TUCKAWAY SHORES CONDO ASSOCIATIONMaintenance Responsibilities & Architectural Standards

Revised November 21, 2019

This document clarifies both the responsibility and architectural standards related to the maintenance, repair and replacement of various elements on our property (listed in alphabetical order in the attached)

This information is based on the TUCKAWAY SHORES DECLARATIONS, the Association’s highest level of governing documents that’s available at https://tuckawayshores.wordpress.com/ If ever a discrepancy between the Declarations and this document, the Declarations always supersede.

RESPONSIBILITY

First, it’s important to note that owners must not change anything on their unit’s exterior unless approved by the Board. The attached details where requests may be submitted to the Board for consideration.

Second, if an owner has damages or repairs and feels they may be the Association's responsibility, it is imperative the owner:

1. Document the damage (along with photos), date of occurrence, and, if applicable, the vendor who may have or whose recent work may have caused the damage.

2. Submit to homeownerservices@pmcwi.com WITHIN 30 DAYS from the initial damage or the Association may not be able to address and resolve the issue.

The following provide additional clarification, but refer to the attached for details.

Common Elements -- Responsibility: AssociationElements accessible to or for the use of ALL 155 unit owners. Examples: island, gazebo, lake, grounds, mailboxes, RV lot, and key structural components (such as basement walls) as defined in the Declarations.

Limited Common Elements -- Responsibility: See details below.Elements, which one or more owners have access to or use of, but not all 155 owners. Examples where respective owners are responsible: Pier 4 entry foyers, boilers and garage elements (not garage floor). Examples where Association is responsible: Pier 4 garage floor (like all garage floors) and Pier 1, 2, 4 & 6 parking lots.

Unit Elements -- Responsibility: Unit OwnerElements included in the “unit description" in the Declarations that only the individual owner has access to or use of. Examples: individual unit doors, windows, furnace, fireplace, and air conditioner.

ARCHITECTURAL STANDARDSThe standards noted in the attached support Section 9 of the Declarations, which states:

All replacements and repairs made by each unit owner shall be consistent with the originals supplied to the project by the Declarant, so that the exterior appearance of the project shall not be offended. The expense of such maintenance, repairs and replacements shall be borne solely by each unit owner.

It is also important to note that any suggested changes to the Declarations require a 75% majority vote of owners in addition to significant administrative and legal costs. Until a proposed amendment passes, the existing Declarations rule.

Air conditioner X XFor possible relocation,

Replacement is generally restricted to existing location. Board approval required for any other

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

(plan must be submitted) location. Footings can be installed and the concrete slab raised higher if there is a concern about sloping of the surrounding area, but nothing should be secured to the foundation’s concrete wall to hold the A/C unit.

Asphalt roads (Piers 1, 2, 10-25), driveways (even if separated from roads), parking lots (Piers 4 & 6, RV), Pier 4 driveway (also see “Ramp Snow Melt System” & “Streets”)

X XOption to sealcoat asphalt driveway

at owner’s expense

XFor sealcoating done by owner (hiring vendor is

preferred)

Basement floor XRepair

XPaint, carpet, etc.

Basement structural walls

XExcept finished

Beach XBenches (see “Docks & benches”)

Boilers (Pier 4) XRamp snow melt

system boiler

XBoiler for heat.

All Pier 4 ownersBridges X Driftwood gray stain (not paint)Cable wiring (building exterior)

Not allowed.

Carpeting (Pier 4 entrances)

XAll Pier 4 owners

Chimneys, fireplaces

XInspection,

maintenance, and repair of all structural and safety-related components (e.g., glass

door). Also, gas conversion if Assn deems

necessary, up to $1500 as of

12/1/19.

XDesign elements and accessories

(e.g., grate, burning media).

Conversion to gas if owner chooses.

Cost beyond $1500 when gas

conversion is deemed

necessary by Board BUT owner

desires higher end model.

Info on need for inspection and/or

cleaning, as requested.

XGas conversion, if desired by owner, but model and installation info must be

submitted in advance and permit obtained.

