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ARC STANDARDS
SECTION 2
DESIGN AND CONSTRUCTION OF NEW OR REPLACEMENT DWELLINGS
2.1. OVERVIEW
This section outlines the procedures and requirements for making an application to the ARC for the construction of new or replacement dwellings.
A new dwelling is one built on a Lot with no previously approved dwelling on it, or, one built on a Lot with a previously approved dwelling, the foundation of which requires removal or alteration in configuration. A replacement dwelling is a dwelling built on an existing foundation of a previously approved structure.
If, in the judgment of the ARC, proposed changes to an approved dwelling (submitted pursuant to Section 3, below) are of sufficient magnitude to change the dwelling's compatibility to its surroundings and adjacent structures, the ARC will require that there be both a preliminary and final submittal as set forth in this section. No pre-design meeting or submittal fee will be required in such instances.
Prior to development of plans for a new or replacement dwelling, there will be a Pre-Design meeting between the applicant and a member or members of the ARC. The Pre-Design meeting is described in section 2.4.1, below.
The applicant then makes and submits:
a Preliminary Submittal (Section 2.4.3.1.) for ARC review;
an Acknowledgment of Authority of Genesee (Section 2.4.3.1.(d));
a Final Submittal (Section 2.4.4.1.);
a Notice of Commencement of Improvements (Section 1.4.);
a foundation survey (Section 2.4.4.6.);
an Architect's Statement of Compliance (Section 2.4.4.7.(a)); and
an Owner's Notice of Completion (Section 2.4.4.7.(a)).
2.1.1. Guiding Documents
a. Declaration of Covenants, Conditions and Restrictions of March 10, 1975 including but not limited to Article VI.
b. Supplementary Declaration of Covenants, Conditions and Restrictions including the development guide for the Specific Filing, including any amendments to same.
c. Official Development Plan for Genesee.
d. Final Plat for the Specified Filing.
e. Design Standards of 1998.
2.2. SITE DEVELOPMENT
2.2.1. Location of All Improvements
The location of new construction improvements shall be in accordance with the requirements of the guiding documents described in paragraph 2.1.1. All improvements shall be within the building envelope specified in the Official Development Plan for Genesee. If no building envelope is specified, then all dwellings should be set back a minimum of twenty (20) feet from all public and private road rights of way unless this requirement is waived by the ARC.
The goal of all improvements shall be to place them where they take advantage of their natural surroundings and to minimize the visual impact on the surrounding neighborhood.
2.2.2. Conservation and Protection of Existing Natural Features
Every effort shall be made to conserve and protect trees, topsoil, rock formations and unique landscape features. Any proposed improvements shall make use of these features to complement the design of the dwelling. The applicant shall indicate on the site plan all trees to be removed as part of the proposed construction.
2.2.3. Grading and Drainage
Grading work shall be done with minimum disruption of the lot. Grading and alteration of drainage patterns resulting from construction shall not cause a condition that could lead to soil erosion, deposition of debris, or water collection.
All graded slopes shall be rolled back into existing slopes so that no sharp contrast exists between existing and disturbed slopes. Existing or natural drainage paths shall be preserved as much as possible. Where disruption or realignment occurs, reconstruction shall be completed in a natural manner to allow water to flow in a non-destructive course.
When grading on a Lot is proposed to extend beyond the Lot line, including onto Open Space, prior approval shall be obtained in writing from the ARC and the Genesee Foundation Board of Directors. The owner must promptly restore the disturbed areas, at his own expense, as directed by the ARC.
2.2.4. Retaining Walls
Retaining walls shall be as low as possible and integrated into the overall site development plan. Terracing shall be used in order to minimize each wall's height. Walls shall compliment the natural surroundings and the materials, colors and textures of the dwelling.
2.2.5. Utilities
New site utilities shall be installed with minimum disturbance to existing site conditions.
2.2.6. Site Restoration and Re-vegetation
Prompt re-vegetation is very important for both erosion control and to provide a finished appearance. The required minimum restoration shall be to fine-grade the land to blend with the original contours and to reseed all areas disturbed by construction activities using the seed mix specifically formulated for Genesee and available through the Genesee Foundation office, or an equivalent approved by the ARC. In addition to the required minimum restoration, as specified above, restoration shall include the completion of any and all other landscaping improvements set forth on the approved landscaping plan and the implementation of any other restoration measures specified by the ARC.
