ARCHITECTURAL DESIGN GUIDELINES [ADG]

A MANUAL FOR THE

MOUNTAIN FAIRWAYS HOMEOWNERS ASSOCIATION

TWO MAJOR COMPONENTS

- Architectural Design Guidelines - Appendices

(Effective October 1, 2019)

The overall design for the main body of this document involves several levels of information. The key levels are ARTICLES, PARTS, and SECTIONS. The remainder of the material is grouped in the APPENDICES.

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TABLE OF CONTENTS

ARTICLE I ARCHITECTURAL DESIGN GUIDELINES

Part A DEFINITIONS, OVERVIEW, & GUIDING PRINCIPLES

Part B BUILDINGS/FACILITIES GUIDELINES

Part C LANDSCAPING/GROUNDS GUIDELINES

APPENDICES

A. B&G APPLICATION PROCEDUREB. COMPLIANCEC. COMMUNITY FACILITIES MAPD. ADG FORMS

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ARTICLE I ARCHITECTURAL DESIGN GUIDELINES

Part A DEFINITIONS, OVERVIEW, & GUIDING PRINCIPLES

Section 1. Definitions

Terms used in this document have the following meanings:

TERM DEFINITIONADG [Architectural Design Guidelines]

These are guidelines put in place (as an extension to the concepts in the Declarations) so that all interested parties (owners, board, committees, vendors, etc.) can understand how the Association undertakes its desired uniform approach to facilities and grounds. In particular, the HOA’s ADG review function (usually performed by the Buildings and Grounds Committee) will use these guidelines when executing its responsibility to review and approve (or not approve) change requests from owners.

Association (ADG) Forms See Appendices

ADG compliance function One of the two key functions relevant to our MF Architectural Design Guidelines (the other being ADG review).

ADG review function One of the two key functions relevant to our MF Architectural Design Guidelines (the other being ADG compliance).

Association Refers to the Homeowners Association of Estes Park Mountain Fairways, aka Mountain Fairways, aka MF/MFHOA/EPMFHOA.

Board Refers to the Board of Directors of the Association.

Bridge

Business Processes(includes procedures)

Refers to the structure unique to the Brodie units that provides a connection between Matthew Circle and the entryway door on the second (street level) story – usually thought of as the unit front door comparable to the front doors of all the other units.

As an oversimplified definition, policies and guidelines cover “what is expected” and procedures cover the “how it is to be accomplished”. A business process includes both, as well as defining the split between manual and automated functions (including the technology and equipment involved) and the roles involved. Documentation of the business process, as well as the one or more procedures involved, may be done at either a low level or high level of detail – the level of detail will normally be determined by the importance of the business process and the risk involved should errors occur as staff utilize the process and execute the procedures involved.

Community Within this document shall refer to all of Mountain Fairways.

Deck The elevated (from ground level) structure external to, but structurally tied to, the unit – normally at the rear of the unit

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(opposite side from the porch).

Declaration The Declaration of Covenants, Conditions and Restrictions for Mountain Fairways residential property as currently filed and as amended.

Guidelines A form of governance/guidance that should be followed unless good justification exists not to do so.

Pane Treatments Normally thought of as applying to a door, storm door, or window with a partial or full transparent surface. Some form of a film or solar protector applied to the glass surface.

Policies A form of governance/guidance that must be followed; while not a term used directly in this ADG material, an important term overall.

Policies & Guidelines [P&G]

Porch

Normally working constraints on the Board of Directors of the Association that are approved by the Board of Directors and apply to the paid and volunteer staff making up the Board organization (including its committees) and operating organization of the Association - in some cases, the Board’s policies and guidelines may apply to the owners as well.

An attached component of the facility, normally found at the front of the unit, that provides covered access to the front door of the unit. We have a mix of porches relative to elevation – some are at ground level and some are elevated.

Property Managers Property asset management individual or organization contracted and compensated by the Association to aid the Board.

