Applicant Mailing Address (if different from above): Home Owner / Applicant Phone Number: Address: Contractor Name and Company Name: Contractor Address: Contractor Phone Number: Project Start Date: Estimated Completion Date: *Denver Building Permit Number: PLEASE NOTE THE FOLLOWING: Your application cannot be reviewed or approved unless all required forms, plans, samples and information for your proposed improvement are included in the Submittal Package. We have attached an alphabetical Glossary of Modifications to assist you. *If a permit is required by the City and County of Denver, and you have a permit number, please add the number to this application.

4 BLDG # UNIT # PROJECT INFORMATION SECTION A: Please check all that apply Air Conditioner Cabinets Carpet Ceiling Fans Countertops Closets, Remove Doors Electrical Flooring* Garage Cabinet Lanai Door Lanai Enclosure*** Lanai Screens*** Lanai Windows*** Pantry Removal** Plumbing Plumbing Fixtures Porcelain Flooring Sink Thermostat Tub Walls, Remove** Windows Window Covering * Complete Section B ** Complete Section C *** Compete Section D If you don t find what you are looking for on this list: Please provide a brief description of your project: OWNER SIGNATURE DATE

5 SECTION B: FLOORING MODIFICATIONS Specific requirements for underlayment must be followed as outlined in the Approved Flooring Materials attachment. Requirements differ between 2 and 4 story buildings and also between floors in the 2 story buildings. Please read the requirements carefully. A mid-inspection is required to verify the approved underlayment. Please call to schedule the inspection. This inspection should take place early in the installation process so that any issues can be identified at that time. Inspections are done on Tuesday and Thursday so please plan accordingly. For alternative flooring list the name of the flooring, the manufacturer and the specific underlayment that will be utilized for the project in the space below. Please select the underlayment from the Approved Flooring Materials addendum as applicable to your unit. Floor Description i.e. Laminate, Ceramic Tile, Carpet, etc. and areas of installation: Underlayment or Carpet Pad for each floor type: Underlayment not on the approved list, provide manufacturer s name, IIC, and/or (Delta) IIC, and STC data: OWNER SIGNATURE

6 SECTION C: REMOVAL OR REPLACEMENT OF WALLS REMOVAL OR REPLACEMENT OF PANTRIES Unit Floor Plan must be attached identifying the specific walls or pantries that will be removed. Unit plans are available online or at the Administration office. If walls or pantries are going to be relocated, the drawing must show the location of the proposed new walls and/or pantries. Removal of any bearing walls must include a stamped approval report from a structural engineer. The thermostat may need to be moved. A new wire or wires may need to be installed to power the thermostat. Do not cut or splice the thermostat wire(s). Cutting the power to the thermostat may affect the units above and below you. Call for the Windsor Gardens Electrician if you have any questions. OWNER SIGNATURE

7 SECTION D: LANAI ENCLOSURE OR REPLACEMENT: Lanais may be enclosed with glass or screens according to established specifications, but only after approval of the construction is sought and granted by the Association. Please obtain a copy of the specifications from the Office before proceeding to select a contractor. An Approval of Proposed Improvements, Maintenance and Indemnity Agreement must be completed and notarized in the administrative office by the owner for the lanai enclosure. There will be a $35 fee to file the form with a title company for recording purposes for glass enclosed lanais as well as a fee for a copy of the lanai specifications. Lanai painting shall be the responsibility of the Association and will be accomplished at the time the exterior of the building is painted. However, once a lanai has been enclosed, either with screened or glass enclosure, the Association will no longer paint the lanai, but will continue to supply paint to the owner. If an owner wishes to purchase their own paint, they may do so, but the paint color must match or harmonize with the building color. Lanai railings for open lanais may be constructed on the 1 st floor according to established specifications using lanai block or railing that matches the building, but only after approval of such construction is sought and granted by the Association. Periodic maintenance of the railing will be undertaken by the Association to conform to the railings in existence at the time of construction. Such maintenance includes painting at the time the exterior of the building is painted. OWNER SIGNATURE

