1. Remodeling: The term “remodel” or “remodeling” or “remodeled” is defined as follows: Any structural modification to the interior of a unit which requires a California building permit. These modifications include but are not limited to movement, relocation, construction or removal of windows, interior electrical, plumbing, unit walls, doors, bathrooms, bathroom facilities, kitchen, kitchen facilities, balconies, balcony enclosures or any other room or fixture other than wall coverings, window coverings or carpeting. Please contact the building manager if you have any questions regarding the need for a remodeling request.
2. Remodeling plan authorization: It is a violation of the rules and regulations to remodel a unit without the written approval of the Board of Directors. In order to obtain written approval of the Board of Directors an owner must submit a signed application to the Board of Directors prior to beginning any remodeling work.
3. Application: An application to remodel a unit requires the following:
a. Architectural Improvement Request Form: Prior to beginning remodel work on a unit, the owner must sign an architectural improvement request form and initial each of the pages of the Remodeling Rules and Regulations.
b. Plan Requirements: Submit a set of plans drawn to scale with the application. The plans must meet the City of Coronado Department of Community Development requirements for plan submittals for “Coronado Shores Tenant Improvements”.
c. Coronado Approval: The Board of Directors requires review and approval of the plans prior to being submitted to the City of Coronado. The building permit must be provided to the Board of Directors prior to the commencement of any work on the remodel.
d. Fee & Deposit: Along with the application, the amount of $1,000 must be submitted, of which $500 is non-refundable. The remaining $500 will be held by the Association to secure any costs for cleaning or repairs of the common areas made necessary by the remodel.
e. Oral or Non-Written Applications: Oral or non-written approvals made by the Association Manager, an individual member of the Board of Directors, or the Board of Directors at a regularly scheduled meeting of the Board of Directors does not constitute an application for permission for remodeling. A response to oral or non-written applications, for permission to remodel a unit will not be accepted by the Board of Directors as an approval to remodel a unit.
4. Architectural Committee: The role of the Architectural Committee is to make recommendations to the Board of Directors regarding remodeling applications. The Architectural Committee is comprised of at least three members. One of the members of the Architectural Committee is a member of the Board of Directors. The other members of the Architectural Committee are unit owners.
5. Approval factors: The Architectural Committee and the Association Board of Directors may consider the following factors when determining whether to approve an application to remodel a unit:
a. Adverse effects: the possible adverse effects to other units that may occur because of the remodel or construction associated with the proposed remodel during or after construction.
b. Common Area: The possible over-utilization of common areas or increase in common area maintenance expense during and after construction.
c. Legality: whether the proposed remodel violates the applicable Association CC&R’s, By-Laws, Rules and Regulations, City of Coronado Municipal code, the Uniform Building Code or any other applicable State or Federal law or ordinance. The Association relies heavily upon the City of Coronado’s permit process regarding current codes and ordinances.
d. Aesthetics: The aesthetic impact the architectural or visual integrity of the El Mirador Tower and adjoining properties as reasonably determined by the Association Board of Directors.
6. Approval: The Association Board of Directors will review the recommendations of the Architectural Committee and make a decision whether or not to approve the application. The Association Board of Directors will provide a written decision to an application to remodel a unit. If the approval is denied or qualified, the written decision shall describe the specific reasons for the denial and/or qualification. The Association Board reserves the right to postpone its consideration of a proposal in order to conduct additional studies or to seek advice of outside consultants. The Board of Directors must render a decision within thirty (30) days of receipt of a completed application.
7. Appeal: The applicant may appeal an Association Board of Directors denial of a unit remodel application by submitting it in writing to the Board of Directors within thirty (30) days after the Association Board of Directors provides their written disapproval. The Association Board of Directors shall consider the appeal within (60) days after the receipt of the written appeal. The applicant shall be notified (no less than a week before) of the date, time and place of any meeting being held to consider the applicant’s appeal.
8. Unauthorized Remodeling: An applicant, unit owner or unit resident who remodels a unit without written permission from the Association Board of Directors must immediately remove or be financially responsible for the removal of said remodeling.
9. Inspection During Remodeling: The Association Board of Directors or their agent shall have the right to inspect a unit being remodeled at any time and at the time of completion of the remodel to ensure compliance with all applicable rules and regulations.
10. Remodeling Not Eligible for Approval: The following remodeling is not eligible for approval and is a violation of these rules and regulations:
a. Additional Bedrooms: No structural modification or alterations are allowed that will result in the creation of an additional bedroom or sleeping space to a single Unit in addition to the bedrooms that appear on the original condominium plan recorded in the Office of the County Record of San Diego County as Document No. 78-007400.
b. Relocation of Cable Television Lines: Relocation or detouring of existing cable television and/or telephone lines in a unit or common area is not permitted.
c. Unit Enlargement: No enlargement of a unit is permitted except the enclosure of the balcony.
d. Hard Surface Flooring: Any hard surface flooring in a unit must rest upon an approved flooring sub-system (minimum ½” cork or better such as “Cerazorb”) that complies with the Uniform Building Code. In addition to hard surface flooring, other permissible floor coverings in a unit include carpeting over an approved pad or cushion-backed vinyl flooring. It should be noted that certain flooring, such as tile and other hard surfaces may transfer noise to the units below and cause a major nuisance. Every precaution and consideration should be taken to decrease noise transfer, including area rugs and felt pads placed under chair legs, table legs, etc.
