SECTION 5: CHANGES REQUIRING APPLICATION

QUAIL VALLEY HOMEOWNERS ASSOCIATION, INC.

ARCHITECTURAL CONTROL GUIDELINES - Revised October 15, 2009

Section 5: Changes Requiring Application

Chimneys and Metal Flues

Chimneys must be built to conform to the design originally developed for the house. Chimneys must be enclosed with brick (to match existing brick) or the same materials as house's exterior.

Vent stacks, chimney caps, or flues that protrude through the roof must match existing stacks in color or be painted a flat black.

  • Additional Application Contents:  A complete application requires the color and style of the house and the dimensions of the alteration.

Attic Ventilators

Convection type attic ventilation devices must be placed on the rear of the house and should not extend above the ridge line. They must be aluminum or galvanized steel, preferably painted to blend with the roof or the house trim. Attic ventilators or other mechanical apparatus requiring penetration of the roof should be as small in size as is functionally possible. Wind powered vents are not permitted.  Attic ventilators must match the siding or trim color on the house if mounted on a gable end or match existing style vents and stacks.

  • Additional Application Contents:  A complete application requires the color and style of the house

Decks/Patios

Decks and patios must be located in the rear yard. An application is required on all decks and patios. When a deck or patio scheme includes other exterior changes, such as lighting, hot tubs, under-deck storage (applicable to elevated decks), etc., these changes should also be included on the Architectural Change Application. Decks and Patios must not be visible from the front of the house.  If they protrude laterally beyond the rear edge of the home or wrap around the side, they must be screened from view from both the front of the house and the neighboring yards.  All property boundaries and easements must be considered in placement.

1.      Materials

The type of material used in construction, be it lumber, brick, flagstone, synthetic, etc. for a     deck or patio, must be included on the application.

2.      Building Codes

All construction must be able to meet all Montgomery County codes. Approval for construction given by the Architectural Control Committee does not guarantee that the structure will meet all codes. It is the homeowner's responsibility to ensure that the structure will pass. Care should be exercised to insure that concrete footers are large enough and deep enough to pass code requirements. 

3.      Under-Deck Storage

When using an under-deck area for storage, the impact on neighbors must be kept in mind. If the under-deck area is to be used for storage, appropriate screening, such as pressure treated lattice, will be required. Landscaping as a screening will be considered provided its placement effectively screens the storage area from view. Landscaping is suggested to screen tall deck supports.

4.      Drainage

If changes in grade or other conditions which will affect drainage are anticipated, they must be indicated on the application. An application will be denied if adjoining properties are adversely affected by changes in drainage. If the improvements have been made and it is later determined that they are having an adverse impact on the drainage, changes will have to be made at the owner's expense.

5.      Painting/Staining of Decks

Painting of decks is prohibited. Clear wood preservatives are permitted and recommended for wood decks. Some wood preservative manufacturers make wood tone preservative with natural wood color tints/stains, such as redwood, cedar, etc. The wood tone preservatives may be permitted, but require a completed Architectural Change Application and Architectural Control Committee approval.

6.      Townhouse Decks

Decks should not exceed 250 square ft. Exceptions may be made on a case-by-case basis if the rear yard is larger than 1000sq. ft.

7.      Privacy Screening

Lattice is recommended for use as privacy screening. Other types will be considered on an individual basis.

  • Additional application contents:

A.    A reasonably detailed sketch or drawing of the deck or patio including all dimensions. For decks, a sketch of the railing should be included. Be sure to include in the drawing, any important details, such as lighting or hot tub placement. 

B.     Indicate whether the under-deck area will be used for storage. If so, then a screening plan is required.

Sheds/Playhouses/Dog Houses

Sheds/Playhouses/Dog Houses (whether attached to the house or detached from the house) must be compatible with the design standards for the community.

A)    The maximum allowable area size for sheds for townhouses shall not exceed 100 square feet and no shed wall shall exceed 12’ in length. The maximum height from the floor to the outside peak shall not exceed 8’. Furthermore, townhouses are limited to two sheds with an aggregate area of no more then 100 square feet. 

Multi-story sheds designed with loft storage are specifically not allowed.

Metal sheds are not permitted

B)    The maximum allowable area size for sheds for single family houses shall not exceed 150 square feet. The maximum height from the floor to the outside peak shall not exceed 8’. Single family houses may be permitted to have two separate sheds if the rear yard is sufficiently large enough. Metal sheds are not permitted 

Sheds/Playhouses/Dog Houses shall be constructed of lumber, T-111 wood or vinyl siding. All other materials not included in the above list can be submitted and may be approved on an individual basis.

