Guidelines for Architectural Approvals for Little Elk Creek Subdivision

Last Amended March 2009
BEFORE YOU BEGIN PLANNING Read this paper thoroughly, and have your architect do the same. Read the Protective Covenants for the subdivision for further specifications regarding Architectural Control (see Items # 18-29). It is recommended you seek the assistance of a licensed surveyor before you continue planning. You should also have a general idea of the Pitkin County Planning, Zoning, and Building code requirements. Some requirements of Little Elk Creek may be more exacting than the similar Pitkin County rules or regulations. The Architectural Control Authority is herein referred to as the Design Committee.

SUBMISSION TO THE DESIGN COMMITTEE Prior to the submission of plans to the committee, the approving signature of all adjacent, view plane, and any other impacted neighbors must be obtained DIRECTLY ON THE PLANS. These plans must be the same submitted to the County. If any signer approves with exception, the exception must be written on the plans for discussion by the Committee.

The following documents are required to be submitted for an architectural review: A complete set of plans, and a $3,000.00 completion deposit, which is refundable within three months of the issuance of the Certificate of Occupancy, subject to approval of the completed improvements by the Committee, and mitigation of any damages to common property, roads, water lines and buried electrical and telephone lines. The $3,000.00 cash deposit will not be refunded if the improvements are not completed within one year of the date of written approval, unless an extension has been applied for and granted by the Design Committee. The Committee will not give written approval for submittals until the application completion deposit has been paid. (See Item # 24 of the Covenants for a specific list of materials to be supplied to the Design Committee)

  1. Lot Plot Plan. The Lot Plot Plan must show all setback lines and building locations, and location of the adjoining lots and structure and existing irrigation ditches. Show the location of all proposed utility lines, driveways, parking areas, and septic systems, fences, proposed solar or alternative energy improvements and any other proposed improvements, including landscaping and proposed lawn irrigation plan.
  2. Exterior Elevations. Elevation views of the proposed structure from all sides are required. Show existing and finished grades. Show all exterior features including location of utility meters, trash enclosures, etc. All exterior materials must be called out on the drawings. The maximum height of the roof above grade must be shown.
  3. Water Tap Procedures. The Water Tap Procedures Agreement must be signed and submitted to the design committee, together with the $1,500.00 water tap fee before general approval will be granted.

PLANNING CONSIDERATIONS Excessive grading or filling is discouraged when it can be avoided, and will not be accepted without adequate justification. The existing surface irrigation system may not be modified without written approval of the Design Committee. A minimum of one off street parking space is required for each two bedrooms. The buildings must be situated to minimize the loss of view of the adjoining or impacted property owners.

  1. Fences are discouraged, but will be considered on an individual basis. If horse keeping is contemplated, corral fences should be planned so that they do not delineate lot line in any complete sense. Split rail, post & rail or dimensioned lumber fence construction are acceptable. Fences should be left natural, or stained in earth tones. Wire fences, such as chain link, chicken wire, barbed and strand wire will not be accepted. Per Item # 23 of the Covenants, “All fences shall be subject to the approval of the Architectural Control Authority as to location, size, design, material and color.”
  2. The domestic water wells operated by the Homeowner’s Association are not approved for lawn and outdoor vegetation watering use; their stated purpose is for the provision of domestic water (cooking, bathing, etc) The Architectural Review Committee therefore requires the use of the existing flowing surface water, provided by the water rights owned by the Homeowner’s Association, for lawn, garden and other vegetation watering. The utilization of these surface rights should be provided for in the planning process, with consideration for the location of ditches, flow patterns, etc., being completed while the planning process is underway. Approval will not be granted for construction which disrupts or impedes the existing or potential surface irrigation system on any lot.
  3. It is anticipated that the Homeowner’s Association will, in the near future, require the installation of water meters for all existing and future connections to the water system. Your architect/plumber should make provisions to facilitate installation of a water meter at a later date, and should insure that the water meter will be the first connection to the water service line after it branches from the water main. Curb stops for the water system must be located and marked during the course of construction.
  4. Trash containers should be located inside the building, or enclosed. Utility meters shall be placed in the most inconspicuous location possible, and shall be screened from view. Propane tanks should be screened from view, or buried. Installation of energy conservation devices is acceptable; the Design Committee retains the ability to assure the installation is consistent with the procedure for the Approval of Structures (Item #19) in the Covenants, including dimensions, placement, and external appearance.
  5. Per Item #21, Primary Structures are any enclosed structure which occupies more than eighty square feet in area, or more than six hundred cubic feet in volume. The Primary Structure permitted on any single parcel shall consist of no more than one single family dwelling house with an interior floor area of at least 1,000 square feet, exclusive of any accessory buildings, garage, deck, porch, or patio, etc., together with no more than two unconnected enclosed non-dwelling structures such as swimming or tennis cabanas, stables, garages or greenhouses. No structure shall be erected or installed except concurrently or after the construction of the single family dwelling house. All structures shall conform in appearance with the single family dwelling house.
  6. The exterior portions of all buildings shall be natural, painted or stained wood, stucco, natural rock, brick, or such other material as may be approved by the Committee. All above ground improvements on any lot shall be set back at least thirty feet from the boundaries of the lot. No structure shall rise, at its highest point, more than two stories, exclusive of chimneys, antennas or vents, and shall comply in height with applicable Pitkin County Land Use Codes.
  7. The owner and contractor are responsible for keeping a clean building site. All building materials and equipment must be removed from the site within thirty days of issuance of the Certificate of Occupancy. No signs or advertising device of any nature shall be placed on the property except a small sign no larger than 18” x 36” showing the owner’s name and address. Industry standard real estate signs may be erected one per lot.
  8. Construction of any structure shall proceed promptly after approval by the Committee. Failure to complete the structure within one year after the date of the written approval shall constitute an automatic revocation of the approval. Please reference the Covenants item #26 regarding the “Prompt Completion of Structures”. A homeowner may apply for a 6 month extension to finish a construction project. Approval will be based upon progress made.

VARIANCES- (See Item # 29 of the Covenants) The Design Committee may allow variances. Any variance allowed shall be evidenced in writing duly executed by the Design Committee

BEFORE CONSTRUCTION BEGINS Before any construction, excavation or any other site disturbance, the following must occur, in addition to any requirement of the Pitkin County Building Department. Upon satisfactory review of your final plans, the Committee will issue a written letter of approval. No changes can be made after approval of plans without resubmitting the entire plan to the Committee. If the letter of approval contains any exceptions or conditions, you must acknowledge these exceptions and conditions by your signature, and return the letter to the Committee.

AFTER COMPLETION After your house is completed, the Design committee will inspect your improvements and certify that they are in compliance with the plans submitted. If all conditions have been met regarding the construction of the structure the completion deposit may then be returned.

NEIGHBORHOOD CONSIDERATIONS The posted speed limit in the subdivision is 15 MPH.

You are responsible for notifying your contractors, their employees and construction delivery drivers and other tradesmen of the speed limit. You are responsible for the prevention of scattering of construction material and trash by the wind, and for keeping a clean, neat construction site. Dogs are not to be allowed to run at large, pursuant to the Animal Control Ordinances of Pitkin County.

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