> STANDARDS   > SUBMITTAL FORMS   > POSTING PERIODS		ARC STANDARDS SECTION 3 CONSTRUCTION OF ADDITIONS, DECKS, AND PATIO/DECK COVERS 3.1. OVERVIEW This section outlines the procedures and requirements for making application to the ARC for additions, decks, and patio/deck covers (collectively "Additions"). If, in the judgment of the ARC, an Addition (excluding decks and patio/deck covers) to an approved dwelling submitted for approval pursuant to this Section 3, is of sufficient magnitude to change the dwelling's compatibility to its surroundings and adjacent structures, the ARC will require that the submittal be treated as a preliminary one under the procedures of Section 2. The applicant will be notified of the ARC's decision and be provided with a written explanation of the reason for the decision. 3.1.1. 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 amendments to same. c. Official Development Plan for Genesee d. Final Plat for the Specified Filing. e. Design Standards of 1998. 3.2. SITE DEVELOPMENT 3.2.1. Location of All Improvements The location of Additions shall be in accordance with the requirements of the guiding documents described in paragraph 3.1.1. All Additions shall be within the building envelope specified in the Official Development Plan for Genesee. If no building envelope is specified, then all Additions 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 Additions shall be to minimize the disruption of the existing natural environment through thoughtful and sensitive design. All Additions shall be designed to respect the existing topography and to minimize the amount of disruption to it. 3.2.2. 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 Addition shall make use of these features to complement the design of the Addition. The applicant shall indicate on the site plan all trees to be removed as part of the proposed construction. 3.2.3. Tree Removal Permission must be obtained from the ARC for the removal of any trees with a trunk diameter of greater than two (2) inches and shall be made in accordance with the provisions of the Application for Tree Removal Form (Form # TRF.013). A copy of this form can be found in the Appendix. 3.2.4. 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. 3.2.5. 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. 3.2.6. Utilities Any new site utilities required due to construction of an Addition shall be installed with minimum disturbance to existing site conditions. 3.2.7. 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, 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. 3.3. BASIC DESIGN GUIDELINES 3.3.1. Height Restrictions Height restrictions will be 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 Addition that appears excessive in height when viewed from roads, drives, other lots, Open Spaces, or common areas. 3.3.2. Floor Space, Permitted Uses and Architectural Style Floor space and permitted uses shall be in accordance with the Supplementary Declaration. Proposed Additions should incorporate quality of design and materials, sensitivity to, and compatibility with the natural features of the Lot and compatibility with the context of the existing structure. 3.3.3. Colors and Materials Materials and colors used on the exterior shall be subdued and blend with the colors of the natural landscape. Permitted colors, including trim colors, include muted earth tones of browns, beiges, taupes, and grays. Exterior colors shall not exceed a light reflectance value of sixty percent (60%). 3.3.4. 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. Roofing materials used on Additions shall match the roofing materials used on the existing part of the dwelling. The applicant has the responsibility of conforming to Jefferson County Building Department Regulations. 3.3.5. Building Projections All exposed projections including but not limited to: chimney flues, vents, caps, gutters, downspouts, utility boxes, 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. 3.3.6. Garage Doors If the Addition involves a garage, visual impact of garage doors shall be minimized by such measures as proper location of the garage portion of the dwelling, articulating 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. 3.3.7. 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. 3.3.8. 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 Addition 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. 3.3.9. Exterior Lighting If exterior lighting is part of the Addition, 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 downlights, 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. 3.3.10. 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. 3.4. SUBMITTAL REQUIREMENTS 3.4.1. Submittal of Documents Plans, specifications and other descriptive documentation shall be submitted to the ARC accordance with the following submittal and review procedures. All materials submitted shall remain the property of the ARC. An Improvement Submittal Form (Form # ISF.009) and an Additions, Decks and Patio/Deck Covers Checklist (Form # ADP.010) shall be completed by the applicant at the time of submittal. Incomplete submittals will be disapproved by the ARC. 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 resubmittal. a. Document Submittal: Detailed and dimensioned drawings shall be of the same sheet size and shall include: (1) A site survey showing existing structures, locations and elevations of adjacent roads or drives. Also an indication of large rocks and rock outcrops, location of trees if they are affected by the proposed improvements is required. A simple site survey that accompanies a mortgage document is sufficient for this purpose. (2) A site plan drawn at no less than 1" = 20'-0" scale, indicating the location of the proposed improvement dimensioned to at least two (2) property lines. As an alternative to a scaled site plan, an unscaled plan can be submitted so long as all property corners and the corners of the proposed Addition are flagged and/or staked, so that the ARC can look at the corners in the field when it makes its site visit. (3) Floor plans and a roof plan, if applicable, 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 details including chimneys, stairs, deck railings and deck supports. (6) Exterior materials and colors. Samples of any new materials must be provided and 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. All samples must be identified with manufacturer's name, color name, color number and the light reflective value (LRV). (7) Exterior lighting "cut sheets" from the manufacturer describing any proposed exterior lighting, including a fixture drawing or photograph. 3.4.2. Posting of Property The Genesee Foundation will post the property once the 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. 3.4.3. 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 12 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. 3.4.4. Review of the Submittal After the posting and comment period the ARC will review the 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. 3.4.5. Resubmittal 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. At the time of the disapproval, the ARC will determine whether reposting of the property will be required for a resubmittal. 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. 3.4.6. 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). 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 look at 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. 3.5. FORMS AND CHECKLISTS TO BE COMPLETED The following five (5) forms must be completed by the applicant in order for the ARC to approve the project. 3.5.1. Improvement Submittal Form (Form # ISF.009). 3.5.2 Tree Removal Form (Form # TRF.013). 3.5.3. Additions, Decks, and Patio/Deck Covers Checklist (Form # ADP.010). 3.5.4. Notice of Commencement of Improvements (Form # NCI.006) 3.5.5. 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