skp saguaro co-op architectural committee...

SKP Saguaro Co-op

Architectural

Committee

Guidelines

These guidelines were revised and approved by the Board of Directors on 1/10/17. Revisions include new rules for casita paint colors and modified procedures for the submission and auditing of lot improvements.

These guidelines supersede any previous editions.

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FOREWORD

DEFINING “LEASEHOLD”

The baseline concept is that the leasehold is the bare lot graded to its final, leasable, level.

The base underground components that are included in the leasehold are the water and sewer line connections, telephone wire, TV cabling, electric line and sewer line that extend to the utility pedestal.

The above ground components that are included in the basic leasehold are the electric, telephone, cable TV, water riser and sewer connections and utility pedestal.

With the exception of gravel or rock evenly spread on the base lot configuration, everything else added to the leasehold is subject to Lot Modification Guidelines.

DEFINING “LOT MODIFICATION”

All additions and changes to the leasehold, above or below the base grade (whether permanent or temporary) are deemed to be lot modifications and are subject to these guidelines and their application.

Lot modifications can be underground (foundations, conduit, pipe, wire, cable) or above

ground. Lot modifications allowed include but are not limited to:

Pavers, driveway pavement, patios, foundations, fencing, wind and privacy screens, attached awnings, flag poles, yard lighting, mounding or any alteration of the base lot elevation, storage sheds and casitas and all of the above and below ground additions to complete them in order to conform to the Co-op’s guidelines and City building code requirements where applicable.

Any modification to the leasehold requires a Lot Modification Permit. Modification includes maintenance, remodeling, new improvements or change to the lot as noted above. The application for this permit can be acquired at and returned to the Co-op Office for Architectural Committee action.

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INTRODUCTION

Architectural Guidelines The SKP Saguaro Co-op Architectural Guidelines is a compilation of the rules and guidelines authorized by the Co-op Board of Directors throughout the existence of the Co-op.

Architectural Committee members use this document to answer questions leaseholders may have regarding modification of their lot and/or casita.

The Table of Contents guides the user through this manual.

A Glossary of Terms critical to understanding terminology within the Guidelines can be found in Addendum 1.

Definitions of Leasehold and Structure (inside front cover) along with Questions Most Frequently Asked are compiled in a handout, which will help everyone understand when the Architectural Committee Guidelines are necessary and how to use the Architectural Committee and these Guidelines. See Section VI.

Section I Describes the background, membership selection, responsibilities of the chairpersons and the primary activities of the Architectural Committee.

Section II describes the responsibilities of the Co-op Office personnel, the Architectural Committee members and the Leaseholders.

Section III provides detailed specifications for most lot modifications a Leaseholder may desire to complete.

Section IV contains the forms utilized by the Architectural Committee.

Section V contains Addenda to the Guidelines.

Section VI contains Handouts.

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Table of Contents

Page

Foreword �...............................................................................Back of Front Cover

Introduction ........................................................................................................... iii

Page Intentionally Left Blank .......................................................... v

Section I - Architectural Committee .................................................................... 1 - 8

1. Overview of Architectural Committee ...................................................1

1.1 Background ................................................................................ 1

1.2 Purpose .......................................................................................1 - 2

1.3 Responsibilities ..........................................................................2 - 3

1.4 Meetings & Record Keeping ...................................................... 3

1.5 Authority .....................................................................................3

1.6 Activities Outline ........................................................................3 - 4

1.7 Architectural Rules & Guidelines Changes� ......................... 4

2. Architectural Committee Selection Procedures .................................. 4

2.1 Eligibility .....................................................................................4

2.2 Restrictions .................................................................................5

2.3 Member Selection .......................................................................4

2.4 Election of Officers ..................................................................... 4

2.5 Membership Quorum ................................................................. 5

3. Chair & Co-Chair Responsibilities ......................................................... 5 - 6

3.1 Chairman’s Key Contacts .......................................................... 5

3.2 Meetings ...................................................................................... 5

3.3 Inspections & Permits ................................................................ 6

3.4 Leaseholder Education .............................................................. 6

3.5 Co-op Office Interaction ............................................................ 6

4. Lot Inspections ....................................................................................... 7 v

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Table of Contents

Section I - Architectural Committee (continued)

Page

4.1 Lot Transfer Inspections ............................................ 7

4.2 Annual Inspection ................................................................7

5. Logs Maintained by Architectural Committee ....................................... 8

5.1 Architectural Committee Permit Log ......................................... 8

5.2 Architectural Committee Transfer Inspection Log ................... 8

5.3 Architectural Committee Special Lease Log ............................ 8

Section II - Lot Modification Projects

1. Co-op Office Responsibilities and Procedures ................................... 9

1.1 Document Storage ..................................................................... 9

1.2 Provide Documents to Leaseholder ........................................ 9

1.3 Store Submitted Receipts for Materials and Labor................. 9

2. Architectural Committee Responsibilities and Procedures ............... 9 - 13

2.1 Review Lot Modification Application with Leaseholder ........ 9 - 10

2.1.1 Review Drawings with Leaseholder .......................... 10

2.2 Review City of Benson Permit Requirements ........................ 10

2.3 Issue a Lot Modification Application/Permit .......................... 10

2.3.1 Provide Guidelines/Specifications Handouts ............ 10

2.4 Co-op Interim Inspections During Lot Modification ............... 10 - 11

2.5 Final Inspections After Completion Of Lot Modification(s) ... 11

2.6 Annual Inspections ................................................................... 11 - 12

2.7 Lot Modification Variance ........................................................ 12

2.7.1 Variance ....................................................................... 12

2.7.2 Procedure .................................................................... 12

2.7.3 Restrictions ............................................................................ 13 vi

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Table of

Contents Section II - Lot Modification Projects

(continued)

Page

2.7.4 Final Approval ............................................................. 13

3. Leaseholder Responsibilities and Procedures .................................. 13 - 15

3.1 Submit Lot Modification Application/Permit ........................... 15

3.2 Submit Detailed Lot Modification Specifications ................... 15

3.3 Submit a Lot Layout Drawing .................................................. 15

3.4 Submit Receipts for Completed Lot Modification Projects� 15

Page Intentionally Left Blank ........................................................ 16

Section III - Lot Modification Guidelines/Specifications .................................. 17 - 58

Most Lot Modification Projects have certain requirements. These requirements are specified in the following numbered handouts (obtain from Architectural Committee member).


1. All Lot Modifications ............................................................................. 19 - 22

1.1 Modification Project Time Limitation ...................................... 19

1.2 Permanent Lot Modifications Set Back Requirements .......... 19

1.3 Protection of Co-op Roads ...................................................... 19

1.4 Protection of Co-op & Other Leaseholder Property .............. 19 - 20

1.4.1 Drainage Ditches & Retaining Walls .......................... 20

1.5 Lot Topography, Drainage & Erosion Control ....................... 20

1.6 Disposal of Construction Materials ....................................... 20

1.7 Permits and Compliance .......................................................... 20

1.8 Definitions of Patio, Porch & Raised Deck ............................. 20

1.9 Architectural Landscaping Definitions and Guidelines ........ 21

Lot Easements Diagram ............................................................................ 22 vii

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Table of Contents

Section III - Lot Modification Guidelines/Specifications (continued)

Page

2. Building and Foundation................................................................................. 23 - 28

2.1 Building Types ........................................................................... 23

2.2 General Building Dimensions/Restrictions ............................ 23 - 24

2.3 Concrete Floor .......................................................................... 24

2.3.1 Foundation .................................................................. 24

2.3.2 Termite Treatment ........................................................ 24

2.4 Prefabricated Buildings Assembled Outside Co-op ................24

Concrete Foundation & Footing Details ...................................... 25

Guard Rails, Tread Risers, Stair Guards & Stringers .................. 26

Deck Construction Details ............................................................. 27

Roof and Wall Framing Details ...................................................... 28

3. Building Shell ......................................................................................... 29 - 31

3.1 Framing Materials ...................................................................... 29

3.2 Windows, Doors, Skylights & Wind Turbines ......................... 29

3.3 Insulation ................................................................................... 29

3.4 Drywall Nailing ........................................................................... 29

3.5 Roofing ...................................................................................... 29 - 30

3.5.1 Composition Shingles ................................................. 29

3.5.2 Roll Roofing ................................................................. 29

3.5.3 Metal Roofing .............................................................. 30

3.5.4 Repair or Replacement of Roofing ............................ 30

3.5.5 Second Layer ...................................................................... 30

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Table of Contents

Section III - Lot Modification Guidelines/Specifications (continued) Page

3.5.6 Rain Gutters and Downspouts ........................................... 30

3.6 Outside Finish ................................................................................... 30 - 31

3.6.1 Paint ..................................................................................... 30

3.6.2 Siding ................................................................................... 30

3.6.3 Enhanced Siding .................................................................. 31

Page Intentionally Left Blank .................................................................. 32

4. Interior Services .............................................................................................. 33 - 34

4.1 Electrical Service ............................................................................... 33

4.2 Smoke Alarm & Carbon Monoxide Alarm ........................................ 33

4.3 Water ................................................................................................... 33

4.4 Sewer Service ..................................................................................... 33

4.5 Plumbing............................................................................................. 33

4.6 Propane ..............................................................................................33 - 34

4.6.1 Propane Tanks .................................................................... 33

4.6.2 Propane Piping .................................................................... 34

5. Electrical Appliances ��...........,. ........ 35

5.1 Electrical Appliances Requiring 240 Volts ....................................... 35

5.2 240-Volt Circuits .................................................................................35

5.3 Water Heater ....................................................................................... 35

5.4 Space Heater ...................................................................................... 35

Page Intentionally Left Blank .................................................................. 36

6. Propane Appliances ....................................................................................... 37

6.1 Water Heater ....................................................................................... 37

6.2 Space Heater ...................................................................................... 37

Page Intentionally Left Blank .................................................................. 38 ix

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Table of Contents

Page 7. Building Exterior .................................................................................... 39

7.1 Outside Lighting .........................................................................39

7.2 Privacy Screen ........................................................................... 39

7.3 Antennas .................................................................................... 39

7.4 Patio Cover ................................................................................ 39

7.5 Fences ........................................................................................ 39

Page Intentionally Left Blank ......................................................... 40

Lot Easements Diagram ................................................................. 41


8. Wooden Floors ....................................................................................... 43 - 44

8.1 Concrete Pad Replacement for Wooden Floors ..................... 43 - 44

Concrete Foundation Diagram ...................................................... 45


9. Concrete ....................................................................................... 47

9.1 Driveway & RV Pad .................................................................... 47

9.2 Patios & Walkways. ................................................................... 47


10. Skirting – RVs or Park Trailers ............................................................ 49


Skirting For RV Trailer/Park Trailer Diagrams (2) ......................... 51 - 52

11. Rigid RV Awning .................................................................................. 53


12. Flagpole & Lighting .............................................................................. 55


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Table of Contents

Section III - Lot Modification Guidelines/Specifications (continued)

13. Hot Tub .................................................................................................. 57


Section IV – Forms – Summary Page .................................................................. 59

Lot Modifications :

Lot Modification/Repair Application/Permit .................................. 60

Page Intentionally Left Blank .......................................................... 61

Guidelines For Recording Leaseholder Lot Improvement Costs 62

Lot Modification Worksheet ............................................................ 63

Lot Transfers:

Pre-Transfer & Final Inspection Form ........................................... 64 - 68

Architectural Committee Transfer Inspection Log ........................ 69

Special Lease Agreements:

Architectural Committee Special Lease Log ................................. 70

Annual Lot Inspections:

Annual Inspection Report .......................................................................... 71 - 73

Specialized Documents:

Lot Easements .................................................................................. 74

Concrete Foundations ..................................................................... 75

For Skirting of RV Trailers/Park Trailers (1) ................................... 76

For Skirting of RV Trailers/Park Trailers (2) ................................... 77

Guard Rails, Tread Risers, Stair Guards & Stringers .................... 78

Section V - Addenda – Summary Page .................................................................. 79

Glossary of Terms..................................................................................80 - 81

Casita & Shed Roofing Considerations and Revisions to Guidelines ... 82 - 83

1. Obsolescence of Existing Roofing .............................................. 82

2. New Roofing Adds Value to Casita or Shed ................................ 82

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Section V - Addendum (continued)

3. Replacing Existing Roofing ........................................................ 82 - 83

4. Improve or Replace Existing Roof Structure Material ................ 83

Lot Topography, Drainage & Erosion Control .......................................... 84

Receipt Audit Procedures ........................................................................... 85

Architectural Committee Logs ................................................................... 86

Section VI - Handouts – Summary Page (obtain at Co-op Office) ........................ 87

Procedure To Obtain A Co-op Lot Modification Application/Permit ....... 88

Lot Modification Guideline Most Frequently Asked Questions.............89 – 92

Lot Modification Application/Permit for Casita Painting Only��93

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Section I - Architectural Committee

1. Overview of Architectural Committee

1.1 Background

With most of the lots having a class U-1 or R-3 (Utility or Residential) building on them, there is less new construction activity. Wooden floor systems on class U-1 and R-3 buildings, allowed under previous Co-op guidelines, deteriorate even when correctly installed. Replacing these wooden floor systems with cement slabs and footings poured monolithically is one of the objectives of this committee. Our opportunity to effect this change is mainly at the time of lot transfer if needed.

