BLUE RIDGE ARCHITECTURAL REVIEW PROCEDURES:
INTRODUCTION:
Short
History of Mutual Easements and Duties
of Grantor Regarding Approval of Plans
One
of the key historical factors which makes Blue Ridge a great place to live is
its mutual easements. Initial Plat
documentation for the residential neighborhood known as Blue Ridge was filed
with the King County Auditor on February
24, 1930. That was followed by
Restrictive Mutual Easements for Blue Ridge as set forth in a deed from W.E.
Boeing and Bertha Boeing on April 22, 1935.
Amendments to the Mutual Easements were recorded in 1938, 1989 and 1998.
The stipulations in the original covenants
regarding building
restrictions, building limits and approval of plans by the
grantor have not been altered in any
of the noted documents. However, in 1968
the rights, powers, duties, and privileges of the position of Grantor as
provided in the Mutual Easements were
assigned to the Blue Ridge Club, Inc.
Prior to 1968, W.E. Boeing was the Grantor with D.R. Drew acting as his
representative. Operating service
under the assigned duties of Grantor, the Board of Directors of the Blue Ridge
Club, Inc. now reviews plans for all proposed buildings, structures and
exterior alterations and, no construction or alteration shall be started until
the approval is given by the Grantor - as required by the Mutual
Easements. The mutual easements state (in part) the following: “…complete plans and specifications of all
proposed buildings, structures and exterior alterations together with detailed
plans showing proposed location of the same on a particular building site shall
be submitted to the Grantor before construction or alteration is started and
such construction or alteration shall not be started until approval thereof is
given by the grantor….”
The remainder of the Mutual Easements document defines the
procedures required of Blue Ridge Homeowners prior to the Board’s determination
of the suitability of a given proposal.
The procedures will clarify actions required such as: giving appropriate consideration to the expressed concerns of
neighbors, submittal of application and
neighbor feedback forms, submittal of
plans and the information required on the plans for Board review, the placement
of story poles, and provision of notice
in the monthly bulletin. Additionally,
building standards and limits as set
forth in the mutual easements will be clarified. After completion of the noted procedures by
the Homeowner, the Board will vote to approve the proposal. The majority vote of the directors
present at a given meeting (as regulated by the Corporate By Laws) will determine
the status of approval or disapproval of a given proposal. It is the Board’s
charge to act reasonably and in good faith when making its determinations. The
procedures are intended to secure those ends and are the means by which the
Blue Ridge Board, as Grantor, can evaluate proposals. The procedures
are also intended to assist the Board in monitoring construction to ensure
homeowners build in accordance with their approved plans.
It is noted that design approval by the Blue Ridge Board
does not waive, replace or mitigate compliance and approvals by any other
authorities having jurisdiction, including but not limited to the City of
Seattle, the State of Washington or the Federal government. Review by the Blue Ridge Board is for
aesthetic issues only. Nothing in these
procedures nor the action of the Blue Ridge Board assumes the responsibility
that any approved or proposed design documents for improvements will be
structurally safe or conform to local codes or ordinances.
SUBJECT
|
Page Location |
Introduction
|
1 |
Table of Contents
|
2 |
Step by Step
Procedures
|
3
- 5 |
Frequently Asked
Questions
|
6-7 |
|
Attachment “ A” – Drawing Requirements Sample Generic Elevation |
A1
– A3 |
|
Attachment “B” – Visual Commentary of
Building Limits of Section 3 of the Mutual Easements |
B |
|
Attachment “C” – Blue Ridge Architectural
Review Application Form |
C1
– C3 |
|
Attachment “D” –Neighbor Feedback Form |
D1-D2 |
|
Attachment “E” – Blue Ridge Construction
Conditions & Guidelines |
E |
|
Attachment “F” – Mutual Easements |
F1-F6 |
|
Attachment “G” – Special Legal-Architectural
Subcommittee Report Dated April 8, 2001 |
G1-G4 |
|
Attachment “H” – Guidelines for Enforcement
of Covenants for New Construction and
Alterations |
H1-H5 |
|
Attachment “I” – Blue Ridge Board
Architectural Project Checklist (Board Use) |
I1-I4 |
|
Attachment “J” - Architect’s Certification |
J |
STEP BY STEP PROCEDURES
As noted in the introduction, construction in Blue Ridge, both new construction and remodels, is governed by the Mutual Easements of Blue Ridge Addition. If you are planning new construction or a remodel that involves exterior alterations, the following step by step procedures will guide you through the submission process. It is expected that all proposals will conform with the step by step Procedures as follows:
Step 1.
Carefully read the "Mutual Easements of Blue Ridge " and the other
related documents listed in the index
Step 2.
Hire a registered architect or design professional as applicable in section 4 of the
"Mutual Easements of Blue Ridge".
Step 3.
Meet, preferably with your architect or design professional, any neighbors who
will be able to see your improvements, at their house, to discuss their
concerns and the impact from their perspective.
Step 4. Have your architect/designer consider the neighbors concerns and how
your home will harmonize with the existing nearby homes as plans are prepared.
Take into consideration as set forth in Section 4 of the Mutual Easements, the
suitability of the proposed building or structure and the materials of which it
is to be built, the site of the proposal, the harmony with the surroundings,
and the effect of the building/structure/alteration on the outlook of the
adjacent or neighboring properties. Also
take into consideration the plan location limits of the structure as set forth
in Section 3 of the Mutual Easements as well as in attachment “B”.
