ARCHITECTURAL REVIEW COMMITTEE

DEFINITION AND PURPOSE

 

 

 

WHAT IS THE ARCHITECTURAL REVIEW COMMITTEE

(As stated in the Harbour Town Club’s Bylaws, Article 11, Section 4:  “COMMITTEES”)

 

"There shall be an Architectural Review Committee  (herein referred as “The ARC”), which shall have the authority and perform the functions detailed in Article VI of the Declarations of Covenants, Conditions and Restrictions.  In addition, the ARC shall through an approvals process, and in keeping with the Declaration, assure that all projects undertaken by property owners which involve the exterior of residences, including but not limited to painting, roofing, fencing, additions, etc., maintain or enhance the décor, appearance, and ambiance of the Subdivision.”

 

 

 

RESTRICTIONS AND APPROVAL BY ARC:

(As stated in ART VI, Sec 2 of Harbour Town's Declaration of Covenants, Conditions and Restrictions)

 

“”No unit, fence, wall or other structure shall be commenced, erected or maintained by an Owner upon the Property, nor shall any exterior addition to or change or alteration be made on any improvement on the Property until the plans and specifications showing the nature, kind, shape, height, material, color and location of same shall have been submitted to and approved in writing by the ARC as to harmony of external design and location in relation to surrounding structures and topography and in conformity with the objective standards set forth in Article VI, Section 2, of the Declaration”.

 

“Any savings and loan institution, bank mortgage company, or other lender, and any title company, title abstract company, or title attorney shall be entitled to rely upon the written approval or certification by the ARC that a unit conforms to the requirements of this section.” (As stated in ART. VI, Sect. 2 of the Declaration.)

 

 

PROPERTY OWNER'S HANDBOOK

 

For the convenience of all Harbour Town Club property owners, this handbook has been developed to assist you in gaining knowledge of ARC policies and guidelines, which you are expected to follow when embarking on any exterior projects for your home.

 

Without architectural control in our subdivision, it is impossible to maintain common themes like compatible colors, designs, materials, and uniformity throughout the community.  Without them, the resulting chaos degrades the property values for all owners. 

 

The policies and guidelines in this handbook represent those set by the ARC and the Declaration.  It is meant for your use as a reference for following the expected standards dealing with enhancing and/or maintaining the exterior of your property.  For a further detailed description of other deed restrictions, please refer to your Declaration of Covenants, Conditions, and Restrictions for Harbour Town Club.  If you have any questions pertaining to the Architectural Review Committee, please contact the Harbour Town Office at (936) 856-4378.

February 07

 

 

ARC GUIDELINES AND POLICIES

 

 

All exterior repairs and improvements must have ARC approval prior to commencing work.   The work must be completed with in six (6) months or the property owner will have to re-submit a new approval form.   These forms may be downloaded from the website at  www.harbourtown.org or from the HTC office at (936) 856-4378.   Please allow two weeks for processing.

 

 

1.  A/C UNITS & GARBAGE CONTAINERS

     

       Air conditioning units, trashcans and other waste containers shall be kept screened by  

     adequate planting or fencing so as to conceal it from public view.

 

2.  CURB RAMPS

   

     Please see the attached guidelines for ramps

       

3.  DISH RECEIVERS: (See Article IX, Section 17 of the Declaration)

 

     Approval must be granted by ARC for satellite dishes, and should be placed in the least

     conspicuous location on the roof. 

 

4.  DECKS - PATIOS - PORCHES - BALCONIES (See Article VIII.  Section 2, paragraph 2)

 

A.  A survey showing where the house sits on the lot.

B.  Approval may be granted for up to a maximum of fifteen feet (15') on to Common

     Area that is not located over an easement or rights of way. (Art. IX, Sec. 3. Paragraph E)

C. Surface may be poured cement or decking materials.

D. Covers, including balconies, if approved by the ARC, may extend out to a maximum

           of ten feet (10').  Open beamed covers are allowed, if they are constructed out of

           maintenance free materials approved by the ARC. 

          Front door entrance covers may extend out six feet (6').

    

     **PLEASE NOTE: Homeowner must have insurance that covers this extension into the

        Common Area, and it must include Harbour Town Club as part of the insured.

 

5.  ENCLOSED PATIOS:

 

Enclosed patios (fenced or screened) must be within the owner's property lines.