Rules and Regulations [R&R]aka Rules

A form of governance/guidance that must be followed (except with a board approved variance); means such rules promulgated from time to time by the Board of Directors which are applicable to the units and common property, as amended - normally additional constraints on the owners/members of the Association that are approved by the Board of Directors of the Association that extend the coverage of the other governing documents of the Association.

Sunroom A glass enclosure placed on the decks of two Brodie units.

Unit (synonym is condo) Individual single family residence (owned by one of our 30 owners).

Variance A Board provided exception to a Board approved Rule, Policy, or Guideline.

Walkway

Work Order Form

The unit specific pedestrian walkway leading to the front door – usually connects the driveway to the porch (the exception is the Brodie units, where this function is done by the bridge).

Application to be used by an owner when requesting

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modifications or new construction to his/her unit’s exterior facility or unit specific grounds.

Section 2. Overview

The Board has established these Architectural Design Guidelines (ADG) in accordance with the authority granted to them by the MF Declarations. In the case of any conflict with the terms of the Declaration or the ADG, the terms of the Declarations shall take precedence. The Board may amend the ADG from time to time as necessary and appropriate.

The purpose of this ADG is to provide a framework for maintaining and enhancing the overall aesthetics of the community for the protection of overall homeowner property values while assuring a uniform and fair interpretation of the Declaration. The key Association Rule that applies to the ADG follows in bold italics - with additional helpful information provided.

All modifications, installations, or changes to the exterior or grounds of a unit must be pre-approved by the Buildings and Grounds (B&G) Committee. The Work Order form is available on the Estes Park Mountain Fairways Homeowners Association web site http://epmfhoa.com/ on the contacts page or you can request a printed copy from a Board or B&G Committee member.

The Association expects owners to comply with approved requests in good faith. The Association, however, reserves the right to perform periodic, in-process, and final inspections to confirm compliance if necessary.

If a Homeowner fails or refuses to properly discharge their obligations to maintain, repair, or replace items for which they are responsible, the Association also may perform such maintenance, repair, or replacement at the owner’s expense.

Variances to the ADG are rare, but may be granted on an exception basis at the sole discretion of the Board. Full coverage of variances in general, including documentation of the procedures involved, is found elsewhere in the MF governing documents material.

Section 3. Guiding Principles

The Homeowner is responsible for the unit from the drywall inward including any basement space, crawl space, doors, and windows. The homeowner is responsible for obtaining required permits for changes to these items and making sure any work done complies with Town of Estes Park Building Codes. A copy of the permit shall be provided to the B&G Committee.

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The Association is responsible for the unit from the walls out including roofs, gutters, skylights, foundations, unit exterior, decks, porches, bridges, driveways, walkways, and green space maintenance. The Buildings and Grounds Committee is responsible for all maintenance of these areas with oversight provided by the MF Board of Directors.

All Work Orders submitted to the Buildings and Grounds [B&G] Committee for approval [a Rules & Regulations (R&R’s) requirement where HOA assets are, or potentially are, involved] will be evaluated with respect to this guidance.

When an asset is added or updated (at the request of an owner and at the owner’s expense) that would normally be maintained by the HOA, one of two scenarios will apply related to the maintenance of the asset:a) scenario one: the owner will be responsible for the maintenance and/or the cost of the maintenance for the assetb) scenario two: the Association will accept ongoing responsibility for the maintenance (including the cost) – in this case, there will be a one-time cost assessed to the owner for future maintenance. This is done on a case-by-case basis.

All MF Buildings/Facilities and Landscaping/Grounds assets shall be maintained so that they do not negatively impact community property values nor create dissension within the community.

Part B BUILDINGS/FACILITIES GUIDELINES

Materials: all above ground structures shall be made of materials resistant to decay, such as weather resistant wood, engineered wood, masonry, paver stone, or concrete. The standard, type, quality, and color of the materials used in any construction must conform to the standard, type, quality, and color of the materials used in the construction of the main unit.

Homeowner is responsible for obtaining building permits from the Town of Estes Park when needed. A copy of the permit shall be provided to the B&G Committee.