The City of Benson is very much involved in our class R-3 buildings which must meet or exceed Benson Building Code and require City permits. Water, sewer, electric and LP gas are also permitted in a class U-1 building.

Whether a class R-3 building is built from scratch or “converted” from a class U-1 building, it must have City permits, meet Benson building code and have City inspections. The Co-op’s rules and restrictions above the City’s requirements are to maintain the standards adopted by the Co-op and the status of an RV Park.

In the years 2009-2010 the Co-op electrical distribution system was upgraded by the power supplier and the SKP Co-op to an extent that the system capacity is considered adequate for the foreseeable future. It is the responsibility of the Architectural Committee to help assure that additional demands on this power system are restrained so future overload is not created.

The cost of further increasing the capacity of our electrical distribution system is prohibitive. Consequently, installation of high demand appliances in leaseholder buildings is not allowed. This includes, but is not limited to, electric stoves (ranges), electric clothes dryers, electric water heaters (including hot tubs), and electric space heaters exceeding 1500W.

240 volt service to a casita (R3) or shed (U1) is acceptable if it is divided at the service entrance panel (breaker box) into 120 volt circuits for that building. This practice tends to balance the loads on the distribution system. 240 volt circuits in the buildings are not allowed.

It has been the practice of the Co-op to allow replacement of existing electric water heaters with units not exceeding 3000 watts, 120 volts.

1.2 Purpose

The purpose of the Architectural Committee is to ensure the SKP Co-op maintains and enhances its high quality of RV living at a reasonable cost through established building construction standards.

It serves to: Protect the property values for the Co-op. Facilitate equitable property transfers. Maintain an attractive and safe place for all Co-op members to enjoy.

This committee has made significant progress in developing written guidelines for new construction, repairing building deficiencies during lot exchanges, revamping forms, and addressing existing structural problems in the Co-op. In 1998 the Co-op discontinued wooden floor systems for all types of buildings and required a cement slab with standard footings.

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1. Overview of Architectural Committee (continued)

1.2 Purpose (continued)

This committee has made significant progress in developing written guidelines for new construction, repairing building deficiencies during lot exchanges, revamping forms, and addressing existing structural problems in the Co-op. In 1998 the Co-op discontinued wooden floor systems for all types of buildings and required a cement slab with standard footings. Replacing wood floor systems with cement slabs on existing buildings is now treated completely as an improvement. In the years of 1996, 1997, 2000, 2001, and 2005 the Board of Directors directed as to how anything regarding the “Grandfather Clause” was void at the time of lot transfer and that all improvements were to be brought up to current code at that time. New rules were incorporated to support this requirement. Also it has been determined by the Board of Directors, at the request of the committee, that Annual Inspections for compliance with Architectural Committee Guidelines would be conducted by committee members only and would also include the inspection of the interior of the casita/shed for compliance with electrical requirements. Any building that has significant deterioration would be written up and a copy of the report given to the leaseholder for correction. Should the same deficiency be found during the following Annual Inspection the same would be reported to the Board of Directors for their input and determination.

1.3 Responsibilities

The main committee responsibility is to conduct on-site inspections for lot modifications, conduct annual inspections, and lot transfer inspections.

For new construction and remodeling construction that requires a City permit we provide guidelines and conduct inspections only for Co-op requirements exceeding the City code.

We approve and inspect construction projects that do not require a City

permit. On lot transfer we: Make visual inspections of buildings inside and out. Inspect the lot’s appearance. Review receipts for all lot improvements. Ensure that the building meets current code requirements. Do a review of electrical wiring to ensure there are no two hundred forty (240) volt outlets that exist inside or outside the shed or casita.

An Architectural Committee Permit Log and an Architectural Committee Transfer Inspection Log is maintained by committee members in the Office to keep track of progress on new construction and remodeling as well as to monitor completions of all projects. Assignments will not be given or performed on Sunday.

New committee members will be teamed with experienced members until they are comfortable with the construction inspections, lot exchange inspections and cost evaluation procedures.

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1.3 Responsibilities (continued)

At least two members of the committee shall be present when a member discusses any findings/determinations/rulings with a leaseholder.

1.4 Meetings & Record Keeping

Meetings are normally held once a month during the season with occasional special purpose meetings as the need arises. Regular meetings are to be posted on Channel 5 by the Secretary a week before the meeting. The Secretary will also distribute meeting agendas and minutes. Committee members are to attend all regular and special meetings while in the Co-op. The committee Chairman is to be notified if a member is unable to attend.

All committee members are to maintain their notebooks with updated materials that are periodically handed out. Please keep these pages consistent with the index at the front of the notebook. If you miss a meeting, ask the chairman if any updates were distributed and, if so, obtain them. Take your notebook to all meetings and inspections.

1.5 Authority

The Architectural Committee is basically a procedural committee and reports to the Co-op Board. The Board approves all Architectural Committee guidelines and procedures that carry out the intent of Co-op Bylaws and Rules. The committee’s internal policy and procedures have some Bylaw conformity regarding selection of members, election, terms of officers and resolution if matters cannot be resolved at the committee level (see Bylaws, Article IV). The Co- op Board oversees this Committee and appoints a Liaison from the Board to attend committee meetings. Current Architectural Committee policy affecting all Co-op members has been reviewed and approved by the Board. Any future amendments to these must also be Board approved.

1.6 Activities Outline

The Committee reviews all permit applications and issues a Lot Modification Application/Permit, before a City permit can be acquired. All permits must be posted on-site where they are visible and accessible.

The Committee conducts lot improvement inspections without duplicating City inspections.

The Committee inspects new construction and remodeling, ensures no encroachment into utility easements and conducts lot transfer inspections without duplicating City inspections.

On lot transfers the Committee inspects all receipts since the last lot transfer and calculates the values of all lot improvements.

The Committee recommends to the Board improvements to bring buildings to code at lot transfer.

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1.6 Activities Outline (continued)

The Committee performs annual inspections to ensure that all properties are being maintained in the manner set forth in the Bylaws and Rules of the SKP Co-op.

The Committee reviews applications for Variances of Committee Guidelines and make recommendations to the Board of Directors.

Although the results of our inspections may impact both departing and incoming leaseholders, they are performed for the Co-op. No guarantees to their completeness or accuracy are made because these are only visual snapshots at a specific date. No guarantees for how long the inspection findings are valid. The transfer of lots/improvements is in accordance with Co-op Bylaws and implemented by Board policies.

1.7 Architectural Rules & Guidelines Changes

Suggested additions or improvements to the Architectural Rules & Guidelines may come from any Leaseholder or from the Board of Directors.

Suggestions for additions or improvements to existing Rules & Guidelines must come to the Architectural Committee in writing.

The Architectural Committee investigates potential additions or improvements to the Architectural Rules & Guidelines, discusses alternatives, and produces a written proposal which has majority approval of the Committee members.

Ultimately, the Architectural Committee must thoroughly justify Architectural Rules & Guidelines additions or improvements as being equitable to all Leaseholders with minimal restrictions or exceptions.

Committee approved additions or improvements are presented in writing to the Co-op Board of Directors for final approval.

Board approved Architectural Rules & Guidelines additions or improvements become effective immediately or as directed by the Co-op Board of Directors.

Approved additions or improvements will be added to existing rules and guidelines in the appropriate sections of this manual to facilitate implementation and use by Committee members. Also, an addendum will be created to detail the addition or improvement, justification, etc.

2. Architectural Committee Selection Procedures

2.1 Eligibility

Committee membership is open to all leaseholders.

Committee Members agree to attend meetings and accept requests for inspection ssignments whenever possible.

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2. Architectural Committee Selection Procedures (continued)

2.2 Restrictions

Committee members may do labor for other SKP members in the Co-op as long as they do not approve or inspect their own projects or any project for which the committee member has provided assistance or will be paid for service rendered. Committee Members agree to attend meetings and accept requests for inspection ssignments whenever possible.

Committee members who are co-leaseholders with a current Board member may not serve as a committee officer.

2.3 Member Selection

All members are appointed by the Board. Committee Members are selected from those who submit their names for this committee each year. Other Co-op members showing interest in this committee’s work may be added with Board approval. The Board generally asks for committee input for member selections.

Membership is limited to no more than 30 active members plus alternates.

2.4 Election of Officers

The committee will elect a Chairperson and up to three (3) Co-chairs for a one year term by a quorum of the members present at their meeting held in February. The outgoing officer’s term ends on the last day of February.

2.5 Membership Quorum

A quorum shall be defined as being no less than one (1) officer plus four (4) members.

3. Chair & Co-Chair Responsibilities

3.1 Chairman’s Key Contacts

The Chairpersons maintain a working relationship with the: Co-op Board.

Office Manager. Facilities Manager.

City of Benson building inspectors.

3.2 Meetings

Plan and conduct monthly meetings and any special meetings as needed. Ensure that the key actions of the committee are recorded for each meeting. Post notice of meetings on Channel 5 one week in advance.Keep an attendance record..

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3. Chair & Co-Chair Responsibilities (continued)

3.3 Inspections & Permits

The Chair or Co-Chair will assign two committee members for each inspection or permit assignment. The Chair or Co-Chair will try to pair experienced members with newer members.

Assist on these assignments whenever necessary.

The Chair and Co-Chair persons will ensure the Architectural Committee Permit Log, Transfer Inspection Log and Special Lease Log are maintained properly.

Ensure that no committee member approves or inspects his/her own project or any project for which the committee member has provided assistance or will be paid for his/her labor.

The Chair and Co-chair will appoint a Transfer Inspection sub-committee, consisting of at least five members. At least two inspectors will do the transfer inspections and complete the committee transfer inspection form.

3.4 Leaseholder Education

Use the office handout materials, meeting announcements, Co-op Newsletter and Channel 5, to help all Co-op members better understand the guidelines for new construction, remodeling, annual inspections, lot releases or transfers, and the reason we have these guidelines. All Committee members are available to advise leaseholders on relevant guidelines and procedures when consulted.

3.5 Co-op Office Interaction

Current leaseholders may review his/her lot folder in the office with a committee member.

Previous leaseholder’s lot records are not available to the current leaseholder. Architectural Committee members do have access but cannot copy or remove them from the office.

Committee members receive and return all materials relating to inspections.

The Chair shall provide the office with a list of Co-chairs on call, and will notify the office when he/she will not be available, specifying who they should contact in the Chair's absence.

Make sure Lot Modification Guidelines/Specifications Handouts are available to Committee members in the Office.

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4. Lot Inspections

4.1 Lot Modification Inspections

All lot modification projects require the Lot Modification Application/Permit (See Table of Contents).

Prior to initial approval and issuance of a permit to modify a lot, review each project on the Lot Modification Application/Permit. This review should enable the Architectural members (2) to supply all needed guidelines. This will ensure that City of Benson and Co-op requirements are followed during lot modification.

During lot modification, perform inspections if the lot modification requires Co-op interim inspections to ensure that Co-op requirements are met. An example: All easements for a concrete RV pad and rebar placement within the pad must meet guidelines before the concrete is poured

Also, during lot modification, City inspections may be required to ensure that City regulations are met.

