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PHASE 1 ARCHITECTURAL STANDARDS

CEDARHURST ON WICKFORD HARBOR ASSOCIATION

PROPERTY MAINTENANCE AND MODIFICATIONS GUIDELINES

PHASE ONE ARCHITECTURAL STANDARDS

OVERVIEW

Phase One lies west of the Wickford Harbor marsh. All units have entry courtyards defined by fences and integral storage sheds. All parking is in paved assigned spaces. The architectural style is transitional contemporary with a salient characteristic of solid shingled railings along the perimeters of all ground level decks and steps.

These Guidelines establish a methodology modifying the ground floor railings to improve views of the harbor. These modifications may be made if an Owner seeks to do so. These guidelines also put in place a method for achieving compliance with current codes, wherein second floor deck railings are generally open and are not in compliance with current codes.

BUILDING, CONSTRUCTION, PRODUCTS & MATERIALS STANDARDS

Building Construction:

FENCES, SHEDS, & GATES

• All fences, sheds and gates shall be replaced in their existing locations. • All fences and gate door replacements are to match existing height dimensions related to

the units of an individual building. • Fences are to be constructed of pressure treated 2x4 framing attached to pressure treated

4x 4 posts. • Frame is to be covered on both sides with 5’ lengths of 5/8” thick, 8” center battens

“Texture 111” (T-111). • Fences are to have a 2x8 cap of pressure treated wood, Trex or comparable material. • All trim boards are to be Prime Cedar or equivalent. • Gates are to be the same construction as the fences. The bottom of the gates shall be

aligned with the bottom of the siding of the fence. • The siding shall be painted to match the wall shingles. • The cap and the exposed portion of the 4x4’s shall be painted Cedarhurst brown.

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• Sheds are to have exposed hardware painted black or painted to match siding color. • A 1x4 trim board shall be mounted at top of doors to provide an even line for their top

and a place to secure the locks.

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Privacy Deck Screens:

Privacy Deck Screens may, when approved by the Board, be erected where they will not infringe on a neighbor’s view corridor, not limited to just the water view.

Privacy Deck Screens will be no longer than (4) four feet from the exterior wall of the unit. The construction shall not be of solid material but be constructed in a Veranda Type Wooden Lattice no larger than (48“x 96 “) fitted with a Lattice Cap & with side lattice molding.

Before construction commences, all Privacy Deck Screen applications will be reviewed on an individual basis and require approval from the Board after review and presentation to the Board by the Architectural Committee.

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Water Side Decks on Ground Level:

All water side deck railings are to be replaced when required. Whenever a ground level deck is repaired and/or replaced with a value or quantity of more than 25%, the railing must be brought up to current building codes.

Option One – Replacement in Kind

• Ground level deck railings are to be constructed of 2x4 framing attached to 4x4 pressure treated posts.

• Frame shall be covered on the inside with 5/8” “Texture 111” with 8” center battens, and the outer side shall be covered with all shingles.

• The railing is to have a 2x8 cap of pressure treated wood, Trex or comparable material. The siding and shingles shall be painted to match wall shingles.

• The cap and the exposed portion of the 4x4’s shall be painted brown. • The flooring shall be pressure treated wood sealed with either a clear sealer or painted

brown, Trex or comparable decking in brown or gray.

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Option Two – Replacement with Visibility Panels

• Ground level water side deck railings may, upon approval of the Board, be reconstructed with a baluster panel in lieu of the solid railing.

• The baluster panel shall be of a length and proportion to preserve the solid shingled corners and the original design intent.

• The solid portions shall be constructed in accordance with Option One above. The open baluster panels shall be constructed of pressure treated 2x4 horizontal rails constructed under a pressure treated 2x8 cap. 1 1⁄2” square balusters shall be attached to the 2x4 rail and a 2x4 rail that is positioned no more than 3 1⁄2” from the deck floor.

• The horizontal clearance between the 11⁄2”x11⁄2” balusters shall be 3 1⁄2”.

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• The cap, rails, balusters and the exposed portion of the 4x4’s shall be painted brown. • The flooring shall be pressure treated wood sealed with either a clear sealer or painted

brown, Trex or comparable decking in brown or gray.

Water Side and Side Entrance Railings

• All water side stair and side entrance railings shall be replaced when required to match existing.

• Low wall railings are to be constructed of 2x4 framing attached to 4x4 pressure treated posts.

• Frame shall be covered on the inside the 5/8” “Texture 111” with 8” center battens, and the outer side shall be covered with all shingles.