2.3. BASIC DESIGN GUIDELINES
2.3.1. Height Restrictions
Height restrictions are in accordance with the Development Guide, the Supplementary Declaration and the Official Development Plan. The ARC reserves the right to prohibit the construction of any structure or other improvement that appears excessive in height when viewed from roads, drives, other lots, Open Spaces, or common areas.
2.3.2. Floor Space, Permitted Uses and Architectural Style
Floor space and permitted uses shall be in accordance with the Supplementary Declaration.
There is no mandatory style of architecture in Genesee. Proposed dwellings should incorporate quality of design and materials, sensitivity to and compatibility with the natural features of the Lot and compatibility with the context of existing adjacent structures. Dwellings with an unfinished appearance or rugged cabin finish or design are not permitted. "A"-frame type structures or dwellings on stilts are not permitted except in unusual circumstances and with special permission by the ARC. Dwellings with a strong traditional style or urban appearance may be deemed inappropriate in Genesee.
2.3.3. Colors and Materials
Materials and colors used on the exterior shall be subdued and blend with the colors of the natural landscape. Permitted colors include muted earth tones of browns, beiges, taupes, and grays. Exterior colors, including trim colors, shall not exceed a light reflectance value of sixty percent (60%).
2.3.4. Roofs
There is a broad range of roofing materials acceptable in Genesee. The ARC will consider use of high definition asphalt shingles. Approval by the ARC will be based on compatibility with the scale, architecture, and materials of the dwelling and on the visual impact of the roof when seen from the lot, neighboring lots, dwellings, roads, and Open Spaces.
The applicant has the responsibility of conforming to Jefferson County Building Department Regulations.
2.3.5. Building Projections
All exposed projections, including but not limited to, chimney flues, vents, caps, gutters, downspouts, utility boxes, porches, railings, and exterior stairways, shall match the permanent color of the surface from which they project or shall be finished with an approved trim color.
2.3.6. Garage Doors
Visual impact of garage doors shall be minimized by such measures as location of the garage portion of the dwelling, the configuration of the garage floor plan, recessing the garage doors from the front wall of the garage, protective overhangs, wall projections, and special door facing materials.
2.3.7. Foundation Walls
The exposed portion of foundation walls and footings shall not exceed six (6) inches and the top of foundations shall be in accordance with County code requirements. Wall finish materials shall cover stepped foundations to within six (6) inches of grade. Any exposed portion of foundation walls shall be finished to blend with the general design of the dwelling.
2.3.8. Exterior Equipment
All exterior equipment, including but not limited to, gas and electric meters, electrical distribution equipment, and storage tanks shall be incorporated into the overall design of the dwelling or be permanently enclosed by a material approved by the ARC. Free-standing equipment, such as air conditioning compressors, shall be appropriately located and adequately screened. Adequate screening consists of landscaping and enclosure walls to prevent an unreasonable level of noise and to conceal the equipment from view of adjacent lots and roads.
2.3.9. Exterior Lighting
If exterior lighting is part of the improvements, a lighting plan must be submitted. All exterior lights are subject to the approval of the ARC. Approval will be based on the visual impact of the lights on the lot, neighboring lots, dwellings, roads and open spaces.
Exterior lighting shall be subdued. Subdued lighting is defined as light fixtures with low wattage lamps, installed for the purpose of illuminating entrances, decks and driveways. Acceptable fixture types include fully recessed down lights, low voltage landscape lighting, step lighting or pathway lighting, and wall bracket lights with a completely shielded light source. To preserve the dark skies, the upper portion of globe-type or similar fixtures shall be shielded so as to prevent excess light from escaping upwards.
No permanent exterior lighting of any dwelling shall be installed or maintained on any dwelling or other improvement on a lot, the light source of which is visible from a neighboring Lot or lots, the general or special common properties, or roads, or which lighting is not otherwise in conformity with these standards.
2.3.10. Paved Surfaces
All driveways, private lanes, and parking areas shall be of asphalt or integrally colored concrete. Materials used to create special paving patterns are subject to ARC approval. Driveways and private lanes shall be constructed to design specifications which consider heavy vehicle loads such as trash trucks and moving vans.
Driveways should not exceed ten percent (10%) grade. Downslope fill is discouraged. Where driveway culverts are required, the applicant will install them and stone riprap at both ends will be required to reduce erosion.
