CAMDEN PLACE SUBDIVISION
ARCHITECTURAL CONTROL COMMITTEE
TABLE OF CONTENTS
SECTION I – ACC Purpose & Design Standards
SECTION II – Items Requiring ACC Approval
SECTION III – ACC Neighborhood Guidelines
SECTION IV – ACC Review & Decision Process
SECTION V – Enforcement
Welcome to Camden Place. The Camden Place Homeowner’s Association Board of Directors and the Architectural Control Committee extend greetings to you as a property owner and member of the Homeowner’s Association.
Camden Place Homeowner’s Association is a non-profit Civic Corporation organized under the Georgia Nonprofit Corporation Code. It is governed by a Declaration of Covenants, Conditions and Restrictions (“the Covenants” or “Covenants”), a legal document filed with the Cobb County Register of Deeds. The Covenants were designed to protect and enhance property values, amenities, and architectural intent and to maintain and enhance the Common Properties. As specified in the Covenants, the original developer formed our HOA to manage the affairs of the Subdivision.
IMPORTANT REMINDER: YOU ARE NOT AUTHORIZED TO PERFORM ANY WORK REQUIRING APPROVAL HEREUNDER OR UNDER THE COVENANTS WITHOUT THE PRIOR WRITTEN PERMISSION OF THE ACC. IF YOU PERFORM ANY WORK WITHOUT THE PRIOR WRITTEN PERMISSION OF THE ACC, THEN THE ASSOCIATION MAY REQUIRE THAT YOU REMOVE ALL UNAPPROVED WORK/CONSTRUCTION AND RETURN THE PROPERTY TO ITS ORIGINAL CONDITION, ALL AT YOUR EXPENSE. YOU MAY ALSO BE SUBJECT TO FINES AND OTHER ENFORCEMENT ACTION. IF YOU HAVE ANY DOUBT AS TO WHETHER AN ACC APPROVAL IS NEEDED, SUBMIT A REQUEST FOR APPROVAL TO THE ACC BEFORE STARTING WORK.
SECTION I – ACC Purpose & Design Standards
Section 5.01 of the Covenants directs the Board to appoint three members of the Architectural Control Committee (ACC), which “... shall have exclusive jurisdiction over all original construction modifications, additions or alterations made on or to lots, structures or dwelling units and the open spaces appurtenant thereto. The ACC shall promulgate design and development guidelines and specific architectural standards for all properties within the Subdivision. The ACC may provide different requirements and guidelines for different types of Lots within the Subdivision and may permit exceptions to be made by the ACC for architectural merit.”
The architectural character of Camden Place was established by the Developer and documented in numerous provisions of the Development’s original Declaration of Covenants, Conditions and Restrictions for Camden Place Sub-division (the “Declaration” or “Covenants”). The ongoing governance of the Development is also provided for in the Covenants, including the appointment of a three-member Architectural Control Committee (“ACC”) responsible for preserving the architectural character and integrity of the community. The Covenants direct the ACC to “…adopt, promulgate, amend, revoke, and enforce guidelines (the “Design Standards” or “Standards”) for”:
- Assuring the conformity and harmony of external design and general quality of the Development.
- Establish guidelines for the approval of design features, architectural styles, exterior colors and materials, details of construction, location and size of structures, and all other matters that require approval by the ACC under the Covenants.
- Providing the mechanisms for submitting plans, specifications, descriptions, details, and related materials for items requiring ACC review and decision.
Camden Place’s Design Standards have been developed and utilized since inception to assure protective provisions are in place to maintain the appearance, harmony, and quality within the Development, thereby protecting the value of all Camden Place property.
NOTE: Camden Place’s Design Standards are intended to summarize the provisions contained in the Covenants – NOT in place of the Covenants. The Covenants shall control any conflict between the Standards and the Covenants. All homeowners are bound by the provisions of the Covenants and should refer to them for a complete understanding of all requirements.
