APP III-2 Architectural Committee

Construction of a New Home

Draft:11 Feb 2017

Glossary

Commercial: Zoned/intended for Business or organizational occupancy

Common Area: Areas of property owned by and controlled by KPOA – includes some areas reserved and not available for private ownership, streets, trails, and ditches along all streets. Indvidual property lines are inside common areas along all streets.

Completion: Finishing an Architectural project, including all cleanup/removal of equipment and supplies, removal of all signs, which then results in refund of any deposits.

Concrete Piers: A solid concrete structure used to support a wood structure on its top. The pier should extend to below the frost line. Pre-built piers are available, and special pre-built forms can be purchased in which to pour the concrete.

Deck Canopies: Awnings, either fixed length or expanding/retracting over portions of a deck.

Deposits: A sum of money, required to be submitted to KPOA before beginning any construction or landscaping work on an approved KPOA architectural project. KPOA Architectural deposits will be returned when the project and all cleanup/removal is completed.

Exterior: On or beyond the major outside walls of a home. Also known as outside the footprint of the home.

Exterior Lighting: Any lighting fixtures and necessary cabling located on the outside walls of a home, or outside the footprint of the home.

Exterior Mechanicals: Mechanical and/or electrical devices located outside the footprint of the home which support the home. Some examples are heat pumps, ductless heat pumps, heat exchangers, propane tanks, fixed auxiliary power generators, exterior lighting located on a structure etc

Fences: Any obstructive barrier located outside the exterior walls of a home.

Hardscape: Addition or modification of non-vegetation objects on the home site, concrete, rock, metal, plastic, etc., and major grading of the natural surface of the lot.

Home: Must have and be permanently attached to a permanent foundation, be built on-site, either with basic structural materials or industry-approved modular components. Pre-constricted structures are not permitted.

Landscaping: Any modification to the lot, outside the footprint of the home. hardscaping additions or modifications, mature tree removal within the footprint of any proposed structural modifications on the home site, and restoration of and vegetation disturbed during construction of any structure on the home site. Mature tree removal, modification or care not associated with construction activities is managed by the Tree Committee. (see APP XII and APP II-22)

Maintenance: Work done to a portion of a home after initial construction. Generally maintenance repairs a portion of the home, or landscape to its prior state. Maintenance may be major (if it changes the exterior appearance of the home or landscape, or minor (if the exterior appearance is unchanged). See para ______for specific definitions of minor maintenance. Minor maintenance and maintenance inside an existing home are not monitored by the Architectural Committee.

Major Repairs: Repairs to a structure located on the home site which modifies the exterior appearance of the structure.

Additions: Construction which modifies or increases the exterior appearance or footprint of any structure on the homesite.

Remodel: Exterior major modifications to any structure on a home site, usually affecting multiple portions of the structure.

Modifications: Any change to structures or the lot of a home site. If the exterior appearance of any part of the home site is changed, it is a modification.

Neighbor Letter: Letters sent to neighbors near the location of an owner proposed architectural project, whever the Architectural Committee feels that the neighbor(s) might be affected.

Owner: The person(s) officially registered as the legal owner of the property

Permanent: Any modification to the exterior of a home or in the surrounding landscape of the home which will remain in place for more than 90 days

Property Use: The general zoning category of a property. Property Use categories applicable at Kala Point are: Residential Single-Unit; Residential Condominium; Time-Share Condominium; Garages, Outbuildings, Other Imps; and Community Areas-Creen Blts Parks.

Request for Architectural Committee Approval (Application)

Setbacks: The distances by which all structures, fences, and hardscapes must be separated from the property line. Driveways where they access the street, newspaper boxes, and fire protection address numbers can be in setbacks at Kala Point.

Single Family: All people residing in the home must belong to the same family. Legal dependents and foster children are classified as members of the family

Site Plan: A drawing drawn to scale showing a lot and displaying all structures, hardscapes, and signufucant landscape features.

Stand-alone Building/Structure: Any structural object constructed outside the footprint of the home

Temporary: Any modification to the exterior of a home or in the surrounding landscape of the home which will remain in place for 90 days or less.

Timelines: Allowable time length between various steps in the proposal, review, approval, execution, and completion of an architectural project.

  1. Authority & Jurisdiction

1.Mission of Architectural Committee
Kala Point is a planned, common interest community operated for the benefit of all property owners under the Covenants, Conditions, and Restrictions (CC&Rs). All property owners have agreed to comply with these CC&Rs. Under the CC&Rs (Article VIII) the Architectural Committee (AC) is required to review and either approve, modify, or reject plans and specifications for all new structures, modifications and significant repairs to existing structures, significant landscape objects which change the physical appearance of the property, and repair of landscape to natural appearance after any construction. This volunteer Committee works with owners to ensure that all structures maintain and enhance Kala Point in accordance with the CC&Rs, Board of Director approved Architectural Standards (ASs), Association Rules and Regulations and the community's desires for homes to fit into a wooded natural setting development.

