Proposed, December, 2002 Approved, 2/15/03


I. Authorization 

A. Covenants of Glacier View Meadows

As authorized by the Covenants of Glacier View Meadows, filed with Larimer County (8 August 1992, amended) and passed by a two-thirds majority of GVM property owners, the Architectural Control Committee (ACC) was created to maintain a style and nature of building design that is architecturally harmonious with the physical character of the area, including quality of workmanship, type of materials and harmony of external design (Cov. 2.2, 4.1, 4.2, 4.3, 4.9).  In June 2001 with the adoption of new By-laws, the ultimate authority of the ACC was transferred to the Glacier View Meadows Road and Recreation Board, and a new committee, known as the Architectural Review Committee (ARC), was formed to continue the following, B., Scope of Authority.


B. Scope of Authority

The Architectural Review Committee is charged with reviewing and approving/disapproving architectural plans for all structures and alterations thereto in Glacier View Meadows, including size, height, location, time for construction, exterior materials, exterior lighting, roof appurtenances, driveways, building envelopes, garages, outbuildings, gates and entries, horse stables.  The ARC also has responsibility for reviewing complaints other than variances, surrounding certain other activities that affect the aesthetics of the environment surrounding said structures to include removal of trees and brush, nuisances, grading, drainage, temporary residences, home-based businesses, signs, fences and re-subdividing (Cov. 4.3, 4.6-4.10, 4.12-4.15, 4.17, 4.19, 4.22, 4.23, Suppl. Cov./1-12).  Recommendations for action are made to the Glacier View Road and Recreation Board of Directors, which direct the execution of those recommendations.  The Road and Recreation Board (ACC) will act upon requests for variances and the resolution of complaints.


C. Architectural Rules and Regulations

The Architectural Review Committee is authorized to adopt certain rules and regulations, embodied in these “Architectural Rules and Regulations.”  Variances to the Covenants or the Architectural Rules and Regulations may be made only by the Board of Directors of the Glacier View Road and Recreation Association as recommended by the Architectural Review Committee, only in writing, and only when such variances are deemed to uphold sound architectural planning and land use and are harmonious with the general physical and aesthetic character of the area (Cov. 2.22, 4.2, Suppl. Cov./1-12). 


II. Property Owners’ Responsibilities

All Glacier View Meadows property owners planning any activity falling under the approval of the Architectural Review Committee are required to do the following: 

A. Submit Formal Applications for new Construction and/or Modifications

All property owners who plan any structure, alteration thereto or other activity cited in I (B) above must obtain approval in writing from the Architectural Review Committee.  Among the activities deemed not subject to approval are; dead tree removal repainting of structures in the same (previously approved) color, replacement of structural elements in the course of normal maintenance, such as decks, windows, doors. All replanting, however, must be kept to native species (Cov. 4.3, 5.3). Application forms are only available at the GVM office as well as information regarding current application fees.

If in doubt about a specific planned activity, please consult the General Manager or the Architectural Review Committee. 

See Part III for additional information about submittal of plans.

B. Adhere to Covenants/Architectural Rules & Regulations

Property Owners cannot use ignorance of Architectural Rules and Regulations as an excuse for non-compliance.  Property owners are also responsible for the actions of their builder, contractor, and agents and should keep them informed of the Architectural Rules and Regulations. Builders and contractors may be required to modify or even tear down construction at an owner’s expense if it violates any of the Architectural Rules and Regulations (Cov. 5.3, 4.3).

            C. Observe State and County Regulations

All property owners must adhere to the building codes and zoning ordinances of Larimer County and any superceding State codes, plus all applicable State and County health regulations. Satisfaction of County and State requirements, however, does not automatically constitute compliance with the Glacier View Architectural Rules and Regulations (Cov. preamble, 4.3).

D. Complete Construction on Time

Owners must complete all construction within twelve (12) months from date of commencement, to include all grading, residence (including exterior siding, painting, and roofing) as well as all outbuildings.  This period may be extended only by written approval of the ARC and must relate to extenuating circumstances such as inclement weather, strikes, inability to obtain materials, etc. (Cov. 4.8).  Construction is deemed to commence when any of the following occur:

                        1. A temporary residence is moved to the lot.

2. Preliminary excavation for the residence is begun.

3. A septic system is installed.

4. Building materials are delivered to the property.

E. Temporary Residence

Temporary residences during residential construction must be approved by the ARC and may be on the property no longer than twelve (12) months from the date of commencement (Cov. 4.15).  A variance to (Cov.4.15) regarding temporary residences during residential construction must be approved by the ARC.