Sheds/Playhouses/Dog Houses may be left natural, or finished in a clear or tinted stain/sealer. Tinted stain/sealer and/or aluminum/vinyl siding must be selected to fit with the color scheme of the home and must be submitted with the application. If the homeowner prefers to paint these structures, the paint color must match the color of the home. Trim and roof materials and color must match those used in the existing home.

  •  Additional application contents:

1)      A reasonably detailed sketch or drawing of the structure including all dimensions.

2)      A reasonably detailed sketch or drawing of the placement of the structure within the yard.

·         No dog pens, kennels or runs of any size are permitted.

Major Exterior Changes

Major alterations are generally considered to be those which substantially alter the existing structure either by subtraction or by addition. Major alterations include, but are not limited to, addition or subtraction of garages, porches, greenhouses, rooms, fireplaces, chimneys, skylights, etc.

The design of these major changes should be compatible in scale, materials, and color with the applicant's house and adjacent homes. The proposed structure must be aesthetically compatible with the original structure and in keeping with the existing lot size.

If changes are made in grade or other conditions which affect drainage they must be indicated on the application. Approval will be denied if adjoining properties and/or common areas are adversely affected by drainage alterations. Construction materials must be properly stored and must not cause any impairment of views from neighboring properties. Excess materials must be removed within fifteen (15) days of the completion of the project. Construction debris must be disposed of into appropriate dumpsters during construction.

  •   Additional Required Architectural Change Application Contents (Major Alterations)

A complete Architectural Change Application for a major alteration must include:

1)         Detailed drawings and plans including exterior elevations and dimensions. A full set of architectural drawings must be included.

2)         It is the responsibility of the homeowner to get the necessary Montgomery County permits for any work requiring a permit. The architectural change application must be a duplicate of those documents that are required to be submitted to receive a county permit and must include colors, materials and drawings/photographs as required. This is necessary to illustrate the relation of the alteration to the applicant's house and adjacent houses where necessary.

3)         All Quail Valley Architectural Guidelines must be reviewed prior to completion of the application. Failure of the homeowner to submit a well defined and detailed application could result in the Association's rejection or denial to allow the proposed alteration.

Exterior Painting/Colors

Approval is automatically granted to any homeowner maintaining house and trim colors. Any changes to house and trim color requires a completed Architectural Change Application and approval of the Architectural Control Committee. These color changes apply not only to siding and wood trim, but also to doors, shutters, gutters and roofing materials.

Front Step Railings

Front step railings must conform to community standards in materials, design and color.

Fences

General Guidelines

A property survey should be completed prior to completion of an Architectural Change Application for construction of a fence. It is the responsibility of the homeowner to legally verify that they are within their property lines when constructing a fence. Failure to construct a fence within the property lines could result in the homeowner having to remove the fence.

A fence can be painted or stained with clear wood preservative ONLY.

All fences must be constructed of pressure treated wood or ground contact equivalent lumber. Chain link and other wire fencing are specifically prohibited except for chicken wire or other fine wire fencing which may be used in conjunction with split rail type fences to confine pets. Such wire fencing must be installed on the interior perimeter of the fence and may not exceed the top rail.

Gates should be compatible to fencing in design, material, height and color.

A.        Townhouse Fences

Townhouse fencing shall be restricted to the following: 

            1)         Fences must be six feet (6') in height.

2)         Fences must be constructed of pressure treated wood, woodtone high-grade composite material or vinyl material, but not white in color (or other recognized ground contact lumber) utilizing the style appropriate to the local community

(see appendix B). 

3)         Townhouse owners are strongly encouraged to replace any existing non-standard fencing with the local community style.

4)         Fencing is to be installed in the rear yard only. In the case of end unit townhomes, fencing may extend to the side property line but cannot extend beyond the front face of the unit.

5)         Fencing must be erected along the inside of the property line, or centered on the property line between units.

            6)         Townhome owners will be held responsible for grass trimming along the outside of  the fence bordering common areas.

            7)         All Townhome, fences which fully enclose the yard, must contain a gate. 

B.        Single Family Fences

Single Family house fencing shall be restricted to the following:

1)         Fences must be no more than six feet (6') in height. The single gate width on any fence shall not exceed four feet (4'). Two gates of equal size may be adjoined to form a double gate, but shall not exceed eight feet (8') in width.

2)         Fences must be constructed of pressure treated wood, woodtone high-grade composite material or vinyl material, but not white in color (or other recognized ground contact lumber). Several types have been approved for use in Quail Valley and examples are outlined in Appendix C.

