GLACIER VIEW MEADOWS
ARCHITECTURAL CONTROL COMMITTEE
ARCHITECTURAL RULES AND REGULATIONS
Proposed, December, 2002 Approved, 2/15/03
A. Covenants of Glacier View Meadows
As authorized by
the Covenants of Glacier View Meadows, filed with Larimer County (8 August 1992, amended)
and passed by a two-thirds majority of GVM property owners, the Architectural Control
Committee (ACC) was created to maintain a style and nature of building design that is
architecturally harmonious with the physical character of the area, including quality of
workmanship, type of materials and harmony of external design (Cov. 2.2, 4.1, 4.2, 4.3,
4.9). In
June 2001 with the adoption of new By-laws, the ultimate authority of the ACC was
transferred to the Glacier View Meadows Road and Recreation Board, and a new committee,
known as the Architectural Review Committee (ARC), was formed to continue the following,
B., Scope of Authority.
B. Scope of Authority
The Architectural Review Committee is charged with reviewing and approving/disapproving architectural
plans for all structures and alterations thereto in Glacier View Meadows, including
size, height, location, time for construction, exterior materials, exterior lighting, roof
appurtenances, driveways, building envelopes, garages, outbuildings, gates and entries,
horse stables. The ARC also has responsibility for reviewing
complaints other than variances, surrounding certain other activities that affect the aesthetics of the environment
surrounding said structures to include removal of trees and brush, nuisances, grading,
drainage, temporary residences, home-based businesses, signs, fences and re-subdividing
(Cov. 4.3, 4.6-4.10, 4.12-4.15, 4.17, 4.19, 4.22, 4.23, Suppl. Cov./1-12). Recommendations
for action are made to the Glacier View Road and Recreation Board of Directors, which
direct the execution of those recommendations. The
Road and Recreation Board (ACC) will act upon requests for variances and the resolution of
complaints.
C. Architectural Rules and Regulations
The Architectural Review Committee is authorized to adopt certain
rules and regulations, embodied in these “Architectural Rules and Regulations.” Variances to the Covenants or the Architectural
Rules and Regulations may be made only by the Board of Directors of the Glacier View Road
and Recreation Association as recommended by the
Architectural Review Committee, only in writing,
and only when such variances are deemed to uphold sound architectural planning and land
use and are harmonious with the general physical and aesthetic character of the area (Cov.
2.22, 4.2, Suppl. Cov./1-12).
All Glacier View
Meadows property owners planning any activity falling under the approval of the
Architectural Review Committee are required to
do the following:
A. Submit Formal
Applications for new Construction and/or Modifications
All property
owners who plan any structure, alteration thereto or other activity cited in I (B) above must obtain approval in
writing from the Architectural Review Committee. Among
the activities deemed not subject to approval
are; dead tree removal repainting of structures in the same (previously approved) color, replacement of structural elements in the course of
normal maintenance, such as decks, windows, doors. All replanting, however, must be
kept to native species (Cov. 4.3, 5.3). Application
forms are only available at the GVM office as well as information regarding current
application fees.
If in doubt about
a specific planned activity, please consult the General
Manager or the Architectural Review Committee.
See Part III for additional information about submittal of plans.
B. Adhere to
Covenants/Architectural Rules & Regulations
Property Owners cannot use ignorance of Architectural
Rules and Regulations as an excuse for non-compliance.
Property owners are also responsible for the
actions of their builder, contractor, and agents and should keep them informed of the
Architectural Rules and Regulations. Builders and contractors may be required to modify or
even tear down construction at an owner’s expense if it violates any of the
Architectural Rules and Regulations (Cov. 5.3, 4.3).
C. Observe State and County Regulations
All property
owners must adhere to the building codes and zoning ordinances of Larimer County and any superceding State codes, plus all
applicable State and County health regulations. Satisfaction of County and State
requirements, however, does not automatically constitute compliance with the Glacier View
Architectural Rules and Regulations (Cov. preamble, 4.3).
D. Complete
Construction on Time
Owners must
complete all construction within twelve (12) months from date of commencement, to include
all grading, residence (including exterior siding, painting, and roofing) as well as all
outbuildings. This period may be extended
only by written approval of the ARC and must relate
to extenuating circumstances such as inclement weather, strikes, inability to obtain
materials, etc. (Cov. 4.8). Construction is
deemed to commence when any of the following occur:
1. A temporary residence is moved to the lot.
2.