III. Submitting Applications 

A. Early Contact

Owners planning to build or alter any structure in Glacier View Meadows are urged to arrange an early meeting with the Manager and, if appropriate, to include a visit to their site. The Manager will help expedite the application so as to avoid unnecessary problems or delays.  The application should be made well in advance of actual construction so as to accommodate unforeseen problems, design changes, and/or           re-submittals (Cov. 4.3).

            B. Submitting Forms/Fees

All applications must be submitted on an official Glacier View Meadows Architectural Review application form.  The form will be signed by the Manager indicating that the applicant is the current property owner, all dues and fees are current, application and impact fees have been paid, and proper site/construction plans and material samples have been submitted. Signature by the Manager does not constitute approval, but merely indicates that all requirements of the application have been met and that the 30-day approval period by the Architectural Review Committee has begun (Cov. 4.3). 

Complete, formal applications along with the applications fees and any required deposits, if any, must be submitted to the GVM office no later than one week in advance of the forthcoming ARC meeting for consideration at that meeting.  Late applications will not be considered until the next monthly ARC meeting.

The valid duration of a plan submitted to the Architectural Review Committee is one (1) year after date of approval.  If construction has not begun by that time, all plans must be re-submitted for approval along with the necessary fees.

 IV. Plans 

A. Site Plans/ Lot Requirements

All site plans must: 

1. Include a reproduction of the plat map (available at the GVM Associations Office).  This must accompany each application submitted.

2. Show compass orientation of the lot.

3. Show topography/elevation when it impacts location, grading, or other building factors.

4. Show the site(s) of all existing and proposed structures/alterations in relation to roads, property boundaries, easements, and topographical features.

5. Indicate the square footage of all structures.

6. Observe E (Estate) setbacks for all structures:

a. 75 feet from the centerline of any road.

b. 50 feet from any property line, not including easement.

c. Although Filing 1 and a few lots in Filing 9 (Range 71W) are zoned O (Open) and FA-1, setbacks of E (Estate) are required as above.

7. Ensure that no permanent structure encroaches on any easement, including roads, utility corridors, hiking trails or bridal paths.

8. Include a plan for any proposed grading, including drainage of the lot. If a culvert is required for drainage, size and location must be shown on the site map. Plans for placing culverts are available at the GVM Associations Office (Cov. 4.13, 4.14).

9. Include plans for any proposed driveway(s), sheds or other outbuildings; see VI (E) below.

10. Show any proposed tree removal (Cov. 4.12).

            B.  All structures, including manufactured housing, must meet Uniform Building Code (UBC) standards.

C. Construction Plans for On-site Construction

All construction plans must: 

1. Include two (2) full sets of floor plans and elevation drawings of all sides of proposed buildings.

2. Be drawn to scale.

3. Include all construction specifications.

4. Be sufficiently precise and legible to be acceptable to the Larimer County Building Department and to guide actual construction.

5. Give particular attention to aesthetics, including exterior design, color, and texture.

6. Include samples and/or color chips for exterior, trim and roof of the house.

7. Include appropriate samples for other items (sheds, garages, fences, etc.)     (Cov. 4.3).

D.  Plans for Manufactured Housing

Detailed, build able construction plans are not required, because pre-manufactured housing requirements are pre-certified and exceed Larimer County minimum requirements.  However submission must include plans for

1.  A perimeter floor plan drawn to scale that includes length and width measurements, and plans and specifications for the perimeter foundation.

2.  Drawings to scale of all elevations.  Drawings will include all roof appurtenances such as dormers and cupolas as well as attached porches and decks that serve to minimize the box-like look of basic modular design.