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• The railing is to have a 2x8 cap of pressure treated wood, Trex or comparable material. The siding and shingles shall be painted to match wall shingles

• The cap and the exposed portion of the 4x4’s shall be painted brown.

Second Floor Balcony Railings:

All open railings are to be replaced when required. Whenever a second-floor balcony is repaired and/or replaced with a value or quantity of more than 25%, the railing must be brought up to current building code.

• All railings shall be constructed of pressure treated lumber. • The posts are to be pressure treated 4x4 with a pressure treated 2x4 horizontal rail under a

2x8 cap 36” above the finished deck. • The 11⁄2” square balusters shall be attached to the 2x4 rail and a 2x4 rail that is

positioned no more than 3 1⁄2” from the deck floor. • The horizontal clearance between the 11⁄2”x11⁄2” balusters is 3 1⁄2”. • The cap, which may be constructed of pressure treated wood, Trex or comparable

material, the rails, balusters and joists shall be painted brown to match trim color. • The deck floor shall be pressure treated wood painted brown or left natural with a

waterproof sealer. • The deck floor may also be made of Trex or comparable decking material in brown or

gray.

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Chimneys: Chimney stacks approved by the Board shall be constructed to meet current building codes.

Chimney stacks approved by the Board are to be enclosed with framing and clad with sidewall shingles. Stain to match sidewall shingles. Chimney pipes exposed on the roof and approved by the Board are to be painted brown to match roof shingles.

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Roof Shingles: Roof shingles, Phase I and Bldg. #6 Phase II are CertainTeed Landmark Architectural ‘Burnt Sienna ‘. The remaining roofs in Phase II will be replaced with this product in 2019.

Gutters and Downspouts: Brown, Aluminum and seamless

Windows and Patio Doors Windows:

Windows:

• All window replacements shall be a one for one replacement. • Replacement windows shall be the same quality, frame width, color and closest proximity

in size to the existing window opening it is replacing. • Casement windows may be used instead of gliders. • No mullions or decorative grilles are acceptable. • Openings shall be re-shingled up to the edge of the new window frame, with no applied

casings.

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Standards for windows: Andersen Casement Windows and Gliding Windows shall match Andersen’s Terratone Brown vinyl exteriors.

Sliding Patio Doors and True French [Hinged] Patio Doors

• All patio door replacements shall be a one for one replacement. • Replacement sliding patio doors shall be the same quality, frame width, color and closest

proximity in size to the existing opening it is replacing. • True French [hinged] patio doors may be used instead of sliders. • No mullions or decorative grilles are acceptable. • Openings shall be re-shingled up to the edge of the new window frame, with no applied

casings.

Standards for Patio Doors:

Andersen Perma-Shield gliding Patio Doors and Andersen Frenchwood Gliding Patio Doors shall be Andersen’s Terratone Brown vinyl exteriors.

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Skylights:

• Skylights, when installation is approved by the Board, shall be aluminum clad wood units as manufactured by Velux, Andersen, or equivalent.

• The skylight should fit between either the roof joists or trusses, according to the existing condition of installation.

• The maximum size should be (+/=) 30” wide by 46” long. • The skylight can be either fixed or venting style.

Roof flashing shall be as provided by skylight manufacturer with framing built in strict accordance with manufacturer’s instructions.

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“Solar Tube” TM or Velux brand roof top devices for capturing sunlight in a round sealed tube in order to transfer the sunlight into the ceiling of an interior room are allowed by right after consultation with the Property Manager as to proper installation and issuance of a Cedarhurst Alteration Certificate.

Entry Doors:

• Entry doors shall be solid core steel or fiberglass door without wood graining. • The doors are to be painted (not a wood color stain) a solid color of the owner’s choice.

Doors may have 2 clear glass panes in the top (not stained or beveled). • The style shall be one of the following as manufactured by Smooth-Star Fiberglass Door

Systems (smooth with no panels #S100.@, six panels #S210, or #S510* or four panels with 2 square lights at top #S296.*

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Storm Doors:

Storm doors shall be “Forever View” full view glass with fixed screen as manufactured by Forever Storm & Screen Doors, or equivalent. The metal finish shall be brown.

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Window Awnings:

Window awnings shall be equivalent to Perma System or Durosol awnings, retractable with no other supports than the horizontal hinged arms. The material shall be Sunbrella awning in the Linen Tweed color. The awnings shall be installed by a factory-approved installer and may be either manual operating or motorized. The valance shall be straight edged, not scalloped. All awnings shall be rolled into their cases in high winds, storms and when the resident is away for an extended period. The hardware for the awnings shall be brown.