After each (or all) lot modification is completed, verify that all City of Benson and/or Co-op requirements have been met. Each project should have been completed as specified in the Lot Modification Application/Permit packet of information (drawings, permits and materials). This packet is created prior to and during lot modification projects.

4.2 Lot Transfer Inspections

Before a Pre-Transfer Inspection is performed, the casita/shed must be empty.

Two inspections are performed during a lot transfer. Refer to Table of Contents for the Pre- Transfer and Final-Inspection Form. The Pre-Transfer portion of the form identifies any repairs or improvements that must be completed before a lot can be transferred. The Final-Inspection portion of the form indicates satisfactory completion of each repair or improvement identified on the Pre-Transfer portion of the form.

At transfer, any maintenance costs found are borne by the outgoing leaseholder. Health and safety conditions must be corrected prior to transfer. Corrections to electric sub-panels wired incorrectly since building of the casita and found at transfer inspections are to be corrected and cost borne by the new leaseholder. If the outgoing leaseholder is the casita builder, then the cost would be borne by the outgoing leaseholder.

4.3 Annual Inspections

Annual lot inspections are performed once a year to ensure that each lot, whether modified or not, meets the approved standards and is advisory in nature. Refer to Table of Contents for the Annual Inspection Report form.

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5. Logs Maintained by the Architectural Committee

5.1 Architectural Committee Permit Log

This Log is kept in the Co-op Office at all times. An entry is made in this Log when a permit is issued for a lot modification project.

Upon final inspection for the lot modification project, the appropriate entry in the Log is completed.

Refer to Table of Contents for the Architectural Committee Permit Log form.

5.2 Architectural Committee Transfer Inspection Log

When a Pre-Transfer Inspection is completed, an entry is made in this Log.

When the Final Inspection is completed, the appropriate Log entry should be

completed. Refer to Table of Contents for the Architectural Committee Transfer

Inspection Log form.

5.3 Architectural Committee Special Lease Log

Occasionally, during lot transfer, the condition of a lot improvement(s) requires a Special Lease Agreement to bring the improvement(s) into compliance with the Architectural Committee Guidelines. The Special Lease Agreement must be followed by the new leaseholder.

An entry is made in the Architectural Committee Special Lease Log after the leaseholder is made aware of the requirements and completion date.

When the Final Inspection is completed, the appropriate Log entry should be

completed. Refer to Table of Contents for the Architectural Committee Special

Lease Log form.

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Section II - Lot Modification Projects

1. Co-op Office Responsibilities and Procedures

1.1 Document Storage

The Co-op Office is the place to store all documents pertaining to Lot Modifications, Pre/Final Lot Transfer Inspections and Annual Inspections.The Office also provides storage space for the Lot Modification Guidelines/Specifications handouts. These are given to the Leaseholder as needed by Architectural Committee members.

1.2 Provide Documents to Leaseholder

The Office provides a Leaseholder who wishes to make a lot modification with the Lot Modification Application/Permit. This application, when completed, is returned to the Co-op Office to be placed in the Architectural Committee file for processing by the committee.

1.3 Store Submitted Receipts for Materials & Labor

The Leaseholder shall submit all receipts for Materials and Labor related to each Lot Modification to the Co-op Office for copying. These receipts should be organized by the Leaseholder and shall be submitted according to the Guidelines for Recording Leaseholder Lot Improvement Costs within 14 days of final inspection.

2. Architectural Committee Responsibilities and Procedures

Assignments will be made from the committee membership list by the Chair or Co-chairs. A two-person team will process the Lot Modification Application/Permit.

2.1 Review Lot Modification Application with Leaseholder

For some projects, a City of Benson permit must be obtained by the Leaseholder after a Co-op Permit has been approved.

City of Benson permits may be required for: Water, Sewer and Electric Service, Roofing, Drywall Nailing and L.P. Piping or if the total cost of the project will exceed $1,000. Buildings 120 sq. ft. or less will require City of Benson permits if any of the preceding apply.

The Architectural Committee will issue the Lot Modification Application/Permit if the project complies with committee guidelines and/or City building codes. If the committee members processing the application have any questions as to whether the project, or any part of it, is or is not in compliance, they are to contact one or more of the Committee Co-chairs.

Remember it is always better to be safe, than to issue a permit that shouldn’t have been and then have to stop the project. That can get expensive to the leaseholder and cause hard feelings.

Complete an entry in the Architectural Committee Permit Log. This Log records what projects are outstanding, who has been assigned, and is a means for follow-up.

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Section II - Lot Modification Projects (continued)

2. Arch. Committee Responsibilities and Procedures (continued)

2.1 Review Lot Modification Application with Leaseholder (continued)

2.1.1 Review Drawings with Leaseholder

The Architectural Committee two-person team should review all drawings with the Leaseholder to ensure compliance with easements, etc.

Note: Variance to 32 feet setback for lots 246 to 301 granted by the Board because the lots were surveyed short in the new addition.

Also lot numbers 246, 249, 258, 262, 263, 269, 277, 281, 295, 301 should be reviewed for the location of Utility Trenches before any permits are issued. A copy of the individual drawings showing the utility trenches for these lots are in the respective lot folder.

2.2 Review City of Benson Permit Requirements

Lot modifications requiring a City of Benson permit may involve interim inspections by a City Inspector. Scheduling these inspections is the responsibility of the Leaseholder.

2.3 Issue a Lot Modification Application/Permit

If the proposed lot modifications comply with all Co-op and Benson requirements and code, each Committee Member processing the application should sign, print name and date the Lot Modification Application/Permit at the appropriate location.

2.3.1 Provide Guidelines/Specifications Handouts

During the review of the Leaseholder’s intended modification projects, the Architectural Committee two-person team may provide the Leaseholder with handouts that give specific guidelines and specifications for a particular project. The Lot Modification Guidelines/Specifications handouts available to a Leaseholder are listed in Section III.

Each Lot Modification Guidelines/Specifications handout given to the Leaseholder is noted on the Lot Modification Application/Permit and the Leaseholder initials the receipt of such.

2.4 Co-op Interim Inspections During Lot Modification

Interim inspections of lot modifications by Co-op Architectural Committee members (2) are specified in the Lot Modification Guidelines/Specifications handouts. The review of the handouts provided at the issuance of the permit should notify both the Leaseholder and the Architectural Committee members of required interim inspections and notification procedures.

The following are common items for an interim inspection:

Check foundation forms for proper setbacks. 10


2. Architectural Committee Responsibilities and Procedures (continued)

2.4 Co-op Interim Inspections During Lot Modification

(continued) Verify maximum enclosed building area and height.

Inspect the insulation.

2.5 Final Inspections After Completion Of Lot Modification(s)

Review final appearance and compliance with all specs on the Lot Modification Application/Permit. Validate that the City inspector has signed off on all City permits. The City permit must be attached to the Lot Modification Application/Permit.

Use the Lot Modification Guidelines/Specifications Handouts to verify that all Co-op specifications have been followed.

2.6 Annual Inspections

An annual inspection shall be made of all leasehold property, with or without improvements, to ensure that all properties are being maintained in the manner set forth in the By-laws and Rules of the Co-op, that pertain to the Architectural Committee’s responsibilities..

The inspection shall be made by no less than two (2) members of the Architectural Committee. The Architectural Committee members have the right to enter all lots for inspection whether leaseholder or renter occupied or vacant, and to enter any permanent structure to inspect the electrical service.

A written report will be prepared stating any discrepancies and action needed to bring the property into compliance with current code or Co-op requirements. A copy of the report will be given the leaseholder, or mailed to their address on file with the office. A copy will also be placed in the leaseholder's lot file. Should the same discrepancies still be apparent at the following annual inspection, a copy of the report will be given the Board of Directors for their review and action.

These inspections are made in the interest of the leaseholder to minimize maintenance expense at a later time or at lot transfer, and to ensure the overall appearance of the Co-op.

Refer to Table of Contents for the Annual Inspection form. The annual inspection will consist of but not be limited to:

Inspections of the complete building exterior features including, checking for dry rot, unsafe risers, roofing, windows, doors, paint, screening and other pertinent items.

A check of the topography of the lot to ensure it has not been modified.

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2.6 Annual Inspections (continued)

Photos of noted discrepancies may be taken (camera is kept in the Co-op Office).

An inspection of the electric service shall be made to ensure no 240 volt appliances or outlets exist.

2.7 Lot Modification Variance

2.7.1 Variance

There are occasions when strict adherence to established rules and requirements can operate to the detriment of the Co-op and/or the leaseholder. In such cases a Variance may be issued, provided a majority of the committee agrees and the Board of Directors approves.

2.7.2 Procedure

Any requested variance which falls outside of the published rules for construction may be reviewed by the committee provided two members feel that a variance would be appropriate.

The leaseholder shall appear before the Committee and state his/her reason, and/or present documentation for requesting the variance, and provide a detailed description of the proposed variance including drawings, photographs, and specifications as appropriate.

Upon a motion to consider, the committee shall discuss the issues, questioning the requester as appropriate and reviewing the presumed reasons for the rule/requirement as appropriate.

If the committee votes to recommend approval, the variance shall be documented, along with reasons for recommendation. A specific finding shall be included stating that the proposed variance would not be detrimental to the Co-op and/or leaseholders.

A written recommendation shall be forwarded to the Board of Directors, by the committee Chairman or Co-chair.

All variance requests will be considered on a case by case basis.

2.7.3 Restrictions

No permit shall be proposed or approved which can be shown to have a detrimental effect upon the Co-op and/or leaseholders.

A variance should not be given except for a confirmed medical or special need type application and only for the actual time needed.

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2.7 Lot Modification Variance (continued)

2.7.3 Restrictions (continued)

If given for the term of the lease, at turnover if portable they/it would be required to be removed, and no value added to lot value.

If it was such that it requires permanent attachment, that would require damage to the property to remove it, it could be left if determined so by the committee. A determination would be made at that time as to whether a value would be added and if so, how much.

Variance(s) and/or previously grandfathered exception(s) are not to be transferred to another leasehold lot or leaseholder. They are one time exemptions only. Any exception to this must be approved by the Architectural Committee and the Board of Directors and only upon due cause.

2.7.4 Final Approval

Final approval of any variance may be granted by the Board of Directors. The Board shall exercise its discretion in reviewing and approving the variance application and attaching any conditions the Board sees fit.

3. Leaseholder Responsibilities & Procedures

To obtain approval for any type of construction the leaseholders must first submit the following documents to the Architectural Committee, during the review of the Lot Modification Application/Permit, before seeking a City of Benson permit or starting construction.

1. Copy of proposed contractor’s license and insurance, unless the Leaseholder is

doing the work himself.

The state of Arizona requires contractors to be licensed in order to do construction work on any residential or commercial project. Consider the financial risk and responsibility for injuries suffered on the property when using an unlicensed contractor.

2. Completed Lot Modification Application/Permit.

Building with less than 120 sq. ft. of roof area including the porch needs only a Co-op permit unless electrical, water, gas or sewer are installed.

3. Plot Plan showing no encroachment into utility easements.

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3. Leaseholder Responsibilities & Procedures (continued)

4. All construction drawings with the necessary details to complete the project.

Building plans are to include a plot plan, foundation, framing, floor plans and roof plans. This includes placement of water, sewer, LP and electrical. Show electrical outlets, switches, light fixtures and appliances on the floor plan. Placement of windows, doors, stairs, decks, rails, vents, turbines, skylights, air conditioner concrete RV pad, driveway, etc. must be drawn to scale.

The leaseholder shall submit the completed Lot Modification Application/Permit to the Co-op Office, and retain the copies of contractor licenses, drawings, etc. for the Architectural Committee review. An Architectural Committee team will review the Lot Modification Application/Permit and all necessary paperwork with the leaseholder. Necessary papers will be attached to the original permit, and a copy of the permit will be given to the leaseholder.

Before construction is started, all Co-op and City of Benson permitting requirements must be satisfied. All work must meet City code. Arrangements for permits and inspections are the responsibility of the leaseholder. City and Co-op permits are to be posted in a weather-proof wrapper at the job site until the final inspection and then put in the leaseholder’s file in the office.