Section 1. Buildings – scope includes add-ons, decks, bridges, porches, and out-buildings

Buildings are maintained by the Association.

Add-Ons: Allowed through approved Work Orders – this includes disability access (ramps, etc.) changes, which are allowed based on owner disability needs. Cost paid by owner.

Decks: Additions/alterations allowed through approved Work Orders.

Bridges: Additions/alterations allowed through approved Work Orders.

Porches: Additions/alterations allowed through approved Work Orders.

Out-Buildings: None allowed at this time.

Sunrooms: We currently have two units that have sunrooms. Additions/alterations allowed through approved Work Orders.

Windows: Our units have a combination of fixed windows and windows that can be opened and closed. There is not one set standard for each of the two different types of windows. The

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suggested approach (at a minimum) for permanent windows is that they be double-paned. Pane treatments are allowed – but require approval. Useful information as to types and sources for unit windows may be obtained from B&G.

Doors - main: All our units have multiple doors of various types (solid core, wood and glass, etc.) for entry into, and exit from, the unit. There is not one set standard for entry/exit doors. Exterior doors must comply with Estes Park Building Codes. Color shall match exterior paint. Pane treatments (for doors that have glass or comparable components) are allowed – but do require approval. Door accessories (decorative door knockers, brass kick-plates, and peepholes) are allowed. Useful information as to types and sources for unit main doors may be obtained from B&G.

Doors - screen and storm: Many of our owners have screen/storm doors that complement each main door. This is done to allow ventilation and/or protection. There is not one set standard for screen and storm doors. Color shall match exterior paint. Pane treatments (for doors that have glass components) are allowed – but require approval. Useful information as to types and sources for unit screen and storm doors may be obtained from B&G.

Garage doors: All of our units have the capability to provide for a two-car garage for parking personal vehicles. Garage conversions are not allowed. Some of our units have a single garage door for access to the garage parking space, some have a pair of doors. There is not one set standard for each of the two different types of garage doors. Color shall match exterior paint. Useful information as to types and sources for garage doors may be obtained from B&G.

Section 2. Roofing (scope includes roof, skylights, gutter system, and chimneys)

Roof: Maintenance/replacement of all components will be done by the Association following Town of Estes Park Building Codes. Materials shall be equal to or greater in quality than existing materials and consistent in color with the current standard. Warranty must be 30 years or greater. All roof protrusions, such as vents and roof jacks, must be painted to match the roofing material. Roof overlays are not allowed. Prior to roofing, all existing material must be removed down to clean decking.

Skylights: We currently have two different types of skylights being used for our units. Existing skylights are repaired/replaced by the Association. Additional skylights are funded by the owner and must have a Work Order form filled out and approved by the B&G Committee. Additions and/or alterations are allowed through approved requests. Permit fees will be paid by the Homeowner and the permit will be held by the Association. Maintenance and repair of the skylight is the responsibility of the Association after a one-time fee is paid by the Homeowner.

Gutter systems: No additions/alterations are allowed. Gutters are funded (through HOA assessment) and managed by the Association. Repairs/Replacements will be handled by the Association. Report issues to B&G Committee.

Chimney and chimney caps: No additions/alterations are allowed. The chimney structure will be maintained by the Association and funded by assessments. Annual chimney inspection for wood-burning fireplaces that are being used is the Homeowner’s responsibility. Chimney caps are required and will be replaced as needed. The Association will pay for a standard replacement, with the Homeowner paying any additional cost for an upgraded chimney cap.

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Section 3. Exterior Siding

We currently have multiple types of exterior siding (wood, Hardie board, etc.). It is maintained by the Association and funded by assessments. No alterations are allowed.

When siding is replaced or added to any existing structure, it must be of the same or better type, quality, and size as the existing siding on the unit.