V. Residence Requirements 

A. Types of Residences

A wide diversity of styles and building materials is encouraged in Glacier View Meadows, with no particular style of building favored over another.  The ultimate goal is that every structure be an attractive and a positive addition to the area and complements and maintains the esthetic environment. Accordingly, no building or activity will be permitted or allowed to remain in Glacier View Meadows which violates any Covenant, Architectural Rule or Regulation or, in the opinion of the Architectural Review Committee and the GVM Road and Recreation Board of Directors, detracts from the appearance or the aesthetics and general character of the area as a whole (Cov. 1.1, 2.2, 4.1, 4.2, 4.3, 4.9, 5.3, Suppl. Cov./1-12). 

B. Final Appearance/Manufactured Housing

All structures installed or erected upon any lot give the final appearance of having been so constructed on site. Manufactured housing is allowed, but no structure which, in the opinion of the Architectural Review Committee, has a linear, box-like or otherwise awkward or unpleasing appearance will be permitted. Alterations may be required during the planning stage to eliminate such appearances (Cov. 1.1, 2.2, 4.1, 4.2, 4.3, 4.9). 

Attractive manufactured housing has been built in Glacier View Meadows. For specific examples and/or ideas on construction, please contact the General Manager or the Architectural Review Committee.  Prior purchases will not influence the ARC decisions unless it meets Rules and Regulations.

C. Requirements and Restrictions 

1. Structure

a. Single family residences only (Suppl. Cov./1-12).

b. One kitchen.

c. Minimum size (enclosed living space):

1200 square feet or as required by covenants

d. Maximum size: 5,000 square feet (max. 3,000 square feet on the primary floor).

e. Minimum width of structure: 20 feet.

f. No residence may be over 2.25 times longer than it is wide.

g. Maximum height: 35 feet above the average grade (Suppl. Cov./1-12).

h. Excessively linear or flat structures may be required to be broken by L-wings, pop-outs, decks, porches, log siding, faux stone, rough-sawn paneling, texturing, bay windows or roof appurtenances such as dormers porch roofs or other enhancements as approved by the Architectural Review Committee (Cov. 1.1, 2.2, 4.1, 4.2, 4.3, 4.9).

2. Siding

a. The exterior of all buildings in Glacier View Meadows are required to

 harmonize with the physical and aesthetic character of the area, to include color, texture and materials (Cov. 2.2, 4.2, 4.3, 4.9).

b. Appropriate exterior materials include:

                                    (1) Treated logs

                                    (2) Wood siding

                                    (3) Stucco

                                    (4) Masonry, brick or stone

c. No metal exteriors will be allowed on any buildings on residential lots.

d. For color, earth tones will be used to ensure compatibility with

the natural setting. Earth tones are defined as various shades of green and brown; in general, neither blue nor neutral gray are considered earth tones.  All colors should be chosen with utmost care to ensure that shades are not too bright (Cov. 1.1, 2.2, 4.1, 4.3, 4.9). Examples of acceptable colors will be available in the GVM office.

3. Roof

a. Minimum roof pitch is 6/12.

b. Linear rooflines in excess of 24 feet may be required to be broken with

 3-dimensional structures, including stepping, shadow-forming dormers (extending from the eaves to the roofline), cupolas, exterior chimneys, porch roofs, overhangs or other enhancements as approved by the Architectural Review Committee (Cov. 1.1, 4.2, 4.3, 4.9).

c. Roofs must be fire resistant.  Untreated shake shingles are prohibited.

d. Roofs must have a minimum overhang of one (1) foot. 

4. Foundation

a. All residences must be placed on full-perimeter, load-bearing

foundations made of concrete, masonry, stone, treated wood or other suitable materials.

b. Exposed concrete block or poured concrete shall be confined to

basement/foundation areas and shall be covered with siding, stone, stucco or other materials to match the house.

c. No skirting will be allowed (Cov. 1.1, 4.1, 4.3, 4.9). 


VI.  Other Environmental Rules Regarding Properties

A. ExteriorLighting

In keeping with the natural setting and dark nights in Glacier View Meadows, outside lighting will be limited in time and place to actual need.  If external lighting is desirable, short-term activation of lights by sensors is recommended, but automatic day-night activation by sensors or timers, resulting in extended night lighting is unacceptable. (Cov. 4.17).  The Architectural Review Committee will disallow and require removal of any outside lighting, which becomes an annoyance or nuisance to other property owners (Suppl. Cov. 1-12). 