2.Authority of Architectural Committee (CC&RS ARTICLES IV B2, & VIII)The Architectural Committee (AC) operates under the CC&Rs and KPOA Board of Directors approved current Architectural Standards. The Architectural Standards are subject to change as needed. Therefore, an existing feature of an existing home may not provide approval for the same feature on a new Architectural project.

3.Meetings: The Architectural Committee typicallymeets at leastonce per month. Regular scheduled meetings will be held in the Admin Building Conference Room. KPOA members are welcome to attend any meeting, and are encouraged to attend any meeting considering a project submitted by that member. See Kala Point Calendar for dates.

4.Compliance and Appeals: Violations of the CC&Rs, Architectural Standards, or the Rules and Regulations by owners or their contractors may result in penalties, recommended by the Architectural Committee and assessed by the Board (including fines, costs of corrective actions and legal process) as provided in the KPOA CC&Rs and Administrative Policy & Procedures (APPs). APP A

  1. General Architectural Policies and Procedures

1.Property Use

  1. Single Family: All residences, excluding condominiums, in Kala Point are for single-family use only (legal dependents living at home), whether the home is rented or not. (CC&R ARTICLES II 3 and IV D 2) and Jefferson County Zoning regulations.
  2. Commercial: There are only two commercial lots in Kala Point. They are the two storage lots, one with the KPOA Admin Building. (CC&R ARTICLE IV D 2)
  3. Parking: There shall be no outside parking of RV's, boats or other recreational equipment, commercial design vehicles, or inoperative vehicles, except in the designated RV lots. RV's may be parked only temporarily in driveways for up to 72 hours for preparation for travel. (CC&R ARTICLE IV B 6)

2.Tree Removal

  1. Tree removal necessary for construction of any modification of a property can be requested along with the Application for Approval of the Architectural Committee for the construction. After a home is constructed any tree removal not part of modification construction is the responsibility of the Tree Committee. See APP Article XII and APP II-22, for procedures.

3.Responsibilities of Owners & Contractors

  1. Responsibility for Compliance: Owners submitting requests for AC approval hereby acknowledge in writing that they have read the CC&Rs, Rules and Regulations and the current revision of the KPOA Architectural Standards Policy as it applies to the project they are applying for, and agree to abide by the provisions of those documents.. The owner(s) further represent that the plans submitted for approval are their final plans for which adequate financing is available to compete this project within the time specified in the Policy. No external changes may be made without prior written approval of the Architectural Committee.
  2. The owner is responsible for engineering design, meeting of building codes and other laws and regulations including Kala Point CC&Rs requirements. The Architectural Committee does not provide on-site supervision. (CC&Rs Article IV B 16)
  3. Homes at Kala Point must be at least 1500 sq ft of living space, plus a minimum two car connected garage. If requested and approved by the Architectural Committee the garage may be connected to the home by a covered breezeway.
  4. Permission for contractor(s) and their employees to enter Kala Point's private roads may be withdrawn by the Board for violations

4.Preparation of Home Sites and Construction on a Home Site

  1. Any modification of the natural state of the lot or structures, prior to and during residence, including subsequent additions, or other exterior changes requires advance, written approval of the Architectural Committee. Authority is vested in the Architectural Committee to ensure that appropriate architectural quality and design standards of KPOA are met. Architectural Committee control of removal of trees and vegetation is directly related to site preparation for construction. Tree and vegetation trimming or removal unrelated to structure changes is the responsibility of the Tree Committee. (See Tree Committee Policy APP XII) (CC&Rs Article I Section 33, Art. IV B Section 2 & 8
  2. Utilities Hookups:

i.Water and Electricity: Water and Electrical hookups are provided by Jefferson County PUD #1. Refer to their website at JeffPUD.org for requirements and procedures to secure hookups to installed Kala Point water and electrical systems.

ii.Sewer: Most residences have their own on-site septic systems all of which require a septic system permit issued by the Jefferson County Health Department. Copies of the septic system permit and plot plan shall be submitted to the Architectural Committee with the Request for Construction Approval. No septic system installation shall be allowed without concurrent home construction. Kala Heights, Kala Terrace, Kala Lagoon and all condo associations each have a common drain field. The PUD shall be contacted for information on planning a septic system in these divisions.

  1. After construction of a new home minor maintenance on the home site does not require review or monitoring by the Architectural Committee. See para 5 below for definitions of Minor Maintenance.

5.Antennas/Satellite Dishes: Installation of all antennas and dish devices intended for the reception and/or transmission of radiation type electronic signals, located exterior to a house structure must be shown on house plans as submitted to the Architectural Committee. Exterior mounting of dipole TV antennas is discouraged since cable and satellite systems are available. Dish antennas larger than one meter in diameter will not be approved unless totally screened from view and an integral part of the house structure wherever possible. Reduction of the visual impact of devices is requested to the extent allowed without unacceptable degradation of the system’s signal, including painting, covering and screening. Nothing herein shall be construed or interpreted to allow the Architectural Committee to impair the installation, maintenance, use or placement of dish devices one meter or less in size.