1. Thickness, visible width and spacing of siding must be consistent with that of the original exterior siding.

2. Color of all siding (including siding that is not painted) must comply with the guidelines herein for painting.

Section 4. Unit Foundations

We currently have multiple types of unit foundations (concrete block, concrete slab, wood, etc.) with the majority of the foundations being below ground level (with a crawl space, usually dirt, making up the rest of the area beneath the unit not occupied by the foundation infrastructure). No additions/alterations are allowed. Repairs and necessary maintenance are handled by the Association.

The same concept related to foundations also applies to unit components such as decks and bridges. The “foundation” for these components is per Town of Estes Park Building Code.

Section 5. Sump Pumps

If a sump pump is needed in a unit, the Homeowner is responsible for purchase, installation, and maintenance. Drainage for the sump pump must be coordinated with the B&G Committee to make sure the drainage does not cause issues for foundations.

Section 6. Exterior Lights and House Numbers

Estes Park requires that all new or replacement light fixtures point down and are ‘dark sky’ compatible. They also require that the house numbers be visible both during the daytime and at night. Additions/alterations are allowed through approved requests. Useful information as to types and sources for exterior lights and house numbers can be obtained from B&G.

Section 7 . Exterior Painting (scope includes siding, chimneys, decks, porches, bridges, etc.)

The painting schedule is set by the Association. Painting contractor is selected, hired by, and works for the Association. Utility meters, storm drains, and fire hydrants shall not be painted. Concrete, masonry, and brick shall not be painted or stained (exception is the foundation – painted to match the siding).

We currently have a five-year cycle for unit painting and the painting of other items within the painting project scope. This paradigm recognizes that deck surfaces will require more frequent painting – the current policy is that off-cycle painting will be the responsibility of the owners. The Homeowner must complete a Work Order and get it approved. If approved, the

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Homeowner will be provided with information on the stain to be used, number of coats required, and the preparation that must be completed.

The cantilevered beams on the Brodie decks should have more frequent painting to maintain them. This is an Association responsibility.

Homeowners NOT complying with the above process shall be billed for a contractor, approved and hired by B&G, to remediate the problem and bring the affected area to HOA standards.

Section 8. Driveways

All driveways for Association units (including the access drive that connects the Brodie driveways) are currently asphalt. They are funded through HOA assessment and managed by the Association. Homeowner driveway construction is prohibited.

The maintenance of the driveways (which currently is a re-sealing approach), is scheduled as needed by B&G. Periodic maintenance will be done by the Association to ensure the driveways are in good repair and look nice.

The Operating Fund provides for snow removal during the winter months when the snowfall is 4 inches or more. B&G will grant the contract. Section 9. Walkways

Most of our units (the Brodie units being the normal exception) have a walkway from the driveway to the front access point (normally a porch). Walkways are repaired/maintained by the Association. Homeowners are responsible for keeping the walkways swept and snow removed. Owner created walkways are not allowed. Steps on walkways may have a strip painted by Homeowners for safety purposes (no Work Order needed).

Section 10. Fencing

The only fencing allowed by the Association is the wooden split rail fencing around the perimeter of Mountain Fairways property. This is maintained by the Association. Homeowner fencing is not allowed.

Section 11. Air-conditioning and Solar Power

The Association currently has minimal use of air-conditioning [AC] and no use of solar power. AC window units are not allowed. Solar panels (or arrays) on the roofs are allowed but a Work Order must be submitted and approved. The Association has a document describing the requirements when an AC capability is being considered by an owner. As usual, the process starts with a Work Order to B&G to initiate the planning. All air conditioning and solar power applications must be done per Estes Park Building Codes.

Section 12. External Owner Accessories

This section of the ADG deals with accessories that an owner would normally attach to the exterior of the unit (or a unit component such as a deck or bridge or porch). Examples would

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include different types of antennas (satellite TV, ham radio, internet, radio, etc.) and other electronic and/or non-electronic equipment (weather station, etc.). A Work Order shall be filled out and approved regarding placement of these items. Nothing may be installed that pierces the roof shingles. There is language in both our Declarations and our Rules (R&R’s) that addresses what is and is not allowed – done within the framework that a capability is allowed if the implementation of the capability meets the governance in that area.