B. Outbuildings

Appropriate outbuildings shall be permitted, including garages, sheds, gazebos, and barns. All outbuildings must be sited, designed and finished so as to match and complement the residence and may not detract from or overly contrast with the primary living structure(Cov. 4.1, 4.3, Suppl. Cov./1-12). Detached decks and patio floors designed to receive pull-in temporary residences must be approved, but are not considered outbuildings. 

1. Garages

a. Garages are normally constructed for not more than two (2) cars. 

Garages of greater capacity will be considered and approved on a case by case basis.

b. Garages must be built in conjunction with or subsequent to the

 residence and may not precede it (Cov. 4.8).

c. Garages may include hobby rooms, but may not be used as guest houses

or temporary residences during construction (Cov. 4:15). County ordinances prohibit living in garages or other outbuildings. 

2. Sheds

a. Only one shed will be allowed per lot.

b. Minimum roof pitch for sheds is 4/12, unless otherwise noted.

c. If there is no permanent residence existing or under construction, a shed

 of not more than 120 square feet is permitted.

d. If there is a permanent residence in existence or under construction, a

 shed of not more than 250 square feet is permitted. Sheds larger than 120 square feet require Larimer County approval, and a minimum roof pitch of 6/12.

e. Sheds are for storage only and may not include additions designed to

 create living space. County ordinances prohibit living in sheds or other outbuildings.

3. Gazebos

a. Gazebos may not be larger than 16 feet across.

b. Gazebos must be built in conjunction with or subsequent to the

 residence and may not precede it (Cov. 4.8).

4. Pole Barns

a. Pole barns will be permitted only on horse properties.

b. Pole barns must be built in conjunction with or subsequent to the

 residence and may not precede it (Cov. 4:8).

c. The maximum size of pole barns will be 1,000 square feet, with a

 width-to-length ratio of not less than 2.25. Maximum height will be 20 feet.  No metal exteriors will be allowed (see V(C)(2)(c) above). 

C.   Fences.  All fences will require ARC approval.  

Except for the trademark buck-and-rail fence at its periphery, fences are generally discouraged in Glacier View Meadows in order to maintain an open, natural setting and reduce obstruction of mountain scenery. However, if the owner can show specific cause he may receive specific approval in writing from the Architectural Review Committee, provided a formal application is submitted which includes location of the fence on the lot and the materials from which it is constructed (Cov. 2.2, 4.21). 

1. It is recommended that fences be of post-and-rail, split rail, board-and-rail, framed, welded-wire, or other natural, see-through construction.

a.  Solid or “stockade” fences may be allowed, but only as screening

 devices for RVs, trailers, tractors and other similar equipment that cannot be easily stored in a garage. Formal application must be made for approval of a stockade fence and should include cause for construction, materials, location, height and perimeter. 

b.  Chain-link fences are not allowed.  Wood-framed fences constructed with open, welded wire will be shown preference.  The Architectural Review Committee will have on file several good examples of fence designs, which have been approved.

2. No fence may encroach on any easement, including roads, utility corridors, hiking trails or bridal paths.  Fences that encroach on an easement may have to be removed at the owner’s expense if the easement is exercised.

3. Fences for dog runs must be limited to not more than 300 linear feet and must observe setbacks for structures (see IV (A)(6) above).

4. Fences may be used on horse lots to create paddocks or arenas of no more than 1,200 square feet.  Owners must keep horses and paddocks at least 100 feet from any community well and off any leach field.

5. Corners of lots may be marked with a single post.

6. Corners of greenbelts may be marked only by the Road and Recreation Association. 


D. Gates and Entries

1. Gates and entries, like all other structures, must be of a natural, pleasing design that complements the aesthetics and physical character of the area.

2. Entryways should be made of materials such as but not limited to; (wood, stone, ornamental iron, etc.).

3. Any painting or staining must be done in earth tones.

4. Samples and/or paint chips of all materials must be submitted with applications (Cov. 2.2, 4.1, 4.3). 

E. Driveways

In keeping with the area’s natural surroundings, driveways are to be constructed of materials such as but not limited to; recycled asphalt, gravel, road base, etc.)  No paved or concrete driveways will be allowed.  However, a small paved or concrete parking apron will be permitted at the end of the driveway. Driveways must not interfere with drainage of runoff water from a lot.  If a culvert is required at the junction of a driveway and road, it must be located so as not to interfere with a grader or snowplow.  Driveways, setbacks and building sites in Filing 12 are pre-platted (Cov. 4.13, 4.14, Suppl. Cov./12). 