3)         Fences may not extend beyond the front face of the house. Unusual fence configurations may exist with some lots. These lots will be evaluated on an individual basis with regard to fence locations.

            4)         Fencing must be erected along the inside of the property line.

Flagpoles

Permanent flagpoles will be considered for all house lots on a case-by-case basis. Architectural Change Application contents must meet the following guidelines:

A)    Permanent flagpoles must be of a height, color and location which is appropriate for the size of property and background.

      B)  Permanent flagpoles must be installed and maintained in a vertical position.

      C)  The permanent flagpole must not exceed twenty feet (20') in vertical height.

Homeowners installing temporary flag staffs attached to a front pillar, front wall, or garage of the dwelling which do not exceed six feet (6') in length do not need to submit an Architectural Change Application for approval.

Detached Items (including Decks and Greenhouses)

Detached decks and greenhouses will be considered on a case-by-case basis. The same rules apply here as those outlined for attached decks and storage sheds (workmanship, materials and color).

Greenhouses will be given special consideration for the special requirements of sun orientation.

For any detached item to be constructed, please follow the guidelines in the "Major Exterior Changes" section of this document. A detailed description of detached item being proposed must be given in addition to the completed Architectural Change Application with location and architectural drawings included.

Landscaping

Selection and location of planting any items requires consideration to be given to plant size at maturity in order to avoid future relocation.

When planting and maintaining trees and shrubs, care should be exercised. Vehicular traffic sights, neighboring unit views and shade patterns must always be considered.

Consider where to dig as utilities may be buried in the chosen areas. (If not sure where the utilities are buried, call Miss Utility so that they can mark the location of the underground utilities).

Climbing greenery shall not be allowed to overhang sidewalks, common areas, or adjacent properties below eight feet.

Gardens must be neatly maintained during the growing season.

A.        Requiring Application

The following types of landscaping require a completed Architectural Change Application and approval from the Board of Directors and/or Architectural Control Committee:

1)         Hedges located adjacent to sidewalks or along the lead walk must not exceed two feet (2') in height or eight feet (8') in length.        

2)         Trees will be reviewed on a case-by-case basis. The following list of tree types are not recommended; Bamboo, Silver Maple, Female Ginko, Weeping Willow, Elm and Catalpa.

3)         Garden Timbers are not to exceed 4 x 4; pressure treated and/or landscaping timbers, not to exceed 3 x 4; in the front yard. The homeowner is fully responsible for these items. Architectural and location drawings are required in addition to the completed Architectural Change Application in order to be considered. 

            4)         Stone or brick planters will be considered on case-by-case basis.

B.        Not Requiring Application

An Architectural Change Application is not required for the following items provided that the following restrictions are observed:

            1)         Foundation Planting.

            2)         Vegetable Gardens.

a)      Must be located between the rear line of the house and the rear property line and screened from view, not to exceed 5 feet (5') in height from ground level.

b)      Must not exceed one quarter (1/4) of the rear of the lot.

c)      Must not be planted on a grade exceeding a ratio of five feet (5') to one hundred feet (100').

d)     Must not damage property below the garden through the flow of water.

            3)         Rock Gardens. All landscaping rocks must remain their natural color.

Permanent Grills

Permanent grills must be placed in the rear of the house and must not be located within ten feet (10') of the side and/or rear property lines, for single family homes only.

Recreation & Play Equipment

Two types of recreation & play equipment are defined. The first is permanent and semi-permanent equipment, including any/all equipment that remains in place even when not in active use. The second is non-permanent equipment, includes any/all equipment that remains in place during active use or for a short period of time during inactive use.

A.    Permanent & Semi-Permanent Equipment

Permanent and semi-permanent equipment includes (but is not limited to) the following: trampolines, kiddie pools, swings, gymnastic sets, volleyball nets, basketball backboards, portable or collapsible basketball backboards, jungle gyms, etc. Permanent and semi- permanent equipment must be located in the rear of the home only. Consideration must be given to lot size, equipment size and design, amount of visual screening, etc. The only exception is for basketball backboards in single family homes to allow play from existing paved driveways.

Permanent & semi-permanent equipment is not permitted in streets, sidewalks and/or common community areas.

All equipment must be properly maintained. Any equipment which becomes an eyesore due to lack of maintenance must be removed or repaired. The community can remove it if the equipment becomes an eyesore.