Wood-burning fireplaces need to be inspected (and cleaned, if needed) every 60 uses. Gas, every 5 years. Respective owners will be notified of inspection opportunities and must notify Property Management Company if inspection and/or cleaning is needed (again, factoring in usage).

Concrete driveway

X

Concrete patio (also see “Concrete patio conversion”)

X Replacement patio dimensions must match original dimensions.

Concrete patio conversion to wooden deck (Piers 17-25 where patios can sink)

X XSubmit plan, “Concrete

Patio Conversion Request” & (neighbor’s signature of agreement,

adjoining patios only)

Dimensions must match original. Wood or composite. Deck color comparable to Cabot driftwood gray #44. Semi-solid stain for wood. White railing. Lattice panels ok under deck.

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

Concrete stoops/stairs and railings (including Pier 4)

X

Concrete walls (also see “Retaining walls” and “Foundation”)

XFoundation

issues AND any faux treatment

over exterior wall below siding (prioritized by other repair

issues needed)Decks and railings (also see “Divider Walls”)

XDeck fascia/trim,

Piers 1-9

XAll other

maintenance, repair and

replacement, including railings

Care must be exercised to avoid

puncturing any any membrane on

Pier 1-9 upper decks. Where carpet is not

secured, owner must periodically

shake out to avoid bug infestation (or be responsible for

any resulting damage).

XRequests to “square off”deck and to add gate.

Piers 1-9. Lower decks: Wood or composite material. Fascia/trim – white. Decking, steps, posts should be driftwood gray or natural with a clear stain/sealer. (If not currently, address when next need to be re-stained or when composite needs replacement.) Round support posts can be replaced with square. Deck may be squared off, upon Board approval, if does not intrude upon common elements. No other extension allowed. Permit required. Lattice panels can be placed under Pier 4 decks only, but are not required. Upper decks: When replacement/repair material (wood, composite or membrane/carpet) is needed, owners can choose color of paint/stain/carpet as upper “decking” is barely visible, but good judgment should apply. Pier 1-9 lower & upper deck railings: Black wrought iron. Piers 10-25. Deck & railings - white wood or composite. Lattice panels can be placed under Piers 17-25 only, but are not required.

Divider wall (any between 2 units)

X

Docks (lake piers) and benches

X Natural wood (coated with clear stain) or natural or gray composite. (Docks currently stained brown will be left to fade to natural wood, then coated with clear stain.) Wood or composite material to be chosen at time of replacement. Natural wood (coated with clear stain) or metal for benches.

Doors (all exterior including Pier 4 and hardware -- also see “Screen door,” “Garage door,” “Painting, exterior,” and “Trim”)

XPier 4 exterior common entry doors (1 per 2 owners) are

responsibility of

X Six-panel. Peep holes, but not windows, are allowed. Brass kick plates also allowed.

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

Pier 4. All other pier owners are responsible for their respective

door.

Driveway(see “Asphalt” and “Concrete driveway”)

Dryer vent (outside)

XRepair

XCleaning

Drywall (interior) XIncluding repair of

damage from common element

Ducts XCoordination of duct cleaning

XCost of duct

cleaningDumpster in RV lot (Pier 4 use only)

XAll Pier 4 owners

Electrical (common areas)

X

Exhaust system – garage (Pier 4)

XAll Pier 4 owners

Fire suppression system (Pier 4)

XAll Pier 4 owners

Fireplace(see “Chimney, fireplace”)

Foundation (also see “Concrete walls”)

X

Garage (also see “Garage door, opener & remote” and “Garage door, opener & remote, Pier 4”)

XFloor repair, replacement

XInterior surface of walls (from base of floor to roof joists). Floor resurfacing desired by owner (owner’s expense), but if replacement is subsequently

needed, owner is responsible for any subsequent

resurfacing.

Epoxy floor coating (owner’s expense) must be gray or gray with only small, black, white, or black/white specs. Example of latter below.

Garage door, opener & remote (also see “Garage” and “”Garage door, opener & remote, Pier 4”)

XTrim (wood &

aluminum)

XDoor, opener and

remote, and readily reporting vendor-caused

damage

Door: Wayne Dalton Thermowayne 36 or 38. All white. No window panes. Four horizontal panels. Joe Wilde Company (www.joewilde.com or J.F. Cook, www.jfcookdoors.com).