11. Combination of Adjoining Units: The owner of two adjoining units may apply to remodel the units to create a single living area.
12. Indemnity: The remodel applicant agrees to indemnify and hold harmless the Association, Association Board of Directors, Association Building Manager and Management Company for any liability caused by a discharge of any material or substance, including hazardous material, in violation of California or Federal laws. Unit
smoke detectors must be protected from airborne contaminants during any approved remodeling.
13. Legal expenses: In the event that the Association is required to challenge any unauthorized modification or non-conforming modification, the Association shall be entitled to recover its reasonable costs and attorney fees.
14. Allowed Aesthetics: The following aesthetics are allowed as part of the unit remodeling:
a. Screens: If screens are to be installed, they shall be constructed of gray fiberglass screening with clear anodized 1” aluminum frames.
b. Blinds: Only blinds, drapes, shutters or curtains shall be used as window coverings. That portion of the window covering that faces the exterior of the building shall be white or off-white.
c. Window Tinting: If the windows are to be tinted, the shade of tint shall be light grey medium.
d. Window Glass Replacement: owner must comply with vertical lines for all glass in the building. With proper engineering (supplied for architectural review), it is possible to install; one (1) piece of glass; two (2) sections with sliding glass on top, and/or a combination of sliding glass doors and one piece glass, accompanied by appropriate glass railings.
e. Windows may not be pushed out beyond being flush with the inside edge of the column.
f. Also refer to #16, “Balcony Enclosures”, if applicable.
15. Construction Regulations:
a. Contractor’s Insurance: The applicant must supply to the Association Manager proof of Contractor’s license and liability and Worker’s comp. insurance.
b. Permits: A copy of all required building permits and fire marshal approvals shall be provided to the Association.
c. Work Hours: Work in units is only permitted from 9:00 AM to 5:00 PM Monday through Friday (except holidays). No work is permitted on Saturday and Sunday!
d. Summer Work: No work is permitted during July and August without prior permission from the Board.
e. Existing Concrete: Channeling, coring, detouring or cutting of concrete floors, concrete ceilings, concrete columns or concrete sheer-walls is not permitted.
f. Construction Debris: Construction debris must not be thrown down the trash chutes or placed in the Association trash dumpsters. Please bag your construction debris and arrange to have it removed.
g. Association Carts: The Association grocery carts and luggage carts are not to be used to carry construction materials to the unit or construction debris from the unit. Contractor will use pads in elevators when transporting material to or from the unit and use lower lobby entrance.
h. Smoke Detectors: Units should never be without smoke detector protection. Smoke detectors require protection from airborne contaminants. Sprinkler heads must not be painted or disturbed in any way.
i. Common Area Damage: Unit owners are responsible for any damage to common areas or required clean up in common areas caused by construction. Common areas may not be used for storage.
j. Storage in the Parking Structure: In a limited umber of areas, the construction of a storage box in the garage, adjacent to your parking space may be permitted. Please see the Manager for specific rules and regulations regarding this matter.
k. Use of Loading Area: Contractor may load and unload supplies, tools and material in loading areas and then promptly remove vehicle to a designated parking area.
16. Balcony Enclosures: The living room is an area with no real roof. The floor of the open balcony above each unit has no roofing material and was not made to be waterproof. The Association will not be responsible for water leaks through the ceiling of enclosed balcony areas. The Board of Directors may approve balcony enclosure plans which comply with the following rules:
a. Glass Material: All new materials shall conform to Coronado City building codes.
b. Balcony Leveling: The leveling of any balcony floor shall be accomplished by the use of fire retardant treated wood or equivalent. Terrace units are exempt from this rule.
c. Lightweight Concrete: The use of lightweight concrete in conjunction with any element of a balcony enclosure is expressly prohibited. Terrace units may use lightweight concrete to level the floor.
d. Ledge Edge: Balconies shall not be enclosed so that the glass will be placed on the edge of the ledge. They will be recessed from the ledge and in-line with the existing windows.
e. Existing Railing: The existing balcony railings shall remain in their original positions.
f. Corner Units: On corner units (02; 04; 07 & 09), vertical corner posts in the new window walls at the corners shall be equidistant from the existing railing corner posts and in-line with the existing windows.
g. Concrete Spalling: With the knowledge that concrete spalling occurs on the exposed portions of the building, unit owners requesting approval to enclose a balcony must understand and accept that any costs involved in fixing the balcony, including the replacement of interior flooring, will be borne by the unit owner.
17. Balcony and Railing Maintenance: To help protect the balcony railings and flooring surfaces and preserve warranties, owners must obtain approval prior to making any modifications to the surfaces. Obtain guidelines and specifications reference from Manager.