SECTION II – Items Requiring ACC Approval
- Structure Additions and Exterior Modifications, including Landscape and Hardscape:
Any new structure, or modification to an existing Structure that materially changes the exterior appearance (front, side, and back) of the existing structure or lot, requires prior approval from the ACC. Project plans and specifications shall be submitted to the ACC according to its requirements and contain information reasonably required by the ACC. This may include, but not be limited to:
- Exterior elevations of all proposed structures and alterations to existing Structures, as such structures will appear after all proposed work has been completed;
- Specifications of materials, color scheme, lighting scheme, and other details affecting the exterior appearance of all new Structures and proposed alterations to existing structures;
- Drawings and written descriptions for landscape and hardscape projects;
- Any change of the grade on a Lot of more than 6 inches and any other excavation, grading, fill, dam, etc., that alters the flow of water upon or across any Lot.
This section applies to (i) all structural additions, including sunrooms, covered porches, garages, and similar projects, (ii) all exterior alterations where a different material would replace the existing dominant exterior material(s), and (iii) landscape and hardscape projects that materially change the exterior appearance of the Lot, such as swimming pools and removal of trees and foundation shrubbery. Homeowners must adhere to Cobb County setbacks, erosion, runoff mandates, and property lines. If any homeowner is in doubt about whether a proposed addition, alteration, or other changes requires approval hereunder, please submit it to the ACC for approval.
- Change in Exterior Colors or Materials:
- The ACC must first approve any change to the existing exterior colors of a home. Exterior color refers to trim, shutters, doors, brick, stucco, and siding. There is no need to obtain ACC approval to repaint in the exact same color.
- Note that ACC approval must be obtained prior to the painting or applying any similar treatment to exterior brick.
- A minimum number of exterior materials should be used on structures to avoid a cluttered appearance. When more than one material is used, one should be dominant. Brick and Stucco (both hard coat and synthetic stucco) are acceptable dominant materials in the neighborhood. Other materials may be used if approved in advance by the ACC.
- Change in Roof Shingle Color: When replaced, any change in shingle color must be approved by the ACC. Roof colors shall be black, slate gray, or cedar in color and composed exclusively of architectural shingles. There is no need to obtain ACC approval to replace a roof with the same color shingles.
- Fencing: The location, material, design, and color of all fences must be approved by the ACC prior to erection. All fences shall be constructed of wood, with the “good” side out, black wrought iron, steel, or aluminum. Chain link fences are not allowed. Fencing will generally not be allowed to extend materially beyond a line that is even with a home’s rear wall.
- Tree Removal: The Covenants stipulate ACC approval is required for removal of any tree having a diameter more than 6”. Given the maturity of our community and its trees, our Design Standard now allows a homeowner to remove up to 3 trees, each with a diameter of 24” or less, without ACC approval. Homeowners should provide the ACC and immediate neighbors with advance notice of its intent to remove all trees.
- Recreational Equipment: All swing sets and similar recreational equipment require ACC approval and must be constructed of wood. All recreational and playground equipment shall be located behind the residence. Equipment visible from the street requires prior ACC written approval.
- Basketball Goals: Installation of Basketball Goals requires ACC approval. Guidelines are covered in Section III.
SECTION III – ACC Neighborhood Guidelines
- Exterior Maintenance: All home exteriors and structures, including decks, covered porches, etc., will be maintained in good repair. The expected minimum level of maintenance includes, but is not limited to, the absence or correction of the following conditions:
- Mold, mildew, and algae on structures and sidewalks
- Rotten wood
- Peeling or missing paint
- Unattached or rusted gutters
- Driveway cracks with vertical displacement of two inches or more
- Broken shutters or shutters not affixed to the dwelling
- Broken window glass or missing mullions
- Interior blinds in need of repair if visible from the street
- Window boxes without plants or flowers
- Any other conditions not consistent with a well-kept subdivision
- Windows and Doors: No bright-plated metal exterior doors, screens, windows, louvers, or other closures shall be used. Best efforts should be used to match window trim paint to the trim on existing or replacement windows.