Preliminary excavation for the residence is begun.
3.
A septic system is installed.
4.
Building materials are delivered to the property.
E. Temporary
Residence
Temporary
residences during residential construction must be approved by the ARC and may be on the
property no longer than twelve (12) months from the date of commencement (Cov. 4.15). A variance to (Cov.4.15) regarding temporary
residences during residential construction must be approved by the ARC.
A. Early Contact
Owners planning to
build or alter any structure in Glacier View Meadows are urged to arrange an early meeting
with the Manager and, if appropriate, to include a visit to their site. The Manager will
help expedite the application so as to avoid unnecessary problems or delays. The application should be made well in advance of
actual construction so as to accommodate unforeseen problems, design changes, and/or re-submittals
(Cov. 4.3).
B. Submitting Forms/Fees
All applications
must be submitted on an official Glacier View Meadows Architectural Review application
form. The form will be signed by the Manager
indicating that the applicant is the current property owner, all dues and fees are
current, application and impact fees have been paid, and proper site/construction plans
and material samples have been submitted. Signature by the Manager does not constitute
approval, but merely indicates that all requirements of the application have been met and
that the 30-day approval period by the Architectural Review Committee has begun (Cov.
4.3).
Complete, formal applications along with the applications fees and any required deposits, if any, must be submitted to the GVM office no later than one week in advance of the forthcoming ARC meeting for consideration at that meeting. Late applications will not be considered until the next monthly ARC meeting.
The valid duration
of a plan submitted to the Architectural Review Committee is one (1) year after date of
approval. If construction has not begun by
that time, all plans must be re-submitted for
approval along with the necessary fees.
IV. Plans
A. Site Plans/ Lot
Requirements
All site plans
must:
1. Include a
reproduction of the plat map (available at the GVM Associations Office). This must accompany each application submitted.
2. Show compass
orientation of the lot.
3. Show
topography/elevation when it impacts location, grading, or other building factors.
4. Show the
site(s) of all existing and proposed structures/alterations in relation to roads, property
boundaries, easements, and topographical features.
5. Indicate the
square footage of all structures.
6. Observe E
(Estate) setbacks for all structures:
a.
75 feet from the centerline of any road.
b.
50 feet from any property line, not including easement.
c.
Although Filing 1 and a few lots in Filing 9 (Range 71W) are zoned O (Open) and FA-1,
setbacks of E (Estate) are required as above.
7. Ensure that no
permanent structure encroaches on any easement, including roads, utility corridors, hiking
trails or bridal paths.
8. Include a plan
for any proposed grading, including drainage of the lot. If a culvert is required for
drainage, size and location must be shown on the site map. Plans for placing culverts are
available at the GVM Associations Office (Cov. 4.13, 4.14).
9. Include plans
for any proposed driveway(s), sheds or other
outbuildings; see VI (E) below.
10. Show any
proposed tree removal (Cov. 4.12).
B.
All structures, including manufactured housing, must meet Uniform Building Code
(UBC) standards.
C. Construction
Plans for On-site Construction
All construction
plans must:
1. Include two (2)
full sets of floor plans and elevation drawings of all sides of proposed buildings.
2. Be drawn to
scale.
3. Include all
construction specifications.
4. Be sufficiently
precise and legible to be acceptable to the Larimer County Building Department and to
guide actual construction.
5. Give particular
attention to aesthetics, including exterior design, color, and texture.
6. Include samples
and/or color chips for exterior, trim and roof of the house.
7. Include appropriate samples for other items (sheds, garages, fences, etc.) (Cov. 4.3).
1. A perimeter floor plan
drawn to scale that includes length and width measurements, and plans and
specifications for the perimeter foundation.
2. Drawings to scale of all elevations. Drawings will include all roof appurtenances such as dormers and cupolas as well as attached porches and decks that serve to minimize the box-like look of basic modular design.
A. Types of
Residences
A wide diversity
of styles and building materials is encouraged in Glacier View Meadows, with no particular
style of building favored over another. The
ultimate goal is that every structure be an attractive and a positive addition to the area
and complements and maintains the esthetic
environment. Accordingly, no building or activity will be permitted or allowed to
remain in Glacier View Meadows which violates any Covenant, Architectural Rule or
Regulation or, in the opinion of the Architectural
Review Committee and the GVM Road and Recreation Board of Directors, detracts from the
appearance or the aesthetics and general character of the area as a whole (Cov.