The City of Benson may review the progress of the project when a City permit is issued. The Architectural Committee must review the progress of the project if a City permit is not required or where Co-op rules exceed the City requirements.

The Leaseholder shall advise the Co-op Office at least 24 hours before a Co-op inspection is needed.

If the lot modification project requires a City of Benson permit, the Leaseholder is responsible for requesting the appropriate inspections by the City.

The Lot Modification Application/Permit contains a unique permit number. Any change in a permit application specification requires a new permit.The Leaseholder is urged to contact the Architectural Committee or a City Inspector (depending on who issued the permit) with any questions before the review/inspection to minimize the possibility of rework.

A copy of all construction data, as built drawings (8.5” x 14” maximum), signed permits and applicable receipts must be maintained in the lot file.

The Architectural Committee must be notified within 14 days of project completion to review and give final approval of the project.

Receipts must be recorded in accordance with the Guidelines for Recording Leaseholder Lot Improvement Costs, (Refer to Table of Contents). Submit the Lot Improvements form and receipts to the Office within 14 days of final inspection.

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3. Leaseholder Responsibilities & Procedures (continued)

Leaseholders will take no longer than 180 days to complete an outside project. Permits issued shall become invalid if the work authorized is suspended or abandoned for a period of 180 days after work is commenced. Leaseholders must advise the City of Benson and Co-op Office if the completion date cannot be met. The request for an extension shall be in writing and a justifiable cause demonstrated. Failure to do this for the City of Benson may result in a new permit and possibly another permit fee.

3.1 Submit Lot Modification Application/Permit

Request a Lot Modification Application/Permit from the office. Do Not contact an Architectural Committee member for a permit. The Architectural Committee can answer questions regarding various procedures but must follow specific guidelines in order to issue permits.

Complete the form and return it to the office.

The Office will place it in the Architectural Committee file for processing.

Within a few days two committee members will contact the leaseholder and review the request. If the project complies with Co-op guidelines and the City of Benson Building Codes, a permit will be issued. Guidance or advice will be provided as necessary.

Permits are required for new construction and/or remodeling whether or not the project will add value to the leasehold. It’s useful to have a record of what has been done to maintain the leasehold property, and provide future reference should it be needed to resolve an issue.

3.2 Submit Detailed Lot Modification Specifications

Each project must be listed on the Lot Modification Application/Permit.

An Architectural Committee two-member team will review the Lot Modification Application/Permit and assist the leaseholders in completing this form if necessary. Help will be provided to make sure all pertinent paperwork is provided to the Architectural Committee. If a City permit is required, the Leaseholder will be advised of the fact and should contact the City of Benson to learn what information is required before starting any lot modification

3.3 Submit a Lot Layout Drawing

If drawing shows the placement of any permanent or temporary structure, use the Lot Easements diagram for proper placement. (Refer to Table of Contents for this diagram.)

3.4 Submit Receipts for Completed Lot Modification Projects

Refer to the Table of Contents for the Guidelines for Recording Leaseholder Lot Improvement Costs and the Lot Improvements form.

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Section III - Lot Modification Guidelines/Specifications Handouts

These handouts on the following pages are given to Leaseholders by the two-person Architectural Committee team after the Lot Modification Application/Permit has been reviewed, and prior to beginning a project. They serve as educational tools for the Leaseholder.

Each Lot Modification Guidelines/Specifications Handout is presented on a separate page(s) to facilitate distribution and modification as needed.

Each handout is numbered. The Lot Modification Application/Permit lists these handouts along with a space for the Leaseholder to initial receipt of such.

NOTE: Approved additions or improvements will be added to existing rules and guidelines in the appropriate sections of this manual to facilitate implementation and use by Committee members. Also, an addendum will be created to detail the addition or improvement, justification, etc.

Addenda appear in Section V of this document.

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1. All Lot Modifications Pre, Interim & Final Inspections Required

1.1 Modification Project Time Limitation

Leaseholders must take no longer than 180 days to complete an outside construction project. Every permit issued shall become invalid if the work authorized is suspended or abandoned for a period of 180 days after work is commenced. You must advise the City Inspector and the Architectural Committee identifying any problem(s) and a new estimated completion date. The request for an extension shall be requested in writing and a justifiable cause demonstrated. Failure to do this for the City Inspector may result in a new permit and possibly another permit fee.

1.2 Permanent Lot Modifications Set Back Requirements

The permanent lot modifications set back requirements are presented on the attached Lot Easements diagram. Any structure is considered permanent regardless of its size.

A Lot Modification Application/Permit is required when there is new construction or when there is an addition or alteration to a lot structure.

An RV and Temporary Objects (excluding propane tanks) must have the following clearances: 10 feet at the rear, 10 feet at the front, 7 feet at the left and 5 feet at the right. See Lot Easements, attached.

Permanent Structures must have the following clearances: 10 feet at the rear, 35 feet at the front, 4 feet on left in the rear 25 feet of lot and 7 feet on the left front 50 feet of the lot and 5 feet on the right of the lot.

Variance to 32 feet setback for lots 246 to 301 granted by the Board because the lots were surveyed short in the new addition.

Also lot numbers 246, 249, 258, 262, 263, 269, 277, 281, 295, 301 should be reviewed for the location of Utility Trenches before any permits are issued. A copy of the individual drawings showing the utility trenches for these lots are in the respective lot folder.

The minimum distance between the existing building and RV must be at least 7 feet. Eight (8) feet is recommended to allow for the RV awning when rolled out. New buildings or replacement buildings should be sited to meet this requirement.

1.3 Protection of Co-op Roads

The Architectural Committee can prohibit commercial vehicles from entering the Co-op if road conditions will not support the weight. Advise your suppliers and contractors not to bring large truckloads into the Co-op during and after rainy periods. Leaseholders will be held responsible for any damage to Co-op roads.

1.4 Protection of Co-op & Other Leaseholder Property

Leaseholders are responsible for the repair or replacement of other leaseholder and Co-op property damaged by construction equipment, supply trucks, etc. during and after a construction project. Also, leaseholders are responsible to protect other leaseholders and

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Co-op property from erosion caused by storm runoff during and after a construction project.

1.4.1 Drainage Ditches & Retaining Walls

Drainage ditches cut into lots can cause road deterioration and are not permitted.

Retaining walls must be used to keep runoff to the front of your lot and allow runoff to flow out on top of the road surface instead of under the edge of the road.

Block walls should be secured with rebar. Retaining walls may be mortared and on footings.

1.5 Lot Topography, Drainage & Erosion Control

The Co-op owns the land and the topography of the land may not be modified except by approval of the Co-op Board of Directors with good cause.

1.6 Disposal of Construction Materials

Excess or unused construction material is not to be disposed of in the Co-op dumpsters or in the trailers parked next to the pole barn.

The leaseholder should make arrangements for transportation to and disposal of excess or unused material at a transfer station, such as the Benson Transfer Station.

The leaseholder may contact the Co-op Facilities Manager for disposal assistance. A fee may be imposed for disposal assistance.

All work must meet City code. Arrangements for permits and inspections are the responsibility of the leaseholder. City and Co-op permits are to be posted in a weather-proof wrapper at the job site until the final inspection and then put in the leaseholder’s file in the office.

1.7 Permits and Compliance

As a condition of receiving a Co-op permit for any project, the leaseholder hereby agrees to comply with the SKP Saguaro Co-op Bylaws, Leaseholder Rules and Architectural Committee Rules as applicable to this project and to ensure contractor compliance.

A Co-op Permit must be issued before a City of Benson permit is obtained.

1.8 Definitions of Patio, Porch & Raised Deck (Adopted 03/21/11)

Patio is an area adjoining an RV or between the RV and Casita used for outdoor living.

Porch is covered (roofed) area running along a side(s) of a Casita.

Raised Deck is a platform more than 30 inches above finished grade adjacent a Casita.

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1. All Lot Modifications (continued)

1.9 Architectural Landscaping Definitions and Guidelines

“There are utility easements (10’ across the rear of the lot and 5’ from the utility pedestal to the rear of the lot) . Any plants growing in those areas may have to be removed, at the leaseholder’s expense, if problems occur with the utilities. To facilitate meter reading, nothing should be planted within 3’ of the pedestal.”

“Drip irrigation systems, whether automatic or manually controlled, may not be operated on any leased lot in the Co-op. Systems that are functioning as of April 1, 2009, may remain in operation; however, upon the relinquishing of the lease, those systems must be removed before the new leaseholder takes possession. No new systems will be installed after April 1, 2009.”

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Lot Easements 22

2. Building and Foundation Pre, Interim & Final Inspections Required

2.1 Building Types

1. Class U-1- Used for storage of non-hazardous materials such as tools, equipment.

2. Class R-3 - Used by people, hobby room, bathroom, laundry, etc.

3. Park Trailer - Park Trailers permitted in the Co-op are the responsibility of the Board of Directors and the Co-op Manager. The Architectural Committee only gets involved with additions, such as, but not limited to, skirting, awnings etc.

2.2 General Building Dimensions/Restrictions

Maximum area of the building, using building outside foundation measurement, is 288 square feet. A 6” eave/overhang of the roof is permitted. Porch roofs may not extend more than 8.5 feet from the building (excluding gutters). The maximum covered porch area is 192 square feet e.g. 8 feet in depth and 24 feet in width. Depth of a porch cannot exceed 8 feet.

Maximum height of the building, including deck and rail, must not exceed 12 feet at any point above hardpan surface.

The ceiling height in habitable rooms (casita), hallways, corridors, toilet rooms and laundry rooms must have a minimum height of 7 feet. This required height is measured from the finish floor to the lowest projection of the ceiling.

Decks more than 30 inches above finished grade must have a safety railing with guard rails at least 36 inches high and may not exceed the 12 foot height limit. The tops of handrails and handrail extensions shall be placed not less than 34 inches or more than 38 inches above the nosing of treads and landings. Handrails shall be continuous for the full length of the stairs.

The handgrip portion of handrails shall not be less than 1.25 inches nor more than 2 inches in cross-section dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners.

Handrails projecting from a wall shall have a space of not less than 1.5 inches between the wall and the handrail. See the Guard Rails, Tread Risers, Stair Guards & Stringers (attached).

Stair safety rails must be at least 34 inches high to a maximum of 38 inches high.

Intermediate vertical guard rails for deck or stair rails must not exceed 4 inches

separation.

If lattice work is installed in place of vertical guard rails, stair and deck rails must include at least one horizontal mid-rail of 2”x 4” or thicker dimension to support the lattice work.

No restriction exists on the shape of the building, windows, or doors.

Outside must be finished within 180 days of the date of the permit.

No restriction exists on inside layout.

Special purpose exceptions to 480 square foot total (building and porch) limitations must be reviewed and approved by the Architectural Committee and recommended to the Board for final approval. A record of approval shall be filed in leaseholders lot File. (April 2003)

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2. Building and Foundation (continued)

2.2 General Building Dimensions/Restrictions (continued)

Buildings less than 120 square feet of roof area including the porch need a Co-op permit but not City of Benson approval, unless electric, water, sewer and/or LP gas are installed. All structures built after 11/17/1998 must be built on concrete slab and footings (monolithic pour).

Metal buildings are not allowed. No other structures or buildings (permanent or temporary) are allowed on a Leaseholder’s lot.

Buildings with wooden floors may not be moved to another lot within the Co-op.

2.3 Concrete Floor

2.3.1 Foundation

Check for proper setbacks in accordance to the Co-op rules and the lessee’s project plot plan.

Refer to the attached Concrete Foundations drawing that contains specifications for Class U-1 and R-3 foundations.

The concrete pad should be poured a minimum of 3.5 inches thick with wire mesh reinforcing material. The working surface of a concrete pad shall be no less than six (6) inches above grade (hardpan). The methods of installing a cement pad as a replacement to a wood floor system are determined by the Architectural Committee based on the location of the exterior wall base plates and other existing conditions. The new concrete floor must meet all requirements of the Co-op and the City of Benson.

