October, 2004 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 can create and preserve an Edelweiss that is an attractive, livable, and quality community. 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 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
||Edelweiss Architectural Responsibilities
||Plan Submittal Procedure
||Construction Agreement (new construction)
||Construction Agreement (alteration/remodel/major land
reformation requiring heavy equipment)
||Submittal Form and Application
||Construction Agreement (out structures
||Sample Plot Map
||Edelweiss Community Fees (see below)
||2011 Water Connection Guidelines
1.0 EDELWEISS ARCHITECTURAL CONTROL COMMITTEE POLICY AND RESPONSIBILITIES
Property at Edelweiss is subject to the Plan and Covenants of Edelweiss, and pertains to Plats 1, 2, 3, and 4, as 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.
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.
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. 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.
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.
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 Winthrop for the assignment of a box number. (911 addresses are now acceptable)
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 Okanogan County health codes require a "port-a-potty" be placed at the construction site until indoor sanitary facilities exist within the structure.
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 th 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. Meetings are normally held at Edelweiss and can be arranged by contacting the Edelweiss 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 ¼"=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 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, P.O Box 846, 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.
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.
The Architectural Control Committee via the EMC 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 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.
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 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)
Water Connection Guidelines
Property Owners shall be responsible for following the guidelines set forth for the proper connection
and/or repair of their water service. These guidelines shall apply to all new or replacement installations.
- All water fees must be paid and prior approval obtained from Edelweiss Management before tapping a water main.
- It is the responsibility of the contractor to call the utility locate service prior to any excavation.
- The property owner shall assume all responsibility for the protection of the integrity of the water system, the meter box, the meter and the AMR equipment. This responsibility shall include the cost of repair or replacement of any water system component damaged during construction.
- If a water main must be shut down for a connection to be made, notice must be given to Edelweiss Management at least 24 hours in advance, in order that affected homeowners can be notified. The connection must be made quickly in order to minimize delivery disruption.
- Edelweiss Management shall inspect and approve the installation prior to backfilling the excavation. All pipe must be bedded on all sides with a minimum of 12 inches of sand.
- An Edelweiss road disturbed during excavation shall be returned to original condition, and the trench shall be compacted to minimize settling. If not done to Management satisfaction, Edelweiss reserves the right to complete the restoration at the property owner’s expense.
- All materials shall meet NSF-61 standards. All other materials will be rejected. The service line must be of 200psi polyethylene with a minimum diameter of 1 inch. A larger diameter may be used at the discretion of the property owner. The prefered saddle on PVC water mains shall be a stainless steel band with a continuous rubber seal and at least two clamping bolts. A corporation stop must be used on all saddles. Bronze and stainless steel are the preferred materials for all fittings.
- If the water main is less than 48” deep in the roadway, Edelweiss may require that 2-4 inches of rigid foam shall be placed over the saddle to aid in freeze protection.
- The service line shall be tapped 45-90 degrees to the main line. Regardless of the main line depth, the service line must descend to a depth of 60 inches.
- The service meter shall not be placed in a driveway or any area that may be plowed in winter.
- Management will inspect the finished meter vault. It must be plumb and shall be level with the finish grade or slightly above the finished grade.
- As of 2011, Edelweiss is accepting only coiled setter vaults for meter installations. Edelweiss currently supplies the Mueller Thermal-coil vault to property owners at cost. If needed, a tandem vault can hold a pressure-reducing valve as well as a meter. Check with management for current availability and prices.
- Typical specifications for the type of setter/vault we require are:
Depth of vault: 60” Depth of meter: 30" Diameter of vault: 15”
Vault lid: Composite with remote reader access
Vault inlet and outlet: 3/4 inch I.P.
Setter: To fit a 5/8”x3/4"or 3/4" short body meter
Meter inlet: Lockwing angle ball valve, full port
Meter outlet: Standard meter coupling
Insulation above the meter: Minimum 4’’ manufacturer’s foam insulating pad with handle.
Note: Some areas of the Edelweiss water system have very high pressures. If in doubt of the water pressure at your installation, check with the Edelweiss Operations Manager. Many homeowners will need to place a PRV between the meter and the house service to reduce the pressure to 75psi or lower. This PRV should be located in an area where it can easily be serviced. It is recommended that an additional shut off valve be located outside between the house and meter.
The State of Washington Department of Health has issued a requirement that all public water systems must be metered and read by 2017. This will necessitate that all meters in Edelweiss be of the same type, and be able to be read remotely. Edelweiss will specify the type of meter required at the appropriate time and will inform homeowners of any additional costs. Until then an ‘idler’ may be used in place of the meter. Idlers are usually a threaded 1”x7 ½ “ pipe made of galvanized iron, schedule 80 pvc or bronze.