   A.  Signed application along with a survey showing where the house sits on the lot.

   B.  An attached drawing showing how the project will look when finished. 

   C.  List of materials to be used. 

        The finished project should look like an original part of the house.

 

February 07

 

6.  FENCES AND RAILINGS:

 

As stated in Article VIII, Section 2-a, of the Declaration, “there shall be no obstruction of Common Area by any Lot Owner”.   Common Area shall not be fenced. 

Exception:  For raised decks and patios constructed over a slope, a thirty-six inch (36") safety fence may be erected and should be constructed out of wrought iron.

 

PRIVACY FENCES AND RAILINGS:  All repairs and replacements must remain consistent with the original structure and must be painted to match the house.

 

7.  HOUSE NUMBERS:

 

      All residences must have house numbers that are clearly visible from the street.

 

8.  LANDSCAPING  - FLOWERBEDS AND TREES:

 

     FLOWERBEDS: 

Homeowners may not plant new flowerbeds in the Common Area without prior ARC approval.  Texas Grounds Keeping has agreed to maintain the shrubs and flowerbeds around each home within 3 feet of the foundation.  Any other plantings on the Common Area are to be maintained by the homeowner. This obligation continues on to subsequent homeowners.  Failure of the homeowner to maintain such plantings will cause the Association to remove said plantings if they are deemed to be too costly to maintain or otherwise undesirable. 

No shrubbery, trees, or plants extending more than two feet high are to be planted close to street corners or other locations where a hazard, particularly in regard to vehicular visibility, may be created.  The Association reserves the right to remove any plantings deemed unsightly or a hazard.

 

    TREE PLANTING AND TRIMMING:

     Approved trees, which do not block adjacent homeowners view of the water, and have

     been planted on Common Area by the homeowner, will be the responsibility of the home-

     owner, and subsequent homeowners.  Owners wishing to trim their trees must submit a

     form for approval prior to doing the work.  The owner is responsible for any costs involved.

 

9. NEW HOMES:

 

Individuals or companies desiring to construct a new dwelling in Harbour Town Club must satisfy all requirements and standards for construction, as established by Harbour Town Club, the ARC and by the Declaration.  Please contact the office at (936) 856-4378

 for a copy of the HARBOUR TOWN CLUB BUILDER'S PACKET.

 

10. PAINTING:

 

ARC members must approve exterior paint color choices prior to commencement of work.  Colors will be approved based on harmony with surrounding units, and muted colors, such as earth tones, are suggested.  Paint samples must be attached to the ARC application. 

February 07

 

11. PIERS AND BOAT DOCKS:

 

Article 11, Section 7 of the Declaration defines which Lots qualify to construct and maintain a pier for the purpose of docking one (1) powerboat or sailboat.

A.  Two approvals are necessary:  First from the ARC and then from the San Jacinto

      River Authority prior to commencing any new construction or extensive repairs. 

B.  Piers, including the boat dock, may not exceed forty (40) feet in length but may be

      required to be shorter to follow the shoreline or any other existing piers.

C.  Generally, the piers must stay within the projection of the property lines into the lake

      but final placement is decided by the ARC.

D.  Floating piers will not be approved.  

F.   No covers may be constructed over boat docks.

G.  Piers/boat docks are considered private property for sole use by the lot owner. 

 

Multiple boat dock piers owned and maintained by adjacent waterfront homeowners will be approved, providing, all of the concerned parties sign the ARC "New Pier/Dock Form" and provide an attached sheet stating which dock belongs to what address and that they jointly agree to maintain the appearance and integrity of the structure.

 

There are four Common Piers around Harbour Town;  Mainsail Loop pier, Outrigger parking lot pier and the Bowsprit and Lakewood boat launch piers.  These may be used by HTC owners, residents and their guests.  Rules for these piers are in the HTC Directory or may be obtained at the office.

 

12. REPAIRS:

 

 EXTENSIVE REMODELING AND REPAIRS:

A damage deposit of $250.00, payable to Harbour Town, must be submitted when there is extensive remodeling or repair work to be done.  The deposit will cover any damage done to HTC property or Common Area by heavy machinery, vehicles or equipment.  The deposit is refundable when the ARC has inspected the area, and is confident that all HTC property is in its original state before the work began.  Building debris must be disposed of in a dumpster provided by the homeowner or carted off the premises each workday. 

