Architectural Control Committee Manual
August 17, 2020 Revision
For the benefit of all owners of land in Edelweiss, the Edelweiss Company ("grantor") has created the Edelweiss Maintenance Commission, and within the Edelweiss Plan and covenants, has delegated to the Edelweiss property owners the authority and responsibility for operation and control of the Edelweiss Architectural Control Committee. The functions of that committee remain unchanged and are as outlined in the Edelweiss Plan and Covenants.
Set forth in this Architectural Control Committee Manual are policies, procedures, and guidelines to assist the Architectural Control Committee and property owners through the design review process. The powers of the design review and Architectural Control Committee are key elements in the success of every "automatic-membership" community such as Edelweiss. Operating within the controlled framework of a development, and properly exercised, this design review and control process is to ensure that when every lot is fully developed, the resulting Edelweiss community environment creates and retains the attractiveness, livability and quality that originally attracted its residents to Edelweiss. Such a process protects your property values.
Adoption of the Architectural Control Committee Manual has allowed your association to detail the acceptable review and control procedures and will assist in rendering the total process as legally valid and enforceable. Thus, the Architectural Control Committee Manual compliments and supports those legal documents recorded in the records of Okanogan County which serve to bind each individual property owner to the conditions, covenants, and restrictions of Edelweiss.
Your Architectural Control Committee seeks to ensure 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: 07/13/2020
Approved by EMC Board of Directors: 08/17/2020
||Edelweiss Architectural Responsibilities
||Plan Submittal Procedure
||Sample Plot Map
||Edelweiss Community Fees
||Water Connection Guidelines
||Dark Skies Considerations
||Construction Agreement (new construction)
||Construction Agreement (alteration/remodel/major land
reformation requiring heavy equipment)
||Submittal Form and Application
||Construction Agreement (out structures)
||Construction Agreement (Campground Sheds)
1.0 EDELWEISS ARCHITECTURAL CONTROL COMMITTEE POLICY AND RESPONSIBILITIES
Property at Edelweiss is subject to the Edelweiss Plan and Covenants, and pertains to Plats 1, 2, 3, and 4, as originally recorded on July 18, 1968, under Auditor's File No. 560469 in Okanogan County, Washington.
These Covenants provide that exterior improvements of any kind require Architectural Control Committee review and acceptance:
Edelweiss Plan and Covenants, Part 3: Land Use:
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.
Land Use, Zone B
Lots in platted land designated "Zone B" shall be used solely for single family residential, camping, or recreational purposes only. All structures, equipment, or shelters permanently affixed to the land or remaining on the land for a period of more than one year shall require advance approval of the Architectural Control Committee, as provided in paragraph 4 hereof.
Clarification: Other than common buildings constructed for the benefit of all lot owners, no structures, equipment or shelters shall be permanently affixed to the land or remain on the land in Zone B for a period of more than one year without advance approval of the Architectural Control Committee.
Edelweiss Plan and Covenants, Part 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 Part 9 of the Edelweiss 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.
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 of the 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 setbacks.
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/improvement.
E. General land use requirements and building codes established by Okanogan County and other agencies.
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.
Residences: No residences, including manufactured, mobile or tiny homes, may be moved from a location outside the premises and placed or loaded onto a property within Edelweiss. Homes built on a flatbed trailer, then moved into place and located with the flatbed trailer still as a part of the home are not acceptable.
Manufactured Housing Units: no manufactured homes, whether classified as a mobile home, manufactured home, Single wide, Double wide, trailer, or tiny home shall be permitted on any parcel within Edelweiss, regardless of which building codes are applicable to said homes.
Prefabricated and Modular Homes: Modular or prefab homes of sufficient design, customization and craftsmanship may be built to be indistinguishable from stick-built homes built completely on site. Prefabricated components or modules, including SIPS panels, may be acceptable, provided that the completed home meets the architectural guidelines of the Edelweiss Community and passes the review and approval process by the Architectural Control Committee.
2.1 FIREWISE GUIDELINES
Edelweiss is an officially recognized Firewise community. The Firewise program is designed to provide an effective management approach for preserving wildland living aesthetics. Edelweiss is located in a wildfire environment. Wildfires in our community will happen. The variables in a fire scenario are when the fire will occur, and where. By addressing vulnerabilities in and around their homes, residents will be able to substantially reduce their exposure to loss. Relatively small investments of time and effort will reap great rewards in wildfire safety.
To protect a home from wildfire, the primary goal is to reduce or eliminate fuels and ignition sources within the Home Ignition Zone, which includes the structure and the space immediately surrounding the structure.
To best improve a home's ability to survive a wildfire, specific recommendations are provided in two areas:
1) Vegetation Management - improving the quality of the defensible space by reducing and managing fuels.
