EMC ARCHITECTURAL MANUAL APPLICATION PROCESS
October, 2004 Revision
Your Architectural Control Committee seeks to insure that
the review and control process is effectively administered and to see to it that
individual property owners and the community are treated fairly in the process.
The Edelweiss Maintenance Commission Revised May 1996
Approved by Board July, 1996
INDEX
1.0
Edelweiss Architectural Responsibilities
2.0
Design Regulations
3.0
Plan Submittal Procedure
Form A
Construction Agreement (new construction)
Form B Construction Agreement (alteration/remodel/major land
reformation requiring heavy equipment)
Form C
Submittal Form and Application
Form D
Construction Agreement (out structures)
Appendix A
Sample Plot Map
Appendix B
Edelweiss Community Fees
Appendix C
Water Supply Vault Drawing
1.1
POLICY
Property at Edelweiss is subject
to the Plan and Covenants of Edelweiss, and pertains to Plats 1, 2, 3, and 4, as
recorded on
These Covenants provide that
exterior improvements of any kind require Architectural Control Committee review
and acceptance.
Paragraph 3. Land Use, Zone A
“Lots in platted land designated
as “Zone A” (all areas except Plat 1, Lots 1-47 that are in a flood plain
area and cannot be built upon) shall be used solely for single family
residential use consisting of a single residential dwelling and such
outbuildings (garage, not more than one guest cottage, patio structure) as shall
be consistent with a permanent or recreational residence. All structures shall
be of new construction and shall not be commenced until building permits from
the appropriate public body have been obtained , together with architectural
control approval. Construction shall be steadily prosecuted to completion, the
exterior to be completed within twelve months from commencement of construction.
No trailers, mobile homes, tent houses, or temporary structures shall be
installed upon any lot in Zone A, except as necessary during active
construction, or for temporary recreational use not to exceed 30 consecutive
days in any one calendar year.
Paragraph 4. Architectural Control Committee
“No buildings or other permanent structures, equipment, or shelters (including fences or any man-made obstructions) shall be built or placed or thereafter altered on any lot until after the written plans and specifications thereof disclosing size, materials, location, finish, and elevations have been submitted to, and approved by the Architectural Control Committee (“Committee”) provided for in the bylaws of the Maintenance Commission. Within thirty days after the submission of plans and specifications to the Committee, it may, by a majority vote thereof, and in writing approve or disapprove, or may conditionally approve, the plans and specifications so submitted. If such plans and specifications be so disapproved (or conditionally approved, then unless the conditions thereof be complied with), the projected construction shall not be undertaken, or if undertaken in violation hereof, may be abated at any time by legal proceedings instituted by any party having an interest in the enforcement hereof as provided in paragraph 9”…( in the covenants.) “The Committee shall in good faith exercise discretionary approval and disapproval of plans and specifications on a basis of minimizing interference with enjoyment of nearby lots and of enforcing an improvement, use and occupancy of the platted area in a pleasing but not necessarily uniform combination of permanent residences and recreational homes and facilities.”
1.2 RESPONSIBILITIES
The Architectural Control
Committee is charged with reviewing all plans and specifications for the
development and improvements to the private areas within Edelweiss to determine
architectural compatibility and compliance with the protective restrictions
recorded against property at Edelweiss.
THE COMMITTEE DOES
NOT CONSIDER AND ASSUMES NO RESPONSIBILITY FOR:
A.
The structural capacity, safety features, or building codes
compliance ofthe proposed improvements or
structures.
B. The location of the proposed improvement or structure on the building site as it relates to boundary lines, easements, and set backs.
C.
Possible geological or natural hazards, or other possible hazards,
caused by conditions occurring either on or off the property.
D. The internal operation or functional integrity of the construction/improve- ment.
E.
2.0
DESIGN REGULATION
Written acceptance of the
Architectural Committee is required for all new permanent construction, and
exterior alterations to any dwelling or property on private areas located in
Edelweiss.
Building alterations include, but are not limited to: garages, carports, heated enclosures, patios, hot tubs, or any other exterior additions to the unit.