 

13. ROOFS: 

 

FLAT ROOFS:  Owner's wishing to erect peaked roofing over existing flat roofs must enclose the structure completely and provide for ventilation and drainage, ie.rain gutters.

 

ROOF REPAIR:  If a common wall is shared between residents, the following rules apply:

    A.  Notification of adjacent neighbors of the proposed work and completion date

    B.  If repair work can only be accomplished by gaining access via a neighbor's roof, the

         homeowner accepts responsibility for any and all damages caused by the workmen.

    C. Workmen must be advised to use extreme care when removing old roofing to avoid

         damage to adjacent property, including vehicles and landscaping.

February 07

 

 

 

Harbour Town Club (HTC)

Guidelines for Curb Ramps

Adopted 8-16-02

 

 

General

If an Owner determines that a ramp over a curb in the Owners parking area is required for wheel chair accessibility or other purposes, the Owner shall make a request to the Architectural Review Committee.  This request will be on the same form used for improve-ments to any Lot, available on the HTC website at www.HarbourTown.org.  The ARC will consider each request individually and insure that the Owner provides a specification or drawing that complies with this policy. 

 

In general, HTC requires that each curb ramp comply with ADA Standards for Accessible Design, Appendix A to Part 36. (available on the web at http://www.usdoj.gov/crt/ada/reg3a.html  Department of Justice, ADA Title III, Regulation 28 CFR Part 36).  We recognize that these standards were written for public access areas and HTC town home parking is for private access.  However, the standards provide good guidance for HTC, since the HTC Association owns and maintains the parking areas. (If this policy is in conflict with any other laws, it will be modified to conform to applicable law.)

 

Criteria for Curb Ramp

It is anticipated that curb ramps will only be required in town home areas, since most patio homes have driveways and garages.  The deed restrictions reserve the parking area directly in front of each town home for the exclusive use of the Owner.  Therefore any curb ramp will be located in one of the Owner’s parking spaces.

 

The ramp should be located in the middle of one the Owner’s parking spaces so that a car may park there and straddle the ramp when the ramp is not expected to be used for a long period (such as a new Owner, not needing a ramp.)  Note: the Owner may designate the parking space exclusively for the ramp if it will have frequent use.

 

Following are quotes from the ADA standards (http://www.usdoj.gov/crt/ada/reg3a.html Appendix A to Part 36) that will apply in HTC when building a curb ramp approved by the ARC:

 

4.5.1 General…ramps…shall be stable, firm, slip resistant….” Curb ramps in HTC will be made of concrete.

 

4.5.4 Gratings.  If gratings are located in walking surfaces, then they shall have spaces no greater than 1/2 inch wide in one direction…” HTC does not recommend gratings.

 

4.7.2  Slope… Transitions from ramps to walks…shall be flush and free of abrupt changes.”

 

4.7.3 Width.  The minimum width of a curb ramp shall be 36 in…exclusive of flared sides.”

 

 

 

 

 

 

4.7.5 Sides of Curb Ramps.  If curb ramp is located where…it is not protected by handrails or guardrails, it shall have flared sides, the maximum slope of the flare shall be 1:10.”  This means 10 inches of “run” for each one inch of “rise.  All ramps in private parking areas of HTC should have flared sides to the parking area to minimize trip hazard.  A variation of the 1:10 specification will be considered if requested for a good reason consistent with safety concerns expressed herein.

 

4.8.2 Slope and Rise…The maximum slope of a ramp in new construction shall be 1:12” This means 12 inches of “run” for each one inch of “rise” in the ramp.  HTC will consider variations of this limit for good reasons, when requested.

 

4.29.2 Detectable Warnings on Walking Surfaces. Detectable warnings shall consist of raised truncated domes … and shall contrast visually with adjoining surfaces… The material used to provide contrast shall be an integral part of the walking surface.” 

 

Based on observation of many newly constructed curb ramps around Conroe, it is evident that the “raised truncated domes” look more like tread marks etched about two tenths of an inch (“height of nominal 0.2 in.”) into the surface on “a center-to-center spacing of nominal 2.35 inch.”

 

HTC and the ARC recommend that the Owner constructing an approved ramp, use a contractor familiar with ADA standards for wheelchair ramps over curbs.

 

When submitting a request form to the ARC, the Owner should provide a drawing and enough information so that the ARC can determine that the intended work will meet these guidelines, including material, dimensions, “rise and run”, texture, color, etc.