Storm Shutters:

Storm shutters may be installed and used only when there is a storm or gale wind. They may not be used for sunshade or security. The style of shutter is to be consistent with the ones furnished by Shade and Shutter Systems, Inc, Hyannis, MA or Milford, CT, 1-800- 522-1599. The panel box shall be four-cornered, frame color is to be brown and the slat color shall be gray.

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Air Conditioners:

Types and restrictions for allowable air conditioners: All air conditioners and all components and connections of air conditioners shall be approved by the Board and professionally installed.

• Through-wall unitized air conditioners will be allowed only as one-for-one replacement for an existing through-wall unit. No new through-wall units will be approved for any location.

• Split-unit air conditioners will be approved. These units are a two-part system where the interior fan and evaporator coil is self-contained and mounted high on an interior wall, while the exterior compressors/condensers can be located up to 75’ distant.

• Whole house central air conditioners have interior fans and an evaporator coil air handler unit and an exterior compressor/condenser unit. The interior fan evaporator coil air handler unit is placed in the unit’s crawl space or the attic or both, depending on the number of zones required.

Compressors/condensers will not be allowed on the water facing sides of any unit or units.

Compressors/condensers shall be placed in the owner’s enclosed courtyard. The noise levels of the compressor/condenser no more than 50dBA. A detailed plan showing planting and/or woodwork cover shall be submitted for the request to be considered.

In extraordinary circumstances owners may apply to the Architectural Committee and the Board to place the compressor/condenser elsewhere than in the owner’s courtyard.

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Lighting:

Light fixtures are to be replaced with the following:

1. Street Side & Parking Area Pole Lamps: Hubbel, Park Master; anodized bronze finish. These lights are the responsibility of the Association and are serviced by National Grid. Electric power is accessed from a unit near each light, and the unit owner is reimbursed for the electricity by the Association.

2. Street Side Entry Door Light: Hinkley 2284MT Aurora Metro Bronze Wall Lantern with 60-Watt equivalent low energy soft white long-life bulb (10,000 hours). Kitchler Lighting: #K-9665 BK; Black with white glass globe; 14” H, 8” W; 8.25” Extension; 1-100W Max incandescent bulb; 1-R-20, 50W Max.

3. Courtyard and fence lights: Danbury Heritage Bronze, MNK 71153-94-PL. Bulb to be 1-13W GU24 CLF. Light to have built-in photocell

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4. Flood lights: STN EQ2100LBRZ Twin 100-Watt Quartz Halogen Bronze Finish Lamp Holders. RAB SMS500 Bronze Mini Motion Sensor and Photocell 500-Watt, 120 Volt.

NOTE: Replacement of existing floodlights and installation of new flood lights is subject to approval of the Property Manager, who shall review each individual situation to eliminate redundancy and ensure that the replacement or new floodlight will not result in offensive glare or shine into the windows of any unit.

5. Water Side Deck & Balcony Light: “jelly jar” style wall light

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6. Landscape Lighting: Low voltage landscape lighting along pathways and planting beds adjacent to individual units are allowed after consultation with the Property Manager, who shall review each individual situation to eliminate redundancy, ensure that the landscape lighting will not result in offensive glare, shine into the windows of any unit, or result in a gaudy or over-lighted condition.

Hot Tubs:

Hot tubs, spas, Jacuzzi’s (brand name) are permitted within private courtyards throughout Cedarhurst. A permit for installation must be secured from the Property Manager to ensure compliance with life safety and environmental requirements.

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Side Wall Shingles: The Side Wall Shingle ( spec) in Phase I & Phase II is SBC Clear [ 1 coat pre-finished ] { color } : Monterey Gray

Paints & Stains: Trim and Contrasting Color:

The * Paint Colors in both Phase I & Phase II is: Sherwin Williams Promar Paint Cedarhurst Gray Phase II

The * Trim Paint is Cedarhurst Brown (trim paint).

The Deck Stain is Deck Scapes Cedarhurst Brown.

Paints & Stains: * Available at the Sherwin Williams store in East Greenwich.

Front Door: owner’s preference.

All large-scale repainting and re-staining will be performed by the Association after due notice to Owners and noting the Owners’ expense. Owners who desire to touch up or repair damaged painted or stained surfaces shall only brands, quality, and colors approved by the Board:

House Numbers:

House numbers shall be 3 1⁄2” aluminum numbers in the font pictured below painted black and arranged vertically on the shed near the gate opening.