In all cases, the footing trench must have two #4 (½ inch) suspended rebar. Also required, are vertical and horizontal rebar supports at 24 inch intervals along the footing trench wired at each joint. The trench should approximate the 12”x 12” dimensions required in a standard footing, a minimum of 12” in undisturbed soil.

After concrete forms, rebar or mesh, if required, are in place, and before concrete is poured, correct location must be verified and approved by two (2) members of the Architectural Committee.

2.3.2 Termite Treatment

Professional termite treatment must be completed before any building concrete slab is poured. This treatment is required by the State and the Co-op and is considered part of new construction cost and is treated as added value to the lot. Other termite inspection and treatment is considered Maintenance and is not to be considered as added value.

2.4 Prefabricated Buildings Assembled Outside Co-op

Buildings Assembled/Prefabricated outside and brought to the Co-op, or assembled within the Co-op must be new. Any requested variance requires approval by the Architectural Committee and the Co-op Board of Directors. The City of Benson requires a stamped engineering drawing for this type of building. This type of building cannot be moved from site to site in the Co-op.

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5. J” bolts are to be embedded a minimum of 7 inches into footing.

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Raised decks less than 30” in height above grade do not require guard rails. If there is a railing it is to be considered as ornamental only. This type railing does not come under the building code.

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3. Building Shell Interim & Final Inspections Required

3.1 Framing Materials

Dimensioned lumber used to frame a U-1 or R-3 building or deck, stairs, handrails and safety rails must comply with the Building Code adopted by the City of Benson.

3.2 Windows, Doors, Skylights & Wind Turbines

. All buildings require a window or door with an access area of 5.7 square feet or more of open area for access to the outside to permit exit in case of fire. Minimum openings, (width is 20 inches), (height is 24 inches).

Skylights are an integral part of the structure and are therefore limited to the 12 foot height maximum as defined in the Co-op Bylaws

Wind turbines are to be approved by the Architectural Committee. Highest point not to exceed 12 inches above the roofline.

3.3 Insulation

Inspect the building insulation only if no City permit is required. Equivalent or higher R value than stated on application.

When insulation is used, all spaces are to be insulated without leaving voids.

3.4 Drywall Nailing

Inspect drywall nailing only if no City permit is required. Ceiling installed first, perpendicular to joists.

Joints staggered.

Fastened with 1 ¼ inch cupped nails or screws. (Screws are recommended) Nails spaced maximum 7 inches on ceiling edge and 8 inch field.

Screws 12 inches edge and 12 inches field. 12 inch on walls.

3.5 Roofing

Roofing for U-1 buildings does not require a City permit.

Make sure framing is straight and integrity is not compromised (note where utilities come through sill plate).

3.5.1 Composition Shingles

Nail each 3 tab shingle with 4 – 1 inch nails at top of tabs.

3.5.2 Roll Roofing

Nail roll roofing a maximum of 2 foot spacing, lap at least 3 inches and use approved sealer for all seams.

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3. Building Shell (continued)

3.5 Roofing (continued)

3.5.3 Metal Roofing (Adopted 03/22/11)

Metal roofing is authorized as an acceptable roofing component, with these restrictions:

Only residential style and type metal roofing with baked-on enamel finish is allowed. Corrugated, galvanized steel, tin, and aluminum roofing is not allowed.This type metal paneling is to be used as roofing only and is not to be considered or used as Enhanced Siding.

Colors are to be subdued, pastel, light earth tones and non-reflective, non-glossy.

Leaseholder(s) is required to obtain approval of type and color. A Co-op permit is required; approved and issued by the Architectural Committed before installation and before a City of Benson permit (required) is acquired.

The roofing panels and all accessories are to be anchored only by screws as recommended by the manufacturer.

3.5.4 Repair or Replacement of Roofing

Repairs to damaged roofing material should follow the manufacturer’s recommended procedures.

3.5.5 Second Layer

Follow City of Benson code.

3.5.6 Rain Gutters and Downspouts

Rain gutters and downspouts are not required. They are highly recommended to prevent rain water from splashing on the ground next to a building. This causes the bottom of the wall board to absorb moisture during normal rains, hence more rapid deterioration and costly repairs.

The downspout must direct water toward the street.

3.6 Outside Finish

3.6.1 Paint

Outside Finish must be of a color or colors specified in the Committee’s Book of Approved Paint Colors. Submit color choices from the Book to the Architectural Committee for review and approval.

3.6.2 Siding

(Under review) 30

3. Building Shell (continued)

3.6 Outside Finish (continued)

3.6.3 Enhanced Siding (Revised 03/22/11)

The following guidelines are required for Enhanced Siding on a leaseholder Casita. If there are any specific problems, contact the Architectural Committee. Include project drawing and dimensions with the attached application.

Enhanced siding is defined as vinyl, aluminum or materials of comparable quality and durability. Metal roofing materials are not to be construed as enhanced siding.

The Co-op permit will be issued and added value approved for upgrades to existing siding for the new siding costs for materials and labor under the following conditions:

The casita must be in good condition with any repairs to existing siding or structure completed and other structural components are to be in compliance with Architectural Guidelines before a permit is issued.

New siding is required to be installed over sound sheeting, such as plywood or sound existing siding, fascia, or trim as inspected and approved by the Architectural Committee.

Sub sheeting or siding must be sealed along the bottom edge with an aluminum or similar channel to prevent water from entering the original siding.

Repairs to existing siding or casita structure, replacement or painting of trim or other incidental changes are considered maintenance and are not reimbursable as added value.

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4. Interior Services Final Inspections Required

4.1 Electrical Service

All electrical wiring must meet National Electrical Code.

Any and all electric work requires a City permit and City inspection.

Electrical service must be buried. No overhead service is allowed in the Co-op.

4.2 Smoke Alarm and Carbon Monoxide Alarm

For new class R-3 buildings a 120 volt smoke alarm with battery back-up, wired to an un-switched 120-volt circuit shall be installed on the ceiling or on the wall within 12 inches of the ceiling. They are to be no closer than 4” from the wall/ceiling and must be 36” away from the tip of a ceiling fan blade.

Use of a carbon monoxide (CO) detector is required whenever a propane appliance is used inside a building.

4.3 Water

All water service requires a City permit.

4.4 Sewer Service

All sewer service requires a City permit.

4.5 Plumbing

Plumbing service requires a City permit.

4.6 Propane

4.6.1 Propane Tanks

Propane Tanks may be screened with the same material as the building, wood, vinyl lattice or similar privacy screen no wider than 6 inches larger than the propane tank, horizontally and vertically.

Propane tanks must be located:

Minimum of 10 feet from any ignition source.

Minimum of 5 feet from any building opening lower than the pressure release valve. (This includes all doors and those windows whose sill is located below the height of the pressure release valve on the L/P Tank).

In an area not under any covered portion of a porch or patio.

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4. Interior Services (continued)

4.6 Propane (continued)

4.6.2 Propane Piping Propane piping must meet City code and requires City permit.

Piping cannot be under concrete or building.

A carbon monoxide (CO) detector meeting City code is required whenever propane is installed in a building.

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5. Electrical Appliances Final Inspections Required

5.1 Electrical Appliances Requiring 240 Volts

Electric appliances such as clothes dryer, hot tubs, heat pumps and kitchen ranges or any appliance or application requiring 240 volt service are not allowed.

5.2 240-Volt Circuits

240 volt service is allowed to the breaker box in a casita or shed; but must be split into 120 volt circuits before leaving the breaker box.

5.3 Water Heater

Existing electric water heaters can be replaced with electrical water heaters not to exceed 3000 watts.

5.4 Space Heater

Electric space heaters are allowed up to 1500 watt

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6. Propane Appliances Final Inspections Required

6.1 Water Heater

A propane water heater requires a City permit.

6.2 Space Heater

Propane space heaters require an outside air source such as an open window due to oxygen depletion from heater combustion. Follow the manufacturer’s recommendations.

Free standing space heaters are not recommended. Follow the manufacturers recommendations.

All installations must have an approved shut off valve inside the room within 3 feet of the heater. This is in addition to any shut off valve that is part of the heater.

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7. Building Exterior Pre & Final Inspections Required

7.1 Outside Lighting

Lights not attached to the building can not be higher than 2 feet, and must

shine down. All other lights must be no higher than 8 feet and shine downward.

No permanent spot or floodlights are allowed.

Motion sensitive devices must be properly adjusted to prevent objections.

7.2 Privacy Screen

Privacy Screens are not permitted in the utility easements or within 30 feet of the front street line. Refer to Lot Easements (Attached).

Structure should be strong enough to withstand the local wind; such as using 4” x 4” wood post set in concrete.

The height cannot exceed 8 feet.

The area cannot exceed 64 square feet.

Screening material should be wood or plastic panels with open diagonal design. If other types of material are desired contact the Architectural Committee.

7.3 Antennas

Antennas on buildings are not allowed except small satellite dishes and internet antennas.

7.4 Porch Covers (Revised 03/21/11)

A porch cover can be a maximum of 8½ feet wide from the building and 24 feet long. The porch cover must be attached to the building for its entire length.

One end of the porch under roof may have a wall up to 64 square feet, covered with the same material as the building or wood/vinyl lattice.

Porch cover supports must be securely bolted to a concrete slab or bolted to a concrete anchor 12” square by 18“ deep in the hardpan.

Porches may be enclosed with 2 foot walls or 3 foot railings.

A drawing and a Lot Modification Application/Permit are required before construction begins.

7.5 Fences

Fences shall be a maximum 2 feet high.

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40

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Lot Easements


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8. Wooden Floors Pre, Interim & Final Inspections Required

The Architectural Committee uses guidelines to effect an improvement in the condition of a building, and to meet the building requirements of the Co-op and the City of Benson.

Wood Floors in Co-op buildings exist over different arrangements and are installed differently. Most wood floor systems have untreated perimeter wall bottom plates. Some buildings have wooden floor beams resting very close to or on the ground. The floor system may appear safe; however, due to this type of construction, there could be deterioration (current or potential) that can not be detected.

It is the intent of the Architectural Committee to ensure the soundness and safety of all buildings in the Co-op. To that end, the Architectural Committee needs to be able to inspect the underside of a wooden floor system.

On a case-by-case basis, any wooden floor system (whether close to or on the ground) will be examined and a solution determined by the Architectural Committee. Several lots have had buildings with such wooden flooring systems, and solutions have been agreed upon by both the leaseholder and the Architectural Committee. The leaseholder signs an agreement acknowledging the sub-standard conditions of the wooden floor system and the recommended repairs to bring the floor back up to Co-op and City of Benson standards. Building height shall not exceed 12 feet above the hardpan.

Because some buildings were erected properly under the building codes at the time, the Architectural Committee may recommend that the leaseholder make certain repairs to the under flooring support structure.

In other cases, the wooden flooring system was off the ground, and upon inspection showed little if any deterioration of wood structures. In such situations, the building may be raised and placed on piers as prescribed by the Architectural Committee. The space under the raised building allows easy inspection of the flooring structure to find deterioration.

Cases involving severely deteriorated flooring support structures may require a concrete pad under the building. The Architectural Committee uses the following established guidelines to effect such building improvements.

8.1 Concrete Pad Replacement for Wooden Floors:

Determine what level (if any) the perimeter wall bottom plates are above grade.

If the Committee determines that perimeter untreated bottom plates are significantly less than 6 inches above grade, the bottom plates must be raised to this level.

All floor beams must be removed from the interior of the building. The earth beneath where the monolithic concrete pour of the pad and foundation areas must be treated for termites.

The concrete pad should be poured a minimum of 3.5 inches thick with wire mesh reinforcing material. The working surface of a concrete pad shall be no less than six (6) inches above grade (hardpan). The methods of installing a cement pad as a replacement to a wood floor system are determined by the Architectural Committee based on the location of the exterior wall base plates and other existing conditions. The new concrete floor must meet all requirements of the Co-op and the City of Benson.

In all cases, the footing trench must have two #4 (½ inch) suspended rebar. Also required, are vertical and horizontal rebar supports at 24 inch intervals along the footing trench wired at each joint. The trench should approximate the 12”x 12” dimensions required in a standard footing, a minimum of 12” in undisturbed soil. See attached diagram.