1.1, 2.2, 4.1, 4.2, 4.3, 4.9, 5.3, Suppl. Cov./1-12).
B. Final
Appearance/Manufactured Housing
All structures
installed or erected upon any lot give the final
appearance of having been so constructed on
site. Manufactured housing is allowed, but no structure
which, in the opinion of the Architectural Review
Committee, has a linear, box-like or
otherwise awkward or unpleasing appearance will be permitted. Alterations may be required during the planning stage to eliminate such
appearances (Cov. 1.1, 2.2, 4.1, 4.2, 4.3, 4.9).
Attractive manufactured housing has been built in Glacier
View Meadows. For specific examples and/or ideas on construction, please contact the General Manager or the Architectural Review
Committee. Prior purchases will not influence the ARC decisions unless it meets
Rules and Regulations.
C. Requirements
and Restrictions
1. Structure
a.
Single family residences only (Suppl. Cov./1-12).
b.
One kitchen.
c.
Minimum size (enclosed living space):
1200
square feet or as required by covenants
d.
Maximum size: 5,000 square feet (max. 3,000 square feet on the primary floor).
e.
Minimum width of structure: 20 feet.
f.
No residence may be over 2.25 times longer
than it is wide.
g.
Maximum height: 35 feet above the average grade (Suppl. Cov./1-12).
h.
Excessively linear or flat structures may be required to be broken by L-wings, pop-outs,
decks, porches, log siding, faux stone, rough-sawn paneling, texturing, bay windows or roof appurtenances such as dormers porch roofs or
other enhancements as approved by the Architectural Review
Committee (Cov. 1.1, 2.2, 4.1, 4.2, 4.3, 4.9).
2. Siding
a. The exterior of all buildings in Glacier View Meadows are required to
harmonize with the physical and aesthetic character of the area, to include color, texture and materials (Cov. 2.2, 4.2, 4.3, 4.9).
b.
Appropriate exterior materials include:
(1) Treated logs
(2) Wood siding
(3) Stucco
(4) Masonry, brick or stone
c.
No metal exteriors will be allowed on any buildings on residential lots.
d.
For color, earth tones will be used to ensure compatibility with
the natural setting. Earth tones are
defined as various shades of green and brown; in general, neither blue nor neutral gray
are considered earth tones. All colors should
be chosen with utmost care to ensure that shades are not too bright (Cov. 1.1, 2.2, 4.1,
4.3, 4.9). Examples of acceptable colors will
be available in the GVM office.
3. Roof
a.
Minimum roof pitch is 6/12.
b.
Linear rooflines in excess of 24 feet may be required to be broken with
3-dimensional
structures, including stepping, shadow-forming dormers (extending from the eaves to the
roofline), cupolas, exterior chimneys, porch roofs,
overhangs or other enhancements as approved by the Architectural Review Committee (Cov. 1.1, 4.2, 4.3, 4.9).
c.
Roofs must be fire resistant. Untreated
shake shingles are prohibited.
d.
Roofs must have a minimum overhang of one (1) foot.
4.
Foundation
a.
All residences must be placed on full-perimeter, load-bearing
foundations made of concrete, masonry,
stone, treated wood or other suitable materials.
b.
Exposed concrete block or poured concrete shall be confined to
basement/foundation areas and shall be
covered with siding, stone, stucco or other materials to match the house.
c.
No skirting will be allowed (Cov. 1.1, 4.1, 4.3, 4.9).
VI. Other
Environmental Rules Regarding Properties
A. Exterior
Lighting
In keeping with
the natural setting and dark nights in Glacier View Meadows, outside lighting will be
limited in time and place to actual need. If external lighting is desirable, short-term
activation of lights by sensors is recommended, but automatic day-night activation by
sensors or timers, resulting in extended night lighting is unacceptable. (Cov. 4.17). The Architectural Review Committee will disallow
and require removal of any outside lighting, which becomes an annoyance or nuisance to
other property owners (Suppl. Cov. 1-12).