Garage door, opener & remotes (Pier 4)

XTrim (wood &

aluminum)

XDoor & opener

(All Pier 4 owners); Remote (respective Pier 4

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

owner)Gas line in unit X

Repair of portion of line within unit

Gas meter WE Energies is responsible

Gazebo, picnic tables

X Driftwood gray (semi-solid) stain for gazebo posts and picnic tables.

Gutter, downspout(also see “Roof”)

XRepair and

maintenance

XTo leave

downspouts attached and

readily report any problems.

Heat trace (to melt snow on roof)

X Approval of installer/installation

required, then owners can coordinate with Jimmy Graham at Graham’s

Standard at 262-442-1260.

Interior Walls (see “Structural Components”)

Landscaping, lawn

XLawn care, Assn

plantings, landscape beds

(but not individual work

desired by owners)

XWatering new Assn plantings

around respective unit until

established (or be responsible for replacement &

planting). Cannot remove anything

without permission.

Submit TS01 Landscape Request Form on website for personal landscaping requests. However, Assn vendor does not do work

for individual owners.

See TS01 Landscape Request Form for standards for flowers, shrubs, trees and mulch materials.

Life safety system (Pier 4)

XAll Pier 4 owners

Light fixtures/poles (76th St)

XPole & bulb

maintenance

Must be replaced with something similar.

Light fixtures (Pier 4 garage and foyer entrances)

XAll Pier 4 owners

XContact Pier 4 president instead of Assn Board.

Light fixtures (all exterior except Pier 4 garage and foyer entrances)

XReplacement,

installation, and maintenance & repair (including

bulb replacement).

Fixtures only need to be replaced

when they are no

XConsult with Board to

confirm appropriate fixture, ensure coverage of any

existing footprint and confirm specific placement

of new garage fixtures. Note that the siding should

not be cut into.

Replacements must match the following, which are all available at Menard’s. Note that bulbs greater than 60W should not be used.

Where owners share a front fixture:Canarm Arlington, Model IOL217BK. 8.5” W x 13”H (Backplate 5-1/8” W x 11” H) Two E12 bulbs.

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

longer working or if it’s the last unit in the building to have replaced. Owners who share a front

fixture are jointly responsible for replacement.

Above individual garage door:Patriot Security LED light w/dawn to duskModel 9748-BK3. 7.375”W x 11”H.

All othersPatriot Wren. Model MND2523B. 7.5” W x 10”H. Backplate 4-1/4” W x 7-1/16”H. (And Model MND2523C, 9”W x 12”H, backplate 5-1/8”W x 8-1/4”H, only if needed to cover existing footprint.) Both sizes use one E26 bulb.

Dusk on/dawn off optionsBoth bulbs and screw-in photocell sockets that enable streetside lights to automatically be on at dusk and off at dawn can be purchased at a nominal cost. Below are just some examples.

Pier 1 & 10-25Current lights are standard socket size (E26). Required replacement also uses E26. $4.99 for RAINTIGHT enclosures. At Menard’shttps://www.menards.com/main/lighting-ceiling-fans/outdoor-lighting/outdoor-light-accessories/automatic-photocell-light-socket/s-700cgm/p-1520321642428-c-7529.htm?tid=-3188217967343806201&ipos=2

Pier 2-3 and 5-9Current lights are candelabra E12 size. (Note that required replacement uses standard E26 size bulb so different socket is needed when fixture is replaced EXCEPT for shared fixtures, which will continue to use E12 bulbs.) E12, $6.70 at Home Depothttps://www.homedepot.com/p/Woods-75-Watt-Candelabra-Socket-with-Photocell-59416WD/304385621

Pier 4Building has automatic timers on front lights so not applicable for those units.