43

8. Wooden Floors (continued)

8.1 Concrete Pad Replacement for Wooden Floors (continued):

Untreated wall bottom plates must be vapor sealed with plastic or have pressure treated bottom plates added. Damaged exterior wall bottom plates must be replaced with pressure treated bottom plates.

If the building is resting on piers 6” or more above grade, cement pad forms can be set around the exterior of the piers. Pour can be made after termite treatment of the pad area and wall bottom plates are vapor sealed or pressure treated bottom plates added.

To obtain approval for this type of construction, the leaseholder must first submit the following documents to the Architectural Committee before seeking a City Permit or starting construction:

Obtain a copy of proposed contractor’s license and insurance (unless the leaseholder is performing the work himself).

A Lot Modification Application/Permit must be completed and approved by the Architectural Committee.

Because floor conditions vary on each lot, the Architectural Committee must visit the lot and determine the requirements for this project before issuing a Lot Modification Application/Permit.

After the Architectural Committee has approved an application, the project requires a City of Benson Permit if the roof area is 120 sq ft or more. The City of Benson must also be notified to inspect the work.

Any change in permit application specifications requires a new permit.

Two members of the Architectural Committee must inspect the perimeter wall bottom plates, forms and their height above grade before the pour.


The Leaseholder shall advise the Co-op Office at least 24 hours before a Co-op inspection is needed.

Contact the Architectural Committee and/or a City Building Inspector when there are questions before the review/inspection to minimize the possibility of rework.

After final inspection, if the leaseholder desires credit for lot modifications, it is necessary for the leaseholder to file proper documentation in the Co-op office.

44

5. “J” bolts are to be embedded a minimum of 7 inches into footing. 5. “J” bolts are to be embedded a minimum of 7 inches into footing.

45


46

9. Concrete Pre, Interim & Final Inspections Required

A Concrete RV Slab, Driveway, Porch, Patio or Walkway must comply with all Lot Easements (Attached).

9.1 Driveway & RV Pad

A Driveway may be poured to the front lot line and must be at least 1½ inches above the road at the property line. Driveway and RV pad will be a minimum depth of six (6) inches with rebar not less than 3/8” at 24 inch intervals and wired at each joint.


Construction material is not to be disposed of in the Co-op dumpsters or in the Co-op trailer. The applicant hereby agrees to dispose of material used in this construction at a transfer station or by requesting assistance of the Facilities Manger. A fee may be imposed for disposal assistance. Concrete trucks are allowed to dump excess in the wash only with approval of Facilities Manager.

9.2 Porches, Patios & Walkways (Revised 03/21/11)

Porches, patios and walkways may be poured at a minimum depth of three and one half (3½) inches. Wire mesh is not required but is recommended.


47

Lot Easements

48

10. Skirting – RVs or Park Trailers Pre & Final Inspections Required

Skirting around an RV/Park Trailer should be installed to facilitate moving the vehicle from the lot. If any situation occurs where the RV may need to be moved the leaseholder is responsible for any damage that occurs to the lot, RV and/or the skirting.

See the two attached diagrams showing how to install skirting.

The skirting must be of vinyl or aluminum material, in a color to complement the RV. Material can be flexible or rigid interlocking panels with air vents.

If the RV is on concrete, the “J” channel is fastened to the concrete with a continuous bead of Liquid Nail (or similar product) at the bottom, ensuring that all voids are filled.

The top cap should be either aluminum or vinyl of the same color.

If the RV is on gravel, the “J” channel is fastened with steel or galvanized spikes in the ground to ensure stability.

On RV Trailers/Park Trailers the tongue may be capped with plywood, painted to complement the unit or skirted with the same material for better appearance.

A minimum of two (2) panels must be left to slide open for accessibility under the unit. One panel should be at the water and sewer lines location and the other at a convenient location.

5th Wheel hitch skirting: Frame with 2” x 2” or 2” x 4” studs to give solid backing. An access door to the area should be framed with the above materials or metal studs.

49


50

11. Rigid RV Awning Pre, Interim & Final Inspections Required

Only metal pan and insulated panel rigid awnings are approved. Provide a project drawing and dimensions. If any situation occurs where the RV may need to be moved the leaseholder is responsible for any damage that occurs to the lot, RV and/or the awning.

There are contractors who specialize in this work. The following guidelines apply:

Length of the awning can be no longer than the RV and it cannot extend out more than 10 feet from the long side of the attached unit.

The awning can not extend beyond the roof of the adjacent building. The awning must be constructed with some pitch to allow water runoff The awning can not be attached to adjacent buildings.

The awning must have a minimum height of 7 feet.

Some awnings with metal pans are better attached to the RV with a two piece hanger and should not use the existing awning rails. Some awnings are designed to be hung on the original awning rail. The type of RV may determine the choice. Follow the supplier’s specifications.

If a metal pan type awning is used, a minimum .02” thickness is required.

Support posts for both types of awnings (metal pan and insulated panel) must be anchored in cement. They can be secured in cement patios. However, if they are to be secured in pavers or gravel, cement anchors must be constructed. They must be set a minimum of 18 inches deep and 1 foot square. Either a metal anchor post or a sturdy J-bolt anchor must be set deeply and completely in the cement to secure the post.

The distance between support posts will vary depending on materials used. Follow supplier specifications on distance between support posts.

These awnings can not be enclosed at any time with walls, privacy screens, fences over 24 inches high, or screen rooms.

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54

12. Flagpole & Lighting Pre, Final Inspections Required

The following Guidelines must be followed for construction of a Flag Pole on a leaseholder lot. If there are any clearance problems with a specific lot, contact the Architectural Committee. Include project drawing and dimensions with the Lot Modification Application/Permit.

Flag Poles are not permitted in the utility easement (10 ft from the rear lot line) or within 30 ft. of the front line, 5 ft on the pedestal or 7 ft on the left side, these are all utility easements. See the attached Lot Easements diagram.

A leaseholder flagpole will be considered personal property with no added lot value allowed.

On lot turnover, the outgoing leaseholder must remove the pole and socket in the ground unless the installation is accepted by the incoming leaseholder.

The flagpole top will be no higher than 16 feet above the lot grade. If set in the ground, the base will be located so that the pole can fall only on the leaseholder lot or a common area.

A Co-op permit will be required for poles set on or in the ground but not be required for short poles and flagstaffs attached solely to a building or RV.

If the flag is illuminated for night display, the light source must be aimed vertically. The light source will not exceed 125 lumens, 10 candlepower or 15 watts incandescent equivalent output.

Buried wiring to a light source will be limited to 12 volts or less.

Leaseholder flag size will be limited to 30 inches by 48 inches to reduce wind noise.

Leaseholder agrees to modify any existing installation to conform to rule changes when established.

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Lot Easements

56

13. Hot Tub

Complete a Lot Modification Application/Permit for a Hot Tub and obtain Architectural Committee approval before submitting a request to the City of Benson for a permit to install a hot tub on a lot.

The installation of a hot tub must comply with Co-op Rules & Guidelines for construction/installation of a hot tub on a Leaseholder’s lot.

The hot tub must comply with City of Benson code.

The hot tub must have a solid lockable hard cover. (Covers must be listed by ASTM 1346-91)

Inflatable hot tubs are not acceptable.

Provide a project drawing and dimensions with the Lot Modification Application/Permit. Hot tubs will be considered personal property with no added lot value allowed.

On lot turnover, the outgoing leaseholder must remove all hot tub equipment. Any damage to the location must be repaired at vacating leaseholder’s expense.

Issuance of a permit to install a hot tub does not constitute acceptance of the safety features of the installation. We are not equipped to evaluate these qualities. Leaseholder accepts all responsibility for safe and proper operation and sanitation.

The hot tub will be positioned above grade and shall not be readily visible from the front street. Leaseholder agrees to immediately relocate the tub when it impedes repairs or access to utilities or other Co-op properties. Tubs must be drained in such a way that confines the water to the leaseholder lot or Co-op sewer.

Due to load limitations on our Co-op electrical distribution system, electric water heaters are not allowed. Propane fired heaters are available and must be installed on a solid base, and the propane supply to be properly located and installed.

For the same reason, the circulation – filtration pump, if installed, will be limited to 1/15 horsepower, 120 VAC, connected to a GFCI outlet. No new electrical outlets or fixtures are to be installed within 6 feet of a hot tub. Existing outlets within 6 feet must be GFCI protected.

Hot tubs may not be installed under a ceiling fan.

No advice as to models, brands or suitability will be issued.

Leaseholder agrees to modify any existing installation to conform to rule changes when established.

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58

Section IV – Forms

These forms are “official versions” of each. They may be slightly smaller than the actual form used by the Architectural Committee, because each form was made to fit on a page(s) in the Guidelines. Also, these forms may be subject to modification.

Each form is used by the Architectural Committee to conduct specific responsibilities.

- Lot Modifications

Lot Modification/Repair Application/Permit

Guidelines For Recording Leaseholder Lot Improvement Costs

Lot Modification Worksheet

− Lot Transfers

Pre-Transfer & Final Inspection Form

Architectural Committee Transfer Inspection Log

− Special Lease Agreements

Architectural Committee Special Lease Log

− Annual Lot Inspections Annual Inspection Report

_ Specialized documents providing pertinent information for specific projects

Lot Easements

Concrete Foundations

For Skirting of RV Trailers/Park Trailers (1)

For Skirting of RV Trailers/Park Trailers (2)

Guard Rails, Tread Risers, Stair Guards & Stringers

59

SKP Saguaro Co-Op Lot Modification/Repair Application/Permit

CHECK ANY BOXES THAT MAY APPLY TO THIS PERMIT:

__ Lot modification (May add value to the leasehold)

__ Repair/maintenance item (Adds no value) __ Replacements of Existing Modifications (Partial Credit)

Important: Do not sign contracts or order materials until your permit has been approved.

(Note: Permit expires 6 months from date of application.)

OFFICE USE ONLY:

Application Date: ____/____/________ Lot #________ Permit # _____-_____-_____-_____ Leaseholder(s):

________________________

Important: Improvement forms & receipts MUST be submitted to office within 14 days of project completion.

Description of Work: ________________________________________________________________________________________

________________________________________________________________________________________

________________________________________________________________________________________

________________________________________________________________________________________

________________________________________________________________________________________

Leaseholder Signature: _______________________________ Date: _______________________

Architectural Committee Initial Approval (Signature/Print):

__________________________ ______________________________ Issue Date: _________________

Architectural Committee Final Approval (Signature/Print):

__________________________ ______________________________ Issue Date: _________________

WHEN PLANNING YOUR PROJECT AND GETTING MATERIALS, try to arrange it so that your receipts contain ONLY items you are using for the project. (Example: No grocery items on a Wal-Mart receipt.) Make sure your receipts are legible. Determine which parts of your project are improvements or repair/maintenance items. Things generally not considered as new lot improvement value are items listed here: Repainting, tools or tool rental, travel expenses, expenses for trash disposal, landscape plantings, LP tanks, or any appliances. Maintenance and/or repair of existing structures is not an improvement by definition. Replacement of fixtures such as doors, windows, cabinets, toilets, etc., will receive partial improvement value based upon the Architectural Committee's Added Value Explanation sheet. If you have any questions concerning whether your project is considered an improvement, PLEASE ASK AN ARCHITECTURAL COMMITTEE MEMBER FIRST. (Note: The Added Value Explanation sheet is on the back of this form.)

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61

SKP Saguaro Co-op

Guidelines for Recording Leaseholder Lot Improvement Costs

Receipts are used to determine the value of your lot at the time of transfer.

Receipts need to be turned into the office within 14 days of the final inspection. Keeping receipts up-to-date will help insure prompt determination of your casita value at the time of transfer.

1. A readable copy of each receipt for labor and/or materials used to make

improvements to your lot or building is required to be in your lot file located in the Co-op Office.

2. The receipts must show date work was done or items purchased, name of

business or contractor providing service or materials. The receipt must show an itemized list of items purchased or services provided.

3. Number each receipt consecutively. Do not list each individual item on the receipt separately on the Building Improvements sheets.

4. If a receipt is for personal and lot improvement items, all personal items must be lined through. Be careful is use a highlighter to do this, some highlighters do not allow us to copy the receipt and still have the receipt readable.