B. Outbuildings
Appropriate
outbuildings shall be permitted, including garages, sheds, gazebos, and barns. All
outbuildings must be sited, designed and finished so as to match and complement the
residence and may not detract from or overly contrast with the primary living
structure(Cov. 4.1, 4.3, Suppl. Cov./1-12). Detached decks and patio floors designed
to receive pull-in temporary residences must be approved, but are not considered
outbuildings.
1.
Garages
a.
Garages are normally constructed for not more
than two (2) cars.
Garages
of greater capacity will be considered and approved on a case by case basis.
b.
Garages must be built in conjunction with or subsequent to the
residence
and may not precede it (Cov. 4.8).
c.
Garages may include hobby rooms, but may not be
used as guest houses
or temporary residences during construction
(Cov. 4:15). County ordinances prohibit living in garages or other outbuildings.
2.
Sheds
a.
Only one shed will be allowed per lot.
b.
Minimum roof pitch for sheds is 4/12, unless otherwise noted.
c.
If there is no permanent residence existing or under construction, a shed
of
not more than 120 square feet is permitted.
d.
If there is a permanent residence in existence or under construction, a
shed
of not more than 250 square feet is permitted. Sheds larger than 120 square feet require
Larimer County approval, and a minimum roof pitch of 6/12.
e.
Sheds are for storage only and may not include additions designed to
create
living space. County ordinances prohibit living in sheds or other outbuildings.
3.
Gazebos
a.
Gazebos may not be larger than 16 feet across.
b.
Gazebos must be built in conjunction with or subsequent to the
residence
and may not precede it (Cov. 4.8).
4.
Pole Barns
a. Pole barns
will be permitted only on horse properties.
b.
Pole barns must be built in conjunction with or subsequent to the
residence and may not precede it (Cov. 4:8).
c.
The maximum size of pole barns will be 1,000 square feet, with a
width-to-length ratio of not less than 2.25. Maximum height will be 20 feet. No metal exteriors will be allowed (see V(C)(2)(c) above).
C.
Fences. All fences will require ARC approval.
Except for the
trademark buck-and-rail fence at its periphery, fences are generally discouraged in
Glacier View Meadows in order to maintain an
open, natural setting and
reduce obstruction of mountain scenery. However, if
the owner can show specific cause he may receive specific approval in writing from the
Architectural Review Committee, provided a formal application is submitted which includes
location of the fence on the lot and the materials from which it is constructed (Cov.
2.2, 4.21).
1. It is recommended that fences be of
post-and-rail, split rail, board-and-rail, framed,
welded-wire, or other natural, see-through construction.
a. Solid or
“stockade” fences may be allowed, but
only as screening
devices for RVs, trailers, tractors and other
similar equipment that cannot be easily stored in a garage. Formal application must be
made for approval of a stockade fence and should
include cause for construction, materials, location, height and perimeter.
b. Chain-link
fences are not allowed. Wood-framed fences constructed with open, welded wire
will be shown preference. The Architectural Review Committee will have on file
several good examples of fence designs, which have been approved.
2. No fence may
encroach on any easement, including roads, utility corridors, hiking trails or bridal
paths. Fences that encroach on an easement
may have to be removed at the owner’s expense if the easement is exercised.
3. Fences for dog
runs must be limited to not more than 300 linear feet and must observe setbacks for structures (see IV (A)(6)
above).
4. Fences may be
used on horse lots to create paddocks or arenas of no more than 1,200 square feet. Owners must keep horses and paddocks at least 100
feet from any community well and off any leach field.
5. Corners of lots
may be marked with a single post.
6. Corners of
greenbelts may be marked only by the Road and Recreation Association.
D. Gates and
Entries
1. Gates and
entries, like all other structures, must be of a natural, pleasing design that complements
the aesthetics and physical character of the area.
2. Entryways
should be made of materials such as but not limited to; (wood, stone, ornamental iron,
etc.).
3. Any painting or
staining must be done in earth tones.
4. Samples and/or
paint chips of all materials must be submitted with applications (Cov. 2.2, 4.1,
4.3).
E. Driveways
In keeping with the area’s natural surroundings, driveways are to be constructed of materials such as but not limited to; recycled asphalt, gravel, road base, etc.) No paved or concrete driveways will be allowed. However, a small paved or concrete parking apron will be permitted at the end of the driveway. Driveways must not interfere with drainage of runoff water from a lot. If a culvert is required at the junction of a driveway and road, it must be located so as not to interfere with a grader or snowplow. Driveways, setbacks and building sites in Filing 12 are pre-platted (Cov. 4.13, 4.14, Suppl. Cov./12).