8 CONSTRUCTION GUIDELINES AGREEMENT TO BE COMPLETED AND SIGNED BY HOMEOWNER I have read the Modifications to Units Policy and agree to comply with all applicable provisions. I understand that no work will commence until written approval is received.. All costs associated with any modifications are the responsibility of the unit owner. I understand that I am responsible to manage the general contractor and to ensure that they are properly advised as to the Modifications Policy, the Noise Policy. Building security doors will not be blocked open without a person in attendance and elevator pads will be used to transport any materials to or from the unit. All pounding or noise should be terminated no later than 6:00 p.m. and should not begin before 8:00 a.m. Monday through Saturday. There will be no discernable noise from remodeling or any other contract work on Sundays or primary holidays. (See Noise Policy) Any work should be done by a qualified licensed and insured contractor with adequate workers compensation insurance. Any electrical work or modifications should be performed by a licensed electrician. Any plumbing work or modifications should be performed by a licensed plumber. I acknowledge and agree that Windsor Gardens shall not be responsible for any damages incurred as a result of the construction project described herein or for any deficiencies. I understand that the thermostat wire shall not be cut or spliced if removing a wall or moving the thermostat. A new wire may need to be installed to power the thermostat. I understand that the general contractor should have a Certificate of Insurance and proof of workers compensation insurance. Construction must meet all zoning, building codes, and permit requirements of the City and County of Denver. I understand that construction debris may not be disposed of in Windsor Gardens trash bins or recycling dumpsters or left anywhere on the property and that failure to adhere to this requirement will result in a fine of $500 to the homeowner. Community Response or Maintenance must be contacted for dumpster placement. I understand that it is my responsibility to arrange for water shut-offs in the building and that 24 hour notice must be provided to residents in the building.

9 I understand that a Mid-Inspection approval is required for any flooring project. I agree to contact the Windsor Gardens Association Administration office to arrange for a final inspection promptly upon completion of construction. Keys for the unit must be given to Community Response before the remodel request is approved. The keys will be used only in the event of an emergency. Community Response must be notified immediately if there is any abatement work being performed by any contractor. ( ) No work will commence until the APPROVED REMODEL REQUEST form is received. This form should be posted on the unit door from the time that work begins until the work is completed. Property Owner Signature Date

10 GLOSSARY OF MODIFICATIONS Air Conditioners Air conditioners must be installed in the block wall in the same relative location as other air conditioners in the building and they must be the same size. The wall must be repaired after the installation is complete. The air conditioner must be compatible with the existing electrical circuitry as required by City Code. All required electrical changes must be made by a licensed and insured contractor. A proper, water-tight sleeve must be installed. Unit air conditioners and evaporative coolers are prohibited for installation in the windows. Appliances Appliances are specifically addressed in this glossary. Awnings Awnings are not permitted to be installed on either the residential buildings or the lanais. Baseboards Baseboards may be replaced in the units with written permission and a Remodeling Permit. Cabinets Caution should be taken when replacing cabinets as phone wires or other electrical wires may be located behind the cabinets. Carpet Carpet with a high performance pad is recommended but at a minimum must be an 8 lb. pad. Ceiling Fans Ceiling fans may be installed in any ceiling outlet where there is already an existing junction box. No electrical or structural changes are permissible. The Association recommends that unit owners use a licensed electrician for any electrical work. Ceiling fans on lanais are prohibited as these structures were not designed to accommodate these fixtures. Ceramic Tile Ceramic tile may only be used in bathrooms, entryways and kitchens that do not have an eat-in area. Ceramic tile in the entryway is limited to no more than 48 square feet. A high performance underlayment is required and Approved Flooring Materials addendum to the Modifications Policy must be followed. Dishwashers When installing or relocating a dishwasher, the drain line should be plumbed properly into the garbage disposal.

