Navigating River Bluffs’ Architectural Review Like a Pro

Thinking about a new deck, pool, or exterior refresh in River Bluffs? The Architectural Review process can feel like a maze when all you want is to get started. You want to do it right, avoid surprises, and keep your project on schedule. In this guide, you will learn exactly what the ARC looks for, how it fits with county permits, and the steps that help you get to yes the first time. Let’s dive in.

ARC basics in River Bluffs

River Bluffs is a planned, gated community in Castle Hayne with recorded design rules. That means most exterior changes require written approval from the community’s Architectural Review Committee. You also have to meet public permitting requirements through New Hanover County for certain projects. These two approvals are separate. County approvals address code and safety, while ARC approvals address design and covenant compliance. You usually need both for the same project. See the county’s planning overview for how public permits work in our area.

• Learn about county approvals: New Hanover County Current Planning and Zoning

Two approvals you must plan for

• HOA ARC approval. The ARC applies the community’s recorded Declaration, design standards, and guidelines. The goal is visual harmony, proper scale, and protection of trees, buffers, and views.
• Government permits. Depending on your scope, you may need building, zoning, land-disturbing, floodplain, or CAMA permits through the county. Start with the county’s Building Safety and Planning teams to confirm requirements.

Helpful county resource: Building Safety FAQs and COAST portal info

Projects that usually need approval

In River Bluffs, plan to request ARC approval before you start work on:

• New home construction and major additions
• Roof replacements or material and color changes
• Exterior paint color changes
• Fences, gates, walls, and outbuildings
• Pools, hot tubs, patios, and driveway changes
• Significant landscape changes or tree removals
• Solar panels and visible mechanical equipment
• Temporary structures and signage

When in doubt, ask for written guidance and submit an application.

What a complete ARC package includes

A complete, well-documented submittal speeds up review and reduces back-and-forth. Aim to include:

• Completed ARC application form
• Current plat and a scaled site plan showing setbacks and easements
• Elevations for visible work and material/color samples
• Product cut sheets for fences, windows, decking, HVAC units, or solar
• Landscape plan that notes tree removals and replacements
• Contractor information and proof of insurance if required
• Construction logistics, including work hours, access, and dumpster location

Industry guidance recommends this documentation to prevent delays. See an example of best-practice ARC submittals in this architectural control FAQ.

Smart sequencing with county permits

Use this order to avoid rework and keep your project moving:

1. Read your recorded Declaration and Architectural Guidelines so you know the rules that apply to your lot. If you do not have them, you can locate recorded CC&Rs and plats through the county’s Register of Deeds. Here is a helpful explainer on finding recorded documents: How to find CC&Rs.

2. Request the latest ARC application, design standards, and any checklists from the River Bluffs association or management.

3. Prepare one complete ARC package and ask for a review schedule in writing.

4. In parallel, confirm which public permits you need. New Hanover County handles building, zoning, floodplain, land-disturbing, and CAMA permits. Start here: County planning and permit overview. For shoreline or wetland impacts, review the CAMA Permit Program.

5. Obtain written ARC approval before you start construction. Then apply for and post county permits as required.

Timing, fees, and enforcement

• Typical ARC timing is about 15 to 30 days after you submit a complete application. Complex designs can take longer.
• County reviews vary by scope. Land-disturbing reviews can take up to 30 days for a complete submittal according to county guidance.
• Starting without approval risks fines, stop-work orders, and corrective action. North Carolina courts have upheld fines where associations followed their procedures. See an example of NC case law on fines and enforcement: NC Court of Appeals case.

Design tips for River Bluffs

• Respect setbacks and easements. Show dimensions clearly on your site plan.
• Preserve trees and buffers. If removal is necessary, propose mitigation planting in your landscape plan.
• Match materials and colors thoughtfully. Provide samples and note how they relate to nearby homes.
• Plan construction logistics. Identify access routes, staging, and trash management to prevent disruption.

Special topics to plan early

Solar panels

North Carolina law limits an HOA’s ability to ban reasonable rooftop solar if the covenants do not explicitly prohibit it. You should still submit a full ARC request that covers location, panel type, and mounting details. Learn more about the state’s solar access precedent: NC Supreme Court upholds homeowners’ right to install solar.

Floodplain and shoreline work

River Bluffs borders the Northeast Cape Fear River, so some lots are near flood or coastal resource areas. Before designing docks, shoreline work, or major grading, check floodplain lines and ask the county about CAMA triggers. Start with the CAMA Permit Program and the county’s planning overview.

Hurricane protection and exterior equipment

Shutters, generators, and visible mechanical equipment are often regulated for appearance and placement. Provide product cut sheets and note any code certifications in your ARC and county submittals. See practical guidance on navigating aesthetic rules: Interpreting and enforcing architectural restrictions.

If your ARC is denied

Read the denial carefully and respond with clarifications or revisions that address the committee’s concerns. Use the association’s appeal process if needed. If the issue remains unresolved and the stakes are high, you can consult an attorney familiar with the North Carolina Planned Community Act. Here is background on the Act that governs many HOAs: North Carolina Planned Community Act overview.

Quick homeowner checklist

• Request the ARC application, design standards, and any checklists.
• Pull your recorded CC&Rs, plat, and easements.
• Assemble a complete package: site plan, elevations, samples, product specs, landscape plan, contractor info, logistics.
• Confirm county permit needs and timelines.
• Submit one complete ARC packet and track the review schedule.
• Do not start work until you have written ARC approval and required permits.

Ready to move forward with confidence in River Bluffs? If you want a local perspective on timelines, trusted vendors, or how ARC approvals can affect value, reach out to Rob Warwick for guidance tailored to your property and goals.

FAQs

Do I need ARC approval if I already have county permits in River Bluffs?

• Yes. ARC and county approvals are separate. County permits address code and safety, while ARC approvals address design rules and covenants. Plan for both.

How long does River Bluffs’ ARC usually take?

• Many committees act within 15 to 30 days on complete submittals. Complex projects can take longer, and county permits may add weeks depending on scope.

Can the HOA block rooftop solar in River Bluffs?

• North Carolina’s solar access framework limits blanket bans where covenants are silent. Submit your ARC request with siting and product specs so the review focuses on reasonable placement and appearance.

What county permits might my project need in Castle Hayne?

• Depending on scope: building, zoning, land-disturbing, floodplain, or CAMA. Start with New Hanover County Planning and Building Safety to confirm requirements.

What happens if I build without ARC approval?

• You risk fines, stop-work demands, and corrective orders. Courts in North Carolina have upheld fines when associations follow their procedures. Get approvals first to avoid delays and extra cost.