F. Addresses
Addresses are
assigned by the County and may be obtained at the GVM Associations Office. Numbers must be
clearly posted at the driveway entrance. Numbers
should be a minimum of three (3) inches in height and of high contrast. Approved, highly visible address signs are available
for purchase at the GVM office.
G.
Towers
Towers, such as
those used for windmill generators or HAM radio stations, will not be permitted (Suppl.
Cov/1-12).
H. Recreational
Vehicles
Only one (1)
visible recreational vehicle of any type will be allowed to be stored on any lot. Recreational vehicles are defined as motor homes,
travel trailers, fifth wheels pickup campers, ATVs,
snowmobiles and trailers for the latter (Cov. 4.15). Additional units must be garaged or screened from
primary view. The ARC will provide guidance
in determining an appropriate, acceptable screening device.
I Recreational Vehicles as Temporary Residences or
Storage Facilities
RVs, trailers, pickup
campers, and other similar vehicles, as well as temporary shelters such as tents, which
are used as temporary residences or as storage facilities,
shall not occupy the property for a period to exceed 6 months in any calendar year
(Cov. 4.15)
J. Home-Based
Businesses
All home-based
businesses must be approved by the Architectural Review Committee. Like other activities
subject to ARC approval, businesses will be approved or disapproved based on compatibility
with the general character of the area and potential effects on neighboring properties
(Cov 1.1, 4.1, Suppl. Cov./1-12).
K. Signs
No sign may be
displayed on any lot except one professional sign of no more than three (3) square feet
advertising a home-based business, property for sale, occupant’s name/address or
builder of a home (during the period of construction). All signs must be approved by the
Architectural Review Committee (Cov. 4.19).
VII.
Property Repair and Unsightly Elements
A. General
1.
All GVM properties must be kept in a state of sound repair, which
complements the area and is equal to or
better than that of surrounding properties.
2.
If a property is not in such repair, The Architectural Review Committee
or
the General Manager, acting as its agent, may
give notice to a property owner in writing citing specific improvements that must be made.
3.
If after 30 days of notification, improvements have not been made, they
may
be made by the Glacier View Meadows Association at the owner’s expense, plus 10
percent of the actual cost (Cov. 4.24).
B. Vehicles. No inoperative vehicle and/or machinery shall be
placed and/or stored on any lot for more than 48 hours unless stored or parked in a
garage, carport, or other enclosed structure or is appropriately screened from an
Association right-of-way (Cov, 4.16)
C. Commercial Vehicles. No commercial-type vehicles shall be stored or
parked on any lot unless stored or parked in a garage, carport or other enclosed structure
or is appropriately screened from an Association right-of-way. For the purpose of this rule a 1 ton or smaller
vehicle, commonly known as a pickup truck, shall not be considered by this rule, unless it
violates C, above (Cov. 4.22)
A. Monitoring and
Citation
The Architectural Review Committee or the General Manager, acting as its agent, will monitor
ongoing construction and/or other activities approved by the Architectural Review
Committee. Real or alleged violations or
departures from approved plans will be investigated and a report made to the Road and
Recreation Board (ACC) for possible action (Cov. 4.3, 4.2). Enforcement of Covenants and
Architectural Rules and Regulations will normally be effected by the citing of a violation
to property owners. Voluntary cooperation will be sought whenever possible.
B. Fines
Fines are established by the Road and Recreation
Association and will be assessed for:
1. Failure to
submit an Architectural Review Committee application.
2. Failure to
carry out construction plans as approved by the Architectural Review Committee.
3. Violation of Covenants or Architectural Rules and Regulations (Cov. 4.3).
A
schedule of fines is available in the GVM office.
C. Enforcement
If necessary, the
Road and Recreation Board or Architectural Review Committee may provide for enforcement
through court injunction (Cov. 4.2). Invalidity
of unenforceability of any Covenant or Architectural
Rule and Regulation by court order will not affect the validity or enforceability of
any other Covenant or part thereof (Cov. 5.5).
Failure to enforce
any provision of the Covenants shall not operate as a waiver of that provision, or of any
other provision, including the Architectural Rules and Regulations (Cov. 5.6).