5. Total each Building Improvements sheet separately.

6. Copies of receipts need to be taped (NOT stapled) on an 81/2 x 11 sheet of white paper - - all going in the same direction and not overlapping. This is necessary in order for the receipts to be scanned properly. (If you bring your original receipts to the office we will be happy to copy them for you.) The office keeps the copy; the leaseholder keeps the original receipts. Remember the originals will fade, often completely disappearing giving you a blank receipt. We cannot give credit for receipts that we cannot read.

7. Computer and/or other types of lists that are legible and in order may be accepted.The accompanying receipts need to be identified as indicated above.

8. The Architectural Audit Committee is available if assistance is needed.

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LOT MODIFICATION WORKSHEET

Lot # Name: Date:

_________ _________________________________________________ ____________________________

List only receipts here that have allowable items on them. SEE REVERSE FOR LOT MODIFICATION WORKSHEET EXAMPLE.

R

ecei

pt

#

C

ateg

ory

L

abo

r o

r N

on

-Tax

able

R

epla

cem

ent

Purpose: Amount:

FOR OFFICE USE ONLY BELOW THIS LINE

LABOR: REPLMNT: CATEGORY:

Leaseholder Signature: ________________________________________ Date: ________________________________________

Leaseholder Signature: ________________________________________ Date: ________________________________________

CAT REPL MATERIAL IF TAXED

LABOR OR

NO TAX

63

Architectural Committee PRE-TRANSFER & FINAL INSPECTION FORM

This inspection is performed to help maintain an attractive and safe place for all park members to enjoy and is not a guarantee for completeness or accuracy.

Hidden conditions such as plumbing, wiring, insulation, sewer, and beams under buildings with wooden floor systems may have maintenance problems (current or potential) undetected at the time of this inspection. **************************************************************************************************** Lot Number Leaseholder(s)

Does the Leaseholder intend to release this lot? Yes No

If so, approximately when? Date: **************************************************************************************************** Site & Improvements Ground Cover: Coarse Gravel Medium Gravel Fine Gravel Other

Rear Area : Same as Front: Y N Other Side Area: Y N Other

RV Parking Area: Gravel Concrete Pad Concrete Strips Other

Driveway: Gravel Concrete Pad To Street Other

Border Fence: None Concrete Block Wood Topo Moified: Y N Other

Landscaping: None Some Plants Many Plants Irrigation Sys.

COMMENTS: ,

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Porch/Patio On Grade Raised None Other

Floor Area: x = sq. ft. Material: Concrete Wood Plank Plywood Other

Roof Cover: Railings: Wood _ Metal Other

Patio: Pavers sq. ft. Concrete: sq. ft. Walkway: Pavers sq. ft. Concrete sq. ft.

COMMENTS:

_

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Building Exterior Ground Floor Area: Slab & Footings Wood Beam Other

Total Enclosed Area: x = sq. ft. (Use Foundation Area)

Type of Siding: Finish: Painted Stucco Siding Other

Enclosed Living Area: x = sq. ft. Enclosed Storage Area: x = sq. ft.

Exterior Doors: Slider Metal Wood Home Made Single Pane Double Pane

Screens Hollow Core Solid Other

64

Lot Number

Number of Windows: Type of Window: Sliders Casement Other

Single Pane Double Pane Screens Trim Other

Roof Type: Gable Flat Shed Gambrel Other

Roof Material: Composition Shingles Rolled Clay Tile Metal Other

COMMENTS:

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Interior Approx. Finished Area: sq.ft. Approx. Unfinished Area: sq.ft

Ceilings: Drywall Drop Tiles Other

Walls: Drywall Paneling Paneling over Drywall Other

Insulation: Ceiling Walls Unknown

Window Covering: None Drapes Blinds Shades Other

Interior Doors: Hollow Core Solid Other

Floor Cover: WW Carpet Carpet/ Vinyl Wood Tile Unfinished Other

Bathroom: None Toilet Shower Tub Vanity Basin Med. Cabinet Other

Kitchen: None Sink _ Cabinets Counter Appliances Other

Built-ins: Ceiling Light(s): Ceiling Fan(s):

Smoke Detector: CO Detector: Hardwired: Other:

COMMENTS:

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Utilities / Heat / Cooling / Vents

Water: Hot Water: Electric Propane Gallons Demand Other

Sewer: P-Traps: Clean-out: Sewer Roof Vent: Bath Exhaust: Other:

Electric: None 120 V 240 V Number Std Outlets (inside) Number Std Outlets (outside)

Number GFCI Outlets (inside) Number GFCI Outlets (outside)

Heat: Electric Propane Other

Cooling: None Evap. Refrig. AC Other

Attic Vent: None Gable End Attic Fan Roof Turbine Soffits Other

65

Lot Number

COMMENTS:

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

What is

wrong: Lot:

ARCHITECTURAL DISCREPANCY REPORT LEASEHOLDER PRE-TRANSFER RESPONSIBILITIES

Lot Number

Building:

Roof:

Patio/Porch:

Utilities:

Interior:

Other:

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

I understand that I am responsible for the noted repairs prior to lot transfer.

Leaseholder(s) Signature: Date Print Name:

Leaseholder(s) Signature: Date Print Name:

*** NOTE: A copy of this report is to be provided to the

leaseholder. ***

Architectural Committee Signatures. Print

Name:

Architectural Committee Signatures.

Print Name:

Date

Date

66

FINAL INSPECTION CHECK LIST Lot No.

This inspection is performed to help maintain an attractive and safe place for all park members to enjoy and is not guaranteed for completeness or accuracy.

Hidden conditions such as plumbing, wiring, insulation, sewer, and beams under buildings with wood floor systems may have maintenance problems (current or potential) undetected at the time of inspection

Leaseholder(s)

Have all discrepancies listed on the pre-inspection forms been properly corrected ?

Lot: Yes No If no list what has to be completed to correct

Building (exterior): Yes No If no list what has to be completed to correct

Roof: Yes No If no list what has to be completed to correct

Porch/Patio/Decks: Yes No If no list what has to be completed to correct

Interior (except floor): Yes No If no list what has to be completed to correct

Flooring: Yes No If no list what has to be completed to correct

67

Lot No

Utilities (including Smoke and CO detectors): Yes No If no list what has to be completed to correct

Other: Yes No If no list what has to be completed to correct

*********************************************************************************** I understand that I (we) are responsible for all the noted repairs prior to lot transfer. Our signatures below denotes all noted repairs have been completed or other arrangements have been made with the Office Manager.

Leaseholders Signature: Date

Print Name Under Signature:

Leaseholders Signature: Date Print Name Under Signature:

Architecture Member Signature: Date Print Name Under Signature:

Architecture Member Signature: Date Print Name Under Signature:

************************************************************************************

FOR OFFICE USE ONLY

The leaseholder hereby acknowledges being informed that a termite inspection by a licensed inspector must be scheduled by the office within ten (10) days of the Final Inspection.

Has Termite Inspection been completed? Y N Date

Office Signature: Date Print Name Under Signature:

***Note: A copy of this report is to be provided to the leaseholder.***

68

Architectural Committee Transfer Inspection Log

69

Architectural Committee Special Lease Log

70

Annual Inspection Report

This inspection is performed to help maintain an attractive and safe place for all park members to enjoy and is not a guarantee for completeness or accuracy.

Hidden conditions such as plumbing, wiring, insulation, sewer, and beams under buildings with wooden floor systems may have maintenance problems (current or potential) undetected at the time of this inspection. *********************************************************************************************

Lot Number Leaseholder(s)

********************************************************************************************* Site & Improvements Ground Cover: Coarse Gravel Medium Gravel Fine Gravel Other +

Rear Area: Same as Front Y N Other Side Area Y N Other

RV Parking Area: Gravel Concrete Pad Concrete Strips Other

Driveway: Gravel Concrete Pad To Street Other

Border Fence: None Concrete Block Wood Other Condition

Landscaping: None Some Plants Many Plants Other

Topo. Modified by Building, Remodeling or Landscaping Y N (if yes explain below) Drainage

COMMENTS

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

Porch/Patio/Deck On Grade Raised OB Deck Other

Floor Material: Concrete Wood Plank Plywood Other

Roof Material: Composition Shingles Rolled Clay Tile Metal Other

Railings: Wood Metal Other

Patio: Pavers Concrete Walkway: Pavers Concrete Other

COMMENTS

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * Building Exterior

Type of Siding Finish: Painted Stucco Other Condition

Exterior Doors: Visible Condition Other

Windows & Screens Spot or Flood Lights Y N Other

71

Architectural Committee

Annual Inspection Report

Lot Number (pg. 2)

Roof Type: Gable Flat Shed Gambrel Other

Gutters: Y N Drain to Street: Y N Condition Other

Roof Material: Composition Shingles Rolled Clay Tile Metal Other Condition

Attic Vent: None Gable End Roof Turbine Soffits Other

Electric: None 120 V 240 V Number 240 Volt Outlets (inside)

Cooling: None Evap. 240 Volt AC 240 Volt Heat Pump Other

Exterior 240 Volt AC unit: Casita Park Trailer RV Other

Hot Tub: Propane Heater Electric Heater 120V GFI Locked Cover Safety Barrier

COMMENTS

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

General Appearance

Good

Fair

*Unacceptable

Exterior of the building including paint.

Roofing

Patio

Porch(s)

Deck(s)

* Must include all “unacceptable” checked items on Architectural Inspection Report.

COMMENTS:

72

Architectural Committee

Annual Inspection Report Lot Number (pg. 3)

What Needs To Be Done to Fix Discrepancies:

Lot:

Building:

Roof:

Patio/Porch:

Utilities:

Other:

* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *

NOTE: A copy of this report is to be provided to the leaseholder.

Architectural Committee Signatures.

Signature: Print Name

Date

Signature: Print Name

73

Date

Lot Easements

74

5. “J” bolts are to be embedded a minimum of 7 inches into footing.

75


78

Section V Addenda

Architectural Committee members need clear definitions of terms used in these Guidelines. The Glossary of Terms addendum helps Committee members communicate with and educate leaseholders.

Also, an addendum will be created to detail the addition or improvement, justification, etc. of Architectural Committee policy and guidelines.

The following addenda fulfill these requirements and are self explanatory. Refer to the Table of Contents for page(s) within these Guidelines.

- Glossary of Terms

- Casita & Shed Roofing Considerations and Revisions to Guidelines

- Lot Topography, Drainage & Erosion Control

- Receipt Audit Procedures

- Architectural Committee Logs

79

Addendum 1

Glossary of Terms Leasehold: The baseline concept is that the leasehold is the bare lot graded to its final, leasable, level.

The base underground structures that are included in the leasehold are the water and sewer line connections, telephone wire, TV cabling, electric line and sewer line that extend to the utility pedestal.

The above ground structural components that are included in the basic leasehold are the electric, telephone, cable TV, water riser and sewer connections and utility pedestal.

With the exception of gravel or rock evenly spread on the base lot configuration, everything else added to the leasehold is deemed a “structure”. Lot Modifications: All additions to the leasehold, above or below the base grade, are Lot Modifications (whether permanent or temporary) for purposes of these guidelines and their application.

Modification additions can be underground (foundations, conduit, pipe, wire, cable) or above ground.

Modifications allowed include but are not limited to:


Any modification to the leasehold requires a Lot Modification Permit. Modification includes maintenance, remodeling, new improvements or change to the lot as noted above. The application for this permit can be acquired at and returned to the Co-op Office for Architectural Committee action. Architectural Rules: are explicit, required actions indicating how something should be done in a particular circumstance established by the Architectural Committee and approved by the Board of Directors

Architectural Guidelines: are recommendations indicating how something should be done or what sort of action should be taken in a particular circumstance.Guidelines have been established by the Architectural Committee and approved by the Board of Directors.

Patio: is an area adjoining an RV or between the RV and Casita used for outdoor living.

Porch: is covered (roofed) area running along a side(s) of a Casita.

Raised Deck: is a platform more than 30 inches above finished grade adjacent a Casita.

80

Addendum 1 (continued)

Glossary of Terms:

Temporary: is something lasting for a limited time or will be used for a limited time.

Permanent: is something long lasting, or enduring without fundamental or marked change.