Mailboxes & keys

XMaintenance

and repair

XActual keys

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

Painting, exterior (also see “Deck, railing” “Door” and “Garage Door”)

XWindow & door trim (including

threshold under door), main

exterior door, deck fascia/trim (Piers 1-9), deck railing (Pier 4),

property & address signs

XDecks (except Pier 1-9 trim), railings,

support posts

Window and door trim, exterior main door, Pier 4 railings, and Pier 1-9 fascia/deck trim must be white. See “Deck, railing” for additional details.Painting of property signs and address signs should match existing. Management company has color specs.

Painting, interior XPatio (see Concrete patio)

Patio door (also see “Screen door”)

X XPhoto of proposed

replacement must be submitted

Must be replaced with exact features. Can be vinyl or aluminum. Piers 1-9 have mullions. Rest do not.

Pest control (service, not element)

XRepair of any

openings

XRemoval of pests

www.safewaypest.net

Picnic tables (also see “Gazebo”)

X

Railings (See Deck and railing)

Ramp snow melt system (Pier 4) (also see Boiler)

X

Retaining walls X When needed, replace with similar.Roof/soffit/fascia X

Satellite dish XInstallation,

maintenance and repair, and any damage caused to the property

XInstallation plan must be submitted, including dish

size/location. $500 deposit if attached to building.

Dish may not be placed in grassy common area or in such a manner as to interfere with or impede lawn maintenance, snow removal, or general use of common area. Requests to attach to building will be evaluated on a case-by-case basis.

Screen/storm door(Also see “Doors”)

X Larson Lifestyle 36”x80” White Self-Storing Mid-View Storm/Screen Door. Order Model 237-17 in white from Menards (SKU 4000569). https://www.menards.com/main/doors-windows-millwork/exterior-doors/storm-doors/larson-reg-lifestyle-self-storing-mid-view-storm-door/237-17self-storingwhite32x80nickel/p-1444437456670-c-13291.htm?tid=7586451554928795054&ipos=1

For questions or warranty replacement, call Larson

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

Helpline at 800-352-3360 or 888-483-3768. (New style replacement handle is acceptable.) Mullions can be added to existing non-compliant doors (vs. replacing). See https://www.newpanes.com/howitworks.html]

Security system XFor contracted

service like ADT.

Siding X XOwner-caused

damage.Readily reporting vendor-caused damage.

Sidewalks XFrom unit

driveway to front door. (City is

responsible for sidewalk along Piers 1-9 & 21.)

Skylights, solar tubes

XIncluding any

resulting leaks or other damage

X Number, location, size

must be submitted

Skylight. (Skyline Roofing)

Solar tube (Brighter Concepts, www.solatube.com)

Snow removal and salting

XExcept where cars haven’t

been moved for snow removal

XSupplemental

salting & reporting vendor damage

Soffit, fascia (see “Roof”)

Solar tubes (see “Skylights, solar tubes”)

Streets, 3-9 (see “Asphalt roads” for Piers 1, 2, 10-15)

CITY IS RESPONSIBLE

Structural Components (e.g., interior walls)

XRemoving, installing or otherwise

changing the size of an interior wall

XVendor’s project proposal

must be submitted to Board in advance and

permit may be required.

Sump pump (applicable units)

XMaintain and

replace

XRegularly

checking and providing backup

contact in absence.

Pedestal or submersible type, depending on the respective crock.

Trim (also see “Door,” “Garage door,” “Painting, exterior,” and “Window”)

XAluminum and wood, including

painting

Valves (main shut-off for each building)

X

Walls (see

ELEMENT ASSN OWNER BOARD APPROVAL REQUIRED

STANDARDS & VENDORS

“Structural Components”)

Water heater XWater spigot, exterior

XMaintenance

and repair

XShutting off in fall and turning on in

spring to keep pipes from

freezingWindows (also see “Painting, exterior” and “Trim”)

XTrim (aluminum

& wood)

X XPhoto of proposed

replacement must be submitted

Window replacements must be clear glass, have mullions, and match existing, allowing a nominal deviation in size based on different manufacturers and changes in dimensions of material. Material can be vinyl, fiberglass or aluminum. A bay window can only be installed where a bay window exists.A brand often used, but not required is Weathershield. www.weathershield.com.