The original architectural
character or theme of any unit must remain congruous within itself and to others
on the site. Once the character is established, no portion can be changed or added which
would conflict with or change that character. The unit of measure shall be the
original structure.
It is intended that each
interrelated structure on the same site be consistent with all others with
respect to architectural character, material, and finishes; and whenever
feasible be physically connected to one another by roof, screens, stone
walkways, walls, or other appropriate means.
The construction of the structures
ancillary to the primary residence shall commence only after construction has
begun on said primary residence.
2.1
ROOFS
A. Roofing materials: tile, metal, composition shingles and others, will be judged on their individual merit by the Architectural Control Committee. Roofing materials accepted without question by the Architectural Control Committee are tile, shingles, or earth tone metal. Pre-approved colors include medium to dark brown and forest green. All other roof types and colors must be approved by application to the Architectural Committee.
B.
Unacceptable colors that are bright or highly reflective include,
but are not limited to:
shining metal, white, blue, red, and yellow.
C.
All eaves must extend at least 18 inches beyond the exterior walls of all
structures.
2.2
EXTERIOR WALLS and TRIM
A. Exterior siding materials accepted without question by the Architectural
Control Committee are: cedar or
redwood tongue and groove, lap board, and board and batt. Other siding materials
will be judged on their individual merit by the Architectural Control Committee.
B. Exterior stains and trim colors accepted without question by the
Architectural Control Committee
are Olympic Stains 707 through 726, and 901 through 917. Compatible colors by
other companies that relate to these Olympic colors are also acceptable. Other
stain colors and solid body paints will be judged on their individual merit by
the Committee. Natural wood left in a clear and unpainted or unstained state
will also be accepted without question by the Committee.
2.3
FENCING
The design concept of Edelweiss is
one that promotes a feeling of open spaces. Fencing or other structures of any
nature are not allowed that outline the side or back yard property lines or
bordering common property.
2.4
SASH and SLIDING GLASS DOORS
Wood frames must be stained or
painted in a manner acceptable to the Architectural Control Committee. No
reflective frames or screens shall be permitted.
2.5
MAILBOXES and NEWSPAPER RECEPTACLES
A central structure for the
placement of mailboxes and/or newspaper receptacles shall be of uniform design
and provided by EMC. Individual mailboxes/newspaper
receptacles are provided by the individual owner but shall be of standard
design consistent with existing boxes. It is the responsibility of the
individual owner to contact the Postmaster in
2.6
CONSTRUCTION TRAILERS
Construction trailers accepted by
the Architectural Control Committee are permitted on a lot during active periods
of construction and must be removed when exterior construction is complete. In
no case can construction trailers remain on the property longer than two years.
2.7
SANITARY FACILITIES
The
3.0
PLAN SUBMITTAL PROCEDURE
For new construction, remodeling,
additions, and other improvements to private areas, design review can be
conducted in two stages so that the applicant has every opportunity to
communicate with the Architectural Control Committee on matters of concept and
basic form prior to investing in fully completed architectural plans. The
procedure shall be as follows:
A. Preliminary: Review of preliminary plans shall be of an advisory nature;
Therefore, such submittals may
consist of informal presentations. The submittal shall indicate the location of
the proposed structure o the lot, the location of the property lines and shall
indicate the exterior character of the proposed structure.
B. Final: One (1) set of finished drawings which include the site plan and
construction
plans (floor plan view and all four (4) elevations). The drawings must
include a completed exterior outline specification as per Submittal Form and
Application Sheet (Form C) and signed Construction Agreement (Form A). This set
will be retained in the Architectural Control Committee files.
3.1
APPLICATION PROCEDURES
A. Identify the type of application to be completed by reference on the
Submittal Form and Application
(New Construction; Alteration/Remodel; Exterior Supplement).
B. Submit a fully completed application to Architectural Control Committee.
Plans are always required, and
they must be submitted with the application. Applications are available from the
EMC Manager.
C.
The Architectural Control Committee normally meets as needed, but
no more frequently than once per month. Meetings are normally held at Edelweiss
and a schedule of time and locations can be obtained by contacting the Edelweiss
Manager.