- Exterior Lighting: All exterior lights including but not limited to porch, flood, landscape and hardscape lights shall be clear or white in color.
- Exterior Holiday Decorations: All exterior holiday decorations shall be removed no later than 14 days after each holiday.
- Landscaping Installation and Maintenance:
- Landscaping shall, at a minimum, include:
- Sodded front yard (and side yard for corner lots) with underground sprinkler system; seeded or sodded rear yard
- Shrubbery across the front of the dwelling
- Islands and similar areas not grassed or planted with groundcover shall be covered with pine straw or earth tone dark mulch; however, these areas may not cover more than 50% of front and side yards considered as a whole. Areas of bare dirt or landscape cloth are not permitted. Stones and gravel may not be used as primary mulching material but are permissible on a limited basis when required for drainage.
- Grounds shall be maintained in a neat and attractive condition, including as a minimum:
- lawn mowed
- all shrubs and bushes trimmed
- no landscape encroachment to neighborhood sidewalks
- weeds pulled and dead plants, trash and debris removed
- Trash Receptacles: Except on designated collection days, trash receptacles should not be visible from the street or neighboring homes. Any enclosure built to permanently house trash receptacles should be made of materials and painted in harmony with the house and approved by the ACC.
- Mailboxes: Mailboxes should be kept in good repair. Existing mailboxes composed of black iron posts and boxes may be replaced with new mailboxes of the same materials and with a similar look as the original post and box. New Monument-style mailboxes require the prior approval of the ACC.
- Clotheslines: Clotheslines are not allowed
- Animals & Insects: Any outside structure for the housing of animals or insects is prohibited
- Cars & Trucks: Homeowners should park all vehicles and trucks in garages or driveways whenever possible. Extended and regular street parking is prohibited. Under no circumstances should vehicles park on lawn areas. Contractors and service people working at a house should park in the driveway whenever possible.
- RVs & Trailers: Trailer, motor home, RV, camper, boat, or boat trailer or like equipment shall not be permitted to be permanently parked at any home (in the driveway or adjacent street). Anything beyond three consecutive days shall be deemed permanent.
- Overnight Parking at the Clubhouse Parking Lot: Overnight parking at the Clubhouse Parking Lot requires prior approval. Please provide a reason, vehicle details, and the number of nights for the need to park. Please send a request to the HOA Property Manager (email@example.com).
- Basketball Goals: These Standards apply to the erection, placement, and maintenance of basketball goals. They do not, and cannot, in any way modify, impair, or limit the provisions of the Covenants, which may have the effect of prohibiting the use of basketball goals in a manner that constitutes a nuisance.
- Placement on Lot.
- Basketball goals may only be placed at a location in the Rear of a Lot. “Rear of a Lot” for purposes of these Standards is defined as that portion of the lot between the rear lot line and the halfway point between the extreme front elevation and extreme back elevation of the dwelling structure as determined by the ACC. In deciding the rear elevation, the ACC will not include the deck, whether or not enclosed, which is not on a concrete slab or above a basement. Notwithstanding the preceding, in no event shall a basketball goal be placed in front of the primary front elevation of the dwelling structure as determined by the ACC.
- Backboards must be placed on freestanding poles designed for the Rear of the Lot at a specific location approved by the ACC. In approving the particular area in the Rear of the Lot, the ACC may consider factors deemed relevant by the ACC. In those circumstances where there is no other reasonable alternative, the ACC may approve the mounting of a backboard on the side of a brick house, provided the location otherwise meets the requirements of Paragraph (a). These Standards approve mounting a backboard on the side of a brick house only if it is the last option available and not because it is the best of multiple options. In no event will backboards be mounted on a roof.
- Backboards must be mounted so that the rim of the goal is at the height of between 8 and 10 feet from the ground.
- Design Specifications. Backboards must be of the clear or transparent substance of a size and shape and constructed of materials approved by the ACC. The frame of the backboard, the rim, poles, and other supports and component materials must be of size, shape, color, and material approved by the ACC and of an unobtrusive nature. Backboards may not bear decals or applied colored materials unless approved by the ACC.
