> STANDARDS   > SUBMITTAL FORMS   > POSTING PERIODS		ARC STANDARDS SECTION 5 ANCILLARY IMPROVEMENTS 5.1. OVERVIEW This section outlines the procedures and requirements for making application to the ARC for ancillary improvements. Ancillary improvements include, but are not limited to: dog runs, electric dog fences, play equipment, satellite dishes, roofs, new windows or skylights, new exterior lighting, all restaining or repainting of exterior surfaces, yard ornaments, and tree removal. It should be noted that for the purposes of the applicability of these Standards, restaining or repainting to a new color are considered ancillary improvements. 5.1.1. 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. c. Official Development Plan for Genesee. d. Final Plat for the Specified Filing. e. Design Standards of 1998. 5.2. BASIC DESIGN GUIDELINES 5.2.1. General Requirements All proposed ancillary improvements must be submitted to the ARC for review and approval prior to installation. 5.2.2. Dog Runs a. Dog runs are discouraged in favor of "invisible" dog fences, described below. Dog runs shall be designed to become part of the dwelling. As such, they must blend with the character and style of the dwelling and should integrate with the existing topography. Construction of dog runs shall match the material, color and details of the existing dwelling or existing deck guardrails. Chain link fencing is not allowed. b. The top of the enclosure shall be stepped vertically to follow the ground contours, where necessary. The height shall be the minimum sufficient to contain the animal(s) and as approved by the ARC. c. Dog runs shall be located in an area that provides the minimum visual and auditory impact on neighbors. d. The size of a dog run is variable depending upon the number and size of the animal occupants, as well as, the overall impact of the enclosure on the dwelling and the lot. The size of dog runs should be minimized. Only one dog run is allowed per dwelling unit. 5.2.3. "Invisible" Dog Fences a. Electric wires of "invisible" fences must be buried at least ten (10) feet inside all property lines. b. Consideration should be given to excluding the driveway and front entry from the fenced area. c. Electric fencing is not a substitute for personal control of the animal. The owner is responsible for his pet's behavior at all times, including control of barking. 5.2.4. Play Equipment a. Play equipment includes, but is not limited to: Swing sets and swings attached to a permanent structure. Slides and ramps. Climbing structures. Forts and playhouses. Basketball hoops and backboards installed in the ground or attached to a permanent structure. Trampolines. b. Play equipment shall be constructed and finished to blend with the natural features of the site and to complement the existing adjacent structures. Muted, dark, earth-tone or forest-tone colors are strongly encouraged for all play equipment including fabric canopies, slides and accessories. Primary colors are not allowed. c. Play equipment shall be located away from property lines and direct view lines to neighboring dwellings or streets. d. Dwelling-mounted basketball backboards shall be either transparent or match the color of the main body of the dwelling. Free-standing backboards shall be transparent and mounted on a pole painted black or other approved muted, dark color. e. Play equipment which has fallen into disrepair shall be repaired or removed from the property. f. Pursuant to the Guiding Documents, where screening is required to limit visibility from roads, Open Space or neighboring dwellings, the applicant shall include a landscape plan as part of the play equipment submittal. 5.2.5. Yard/Dwelling Ornaments a. Yard/dwelling ornaments include any free standing or dwelling attached object located anywhere on the site and placed for decoration or display including, but not limited to: Geometric designs. Birdbathes Sculptures Urns and flower pots. Carved animals or animal effigies. Artificial plants or flowers. b. Yard/dwelling ornaments are generally discouraged. Approval of yard/dwelling ornaments depends upon their size, character, color, location and screening. 5.2.6. Antennas and Satellite Dishes a. All television, radio and special communication antennas or aerials shall be concealed within the structure of the dwelling. b. Satellite dishes shall be located to be as low and unobtrusive as possible. c. All exterior wiring must be buried, concealed within the dwelling, or surface routed in an unobtrusive manner and contained within conduit. The conduit shall be painted to match the color of the surface on which it is mounted. 5.2.7. Tree Removal The removal of any trees with a trunk diameter of greater than two (2) inches 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. The ARC will exercise more stringent controls for tree removal in areas visible from roads and nearby dwellings. 5.2.8. Colors and Materials Whether requested by the Foundation or by the applicant, when restaining or repainting is desired, a submittal is required. 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%). 5.2.9. 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. 5.2.10. 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. 5.2.11. 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 with approved landscaping and enclosure walls to prevent an unreasonable level of noise and to conceal the equipment from view of adjacent lots and roads. Any exposed portion of foundation walls shall be finished to blend with the general design of the dwelling. 5.2.12. Exterior Lighting If exterior lighting is part of the improvements a lighting plan must be submitted. Approval will be based on the visual impact of the lights on the lot, on 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 uplighting, 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. 5.2.13. 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. 5.2.14. Re-roofing 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. 5.3. SUBMITTAL REQUIREMENTS 5.3.1. Submittal of Documents Plans, specifications and other descriptive documentation shall be submitted to the ARC in 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 the Ancillary Improvements Checklist (Form # AIC.012) 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. a. Document Submittal: Sufficient information shall be submitted to clearly establish the location and scope of work. Detailed and dimensioned drawings shall include: 1. A site plan drawn to scale, indicating the location of the proposed improvements in relationship to the dwelling and property lines and including site contour lines when appropriate. 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 ancillary improvements are flagged and/or staked, so that the ARC can look at the corners in the field when it makes its site visit. 2. Exterior elevations drawn to scale, clear photographs with drawing overlay, or manufacturer's product literature which includes a drawing or photograph. 3. Details of fence construction or other exterior improvements. 4. Exterior materials and colors shall be indicated on the drawings with samples of each provided. Color and material samples shall be a minimum of fifty (50) square inches. 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 light reflective value (LRV). 5. Exterior lighting "cut sheets" from the manufacturer describing all proposed exterior lighting, including a fixture drawing or photograph, shall be submitted for approval. 5.3.2. 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 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. 5.3.3 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 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. 5.3.4. 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. 5.3.5. 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. 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 resubmittals. Approval with conditions listed is not considered to be a rejection and will not require reposting. 5.3.6. Completed Work a. Upon completion of any ancillary improvements for which Final Approval was given by the ARC, the applicant shall give written notice to the ARC by completing and signing an Owner's Notice of Completion Form (Form # ONC.008). A copy of this form 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. 5.4. 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. 5.4.1. Improvement Submittal Form (Form # ISF.009). 5.4.2. Tree Removal Form (Form # TRF.013). 5.4.3. Ancillary Improvements Checklist (Form # AIC.012). 5.4.4. Notice of Commencement of Improvements (Form # NCI.006) 5.4.5. 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