Architectural Control Policies

Condominium grounds (limited and general common elements) and buildings are owned in common by all.  The Board of Directors is charged with the responsibility to oversee this.  Most alterations to the exterior and some to the interior will require prior approval of the Board.

NOTE: In addition to the policies and forms listed below, on the advice of counsel, River Pines now requires an additional form be completed for any requested modifications. 

Instructions for the "Consent to Alterations"  PDF  DOC

"Consent to Alterations" Form  PDF   DOC

Decks

A request for deck/patio construction/ maintenance must first be approved by the Board of Directors prior to commencement of any work. The co-owner must utilize the Architectural Control Package when applying for written approval.

Awnings

The purpose of the Awning Installation Policy is to maintain a favorable appearance in the River Pines development through an approval process for the placement, installation and type of awning to be attached to a General Commons Area and to assure the structural integrity of the area on which the awning may be amount.

Exterior

Some additions or changes to the outside of units has already been considered.  (See "Additions Policy" and the "Landscape and External Paraphernalia Policy" ). 

Interior

Interior modification such as finishing of the basement for recreational or living purposes is allowed without board approval. The co-owner is responsible for obtaining required permits and inspections.

An Architectural Modification request must be submitted for any proposed changes to the foundation, structural / load bearing walls and roof areas. If you are unsure a modification request is required, submit one or contact the board, in writing, for further direction.

Roof Inspections

Roofs will be inspected in accordance with the schedule shown under the menu item "Project Schedules".  The inspection will be performed by our roofing contractor.  The inspection can result in a roof repair project or if the roof shows severe wear, a portion of the roof may be replaced or the entire roof may be replaced.

Concrete Repair Guidelines

W
hen should you request a repair to your condominiums concrete steps, driveway, garage floor, porch etc.? Currently over 90% of the work orders sent in are due to poor appearance like cracks, spalling, separation, uneven, crumbling and chipped. Normally these request are not repaired.

All concrete shows wear over time. Look at our public roads, parking garages and sidewalks. Other than the first few months of its life it is never "like new", it starts to deteriorate. Seasonal freeze and thaw cycles, summer temperature cycles, salt applications for snow and ice all have a great effect on concrete. Concrete cannot be patched in a manner that it does not show after the repair and often times the patch comes off because it does not maintain its bond to the poured concrete. Also the color does not match.

First: Check your condominium documents to make sure your association is responsible for the concrete you think needs repair. If it is - select the category below and read the guidelines before sending in a work order request.

Second: The request you send in does not automatically guarantee that the repairs will be made. However it does set the wheels in motion for an association study.

Cracks In Horizontal (flat) Surfaces:

  • Separation greater than 5/16 inch between the two pieces that were once joined.
  • One piece is 3/16 higher than the adjoining section.

Cracks in Vertical Surfaces or Junctions With Other Vertical Surfaces:

  • Separation greater than 3/8 inch between the two pieces that were once joined.
  • Separation greater than '/2 inch between sections that once abutted but were not joined.

Spalling & Chips On Horizontal (flat) Surfaces - Not Edges:

  • Chips must be greater than 1 inch diameter and 3/16 inch deep
  • Spalling must be over 3/16" depth in the alleged area.
  • A pebbly surface that lost its smooth surface should not be reported. This is normal wear and tear.

Uneven Flat Surfaces that May Be Reported:

  • Driveway slabs that mismatch more than 3/8 inch
  • Garage floor slabs that mismatch more than 1 /2 inch
  • Sidewalk slabs that mismatch adjoining slabs by more than 1/2 inch

Slab Edge Chips In Porches & Steps That May Be Reported:

  • Porch edge chips greater than 2 inches long and %2 inch wide - looking down from the top.
  • Step edge chips greater than 2 inches long and 1/2 wide - looking down from the top.
  • Driveway and sidewalk slabs that have edge chips greater than 6 inches long and 3/4 inch wide looking down from the top.

Gaps Between Driveway Slabs & Sidewalk Slabs

  • Gaps greater than ¾" should be reported.
  • Gaps up to 1 ¼" will be considered for caulking.

Note: These guidelines attempt to remove some of the subjective evaluation and the resulting co-owner emotional strife from the concrete repair process by explaining what repairs will be considered and which ones are not. It asks the co-owner to be part of the decision process.