2.4. SUBMITTAL REQUIREMENTS
2.4.1. Pre-Design Meeting
The first step in the construction of a new dwelling is the pre-design meeting. This mandatory meeting is attended by at least one ARC member, the applicant or representative, and the applicant's architect. The purpose of this meeting is to acquaint the applicant and architect with the ARC's design review process, to review general and unique features of the owner's Lot that may impact the location and the design of the dwelling, and to explore and try to answer questions regarding building in Genesee. This informal review is to offer guidance prior to initiating preliminary design and is not to review any specific design concept(s). The meeting is intended to take place prior to the design and documentation process. Neither the ARC nor the Genesee Foundation are bound by any representations made at the Pre-Design Meeting. Applicants and their architects will be required to execute a Pre-Design Meeting Acknowledgement Form (Form # PDA.001) before the Pre-Design Meeting.
An appointment for a Pre-Design meeting should be made at least one week in advance by calling the Genesee Foundation office. Before the Pre-Design meeting, the applicant shall pay a one hundred dollar ($100.00) deposit to the Genesee Foundation. Should a Pre-Design Meeting not result in a submittal, the deposit will be kept by the Genesee Foundation to defray the ARC's expense in conducting the meeting. If a submittal is made, the deposit will be applied to the submittal review fee.
Members of the Genesee Foundation may notify the Genesee Foundation office that they have an interest in proposed development of a Lot in Genesee. The Genesee Foundation staff shall notify such members of the scheduling of any Pre-Design meeting for that lot. The member or members may then schedule a meeting with the ARC representative who will be attending the Pre-Design meeting, to discuss any concerns the member or members may have with development of the lot. The member or members must reimburse the Genesee Foundation for any professional fees incurred by the Genesee Foundation if the meeting lasts longer than one hour.
2.4.2. General Submittal Requirements
Plans, specifications and other descriptive documentation shall be submitted to the ARC as specified and in accordance with the following submittal and review procedures. With the exception of architectural models, all materials submitted shall remain the property of the ARC.
Submittals for new dwellings and replacement dwellings must be designed by an architect licensed in the State of Colorado. This same architect must be actively involved with the project during the submittal process. These requirements concerning an architect's involvement also apply to proposed changes to an approved dwelling, submitted pursuant to Section 3, which the ARC determines are of sufficient magnitude to require evaluation pursuant to this Section 2.
The ARC will not review incomplete submittals. Copies of the Submittal Form and the Checklist can be found in the Appendix.
Acceptance of a submittal by Foundation staff and forwarding same to the ARC does not imply that the submittal is complete. If the ARC finds that a submittal is incomplete, it will disapprove the submittal and determine at that time whether a reposting of the property will be required for a re-submittal.
2.4.3. Preliminary Submittal
2.4.3.1. Submissions
A Submittal Application Form (Form # SAF.002) and a New Dwelling Preliminary Checklist (Form # NDP.003) shall be completed by the applicant at the time of submittal.
The applicant must submit drawings and other descriptive documents describing the proposed project that comply with the requirements of the New Dwelling Preliminary Checklist (Form # NDP.003). A submittal review fee of two hundred dollars ($200.00) must accompany this submittal. Except as described in the following paragraph, incomplete submittals will be disapproved by the ARC.
If the ARC determines that proposed changes to an approved dwelling, submitted pursuant to Section 3, are of sufficient magnitude to require application of this Section 2, the submittal made pursuant to Section 3 will be treated as the preliminary submittal. In such an instance no submittal fee will be required, and the fact that certain preliminary submittal documents are not included will not serve as the basis for non-consideration of the submittal. The applicant in such circumstances will, however, be required to submit all applicable preliminary submittal material (for example, a site survey and study model) in connection with their final submittal.
a. Document Submittal: Detailed and dimensioned drawings shall be of the same sheet size and shall include:
(1) A site survey prepared by a professional surveyor, indicating contours at a maximum of two (2) foot intervals referenced to USGS datum; showing existing structures; indicating locations and elevations of adjacent roads or drives and large rocks and rock outcrops; indicating the location and size of trees affected by the proposed improvements and any significant trees or grouping of trees elsewhere on the site.
The survey shall be a stamped copy with an original signature of a surveyor licensed in the State of Colorado.
(2) A site plan drawn at no less than 1" = 20'-0" scale, indicating the location of new construction dimensioned to at least two (2) property lines; showing existing and proposed topography in the area of new construction at maximum two (2) foot contour intervals; including a grading plan; showing an indication of all easements, setbacks, and height restrictions; showing driveway location and driveway grade ten percent (10%) maximum; giving an indication of entry and basement or walkout levels referenced to USGS datum; showing the location of guest parking; and providing the limits of the construction site disturbance.