F. Addresses

Addresses are assigned by the County and may be obtained at the GVM Associations Office. Numbers must be clearly posted at the driveway entrance.  Numbers should be a minimum of three (3) inches in height and of high contrast.  Approved, highly visible address signs are available for purchase at the GVM office.

G.   Towers

Towers, such as those used for windmill generators or HAM radio stations, will not be permitted (Suppl. Cov/1-12). 

H. Recreational Vehicles

Only one (1) visible recreational vehicle of any type will be allowed to be stored on any lot.  Recreational vehicles are defined as motor homes, travel trailers, fifth wheels pickup campers, ATVs, snowmobiles and trailers for the latter (Cov. 4.15).  Additional units must be garaged or screened from primary view.  The ARC will provide guidance in determining an appropriate, acceptable screening device.

I  Recreational Vehicles as Temporary Residences or Storage Facilities

RVs, trailers, pickup campers, and other similar vehicles, as well as temporary shelters such as tents, which are used as temporary residences or as storage facilities,  shall not occupy the property for a period to exceed 6 months in any calendar year (Cov. 4.15)

J. Home-Based Businesses

All home-based businesses must be approved by the Architectural Review Committee. Like other activities subject to ARC approval, businesses will be approved or disapproved based on compatibility with the general character of the area and potential effects on neighboring properties (Cov 1.1, 4.1, Suppl. Cov./1-12). 

K. Signs

No sign may be displayed on any lot except one professional sign of no more than three (3) square feet advertising a home-based business, property for sale, occupant’s name/address or builder of a home (during the period of construction). All signs must be approved by the Architectural Review Committee (Cov. 4.19). 


VII.    Property Repair and Unsightly Elements

A. General

1. All GVM properties must be kept in a state of sound repair, which

complements the area and is equal to or better than that of surrounding properties.

2. If a property is not in such repair, The Architectural Review Committee

 or the General Manager, acting as its agent, may give notice to a property owner in writing citing specific improvements that must be made.

3. If after 30 days of notification, improvements have not been made, they

 may be made by the Glacier View Meadows Association at the owner’s expense, plus 10 percent of the actual cost (Cov. 4.24).  

B. Vehicles.  No inoperative vehicle and/or machinery shall be placed and/or stored on any lot for more than 48 hours unless stored or parked in a garage, carport, or other enclosed structure or is appropriately screened from an Association right-of-way (Cov, 4.16)

C.  Commercial Vehicles.  No commercial-type vehicles shall be stored or parked on any lot unless stored or parked in a garage, carport or other enclosed structure or is appropriately screened from an Association right-of-way.  For the purpose of this rule a 1 ton or smaller vehicle, commonly known as a pickup truck, shall not be considered by this rule, unless it violates C, above (Cov. 4.22)


VIII. Violations and Enforcement 

A. Monitoring and Citation

The Architectural Review Committee or the General Manager, acting as its agent, will monitor ongoing construction and/or other activities approved by the Architectural Review Committee.  Real or alleged violations or departures from approved plans will be investigated and a report made to the Road and Recreation Board (ACC) for possible action (Cov. 4.3, 4.2). Enforcement of Covenants and Architectural Rules and Regulations will normally be effected by the citing of a violation to property owners. Voluntary cooperation will be sought whenever possible.  

B. Fines

Fines are established by the Road and Recreation Association and will be assessed for: 

1. Failure to submit an Architectural Review Committee application.

2. Failure to carry out construction plans as approved by the Architectural Review Committee.

3. Violation of Covenants or Architectural Rules and Regulations (Cov. 4.3). 

A schedule of fines is available in the GVM office.


C. Enforcement

If necessary, the Road and Recreation Board or Architectural Review Committee may provide for enforcement through court injunction (Cov. 4.2).  Invalidity of unenforceability of any Covenant or Architectural Rule and Regulation by court order will not affect the validity or enforceability of any other Covenant or part thereof (Cov. 5.5). 

Failure to enforce any provision of the Covenants shall not operate as a waiver of that provision, or of any other provision, including the Architectural Rules and Regulations (Cov. 5.6).