2) Construction Recommendations - ways to build more ignition resistant structures
Please refer to Appendix D for more specifics when planning to construct or remodel your home or cabin or for directions to improve the defensible space surrounding your home.
2.2 DARK SKIES GUIDELINES
Edelweiss strives to be a "Dark Sky" community. A Dark Sky Community is a town, city, municipality or other legally organized community that has shown exceptional dedication to the preservation of the night sky through the implementation and enforcement of a quality outdoor lighting ordinance, dark sky education and citizen support of dark skies. Dark Sky Communities excel in their efforts to promote responsible lighting and dark sky stewardship and set good examples for surrounding communities.
A. Recommendations to preserve dark skies fall into two primary methods:
1. 1) Use only the amount of light needed, only when needed,
lower LUX bulbs
motion sensors, timers or other methods to limit the amount of time a light is on
2. Focus the light only on what needs to be lit and prevent spread into unneeded areas
Focus lights downward.
Shield lights with fixtures or reflectors to minimize the spread of light outside of the lighted area.
Please refer to Appendix E for more specifics on how to construct or remodel your home or cabin, or ways to improve existing lights to preserve dark skies.
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 earth tone tile, earth tone shingles, or earth tone metal. Pre-approved colors include earth tones such as 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.
2.4 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 batten. 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.
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.
2.6 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.
2.7 MAILBOXES and NEWSPAPER RECEPTACLES
Edelweiss will provide mailboxes at Edelweiss Meadows at cost, if available.
2.8 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.
2.9 SANITARY FACILITIES
The Okanogan County health codes require a "port-a-potty" be placed at the construction site until indoor sanitary facilities exist within the structure.
To prevent runoff damaging roads and property, proper drainage is required to be constructed and maintained. All construction projects that may impede drainage ditches, including, but not limited to, driveways, may be required to install 15 inch culvert for up to 40 feet of length to allow drainage of water and storm runoff. This culvert is to be inspected and approved by the Administrative Manager upon installation.
New driveways and renovations to driveways are to be submitted for architectural review. Where driveways meet the road grade, within the right of way, between the road and the property line, the driveway must be built at road grade. Once on the property, the driveway may deviate from the road grade.
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 of 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, Construction Agreement (Campground Sheds)).
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 Administrative Manager or on the Edelweiss website.
C. The Architectural Control Committee normally meets as needed. Meetings are normally held at Edelweiss and can be arranged by contacting the Edelweiss Administrative Manager.
1. Final Plan Submittal: An application fee of $ (see Appendix B) 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 Directors.
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) All applications shall include name, address, lot number, and phone number of the applicant.
B. General Description of Building and Exterior Alterations. These submittals shall include, but are not limited to, the following information: site plan (as per Appendix A), construction plans (floor plan view and all (4) elevation views, list of exterior materials and any other information) as specifically required by the Submittal Form & Application (Form A). Color chips are not required but reference to known manufacturers; color chip numbers are required. 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 one quarter inch = one foot are required. Form C outlines the required information that must be included with each submittal.
C .It is suggested that the applicant or his representative attend the Architectural Control Committee meeting in order to clarify questions by the Committee.
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, 209 Goat Creek Road, 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 Administrative Manager.
B. Violations will be processed in the following manner:
1. A member of the Architectural Control Committee shall review the alleged violations. Owner, EMC Administrative Manager and EMC Board of Directors shall 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 EMC Administrative Manager. 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 EMC Administrative Manager shall advise the EMC Board of Directors who may turn the matter over to legal counsel, as per Part 9 of the Edelweiss Plan and Covenants. Expenses incurred in this process will be the responsibility of the property owner.
Regular reviews will be made by the Edelweiss Architectural Control Committee members or EMC Administrative Manager. The property owner shall notify EMC Administrative 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.
The Architectural Control Committee via the EMC Administrative Manager will make the following reviews part of the manager's regular routine. These reviews need not be requested.
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 Okanogan County standards in effect at the time of construction. Currently, the County setback requirements are 25 feet from all boundaries.
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.
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 ensure 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 Operations Manager shall be allowed to break road surfaces. The owner shall review his/her excavation contractor selection with the EMC Operations 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 Operations 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 Operations 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.
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.
1. Underground telephone lines are available to most areas within the community. For specific information, applicant shall contact CenturyLinks 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 Administrative Manager. The central sewer system is owned, operated, and maintained by Okanogan County. Specific questions concerning the system should be directed to the Public Works Department.
2. Septic systems require a permit by the County of Okanogan prior to contracting for installation. Okanogan County Public Works shall provide the inspection of the installed septic system.
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 A: Sample Plot Map
Appendix B: Edelweiss Fees
Appendix C: Water Connection Guidelines
Appendix D: Firewise Considerations
Appendix E: Dark Skies Considerations
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)
Form E: Construction Agreement (Campground Sheds)