All wood equipment must be constructed of pressure treated wood or redwood. Metal equipment exclusive of wearing surfaces (i.e., slide poles, climbing rungs, etc.) must be painted to inhibit rust. 

No permanent and semi-permanent equipment is permitted in side/front yard of any lot.

B.     Non-Permanent Equipment

Non-permanent equipment includes (but is not limited to) the following; bicycles, balls, miscellaneous toys, etc.

Non-permanent equipment must be stored in the house, garage or shed when not being used. Equipment can remain in the backyard (not in garage or shed) if yard is fenced. Equipment can be used anywhere within the homeowner's lot and/or the common community recreational areas.

Satellite Dishes

In accordance with the Telecommunications Act of 1996, Quail Valley Homeowners Association, Inc., will permit the installation of satellite antennas that are less than one meter (39 inches) in diameter in locations on their property that are unobtrusive and concealed to the greatest extent possible. The Quail Valley Architectural Control Committee may request a letter of intent to install a satellite dish prior to installation by the homeowner. No common area vegetation may be removed or pruned to improve reception.

Sidewalks/Pathways

Concrete and/or brick sidewalks or pathways are the only two types permitted. If a sidewalk or pathway is to be constructed in the rear of the lot behind the house, an Architectural Change Application is not necessary.

For sidewalks or pathways to be constructed in the front or side of the lot, an Architectural Change Application is necessary. Sidewalks or pathways must be set back at least four feet (4') from the property line and generally installed flush with the ground. Brick sidewalks should match or blend with that on the house, if any. In addition to the completed Architectural Change Application, the homeowner must describe the method of installation and a description of any grading changes required along with resulting impact on neighboring lots, if any.

Canopies and Umbrellas

No canopies are to exceed 12’L x 12’ W x 10’H (Ground to Peak).

1)      Color and style of canopies and umbrellas shall be aesthetically compatible with the property owner’s siding and the neighborhood.  Use of canopies designed for use as carports are not acceptable.  No advertising is allowed on the canopy or umbrella. 

2)      Canopies and umbrellas are seasonal in nature and shall be permitted to be erected from March 15 to October 15. Under no circumstances will umbrellas, canopies or their frames be permitted to remain year round.

3)      Canopies and umbrellas shall be kept well maintained so as not to become an eyesore to the neighborhood.

4)      No canopies are permitted on a second story deck, e.g., Colonial style homes with decks off the second floor.

5)      Lighting under canopies and umbrellas shall not be readily visible to neighbors and shall be contained inside the upper part of the canopy/umbrella towards the peak.

6)      Umbrellas must not exceed 10 feet in diameter and must be collapsed when not actively in use.

Storm & Screen Doors

See Appendix "D" for examples of acceptable designs. Only metal storm/screen doors, no wood. An Architectural Change Application is required for storm & screen doors.

Storm & screen doors will be determined on a case by case basis.  The door color must conform to community standards. Hinges should be either the same color as the door or white.

Hot Tubs

Exterior Hot tubs require Architectural Control Committee approval. Hot tubs are permitted provided the homeowner meets all applicable building, health and safety codes. 

Landscaping Ponds

Small landscaping ponds may be permitted in the rear yard only. Once approved and constructed they must be properly maintained. They must not create unpleasant odors or unsightly algae growth.

Gutters & Downspouts

New or additional gutters and/or downspouts must match those existing in color, design and materials and must not adversely affect drainage on adjacent properties. Included in this area are gutter covers which keep leaves and other debris out of the gutters.

Exterior Lighting

Exterior lighting must be directed away from properties adjacent to the applicant's. Light fixtures being proposed to replace existing fixtures must be compatible in style and scale with the applicant's house.

Any homeowner installing new exterior lighting or altering existing exterior lighting must receive prior approval from the Architectural Control Committee. 

Exterior Decorative Objects

Decorative lawn ornaments are not recommended but are allowed in some limited cases. Objects such as: sculptures, large rocks, decorative fencing, etc., will be allowed if located in an appropriate place. If complaints are filed based on any such item, they will be reviewed individually and the appropriate action will be taken. If too many complaints are filed, these items may be disallowed in the future.

Alternative Energy/”Green Technology” Sources

Sunrooms or solar panels installed for the purpose of heating the home, pre-heating water and providing electricity may be approved by the Architectural Control Committee on a case-by-case basis. The orientation of the home in relation to the sun will be a contributing factor. The sunroom must be installed in back of the home.


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QVACCGUIDELINES-RevisedOct.15,2009
(295k)
Quail Valley HOA,
Nov 15, 2011, 1:43 PM
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