(3) Floor plans and a roof plan drawn at no less than 1/4" = 1'-0" scale.
(4) Exterior elevations at the same scale as the floor plans with both existing and proposed grade lines labeled.
(5) Exterior materials and colors shall be indicated on the drawings.
(6) Any ancillary improvements (e.g., dog runs, play equipment, etc.) contemplated on the Lot must be shown on the preliminary submittal.
b. Study Model: The applicant shall provide a study model of the proposed dwelling and its relationship to the immediate area of the site impacted by the dwelling. Care should be taken to represent accurately the massing, forms, window locations, and materials of the dwelling. The model shall be constructed at a scale of 1/8" = 1'-0". All models will be retained by the ARC until the structure is completed. Proposed window placement and exterior materials must be indicated.
c. Staking: To assist the ARC, the applicant is required to provide accurate staking on site showing the locations of all corners of the proposed construction, Lot corners, easements and setbacks. All stakes must be three (3) feet minimum height above grade and appropriately labeled as to which corner they represent.
d. Authority of Genesee Foundation: A copy of the Acknowledgment of Authority of Genesee Form (Form # AAG.005) signed by the owner and architect shall accompany each preliminary submittal. By signing this form all parties agree that the Foundation has the authority and responsibility to stop any or all work where a violation of approved plans occurs and may require correction or removal of any violation at the owner's expense. Prior to commencement of construction, the building Contractor must also sign this Acknowledgment of Authority.
2.4.3.2. Posting of Property
The Genesee Foundation will post the property once the preliminary submittal documents are received at the Foundation office. The posting will be for a minimum of ten (10) calendar days prior to the meeting, at least six (6) days of which must be days when the Foundation office is open. The posting sign will indicate the following:
a. The Lot and filing number of the posted property.
b. That documents have been submitted for the property and such documents are available for public review in the Genesee Foundation office.
c. The date the property is posted, the final date of the posting period and the date of the ARC meeting at which the submittal will be considered.
2.4.3.3. Community Comment
Written comments regarding the posted property may be submitted by any Foundation member, or their representative, at the Foundation office during the posting period and up to 12 noon of the day prior to the ARC meeting which follows the posting period. Members may also present verbal comments during the ARC meeting at which the submittal in question is being reviewed.
2.4.3.4. Review of the Preliminary Submittal
After the posting and comment period the ARC will review the preliminary submittal and provide a written response to the applicant within ten (10) working days after completing the review but no later than thirty (30) days after receipt of the submittal.
2.4.4. Final Submittal
2.4.4.1. Submissions
a. Document Submittal: Detailed and dimensioned drawings shall be of the same sheet size and shall include:
(1) A site plan drawn at no less than 1" = 20'-0" scale, indicating the location of new construction dimensioned to at least two (2) property lines; showing existing and proposed topography in the area of new construction at maximum two foot contour intervals; including a grading plan; showing an indication of all easements, setbacks and height restrictions; showing the driveway location and driveway grade (ten percent (10%) maximum); showing finished floor referenced to USGS datum; showing location of guest parking; showing utility connections and route of utilities on-site; and providing a designation of the limits of Construction Site disturbance.
(2) Floor plans and a roof plan drawn at no less than 1/4" = +1'-0" scale.
(3) Exterior elevations at the same scale as the floor plans with both existing and proposed grade lines labeled and top of foundation shown referenced to USGS datum.
(4) Building/Site cross sections indicating existing and proposed grades and maximum building height.
(5) Exterior details including chimneys, stairs, deck railings and deck supports.
(6) Exterior materials and colors shall be indicated on the drawings.
(7) Landscaping plan per the requirements of Section 4.
(8) Exterior lighting "cut sheets" from the manufacturer describing all proposed exterior lighting, including a fixture drawing or photograph, shall be submitted for approval.
(9) Ancillary Improvements (e.g., dog runs, play equipment, etc.) must be shown on the final submittal.
b. Sample Board: The applicant shall submit samples of all finished exteriors finish materials, and window and glass specifications. Samples and cut sheets must be presented on a rigid board clearly marked with applicant's name and filing and Lot number. Color and material samples shall be a minimum of fifty (50) square inches in size. Trim and window frame color samples shall be a minimum of ten (10) square inches in size. Samples of manufactured items must be identified with the manufacturer's name, color name and number (if applicable).
c. Staking: Any modification from the preliminary submittal shall be staked at the time of final submittal.
d. Incomplete submittals will not be approved.