While they do not attach to the unit or a unit component (normally a deck) but rather sit on a relevant surface, hot tubs are allowed. The owner is responsible for any security and safety that is needed – and this topic must be covered in the Work Order requesting approval. Hot tubs must also be approved by the Town of Estes Park to ensure they comply with support and power supply guidelines.

Part C LANDSCAPING/GROUNDS GUIDELINES

Section 1. Guiding Principles – Each Mountain Fairways property shall be maintained in such a manner that it enhances our HOA community. Grounds maintenance and improvements shall be guided by the best practices of minimizing water consumption, ease of maintenance, and beautification of our collective HOA area. All landscaping must comply with the Mountain Fairways ‘look’ that is already established. All Estes Park ‘bear codes’ must be followed.

In general, the Association is responsible for all items planted in the ground (e.g. mowing grass, trimming of trees and bushes). Homeowners are responsible for all items in pots, planters, urns, or baskets, and decorative items.

Section 2. Individual Unit Yard Responsibilities

Hanging pots, planters, outdoor furniture, bird feeders, bird houses, and decorations must be placed in such a manner as to allow full access for maintenance activities (mowing, trimming, snow removal, etc.). These items do not require a Work Order/approval by B&G.

Homeowner is responsible for maintaining the plants in pots, planters, and urns and must keep them looking nice by trimming, pulling weeds, watering, and removing dead plants as necessary.

Plants/trees in the ground must have a Work Order approved by the B&G Committee to either plant or remove the item. The Work Order must be approved prior to the planting or removal. This is to keep the landscaping consistent and attractive for the entire Association.

Section 3. Outdoor (Yard) Lighting

Yard lighting must have a Work Order approved by the B&G Committee. The Work Order should include a description of where the lighting will be placed. Outdoor lighting must be ‘dark sky’ compatible.

Section 4. Fencing

Homeowner installed fencing for privacy, decoration, or pet control purpose is not allowed in Mountain Fairways.

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Section 5. Irrigation/Surface Drainage

Subsection 1. Irrigation System Guidelines

1. The irrigation system is maintained/modified by the Association.

2. Association will provide adjustments and replacement of broken components (consistent with the existing system) as needed to keep the system in working order and prevent water damage to properties.

Subsection 2. Surface Drainage

1. Property shall be graded so that storm water will drain from yard through the common areas into the drainage areas/streets and not into units.

2. B&G is responsible for making sure drainage is correct and does not cause damage to the units.

Subsection 3. French Drains

As a part of the overall drainage plan, French drains shall be engineered and installed, if necessary, by the B&G Committee or a contractor working under the committee’s direction.

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APPENDIX A: B&G A PPLICATION PROCEDURE All exterior construction, alterations and modifications must be confirmed in writing and approved by the B&G Committee prior to construction of the improvement. Internal construction that may impact Association property must have a Work Order approved by B&G to ensure the impact to Association property is minimal. No verbal approvals shall be granted. Additionally, should the application be submitted after the construction, the Board is not required to provide approval, and the unapproved change may be deemed to be a violation of the Declarations. The committee shall endeavor to make its decision regarding your application as soon as practical. No construction should begin prior to the approval. To expedite applications, the B&G Committee may issue approvals and disapprovals via Email. Homeowner may be subject to fines and/or may be required to remove unapproved improvements. If a timely decision is not made on the application, please review the clause from the Declarations regarding automatic approval.

