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Design Review Guidelines
Purpose
The guidelines set forth below are meant to enhance the Covenants in such
way as to add detail and clarity for owners and builders preparing submittals
to the Design Review Committee in preparation for building improvements
on the lots of Granite Falls Subdivision and to give the Committee objective
guidelines to be used in evaluating submittals. The guidelines may be
amended as needed from time to time at the sole discretion of the Board of
Directors of the Association.
I. Zoning, Bulk Standards, and Setbacks for Granite Falls
Subdivision
1. Granite Falls Subdivision is located in the City of Grand Junction and is
zoned RSF 2. All Buildings shall meet or exceed setbacks, standards and
requirements shown on the plat.
2. Buildings shall be located on the Lots as indicated below:
Minimum Setbacks (Measured from the Property Line):
Standard Front 25′
Interior Side 7’
Provided that the combination of two side yard setbacks shall total a
minimum of 20’with at least one of those side yard setbacks being not
less than 7’
Exterior Side on street (corner lots) 20′
(right-of-way line and side property line are the same)
Standard rear 25′
II. Design Standards for Granite Falls Subdivision
1. General Requirements
a. The ground floor area of the main structure on any Lot, exclusive of open
porches and garages, shall not be less than one thousand eight hundred fifty (1,850)
square feet, outside measurement; provided, however, the following exceptions
shall be applicable:
b. If said residence shall have a full basement, the ground floor area of the main
structure, exclusive of open porches and garages, shall not be less than one
thousand eight hundred fifty (1,850) square feet, outside measurement.
c. If the residence shall have a second story, the ground floor area of the main
structure, exclusive of open porches and garages, shall not be less than one
thousand six hundred (1600) square feet, outside measurement, with a total living
space on the first and second floor of two thousand (2000) square feet, outside
measurement. The floor area of the second floor shall not be greater than eighty
percent (80%) of the floor area of the ground floor, except that the Design Review
Committee may waive this requirement at its sole discretion. The intent of this
section is to promote buildings that are designed with more varied roof lines and
architectural interest, and to discourage buildings that are designed as two story,
boxy structures. The Design Review Committee shall have the right to deny
approval of structures which meet the floor square footage requirements of this
section, but do not in the opinion of the Committee meet the intent of this section.
d. If the residence shall be a split-level residence, the greatest outside
measurement, exclusive of open porches and garages, shall be used to determine
the square footage and, therefore, different floor levels which are superimposed
upon each other shall be included only once in such measurement.
e. “Basement” as used herein shall mean a floor space, the floor of which is seven
(7) feet or more below the grade of the surface at all exterior elevations of the
Building. Floor space below the grade of the surface which is exposed four (4)
feet or more at one or more of the exterior elevations, such as walkout basements,
shall not be deemed basement structures. Split-level structures having a living
f. No structure shall have three (3) stories, excluding basement as defined in
Section III.3.4. Lots 76-79 inclusive and Lots 80-86 inclusive shall be
limited to one story at ground level or one story with walkout
basement.
g. Each residence will include a double or triple car enclosed attached garage.
h. Once the construction of a Building has begun, construction of the Building
must be completed and a certificate of occupancy must be obtained within twelve
(12) months.
2. Permitted Materials and Finishes
a. All exterior building materials used must be approved by the Design Review
Committee.
b. Roofing
Only pre-textured composite asphalt shingles, tile roofing, metal roofing as
provided below, or such other materials as approved by the Design Review
Committee are permitted, except that membrane roofing such as asphaltic
membranes, EPDM, hypalon, or equal may be used on low slope roof, of less than
3/12 pitch where the membrane is not visible from ground view, or if the
membrane shall be completely covered with a ballast material so that the bare
membrane is not visible this will qualify as an approved material. Metal roofing,
such as Lokseam SL16 or 5V Crimp styles or similar may be used. Metal roofing
styles the use of which would allow fasteners to be visible is prohibited.
c. Exterior Finishes
Exterior siding shall be of stucco, masonry including cultured stone, except that
prefinished board and batten siding may be used in conjunction with cultured
stone, masonry, or stucco. If board and batten siding is used some portion of the
wall surfaces of the front elevation of the structure shall be cultured stone, masonry
or stucco, or such other material as approved by the Design Review Committee.
The wall surfaces of the front elevation of the structure are those which lie along
the same general axis as the street and which are not immediately adjacent to a side
or rear of the Lot. The use of four (4) foot by eight (8) foot sheet siding such as T111 is prohibited. Logs and log siding are prohibited.
d. Exterior Colors
The exterior color scheme must blend with the natural surroundings of the area.
Garage doors shall be colored to blend and be complementary to the color scheme
of the house.
e. Flashing and Sheet Metal
All exterior flashings, vent stacks, pipes, and sheet metal shall be colored to match
the material to which they are attached or from which they project. Samples of
material and colored chips are to be included at the time of planned submittal for
the design review.
3. Outbuildings
a. Outbuildings shall be constructed of the same materials and exterior finishes as
the primary structure and shall resemble the primary structure in architectural style.
Location of outbuildings and accessory structures shall be to the rear of the
primary structure and shall be subject to the same setbacks as the primary
structure. No outbuildings shall be constructed prior to written approval from the
Design Review Committee as to location, size, use and materials.
b. Accessory Structures
Accessary structures including, but not limited to, hot tubs, in-ground and aboveground pools, decks and patios shall be placed to the rear of the primary structure
and shall not encroach on any easement. No accessory structures shall be
constructed prior to written approval from the Design Review Committee as to
location, size, use and materials.