1.
Final Plan Submittal: An application fee of $ (see Appendix C) is required at the time of final
plan submittal. Additionally, the documentation as stated in paragraph 3.0 (B)
is required.
2.
Architectural Control Committee Deferral or Rejection: If for any reason the Architectural Control
Committee acts to defer or reject a plan submittal, the applicant can re-submit
his/her proposal making corrections as expressed by the Architectural Control
Committee under the same plan submittal fee.
D. Prior to the meeting, one or more members of the Architectural Control
Committee will make an on-site
inspection. It is the responsibility of the property owner to establish the
property lines and house stake-out with string at the time plans are submitted.
It shall be the owner’s sole responsibility to locate and determine his or her
property corners and boundaries.
E.
At the meeting, all comments with respect to the environmental
impact will be heard.
F.
If an applicant disagrees with the action of the Architectural
Control Committee, he/she has the right
to request reconsideration. Appeal to decisions made by the Architectural Control Committee may be
directed to the EMC Board of Trustees.
3.2
NEW BUILDING CONSTRUCTION AND ALTERATION/REMODEL APPLICATION
An applicant must provide the Architectural Control Committee of
Edelweiss with all the following necessary information to evaluate the application
thoroughly and quickly:
A.
Identification of Location, i.e. formal Plot Plan (see Appendix A)
B.
General Description of Building and Exterior Alterations
Construction documents for the proposed project shall be completed in sufficient detail to fully explain the intent of the architectural and structural design, as well as the materials and finishes involved. Drawings at a scale of not less than ¼”=one foot are required. Form C outlines the required information that must be included with each submittal.
3.3
COMPLIANCE PROCEDURE
A.
Applicants will receive their processed application in the mail
from the Architectural Control Committee as soon as possible after being
reviewed.
B.
Construction approval is valid for two years for new homes and one
year for remodeling. All proposed exterior construction on your homesite must be
completed within two years from the date of issuance of permit.
Failure to complete work within the prescribed period of time may cause
the acceptance to be rescinded and re-submittal will be required.
C.
It is required and fully expected that the applicant shall
complete his or her project in a high quality, workmanlike manner, with
environmental consideration.
D. Upon completion of the construction or alteration, a notice of completion must be submitted to: Edelweiss Architectural Control Committee, HCR 74 Box 88C, Winthrop, WA 98862. The new construction or alteration will then be reviewed for conformity to the accepted application.
3.4
ENFORCEMENT PROCESS
A.
Violations of Design Committee Rules & Regulations may be
reported by anyone to the Architectural Control Committee directly or via the
EMC Manager.
B.
Violations will be processed in the following manner:
1.
A member of the Architectural Control Committee shall review the
alleged violations. Owner will be notified of said violation.
2.
If the violation remains unresolved, two letters (second by
registered mail), seven or more days apart, will be sent to the violator by the
Architectural Control Committee. The letter will clearly state the nature of the
violation.
3.
If there is no response within 14 days of receipt of the second
letter, the committee will turn the matter over to legal counsel. Expenses
incurred in this process will be the responsibility of the property owner.
3.5
INSPECTIONS
Regular reviews will be made by
the Edelweiss Architectural Control Committee members or EMC Manager. The
property owner shall notify EMC Manager at the time of the following
construction phases and shall make arrangements for reviews:
A.
Building site and tree flagging
B.
Footing forms prior to being poured to determine compliance with site
plan approvals.
C.
Framing is in compliance with approved drawings.
D.
Final review and acceptance (exterior).
Inspection requests
are the responsibility of the owner and/or contractor. Failure to call for and
obtain EMC accepted reviews can result in work stoppage and/or non/remittance of
refundable portion of the building fee.
E. Exterior of the structure to determine if it is in compliance with approved drawing.
F.
Decks and service areas (garage enclosure, outside storage) to
determine they are in compliance with the approved drawings.
3.6
SITE
PLAN
Building setback standards for
Edelweiss shall be consistent with
In no case shall any part of the
structure overhang or encroach on any property line. (i.e. steps, porches,
eaves, etc.)