6.Site Management during construction

  1. All construction sites shall be maintained in an orderly manner. Trash containers shall be maintained on site for any trash which can be windblown.

If trash is placed in a container such as a dumpster, it shall be maintained to assure trash does not overflow. Other trash shall be piled in an orderly manner. All trash piles shall be removed from the site not less than weekly. At the conclusion of the construction project, all trash shall be removed. A member may retain firewood if it is cut and stacked in an orderly manner behind the home away from the street during construction

  1. Burning Policy: All outdoor burning is prohibited on common areas and lots.

7.Minor Maintenance and Repair:Does this fit in this document?

  1. Minor maintenance and repairs do not require a “Request for Architectural Committee Approval Form” and are not monitored by Architectural Committee members. Minor maintenance and repairs are limited to upkeep actions on a home or approved exterior structure which do not change the exterior appearance. Any activity which modifies any aspect of the exterior appearance of the home or exterior structures is not minor and does require a “Request for Architectural Committee Approval Form”
  2. Minor maintenance and repairs include:

i.Repairs of the elements of a home that are broken or worn such as a broken window glass or a rotted board on a deck, or replacing a damaged existing window with the same window exterior appearance

ii.Cleaning gutters and roofs

iii.Removing moss and algae from house, decks, rock walls, roofs, driveways and walkways

iv.Refinishing exterior deck with previously approved finish

v.Repairs to a previously approved and installed heat pump, alternate power generator, propane tank, damaged gutters fencing, outside hot tub, satellite dish antenna, or solar panels

  1. Any work to be done on a home or an exterior structure that will change the appearance is NOT considered minor maintenance or repair. NOTE: Minor maintenance does NOT INCLUDE repainting a home or exterior structure, even if same color, as ANY COLOR INCLUDING THE SAME COLOR will change the appearance of the home and is, therefore, NOT considered minor repair. Architectural Committee monitoring of the repainting of homes is intended to assure that the previously approved colors are used, or to assure that different colors are approved and support the natural wooded community appearance.
  2. Maintenance and repairs inside the outer walls of the home or exterior structure are the responsibility and in the control of the owner.
  3. All tree removal or modificationon an existing home siteis monitored by the Tree Committee in accordance with APP Article XII and APP II-22.

8.To Request Architectural Committee Approval for clearing, excavation and construction of a new home.

  1. This process begins with a project application. If you are considering clearing, grading and construction, contact the KPOA office to schedule a pre-application interview, if desired, with an AC member who will be happy to work with you throughout the application process.The assisting member of the Architectural Committee may or may not be the case manager for the project once it is approved.
  2. Forms to request Architectural Committee Approval are available at the KPOA Administrative Office or online on the kalapoint.org website (under Forms and Documents; Committee Forms) Ask for or download the REQUEST FOR ARCHITECTURAL COMMITTEE APPROVAL –New Home
    Fill out the form, entering the requested information and attach two (2) complete sets of scaled drawings (minimum 1/16”=1” for site plans; ¼”=1’ for building drawings). Plan sets for a new home must include any structure or landscape object. Include with the application a copy of the Jefferson County Building Permit, and copies of all sewage disposal plans. Submit the completed form to the KPOA Admin Office at least 3 days prior to the next scheduled meeting. Owners are encouraged to visit the Archetectural Committee meeting when their application is considered, to answer any questions from Committee members.
  3. After the Committee has reviewed your Application you will receive a letter indicating whether your Application is Approved, more information is required, or Disapproved. If your project is disapproved, you may appeal: first to the Architectural Committee; then if that appeal is unsuccessful you may appeal to the KPOA Board. See APP I for details on preparing and submitting an appeal.
  4. Neighbor Letters

The Committee, prior to finally approving any project or granting any variance that may affect neighboring properties, will notify, in writing, owners of all neighboring properties, who shall be given ten (10) business days to respond. The final decision, however, lies solely with the Committee. The owner initiating the project and any other owners who submitted comments will be advised, in writing, of the decision.

9., Setbacks

10.Timelines

  1. Approved construction of any structure or exterior home modification must be initiated within three (3) months of receiving approval from the Architectural Committee or re-submittal of the request for approval is required. Unavoidable delatys (weather, etc) will be a basis to request an extension of time to begin work.
  2. In order to minimize disruption to the neighborhood, approved construction of any structure or exterior home modification must be completed within twelve (12) months of the start date shown in the approved application.
  3. Approved major landscaping must be completed within 6 months of Architectural Committee approval.
  4. If the submitted application does not show a specific start date for the start of construction, the twelve (12) months clock will start on the date the project is approved
  5. The Architectural Committee will consider requests for construction and landscaping completion extensions. Each request will be considered on its own merits. Extenuating circumstances, outside the control of the owner, are a valid basis for requesting an extension. Reasonable extensions will normally be granted when good faith effort to complete is continuing.

11.Refundable Deposits