Purpose
To provide a framework of methods to address all matters of architectural alterations, modifications and remodeling of units at Paniolo Hale.
The Architectural Design Review Committee shall be an independent committee. The President of the Paniolo Hale Board of Directors shall appoint a chairperson and board member to act as laison.
2. The Architectural Design Review Committee is to provide input and recommendations to the Board of Directors on matters involving architectural changes, alterations and modifications to the units at Paniolo Hale.
3. A "Uniform Appearance Standard for Paniolo Hale has been adopted.
4. As part of the Uniform Appearance Standard the ADRC will recommend that the Cowboy House styling be preserved at all times.
The Architectural Design Policy will encompass all areas of the common elements along with the appurtenant lanai air spaces
.
The Hawaii Revised Statutes, The Paniolo Hale Declarations of Horizontal Property Regime, and the Paniolo Hale by-law's and House Rules.
2. The committee should not make any recommendations on any changes that are Determined to be in violation of restrictive covenants.
The predominant feature at Paniolo Hale is the "Cowboy House Styling." The exterior should present a consistent uniform appearance with a standard look set by the original design plan. The lanais' are key features that make Paniolo Hale unique. Maintaining the lanais' with the original designed style that allows the railings to be seen unencumbered from the outward side with the screens kept behind them in the interior lanai space. To cover up the lanai railings with anything on the outside, either totally or partially, would comprise the overall uniform appearance of the project. It is the uniformity of these elements in every building that tie the entire project together. Modifications should blend into the uniform appearance rather than change it, and look as if they were always part of the original design.
Paniolo Hale is a Hawaii Condominium Property Regime built primarily as vacation homes and resort rentals, but because more and more units are becoming permanent homes the owners are requesting changes to be made to make living more comfortable. The original design elements didn't take into consideration some of the problems created by the weather and that more privacy and comfort are needed with full time residency. Taking this into consideration, the ADRC committee will try and provide owners with recommendations that will not jeopardize the continuity and uniformity mandated by our by-laws, yet help to provide solutions to these problems.
For enclosure of the open end, wrap around lanai units, the Palladia style window and has been approved. This is an accepted design style from our original file plans. The palladia style window must maintain the same measurements and specifications and center posts that exist in all other buildings to maintain uniformity. Plexiglas or safety window glass may be used in these windows but must be detachable.
2. All lanais are to have and maintain screens on the insides of the railings, with any approved weather protection devises kept behind the screens towards the interior lanai air space. Approved weather and/or privacy protection would include rolldown shades or Plexiglas.
3. Plexiglas will be allowed with the following restrictions
:
It may only be used in the wraparound lanais on the open-ended side.
b) Only four panels of Plexiglas may be used.
c) Only clear or no more than 15% tinted Plexiglas may be used.
d) The Plexiglas shall be mounted behind the screen on the interior side.
e) The Plexiglas must be detachable for cleaning and replacement.
f) Plexiglas has the potential to disrupt the uniform appearance of the lanai as it deteriorates rapidly.
When this happens it will have to be replaced upon committee recommendation.
Re-screening can be done using the newer continues piece style, (eliminating the panel separation bars)
Screens are to be maintained at the owner's expense.
Screen doors must be made of wood and conform to the accepted style and Specifications approved by the AOAO board.
All windows, door and door hardware replacement must be kept to the original design style, designated to those areas in all buildings as they appear on the original drawings. Specifications may vary in obtaining replacement items but the overall design elements should retain the original look.
Addition or replacement of windows will adhere to the following rules:
Replacement windows must conform closely to the existing styles, and be uniform in size and measurements.
Addition of a new window, in a previously approved location must conform to the window specification document.
Addition of a new window, in a new location, must have an application submitted to the Board of Directors for review by the Architectural Design Review Committee.
Skylights can be replaced or added but must conform to the skylight specification document.
The resident manager will review all plans for interior modifications and issue a clearance if he determines common element structures will not be adversely affected. If interior modification involves common element structures, owners will need to obtain written approval from the Board of Directors before work is started.
The resident manager will be given a copy of Board approved applications and will insure that all work is being performed to the required specifications.
The resident manager will have the authority and responsibility to issue a dated written violation notice on any work he finds that does not conform to specifications or to restrictive covenants.
All owners with proposed modifications to living units must obtain the written Approval of the Board of Directors before work is started. The only exception to this rule or requirement is for modifications that are in compliance with Architectural Guidelines that must be approved by the Resident Manager. Such approval will be presented to the Board at the next meeting.
Interior modification may involve the common element structures of the building and will require a review and written clearance from the Resident Manager before work can begin.
Requests will be made using the Paniolo Hale AOAO Applications and Hold Harmless Agreement.
Requests must include sketches or drawings of any work involving modification To the existing building. Any modifications involving a carpenter, plumber or Electrician must be performed by licensed contractors and building permits must Be obtained when required by law.
All applications for modifications will be submitted to the ADRC for recommendation, along with any supporting documentation building code requirements, and engineering requirements.
The AOAO Board must approve recommendations and no work can begin unless written permission has been received.