2.4.4.2. Posting of Property
The Genesee Foundation will post the property once the final submittal documents are received at the Foundation office. The posting will be for a minimum of five (5) calendar days prior to the meeting, at least three (3) days of which must be days when the Foundation office is open. The posting sign will indicate the following:
a. The Lot and filing number of the posted property.
b. That documents have been submitted for the property and such documents are available for public review in the Genesee Foundation office.
c. The date the property is posted, the final date of the posting period and the date of the ARC meeting at which the submittal will be considered.
2.4.4.3. Community Comment
Written comments regarding the posted property may be submitted by any Foundation member, or their representative, at the Foundation office during the posting period and up to noon on the day prior to the ARC meeting which follows the posting period. Members may also present verbal comments during the ARC meeting at which the submittal in question is being reviewed.
2.4.4.4. Review of the Final Submittal
After the posting and comment period the ARC will review the final submittal and provide a written response to the applicant within ten (10) working days after completing the review but no later than thirty (30) days after receipt of the submittal.
The submittal will be approved with no conditions, approved with conditions listed or disapproved. Submission of the Notice of Commencement of Improvements (Form # NCI.006) will be deemed an acceptance of any conditions imposed by the ARC.
2.4.4.5. Re-submittal of Documents
In the event of disapproval of the submittal by the ARC, the applicant may submit modified documents following the same procedure as an original submittal.
Reposting the property for five (5) days duration, at least three (3) of which must be days the Genesee Foundation office is open, is required for re-submittals. Approval with conditions listed is not considered to be a rejection and will not require reposting.
2.4.4.6. Foundation Survey
a. A surveyor, licensed in the State of Colorado, shall provide a survey of the site including dwelling foundation attesting that the foundation location and top of foundation elevation is installed as approved by the ARC in the final submittal. This survey must be submitted to the ARC prior to the commencement of framing.
b. The site survey drawing must have the surveyor's stamp and original signature. The site survey must show the foundation location with dimensions from the foundation to at least two (2) property lines and the top of foundation elevations referenced to USGS datum.
2.4.4.7. Completed Work
a. Upon completion of the project the owner shall submit to the ARC a signed Owner's Notice of Completion Form (Form # ONC.008) and a signed Architect's Statement of Compliance Form (Form # ASC.007). A copy of these forms can be found in the Appendix.
b. Thirty (30) to sixty (60) days following receipt of the Owner's Notice of Completion Form (Form # ONC.008), the ARC shall visit the site and inspect the completed work. If the ARC finds that the work was not completed or does not comply with the approved final documents (including any conditions imposed by the ARC), it shall notify the applicant in writing of such non-compliance. The notice shall specify, in reasonable detail, the particulars of non-compliance and shall require the applicant to provide a means of remedial action. Failure of the ARC to notify an owner of non-compliance after the inspection does not constitute a waiver of any rights of the ARC or the Genesee Foundation to enforce or compel compliance in the future and should not be deemed as evidence that the construction complies with the approved plans or the ARC's requirements.
2.5. FORMS AND CHECKLISTS TO BE COMPLETED
The following eight (8) forms must be completed by the applicant in order for the ARC to approve the project.
2.5.1. Pre-Design Meeting Acknowledgement Form (Form # PDA.001)
2.5.2. Submittal Application Form (Form # SAF.002).
2.5.3. New Dwelling Preliminary Checklist (Form # NDP.003).
2.5.4. New Dwelling Final Checklist (Form # NDF.004).
2.5.5. Acknowledgment of Authority of Genesee Form (Form # AAG.005).
2.5.6. Notice of Commencement of Improvements (Form # NCI.006)
2.5.7. Architect's Statement of Compliance (Form # ASC.007).
2.5.8. Owner's Notice of Completion Form (Form # ONC.008).
Copies of each document are included in the Appendix. Loose sheet copies may be obtained at the Foundation office.
The applicant must provide all of the information requested on each form. Items shown on the Checklist that are not part of the submittal shall be marked "not applicable" on the form.
ARC STANDARDS
> Architectural Definitions
> Section 1: General Architectural Review Committee (ARC) Procedures
> Section 2: Design and Construction of New or Replacement Dwellings
> Section 3: Construction or Additions, Decks, and Patio/Deck Covers
> Section 4: Landscape Design and Construction
> Section 5: Ancillary Improvements
> Section 6: Construction Regulations
Questions? Comments? arc@geneseefoundation.org
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