81

Addendum 2

Casita & Shed Roofing Considerations and Revisions to Guidelines

1. Obsolescence of Existing Roofing

As of March 2011, most of the roofing on the older structures has met or exceeded its life expectancy and needs to be replaced.

In the past, roof replacement has been considered maintenance. The Leaseholder was given no credit (added value) for the cost of roof replacement.

2. New Roofing Adds Value to Casita or Shed

The Architectural Committee determined and the Co-op Board of Directors approved the following:

Special consideration should be given the wear and aging of roofing. It is a curable obsolescence that can only be corrected by replacement with a totally new product. This is unlike general maintenance, such as painting wooden products which greatly extends their life expectancy.

Total replacement costs for new roofing will be added to the casita or shed value.

This adjustment (added value) is retroactive to January 1, 2005, with proper receipts. Roofing replacements before January 1, 2005, will be handled by the Architectural Committee on a case-by-case basis and will require proper receipts.

3. Replacing Existing Roofing

At one time there was a restriction on the use of steel, tin and aluminum roofing. It is believed this restriction existed to prevent the use of galvanized corrugated roofing to keep the Co-op buildings from looking like a “barn lot”. This restriction disappeared sometime between 1999 and 2001.

Since the inception of the Co-op, there have been major changes in metal roofing. Today, good quality metal roofing is about the same price as regular composition shingles. Metal roofing has twice the life expectancy, or more, than regular composition shingles. It has a baked-on enamel finish with a 40-45 year life expectancy. All required hardware is also color matched.

Guidelines/Specifications regarding roofing materials are detailed in Section III, Handout 3. Building Shell, 3.5 Roofing.

Metal roofing is authorized as an acceptable roofing component, with these restrictions:

• Only residential style metal roofing with baked-on enamel finish is allowed.

• No corrugated, galvanized steel, tin and aluminum roofing is allowed.

• This type metal paneling is to be used as roofing only, and is not to be considered or used as Enhanced Siding.

• Colors are to be subdued, pastel, light earth tones and non-reflective non-glossy.

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Addendum 2 (continued)

Casita & Shed Roofing Considerations and Revisions to Guidelines

3. Replacing Existing Roofing (continued)

Leaseholder(s) is required to obtain approval of type and color. A Co-op permit is required; approved and issued by the Architectural Committed before installation and before a City of Benson permit (required) is acquired.

Metal roofing panels and all accessories are to be anchored only by screws as recommended by the manufacturer.

4. Improve or Replace Existing Roof Structure Material

Improvement or replacement of substandard sheeting or roof structure, and the disposal of removed shingles and discarded structural materials is considered maintenance. Expenses for the aforementioned are not considered added value.

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Addendum 3

Lot Topography, Drainage & Erosion Control

Any lot modification that could modify the topography of the lot must maintain the following:

The slope of the lot must be toward the street. Lot contour must cause water to flow around buildings on the lot, and must prevent water from flowing onto adjacent lots

Rain water must flow onto the street, not under the street surface into the street base material.

A retaining wall may be necessary to channel water toward the street and to stabilize soil behind the wall on the up-hill side. Block walls should be secured with rebar to prevent toppling.

Soil on the lot must be covered by a suitable material to prevent erosion; i.e. pea to three-quarter inch sized stones.

Landscaping should not interfere with the flow of water onto the street.

For mounded landscaping, six inches of sand or two inches of stone should cover the soil to prevent erosion.

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Addendum 4

RECEIPT AUDIT PROCEDURES

Any claim for the addition of new value for a leasehold improvement will be supported by the leaseholder's completion of the Lot Modification/Repair Application/Permit and the Lot Modification Worksheet along with copies of the leaseholder's receipts associated with the improvement. When the leaseholder's completed forms and receipts are received, the auditors will review their accuracy. Any corrections made will be marked on the appropriate document in red pen. The auditors will then total the appropriate figures from the Lot Modification Worksheet to the Improvements Database and then print out the Lot Improvements Audit report. Two copies of this report will be printed, one for the leaseholder and one for the temporary file. As stated on the report, the leaseholder will have 30 days from the time of receiving the report to either accept or not accept the added value assigned to the leasehold. If the auditors do not receive the report back within this 30 day period, it will be considered as accepted by the leaseholder. If there is a disagreement as to the auditors' findings, two (2) of the co-chairs will review the area of disagreement with the audit sub-committee. The co-chairs will meet with the leaseholder, if necessary, and make their final determination. If still no agreement is reached the review will be taken before the full committee for determination. Auditors are not to review their own lot files. It has been stated a number of times by the Board of Directors, over the past several years, that no one can see or review the files of previous owners of their lot. This includes auditors. All audits are to be completed by one auditor, then be reviewed by another auditor or an Architectural Committee member or a leaseholder (as long as this person is not related or a significant other of the primary auditor) for any errors. If an error is found, it is to be noted and returned to the original auditor for review. 1-4-17 jdg

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Addendum 5

Architectural Committee Logs Prior to October 25, 2011, the Architectural Committee had been using a single “Architectural Committee Permit Log” to record issued permits for lot modifications and lot transfer inspections.

This log form was too congested. The lot modifications and lot transfer portions of the old form were split into the “Architectural Committee Permit Log”, and the “Architectural Committee Transfer Inspection Log”.

During lot transfers, special lease agreements must be utilized to effect compliance with the Architectural Committee Guidelines and equitable transfers of lots. A “Special Lease Log” was created to document these agreements.

Refer to Sections I, II, and IV in these Guidelines, via the Table of Contents, for specific guidelines regarding the three forms mentioned above.

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Section VI Handouts

Handouts have been created to address topics that leaseholders are frequently

uncertain about. Each handout is available at the Co-op Office upon request.

- Procedures To Obtain A Co-op Lot Modification Application/Permit

- Lot Modification Guidelines Most Frequently Asked Questions

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Procedure To Obtain A Co-op Lot Modification Application/Permit

1. Do Not contact an Architectural Committee member for a permit. They can answer questions regarding various procedures but cannot issue permits.

2. Request a Lot Modification Application/Permit Form from the office.

3. Complete the Form and return it to the office.

They will place it in the committee file for processing.

Within a few days 2 committee members will contact you and review your request. If your project complies with Co-op guidelines and City code, they will issue your permit and/or give you guidance or advise you of the requirements for your next step.

Remember, permits are required for new construction and/or remodeling whether or not your project will add value to your leasehold. It’s nice to have a record of what you have done to maintain your leasehold property in your lot file for future reference should it be needed to resolve an issue.

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Lot Modification Guidelines

Most Frequently Asked Questions

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FOREWORD

DEFINING “LEASEHOLD”

The baseline concept is that the leasehold is the bare lot graded to its final, leasable, level. The base underground components that are included in the leasehold are the water and sewer line connections, telephone wire, TV cabling, electric line and sewer line that extend to the utility pedestal.

The above ground components that are included in the basic leasehold are the electric, telephone, cable TV, water riser and sewer connections and utility pedestal.

With the exception of gravel or rock evenly spread on the base lot configuration, everything else added to the leasehold is subject to Lot Modification Guidelines.

DEFINING “LOT MODIFICATION”

All additions and changes to the leasehold, above or below the base grade (whether permanent or temporary) are deemed to be lot modifications and are subject to these guidelines and their application.

Lot modifications can be underground (foundations, conduit, pipe, wire, cable) or above

ground. Lot modifications allowed include but are not limited to:


Any modification to the leasehold requires a Lot Modification Permit. Modification includes maintenance, remodeling, new improvements or change to the lot as noted above. The application for this permit can be acquired at and returned to the Co-op Office for Architectural Committee action.

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Questions Most Frequently Asked Why do I need a lot modification permit?

Permits are required to assure compliance with SKP Co-op bylaws, rules and guidelines as well as minimum construction standards, to safeguard life, health, property, and to promote public welfare.

When should I apply for a permit?

In the planning stage, before any lot modification, alteration or construction, as defined, is started.

A Co-op permit must be acquired prior to applying for a city permit.

Modifications allowed that require a permit include but are not limited to:

Pavers, driveway pavement, patios, foundations, fencing, wind and privacy screens, attached awnings, flag poles, yard lighting, painting or repainting, roofing or reroofing, skirting of RV’s and park trailers, mounding or any alteration of the base lot elevation, storage sheds and casitas and all of the above and below ground additions to complete them in order to conform to the Co-op’s guidelines and City building code requirements where applicable.

What information will I need to furnish in order to get a permit?

A site plan of your lot showing the setbacks and easements and the location of the proposed project or construction, if applicable. Drawn to scale on no less than 8 ½ x 11 inch paper. The City may require a larger drawing for certain permits.

Can I do my own lot modification, alteration or construction?

Yes in many cases.

The State of Arizona requires contractors to be licensed in order to do certain construction work on residential or commercial construction.

Persons who deal with unlicensed contractors are doing business with someone who may be in violation of the law. Also warranties may be voided. A leaseholder should also consider the financial responsibility for injuries suffered on your leasehold when using an unlicensed handyman.

Are fees charged for lot modification or construction permits?

No fees are charged for Co-op lot modification permits. A permit is good for 180 days and must be renewed or an extension requested at that time.

Fees are charged for city permits and are based on replacement value. City permits also expire after 180 days and may require additional fees to renew unless an extension is requested and granted.

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Questions Most Frequently Asked (continued)

Am I required to have any inspections?

Yes depending on the type of project. In all cases inspections are required at the time the Modification Permit is issued and upon completion of the project. Some projects require inspections at various stages of the project to ensure the project complies with Co-op and/or City requirements.

It is the leaseholder’s responsibility to notify the Architectural Committee, at least 24 hours in advance, when an inspection is needed.

It is the leaseholder’s or their contractor’s responsibility to notify the City Building Inspector if the inspection is required by them. Your licensed contractor will know when inspections are required as work progresses.

What if I start a lot modification project without a permit?

Starting any project without a permit will result in an order to stop work. It may also result in added cost and require the removal of the improvement or project.

What do I do when my modification project is completed?

Upon completion of your project ask the office personnel to place a note in the Architectural Committee file stating you are finished and need a final inspection.

At this time you can also request the form for listing your expenses for your project, if applicable to the project.

Also remember you are required to complete these forms and return them to the office, for placement in the committee file, within 14 days of final inspection by the committee.

What do I do with unwanted construction materials?

Excess or unused construction material is not to be disposed of in the Co-op dumpsters or in the trailers parked next to the pole barn.

Arrangements should be made for disposal at a transfer station, such as the Benson City transfer station.

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SKP SAGUARO CO-OP LOT MODIFICATION APPLICATION / PERMIT

FOR CASITA PAINTING ONLY Permit Number: _________________ (Permit expires 6 months from date of this permit.) Date: ___/___/______ Lot: ________ Leaseholder: _________________________

Note: Painting is not considered an improvement (does not add value to the casita) unless it is the initial painting of a new casita.

1. Prior to completing this permit, determine your color(s) of choice from the books of approved

colors available in the office. Books must be signed out and you may keep them for a maximum of 48 hours.

2. Casita must be painted one of the approved colors. These colors are available at Ace Hardware.

If you would prefer a type of paint other than what is offered at Ace, you can computer color match one of the approved colors. If your casita was previously painted a color that is not an exact match in the approved color book, you can touch up the old color if touch up comprises less than 50% of the total area of the casita, including trim.

3. We recommend that your paint be a semi-gloss as it is much more durable in the desert sun than

a flat paint.

4. We recommend obtaining a sample can of the paint you select and trying it on a large area on your casita to assure it is the color you want. Small paint chips from the approved book usually appear much more subdued than the color will appear when applied to the entire casita.

5. After you have completed painting the casita, please contact the office to arrange for a final

inspection. The inspector will match the paint chip you chose to the paint on the casita. Only exact matches will be approved. Departures from the book of approved colors will necessitate the re-painting of the casita at the leaseholder's expense.

Leaseholder's Signature: ___________________________________ ===================================================================== Architectural Committee Initial Approval (Signature/Print): _______________ _______________ _______________ _______________ Date:___/___/___ Architectural Committee Final Approval (Signature/Print): _______________ _______________ _______________ _______________ Date:___/___/___

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