Guidance for Realtors

Contact Information

1417 Green Mountain Drive

Livermore CO 80536

  • Monday-Friday 9:00 – 4:30
  • Saturday 9:00 – Noon
  • Closed Sunday

Frequently Requested Documents

A separate page of links has been created for convenience of realtors and others interested in a quick legal profile of our community.

HOA Structure

Glacier View Meadows is a self-governing community, overseen by a freely elected seven-person Board of Directors, with one vote per property. The Board is responsible for the financial health of the organization and hires a professional manager to direct staff and manage operations. The Board meets monthly in an open public meeting, with all records available, accessible, and transparent.

Much of the work of the community takes place by residents who volunteer in an active committee structure reportable directly to the Board. Membership in all committees and work projects is open to all residents of the community.

Major support for life in the community comes from a free-standing 501(c)(7) Glacier Gals organization, providing extensive service, social programming, and fund-raising opportunities.

Enjoying, protecting, sustaining the natural world is important enough in the community that the Ecology Committee of the Board has maintained its own independent website for years. These activities engage a substantial number of our residents in year-around programs–though admittedly, more in spring, summer, and autumn, than in winter.

Association Merger

In its foundation documents, the Water & Sewer Association and the Road & Recreation Association were established as separate organizations. In 2023 the members of the community voted to consolidate these two associations to form a single entity, Glacier View Meadows Associations.

Accounting functions for the two elements of the community remain separate, given the need for individualized rates depending on services provided. Membership in the Association, and its two constituent elements, is required of all residents.

Benefits of Association Membership

These are clearly identified in a public document and available on this website.

Description of Subdivision

Development of the mountain area began in 1972, with twelve filings in the first few years. Approximate numbers in the total area:

Printable .pdf of map

Architectural Review Committee

Dedicated in the founding documents of the HOA to protecting the architectural and natural environment of the community, the Architectural Review Committee is an integral element of community growth and maintenance. Reviews by this resident-staffed committee are required for site-location, building materials and exterior finish, for fences, and for dog runs.

Full ARC Rules and Regulations are a matter of public record, available on this website. All questions and concerns can be shared with the Association staff.

Road & Recreation Dues and Services

Management system and organization.

Grade roads summer/plow in winter, with access to maintained trail system, open space, and common areas. Public drinking water, RV dump.

Water & Sewer Dues and Services

$234/year for developed properties; $117/year for undeveloped (unbuilt) properties. Water and Sanitary System usage fees apply for properties connected to them.

Trash Services

$65/year option.

At Gate 8 there are roll-offs for self-haul trash and for self-serve recycling, and there is a seasonal large volume container available for additional fees. Glacier Gals provides aluminum recycling.

Wildfire mitigation and healthy forests require active maintenance and management. The Association provides slash piles in open spaces around the mountain neighborhood, at various times and places during the year, with no fees.

Transfer Fees

  • $150 for the Water & Sewer System.
  • $150 for the Road & Recreation System.

Water Augmentation Plan

This is a Court-based legal mandate which permitted water rights for the historical development of our community. Under the terms of the Plan, water is strictly limited to household use only. We take no small pride in our embrace of responsible management of this precious resource.

The Augmentation Plan requires private wells to report annual consumption, limited to state-permitted 0.33 acre-feet per year, per property.

Household-use only provides for no exterior plant watering or car washing. There are limited exceptions to this restriction for landscape rehabilitation.

Augmentation Plan: District Water/Sewer Systems

For a certain number of properties, for geological reasons, private water and wastewater treatment systems are not practicable. The Association has engineered and constructed, and continues to maintain, water and sanitary sewer systems for these properties. Additional HOA fees are required for these services.

Augmentation Plan: Greenhouses

As with all Accessory Buildings, these require approval by the Architectural Review Committee. This includes documentation of plan to use water only from offsite sources, and a commitment to provide receipts of such purchases on request.


Despite the limitations on water use imposed by the Augmentation Plan, residents find abundant opportunities and means to landscape their properties with trees, shrubs, and perennial plantings. Water-friendly and wildlife-resistant plantings are grown and maintained in the community Demonstration Garden at Gate 8, across from the GVM Offices.

That said, at this elevation and short growing season, residents don’t expect easy or productive vegetable gardening.

Noxious weed management is an essential element in mountain living throughout the Mountain West. Educational support and consultation, supplies, and equipment are available through the Ecology Team Committee of the Board.


With national forest lands surrounding the community, there are abundant opportunities area-wide for hiking, hunting, fishing, exploring.

The Association maintains, stocks, and manages three fishing ponds.

Each membership in the Association comes with two fishing passes, with guest passes available for a modest daily usage fee.

In community open spaces a network of hiking trails has been created and maintained for resident use.


Parcels with Estate Zoning require specific setbacks and have limited building envelopes, as platted and as defined by natural topography–such as wetlands, steep mountain terrain, and granite outcroppings.

Other parcels are Zoned RR2. Larimer County Zoning is superceded by HOA Covenants and Rules and Regulations.


A limited number of parcels are designated as horse properties. There is a two-horse maximum, and watering is allowed from domestic well under the Augmentation Plan.

Beyond household dogs and cats, no other livestock is allowed–no chickens, goats, rabbits or other animals, large or small.

Herds of deer and flocks of turkeys visit our neighborhoods regularly.

Seasonally we’re reminded of the balance of nature with sightings of bears and mountain lions, eagles and turkey vultures.

Building: Vacant lots

Owners of vacant lots may camp on them for as many years as they wish, with no requirement that they be built on. RV use on undeveloped land, however, is limited to six months of each year.

Building: RV Storage

Unoccupied/unused RVs may be stored only on properties with a valid Certificate of Occupancy.

Building: Larimer County Building Permit

All development in GVM is subject to Larimer County Permitting requirements.

6/12 roof pitch is required for snow load.

Extreme wind gust construction is required.

Building: Sheds

< 200 sf, requires ARC approval, for site location, building materials and exterior finish.

>200 sf, requires ARC approval and Larimer County Building Permit.

Until a dwelling with a Certificate of Occupancy is constructed, only sheds are allowed on the property.

Larimer County GPS

Aerial views are distorted due to elevation and distance from the center of the satellite image.

Short Term Rentals

ARC approval required as an in-home business, with additional requirements beyond Larimer County Permit.

Covenant Enforcement

The Association has a policy and a long tradition of enforcement as a response to need, with no staff specifically dedicated to enforcement of the covenants in any proactive fashion. There is no active search for violations. All members of the community share responsibility for abiding by our common norms and rules.

The written Covenants are used as the definitive standards when concerns about compliance are reported.

The abiding assumption is that every member of the community is a responsible adult, all equally committed to the common good and respectful of everyone’s interest.

Community Ethic

One could do worse than to remember the Code of the West, based on the values of integrity and self reliance, fully articulated by the Larimer County Planning Office. We come from all walks of life, and our lives are richer exactly because of that. We are mountain people, facing our challenges together as the dues we pay for the joy of living with freedom and the glories of four-season nature.

Cattle on Hwy 74e
Herding cattle from their mountain grazing.

Credits for this page

With his multi-year service as Chair of the Road & Recreation Association of Glacier View Meadows, David Birks of Lone Pine Realty was instrumental in development of the idea and the format of this Guide for Realtors. He recognized that representing real estate transactions in mountain communities required a different set of understandings than representing urban properties.

The presentation and accuracy of this page are solely the responsibility of the webmaster of