In some cases, it will be
important to consider the height of improvement. In sensitive view corridors or
open areas, the Architectural Control Committee may require lower ridge lines
than the accepted maximum.
3.7
VARIANCES
Set back variances may be
considered and granted by the Okanogan County Planning Department.
3.8
UTILITIES
INSTALLATION
Following are utility
considerations for owners and contractors, which will apply during construction
of homes in Edelweiss. These instructions are designed to clarify policies and
to protect all parties thereto.
Please note the division of
responsibility. While Edelweiss has responsibility for some items, the owner
must also insure that their obligations are met in the proper sequence during
and after construction. No later than three days prior to any digging, the
property owner is required to call Utilities Underground Locator
1-800-424-5555.
A.
Septic and Water Hookup
1. Only EMC accepted contractors accompanied by EMC Manager shall be allowed to break road surfaces. The owner shall review his/her excavation contractor selection with the EMC Manager well in advance of the date selected for excavation.
2.
All water lines shall be buried to a minimum of five (5) feet.
Where possible, installations should avoid areas likely to be plowed during the
winter to prevent freezing of the water lines. All buried lines shall be
properly bedded and protected as shown in Appendix C. All roads and ditches must
be repaired to original conditions.
3.
Water meters are required and may be obtained from the EMC Manager
at cost. Pressure reduction valves are required at most of the residences
located below 2,500 feet. The pressure setting for the pressure reduction valve
shall be provided by the EMC Manager. Meter access box must be constructed large
enough to provide access for repair. The meter shall be installed on a meter
settler to assist in reading and servicing the meter.
B.
Electrical
1.
All questions and arrangements for electrical hook-ups should be
directed to the Okanogan County Electric Co-op. EMC has no
involvement with the electricity within Edelweiss.
C.
Telephone
1.
Underground telephone lines are available to many areas within the
community. For specific information,
applicant shall contact PTI Communications.
D.
Sewer System
1.
Some lots in Edelweiss are included in the design of the central
sewer system and have the right to connect to that system. Check the status of
your lot with the Edelweiss Manager. The central sewer system is owned,
operated, and maintained by
2.
Septic systems require a permit by the
3. Lots connected to the county’s central sewerage system are required to have their own septic tank and effluent pump to pump their waste into the collector mains. Contact the Okanogan County Public Works Department for information related to pump sizing and connection requirements. User connection fees are collected by Edelweiss, which cover the replacement cost of the central drain field unit. These fees are paid directly to Edelweiss Maintenance Commission. Confirmation of the receipt of these fees is required by the county prior to issuing a septic permit. See fee schedule. (Appendix B)
APPENDIX B
APPENDIX C
EDELWEISS COMMUNITY WATER SYSTEM
TAPPING ILLUSTRATION
SEE
MANAGER
Any damage that
occurs to the community water system as a result of tapping ;into system shall
be the sole responsibility of the property owner and/or his/her excavation
contractor.
Meter vault shall be
located out of road right of way and where snow will not be deposited during the
winter plowing.
Vault shall be made
of steel culvert material, concrete rings, or a pre-manufactured meter vault
having a minimum diameter of 3 feet.
Vault cover shall be
constructed and maintained as to accept foot traffic.
Face of water meter
shall be installed in such a way it can be read without entering the vault.
A hand operated stop
and waste valve shall be installed in the vault at the inlet to the water meter
which will allow shutting off the water supply to the residence.
Galvanized steel
pipe (3/4-1”) shall be used for supplying water to houses in conjunction with
a copper whip (4 gauge) that is attached to the galvanized pipe near to where
community water system line is tapped; this is a necessity for thawing frozen
pipe (see diagram). Copper shall be terminate within 6” of PVC main line and
other PVC fittings to prevent over heating. The copper should not touch the
steel vault or galvanized pipe except where attached.
Pipe between vault
and community water line is to be installed a minimum of 5 feet below the
surface.
All roads and ditches shall be repaired to original conditions.
