Below is a listing of questions commonly asked by our residents with respect to the SBCA Architectural Review Process. Residents should refer to the most recently adopted Residential Architectural Committee (RAC) Guidelines from the Kings Contrivance Community Association (KCCA) as many of the issues contained below have review oversight authority by the KCCA via existing covenants. The latest KCCA RAC Architectural Guidelines are available online at (http://kingscontrivancecommunityassociation.org/node/25)

Q: If I want to change the color of elements (shingles, shutters, trim, deck, doors) of my unit, do I need to submit an Exterior Alteration Application with the KCCA?
A: Yes, any changes to the most recently approved color or to the original color of any of the elements of the exterior of the home require a RAC application.

Q: If I want to change the color of elements (shingles, shutters, trim, doors) of my unit, how do I know which color(s) I can use?
A: Refer to the list of SBCA approved exterior colors on our website (http://www.springbreeze.org/colors.html). Note that each of the primary elements has particular approved colors relative to each. It is in this way, the SBCA maintains continuity between its original colors yet also allows for some flexibility for homeowners to select other colors should they choose.

Q: Is a RAC application needed if I am simply repainting exterior element(s) using the same/existing color(s)?
A: No RAC application is required for repainting if there is no change to the most recently approved (by the RAC) color or to the original color of the exterior of your home. However, it is the homeowners’ responsibility to determine what these colors are if you plan to repaint any exterior elements of your unit. The SBCA strongly encourages homeowners to contact the KCCA to determine if a RAC application has ever been submitted and/or approved for your unit. It is also very important to pay close attention to the approved list of exterior colors posted on the SBCA website. This is because many of the homes have not had color changes in the 30 + years since original construction, and because of this, owners needs to be particularly careful to ensure current color names do in fact match or compliment the original paint colors. Again, reference the list of approved exterior colors provided on the SBCA website (http://www.springbreeze.org/colors.html) for more direction.

Q: One of my window shutters needs repair and/or replacement, but the shutters available in the local stores are stylistically different than the original. How do I prevent purchasing all new shutters due to the inability to replicate an individual shutter?
A: Unfortunately, many of the shutters originally installed on our townhomes are not easily replicated and/or available today. If the original shutter can be repaired, attempt to do so with the assistance of a certified contractor. There are instances where the original is simply cracked, but can be reattached using adhesive. If replacement is the only option, examine ones available via special order in local hardware stores. Off-the-shelf shutters are often NOT the only styles available, but owners will need to consult the specialist in the store and review special order options. You may of course consult with the SBCA Architectural Committee for assistance. The SBCA Architectural Committee has experience locating salvage warehouses that may stock older shutters for your use. Ultimately, given the age of some of our original shutters, you may very well have to replace all of the shutters so that they are uniform throughout the unit.

Q: I have replaced one of my shutters with one purchased at a local hardware store, but the colors they have do not match exactly with the remainder of my shutters. Do I have to paint all of the remaining shutters in this instance?
A: Yes. All shutters must be painted the same color. Examine the list of approved SBCA colors for window shutters at (http://www.springbreeze.org/colors.html).

Q: If the paint is peeling on my electric meter, is it okay to paint it?
A: No. Since the meters are owned by Baltimore Gas and Electric Co. (BGE), BGE are the only ones allowed to paint them. Call BGE Customer Service at 410-685-0123 or 1-800-685-0123 for more information. You may also fax your requests for painting to BGE at 410-234-7123, attention 'Night-time staff / Management Team'.

Q: Am I allowed to keep my trash-can and/or recycling bin in the front of my property?
A: No. According to section 8.06 of the KCCA Covenants, ‘At all other times (other than trash and/or recycling pick-up day) such (trash/recycling) containers shall be stored so that they cannot be seen by adjacent and surrounding property’.

Q: If I receive a SBCA letter asking me to remove my trash-can(s) and/or recycling bin(s) in the front of my home, is it okay to conceal it behind bushes and/or shrubs?
A: Yes, BUT this can only be done on a case-by-case basis. Some homes have bushes and/or shrubs that are not large enough to completely conceal these items out of view. Also, some bushes and/or shrubs cannot conceal when they lose their foliage in the fall. In all afore mentioned cases, trash cans and/or recycling bins must be stored in the rear of the property so that they cannot be seen by adjacent and/or surrounding property. If they are visible in front, it is considered a violation.

Q: May I cut down a tree on my property?
A: Yes, but you must also be sure the remaining stump is ground down to grade or below and that the resulting area is reseeded and/or treated so that there is virtually no evidence the tree was even there.

Q: If I receive a letter citing a particular violation, and I notice my neighbor also having a similar violation, how do I know my neighbor is being treated the same as my unit?
A: The SBCA utilizes both its periodic and annual review processes to process outstanding violations. However, it is possible our Architectural Committee volunteers may miss a particular violation that just so happens to have been cited for your property. In those instances, you may contact the SBCA Architectural Committee to inquire as such. Our G-mail account is a great way to communicate these types of issues to the Architectural Committee. Further, the Architectural Committee treats these situations in an autonomous manner so as not to create animosity between our neighbors.

Q: If I need to trim / prune trees on my property, does the SBCA recommend particular contractors?
A: The SBCA has posted an "Un-official List of Contractors" on our website, and on this list, are several landscaping companies. This list is not a certified endorsement of any one contractor’s ability or licensing. However, this list was generated by SBCA residents whom have used their services before.

Q: My unit has security bars on the lower level window. May I add additional security bars?
A: Not without a RAC Exterior Alteration Application. A select number of units in the SBCA were constructed with such security bars on the lower level window (front façade) as an original option over 30 years ago. However, if an owner wants to add additional security bars today, they must submit an application with the RAC.

Q: The upper level of my home is very warm in the summer months. May I install a window air-conditioning (AC) unit in the window of my home?
A: While possible, the SBCA does not support the use of window AC units. Further, the RAC would require an application to review and approve such AC units prior to installation. It should be noted that the RAC has a history of denying such requests, especially for window AC units seen in the front of the home. The SBCA can help residents make their units more comfortable during the cooling season by recommending particular contractors to perform a variety of internal energy efficiency upgrades (i.e. duct sealing, attic insulation, register boosters, etc.). Individual residents within the SBCA have first hand experience with these energy efficiency upgrades.

Q: If I have been asked to replace / repair a missing / broken exhaust vent cover, is there a particular style the SBCA likes homeowners to use?
A: While there are a number of varieties and styles to choose, the intent is to prevent birds and other animals nesting inside these exhaust areas. To this end, several varieties exist. One variety is white with three flaps, while the other is a white with plastic mesh screening overtop. These varieties are best, as they compliment practically all of our homes exterior colors, and are sturdy enough to withstand temperature changes year to year. Local home-improvement stores sell these exhaust vent covers at minimal cost. View sample photos of these exhaust vent covers.

Q: May I paint my deck the color of the trim of my unit?
A: No, all decks in the SBCA were originally constructed of wood, and should be stained a natural wood tone to keep the integrity of the original construction. All exterior alterations (including color changes) must be approved by the Kings Contrivance RAC.