Article 1. SubmissionsAll site or building construction, improvements, modification, alterations or additions thereto require approval from the B&G Committee prior to construction or placement. This covers new construction as well as, but not limited to, porches, bridges, decks, walkways, and landscaping modifications. All applications for approval to site or building construction, improvements, modification, alterations or additions thereto shall be submitted to the B&G Committee in writing by fully completing the MFHOA Work Order form, or such form as may hereafter be adopted by the B&G Committee. The MFHOA Work Order form is available on the EPMFHOA website or from a B&G Committee member or board member. Each application must include detailed description of the change. Construction changes should include a copy of plans/specifications. The plans/specifications must be supported by the following information:

1) Drawing(s) of the existing and proposed addition/modification showing the top, front, side, and rear exterior views; overall dimensions (length, width, height) of the modification; and the layout and dimensions of supporting structures;

2) A description of all materials to be used including but not limited to, brick, siding, structure foundation, roofing material, and paint.

The B&G Committee reserves the right to request additional information necessary to properly evaluate the application. If the B&G Committee requests additional information and such information is not submitted by the applicant in a timely manner the application shall be invalid. The applicant, however, may submit a new application with the requested information to the B&G Committee for its review. The completed application form should be submitted to the B&G committee with plans and specifications as indicated, signed by the property owner. Any questions pertaining to these standards may be directed to a B&G Committee member or MFHOA board member

Article 2. Buildings & Grounds Committee Recommendations The B&G Committee shall consider each application for compliance with the restrictive covenants of the Declaration and with these Guidelines. The decision of the B&G Committee to recommend approval or disapproval shall be considered the decision of the MFHOA Board. The B&G Committee’s decision shall be conveyed to the owner and

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shall include a statement of the conditions under which the application is approved or the primary reason (s) for disapproving the application. No verbal approvals shall be granted. To expedite applications, the B&G Committee may issue an approval or disapproval by email. Project may begin upon receipt of the approval.

If the Homeowner disagrees with the B&G Committee’s decision, he/she may appeal to the MFHOA Board. The Board will consider the appeal at their next scheduled meeting. The Homeowner shall submit in writing the reasons the decision should be overruled. The Homeowner should attend to present the case for overruling the B&G Committee’s decision.

The Association has the right to deny any request. This includes denying a request for a previously approved similar improvement based on how a property affects the visual look of the development. The intent of these denials will be to maintain the overall integrity and appearance of the Mountain Fairways neighborhood.

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APPENDIX B: COMPLIANCE

Article 1. Compliance for Projects1) Final Inspection: The Town of Estes Park will perform a final site inspection to

ensure the project complies with the permits that were issued prior to the start of the project.

2) Non-compliance with Board approval: If for any reason a structure is deemed not to be in compliance with approved plans, the owner will be notified. Be advised failure to submit to the B&G Committee for approval prior to beginning construction, commencement of construction before approval is received or failure to install/build as approved may be subject to fines imposed on the property owner for non-compliance.

3) Permits and Approvals: It is the responsibility of the owner to obtain all required county or other governmental permits or approvals. Copies of the permits shall be provided to the B&G Committee.

Article 2. Compliance – General

Periodic inspections are done by the B&G Committee of all properties. The members look for items that need maintenance as well as items that do not comply with Association rules, policies, or guidelines.

Violations of compliance may be reported by the B&G Committee or any other Homeowner that notices an issue. The Homeowner will be notified of the violation and the Violations and Enforcement Program will be followed.

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Appendix C: COMMUNITY FACILITIES MAP

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1433Jordan

1435LaRue

1443Baker

1441Prince

1437Dawson

1431Dougherty

1421Stillman

1411Bouziden

1440Bell

1438Radzevich/

Karmacharya

1436Voboril/Kennedy

1449Calkins

1451Emmer/

Riffle

1457Haglund

1455Nelson

1453Poznic

1447Pace

1434Belknap

1422Brown

1410Buehring

Brodie

Avenue

Golf

Course

1442Yoblin

Matthew Circle

Matthew

Circle

Natural

Area

1445Novy

1444Rielly

1458Hogue

1456Gaddis

1454Beatty/Crone

1452Rahne

1448Dodson

1446Walsh/Eoff

1450Preston

Appendix D: ADG FORMS

Currently the only form is the Work Order Form.

Go to our Mountain Fairways website for a current copy of the Work Order Form. This link will take you there:

http://epmfhoa.com/

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