- Maintenance. Rims must be maintained perpendicular to the backboard and must not be otherwise bent or broken. Nylon nets must be installed. The entire goal, including the backboard, rims, nets, poles, and other supporting materials, must be adequately maintained in good condition in accordance with subdivision standards and covenants.
- Portable Goals. Portable basketball goals are not subject to these standards and are not hereby approved or disapproved. Portable basketball goals remain subject to the provisions of the Covenants and may be placed only in the rear of the Lot per Section 6.15 with advance approval of the ACC.
- Placement on Lot.
SECTION IV – ACC Review & Decision Process
All requests for ACC approval should be directed to firstname.lastname@example.org and accompanied by detailed plans, specifications, descriptions, drawings, and pictures detailing the requested scope of work. All information should be provided to the ACC at least two weeks prior to the expected start date of any project or job, and Homeowners should keep in mind that the ACC has up to 30 days to act on an application per the Covenants. All work approved by the ACC is expected to be completed in a timely manner.
After receiving the Applicant’s request and information describing the project plus any clarification or additional information it deems necessary, the ACC shall provide a written statement of its decision to the Applicant. The ACC’s decision shall be reflected as either (i) Approved as Submitted, (ii) Approved with Conditions, or (iii) Not Approved. The ACC’s written statement will generally come from the ACC Chairman after the ACC has made its determination (email communication is acceptable). Per the Covenants, failure by the ACC to act within thirty (30) days of receipt of all information it reasonably requires for approval shall be deemed acceptance of such plans and submissions.
If Applicant finds the ACC’s decision to be unsatisfactory, the Applicant may, within ten (10) days after receipt of notice of any such decision, submit a written request to have the matter in question reviewed by the ACC. The case shall be submitted to and reviewed promptly (within 30 days) by the ACC with the decision of a majority of the members of the ACC deemed final and binding.
Disclaimer: Approval of any structure by the ACC is in no way a certification that the structure has been built in accordance with any governmental rules or that the structure complies with sound building practices. Owners are required by law to obtain a building permit for all new construction. Contact Cobb County for information on obtaining a building permit.
The Guidelines set forth herein have not been reviewed for engineering or structural design or quality of materials. In fact, specific standards have likely been adopted solely based on aesthetic consideration. Therefore, no one should use or rely upon these Guidelines as standards for structural integrity or soundness of design for any construction or modification of a structure or for ensuring compliance of any activity or construction with building codes, zoning regulations, and other governmental requirements. These things must be determined by, and are the sole responsibility of, each Owner within the Community.
Please remember that, like the Guidelines, plans and specifications are not reviewed for engineering or structural design or quality of materials. By approving such plans and specifications, neither the ACC, the members thereof, nor the Association assumes liability or responsibility for any defect in any structure constructed from such plans and specifications.
Neither the Association, the ACC, the Board of Directors, nor the officers, members, employees, and agents of any of them shall be liable in damages to anyone submitting plans and specifications to any of them for approval or to any Owner of property affected by the Covenants by reason of a mistake in judgment, negligence, or nonfeasance arising out of or in connection with the approval or disapproval or failure to approve or disapprove any such plans or specifications.
It is the sole responsibility of the Owner to ensure that structures are safe. Approval of any type of structure, including children’s playsets, by the ACC, is in no way a guarantee of the safety of individuals on the equipment.
SECTION V – Enforcement of Violations
In the event of any violation of the Design Standards, the Covenants, Bylaws, or Association rules and regulations, the Association may take any action set forth in the By-Laws or the Covenants, including the levying of fines and suspension of voting rights and use of recreational areas. In addition, the Association may remedy the violation and/or seek injunctive relief requiring the removal or the fixing of the violation. In any such enforcement action, the Association will seek to recover the costs incurred in enforcing compliance to the fullest extent authorized by law.