4. Driveways shall be surfaced with a hard surface such as concrete, asphalt,
masonry pavers or similar materials
5. Exterior Lighting
Exterior lighting shall be shielded so as to shine light up or down in the vertical
plane, but not allow light to shine out in the horizontal plane. Lighting for security
may be accomplished by use of motion detectors or other sensors.
6. Fences
a. No fence shall be erected on a Lot without the prior approval of the Design
Review Committee.
Fences may not encroach on any Tract or open space. Fences erected on Lots 6
through 15 and Lots 75,76,78, and 79 which abut Tract C or Tract B may not
encroach on said Tracts, nor shall they encroach on the boundary of the 100 year
flood plan as shown on the development plan of Granite Falls Subdivision.
b. Perimeter fencing shall be limited to fences not exceeding six (6) feet in height
and shall not extend beyond the front of the residential Building as approved
by the DRC. Front yard perimeter fencing shall be fencing shall not exceed four (4)
feet in height and shall be “open” fences. Open fences are defined as those which
provide fence material at a ratio of two-thirds (2/3) open space to one-third (1/3)
closed or solid space. For example, a split rail fence would meet this requirement.
Wire mesh may be used for the purpose of containing household pets or small
children to the Lot and may be attached to open fencing located on the Lot.
c. In order to present a uniform appearance to our neighboring subdivisions Fences
on Lots 6 through 15 and Lots 75, 76, 78, and 79 on the South Boundary, Lots 87
through 99 on the North boundary and shall be six (6) feet in height shall be built
by the owners of the Lots and shall comply with materials, color, and style as
shown on the Landscape Plan. Lots 100, 101, and Lots 1through 5 along the East
Boundary shall be six (6) feet in height will be built by the Developer and shall
comply with the specifications and locations as set forth in the Landscape Plan.
Generally speaking the fence material is vinyl, the color of which is specified by
the DRC, and the style is Post and Rail. These boundary fences must be completed
within one year of obtaining a Certificate of Occupancy for the primary dwelling.
d. Fences shall follow the natural grade of the land. Fence height for the purposes
othis section shall be measured from the natural grade of the Lot exclusive of
earth berms, retaining walls and similar artificial changes in the natural grade of
the Lot.
d. Fence Materials
All fences shall be of wood, masonry or other materials as approved by Design
Review Committee, except as set forth in c. above.
e. Fence Colors
Fence colors or finishes shall blend with the natural surroundings as approved by
the DRC, except as provided in c. above.
7. Landscaping
a. During the course of construction, all precautions shall be taken to provide for a
minimum disturbance of the land. During the course of construction each Owner
shall cause all trash and materials to be contained on site. Further, each Owner
shall take steps to prevent dust from the site from impacting the surrounding
Owners or residents of neighboring subdivisions.
b. Each Owner shall grade, landscape and plant those portions of his Lot not
graded, landscaped or planted on the date such Lot was first conveyed to the
Owner by Declarant within one (1) year after receiving a Certificate of Occupancy
(CO) of any Building on the Lot. All grading, landscaping, and planting performed
on behalf of or conducted by the Owner shall be first approved by the Design
Review Committee. Owners requesting approval of plans for landscaping shall
submit a site plan of the lot showing all easements present, the location of all
structures, and the details of the plantings and hardscapes desired. The Design
Review Committee will take the time needed to make a thorough review of the
plans and/or request additional information. Once the DRC has the information it
needs a decision shall be made within three calendar weeks.
1. Each lot in Granite Falls Subdivision is subject to a grading and drainage
plan designed by a Professional Engineer and approved by the City Development
Engineer. No lot shall be “cut down” or the contours of the Lot altered materially
without prior approval of the Project Engineer. A written communication from the
Project Engineer, such as email or drawing, will need to be submitted to the Design
Review Committee prior to the commencement of any work to alter the grading of
the Lot. Consultation with Project Engineer is at Owner’s expense. Re-grading
work which adversely affects the grading and drainage of an adjacent Lot may
cause Owner of the Lot where regarding is to take place additional expenses, such
as for retaining walls and or other work, to address any negative impacts on
adjacent Lots.
2. Until such time as landscaping is accomplished, the Owners of vacant
Lots shall be responsible for maintaining their Lots to be weed free as defined by
City Ordinance, and shall maintain the storm water BMPs that were installed on
the Lot at the time the Lot was purchased from Declarant or others
3. If an Owner hires contractors or laborers to perform landscape work, it is
the responsibility of the Owner of the Lot to manage the workers so as not to cause
harm or nuisance to neighboring lots. Owners shall secure approval from Owners
of vacant Lots prior to allowing workers to stage materials or equipment on a
vacant Lot. It is the responsibility of the Owner to note on their landscape plan the
location of any easements on their property. Irrigation lines running through the
property can be located by calling River City Consultants and requesting private
locate services at Owners expense. Alternately, the workers can dig potholes to
identify any lines in their area of work. If any irrigation lines are broken the HOA
shall be notified immediately. Irrigation system shutdowns for repair can be
lengthy and a nuisance for all other Owners. There is a $150.00 service fee for the
shutdown and restarting of the irrigation system. This service fee shall be levied
against the Owner of the Lot where the break occurred. Owners shall keep all areas
of disturbance whether on their Lot or a staging Lot watered to prevent dust from
being windblown. No sediment shall be permitted to leave the site and allowed to
be deposited on sidewalks or in the gutters.
Once landscaping has been installed in accordance with the approval of the Design
Review Committee it shall not be changed from its appearance except by
permission of the DRC. All vegetation shall be properly cultivated (including
watering) and neatly trimmed. Should the Owner of any Lot fail to comply with
landscaping guidelines as set forth herein, the Association may, at its sole
discretion, cause such landscaping to be completed upon subject Lot and assess the
Owner for all costs incurred.