11 A building water shut off may be required and a 24 hour notice must be provided to residents in the building by contacting the Administrative Office: Doors Doors to the residential units are the responsibility of the unit owner and they may be replaced with a fire rated door. Wrought iron doors are prohibited in the 2 and 4 story residential buildings. Doors to townhomes are the responsibility of the unit owner and they may be replaced with any Energy Star rated door. Dryers Clothing dryers are prohibited in the residential units, except in the townhomes. Electrical Modifications Owners are responsible for maintaining the electrical panel that services their unit and all wiring extending from the panel. Fixtures or conduit may not be attached or affixed to the concrete ceilings, which are prevalent in most of the residential buildings. A licensed electrician is required to perform any electrical work. Garage Door Openers All new property purchasers in Windsor Gardens are required to have an electric garage door opener installed at their expense. If the garage does not have electrical wiring, arrangements can be made through the office. There is a fee for this service. If an owner wishes to replace an existing opener, they may do so with one of the many available models readily available at hardware stores. Outlets may not be used for any other purpose than a garage door opener. Garage Storage Any personal property in the garage stall must be stored in a private storage locker, with the exception of bicycles, ladders and grocery carts. Cowboy storage lockers can be custom built provided that the specifications are followed. The specifications for storage lockers and cabinets are on the website with the Storage Policy. Laminate Flooring/Tile Laminate floating floors are approved and may not be secured to the subfloor. A high performance underlayment is required and Approved Flooring Materials addendum to the Modifications Policy must be followed. Lanai Doors Effective October 1, 2015 upon transfer of title of any property in Windsor Gardens, the buyer of the property will accept financial responsibility that any existing lanai doors must conform to the existing energy modification standards as outlined in the current Modification Policy for windows or be replaced. Any questions concerning the age of the door should be directed to the Facilities Manager. Windows must be energy star rated. Frames must be constructed with 100% vinyl with all fusion welded frames. Glass must be double pane, double strength low E glass.

12 U Value Insulation must be.35 or less Solar Heat Gain Coefficient Must be.32 or less Visible Transmittance Must be.51 or greater Condensation Resistance Must be 51 or greater Manufacturer must be Amerimax or replacement parts must be compatible with this manufacturer. If this is deviated from, the owner will be responsible for replacement of any window parts. Lanai Enclosures Lanais may be enclosed with glass or screens according to established plans and specifications, which are available at the Administrative Office. Please obtain these documents before selecting a contractor. An Approval of Proposed Improvements, Maintenance and Indemnity Agreement must be completed and notarized in the Administrative Office before work begins. Lanai Floor Coverings Carpet, tile or other floor coverings may be installed on lanais. However, if maintenance is required for the lanai floor, the removal, repair and/or replacement of any floor covering will be at the owner s expense. Underlayment is not required for lanai floors. It is required that an allowance be provided for water drainage between the flooring and the brick wall. Lanais in Windsor Gardens were designed to serve the unit as an exterior porch area. Any floor coverings should be mildew and mold resistant as well as weather and water resistant. Lanai Flower Boxes Flower boxes may not be hung or affixed to the lanai railing. Lanai Painting Open lanais are painted by the Association when the exterior building is scheduled for painting. The owner is responsible for painting lanais that have been enclosed with glass or screens but the Association will supply the paint when the building is being painted. Owners may purchase their own paint but the paint color must match or harmonize with the building color. Lanai Railings Lanai block railings may be constructed on the first floor according to established specifications and must conform to railings in existence at the time of construction. The block railing must have an egress on the correct side as determined by the construction of the building and constructed to the same quality and appearance as other lanai railings on the building. The contractor must contact the Windsor Gardens paint department to coordinate the proper matching paint.

13 The installation of a metal rail cap is required. Lanai Screen Doors The screen door opening must be a minimum of 38 ½ inches. The entire screen enclosure assembly must be self-supporting from floor to ceiling with the weight of assembly and all imposed loads bearing at each end of the lanai floor slab. Provision must be made at the head, jambs and sill for expansion and contraction and differential movement of the existing surrounding members of the lanais. Particular attention must be given to accommodating existing and future deflection in the floor above and in the floor of each lanai, as detailed in the lanai specifications. The general physical appearance must be maintained with color and finish being either aluminum, white or sand white vinyl as specified for the individual building. Lanai Window Coverings Enclosed lanai window coverings may be blinds, shades or window coverings in a neutral shade. Open lanai window coverings are limited to sunshades or blinds made of wood or natural looking wood vinyl. All window coverings must be properly fitted and maintained in good working order. Paint Units may be painted and no approval is required to do so as long as the Noise Policy is followed. Plumbing Any plumbing modifications made to the unit that alter the original plumbing must have pre-approved drawings. The unit owner will be responsible for any damages or future failures that may occur when such modifications are made. Refrigerators Refrigerators may be replaced and no approval is required to do so. Shelves Shelving on the interior of any unit does not require approval. Shower Doors Shower doors in units may be replaced and do not require approval. Showers Shower tile or shower surrounds may be replaced. A backer board product designed specifically for use in showers and tubs must be installed for these projects. Shower Pans Shower pans may be replaced. Drains should line up with existing tub or shower.

14 Storage, Buildings Holiday decorations for the building should be stored in private storage lockers or the building may install a storage cabinet under the outside stairs in the building. The enclosure shall be 1-hour fire-resistive construction and anchored with lag shields to the floor and block wall. The enclosure must be painted to match the bottom of the stairs. The storage space must be kept locked, and items should be kept off the concrete floor to avoid water damage. Stoves Stoves may be replaced and no approval is required to do so. Thermostat The thermostat can be moved, but the thermostat wires must never be cut or spliced. The thermostat wire may be a common wire that will affect the units above and below. A new wire may have to be installed to power the thermostat. Please check with the Windsor Garden s Electrician if you have any questions. Tubs There may be a heat line behind the tub. If so, this should be removed by a licensed plumbing contractor at the resident s expense. Whirlpool tubs must meet industry standards and not produce excessive noise for neighbors above or below the unit. Vinyl Flooring Vinyl flooring includes vinyl tiles, vinyl composition tile and vinyl sheets. A high performance underlayment is required and Approved Flooring Materials addendum to the Modifications Policy must be followed. Wallpaper Wallpaper in unit may be removed or installed and approval is not required. Washers Clothing washers are prohibited in the residential units. The residential buildings in Windsor Gardens were not designed with the drain lines necessary to accommodate these appliances. Windows Windows must meet the specifications detailed below. Frames must be 100% vinyl with all fusion welded frames. Glass must be double pane, double strength low E glass. U Value Insulation must be.35 or less Solar Heat Gain Coefficient Must be.32 or less Visible Transmittance Must be.51 or greater Condensation Resistance Must be 51 or greater

15 Manufacturer must be Amerimax or replacement parts must be compatible with this manufacturer. If this is deviated from, the owners will be responsible for replacement of any window parts. Window Coatings Non-reflective commercial window coatings must be professionally installed. Reflective coatings may not be installed. Samples of any and all window coatings must be approved prior to installation. Window Coverings Blinds, shades or window coverings must be properly fitted and in a neutral shade as viewed from the street. Installation of window coverings for either the unit interior or the lanai cannot be affixed to concrete surfaces, including the ceiling of the unit or the exterior lanai block. Blinds or shades must be maintained in good working order and repaired or replaced as needed. Approval is required for any shade or covering on the lanai. Window Security Bars Window security bars may be installed on bedroom windows. The bars must be placed on the inside of the window. They must be hinged or easily removable to permit a quick and safe evacuation of your unit and to permit the removal of the window for maintenance purposes. The installation must conform to the City of Denver building codes.