Step 5.
Have drawings prepared that contain, at a minimum, the items indicated in
attachment “A”, The Drawing Requirements list.
Step 6.
Review these drawings with any neighbors who will be able to see the
improvements. Provide each of those households with a Neighbor Feedback Form
(Attachment “D”). Fill out and submit (to the Architectural Chairman)
Attachment “C”, the “Blue Ridge Architectural Review Application Form”. Attachment “C” requires a listing of the
neighboring households that you think may be impacted by your proposal and a
reporting of which households are in receipt of a Neighbor Feedback Form. The Architectural Chairman will determine if
additional households are to be provided with Neighbor Feedback Forms. In
addition to attachment “C”, return a signed copy of Attachment “E”, BLUE RIDGE CONSTRUCTION CONDITIONS &
GUIDELINES.
Step 7.
Contact the Blue Ridge Architectural Review Committee Chair and provide the
chair with two sets of drawings a minimum of two weeks prior to the Board
meeting at which you wish to first present your plans to the Board. The plans
may be presented to the Board by one or all of the following as chosen by the
proposing party: the Architect, the Designer, a designated agent, the person(s)
proposing the plans themselves, or the Blue Ridge Architectural
Chairman. Please note for your planning purposes that the Board regularly meets
on the second Monday of each month except the month of August.
Step 8.
Following the presentation of your plans, the Architectural Chairman will place
a notice in the next issue of the Blue Ridge Bulletin. The Board reserves the right to abstain from voting
on a given proposal until a minimum of two weeks has elapsed following
publication of notification.
Step 9.
Place story poles prior to the first Monday following the presentation of plans
to the Board. This will typically allow
a minimum of three weeks for parties in interest to view the story poles prior
to the next Board Meeting. The Board reserves the right to abstain from voting
to approve proposals until a three-week duration of story pole placement has
elapsed. Story poles shall reasonably represent the exterior limits of all
construction projects, showing accurate length, width, and height of the
proposal. Before the project is
considered by the Board, the architect or design professional must confirm in
writing that the story poles reasonably represent the plans. The Board
reserves the right to waive the requirement for such written confirmation from
the architect or design professional.
Board members not attending the site of a proposal will not vote or take
part in deliberations in association with the proposal. For any project that involves a change to the
foot print or roof line of an existing structure, the Board reserves the right
to require footprint and/or elevation surveys of the existing structure and of
the new structure following the completion of construction, both at the
homeowner's expense. Story Poles shall
incorporate safety netting to allow better visual of the proposal.
Step 10. The Architectural Chairman will place calls to neighbors identified
in Attachments C & D, those who respond to the notice in the Blue Ridge
Bulletin, and may contact any other neighbor who the Chairman feels may be
impacted by a proposal.
Step 11. Attend the next Board meeting following publication of the
notification and placement of the story poles as addressed in steps 8 &
9. Preferably attend the meeting with
your architect, to further present your project and answer questions. At this board meeting, the board may vote on
the approval of your project, may ask for additional information, may schedule
an additional time to visit the site and the neighboring homes, or take
whatever action the board deems necessary.
Step 12. When plans are approved/disapproved, one set will be returned to the
applicant and one will be permanently retained by Blue Ridge. A letter of the Grantor’s approval will (delete shall) be issued prior
to commencement of construction.
Construction shall be commenced within 24 months of the approval date
and completed within 12 months from the start of construction. Construction not
completed by the deadline will require re-approval. All construction shall comply with the
Construction Conditions & Guidelines per Attachment “E”. The approval may
have additional contingencies as appropriate for the specific proposal. Story poles shall be removed 2 weeks after
the date of review by Blue Ridge Board.
Step 13. Upon completion of the project, “Attachment J” (Architect’s
Certification) must be completed and submitted to the Architectural Chair. This
form will serve as confirmation that the completed construction was performed
in conformance with the approved plans.
FREQUENTLY ASKED QUESTIONS:
1.)
Registered Architect Requirements:
Do I need to hire
a Registered Architect for my minor
improvement?
The
applicable excerpt from the Mutual Easements is as follows: “All buildings to be erected in Blue Ridge
Addition shall be designed by a registered architect. Complete plans and specifications of all
proposed buildings, structures and exterior alterations together with detailed
plans showing proposed location of the same on the particular building site
shall be submitted to the Grantor before construction or alteration is started
and such construction or alteration shall not be started until approval thereof
is given by the Grantor…..” The
Board in the past has concluded that entirely new buildings and remodels with
substantial exterior modifications are required to be designed by a registered
Architect per the Mutual Easements.
However, lesser improvements may not strictly require or warrant the
design of a registered Architect. An
interpreted intent is to obtain quality improvements in suitable harmony with
their surroundings (meeting the standards of the mutual easements) that serve
the interests of the Blue Ridge community as a whole as well as the individual
home owner(s). The Board reserves the right to require that any plan be
designed by a registered Architect when deemed appropriate to those ends. At a minimum, plans submitted for approval
must have been prepared by a design professional.
2.) Story poles:
The architectural plan is the official document depicting the project that is presented to the Board. If the project is approved by the Board, it is approved based on the architectural plan, and the project must be constructed in conformance with that plan. The story poles are intended to provide a three dimensional depiction of the proposed project. Although the story poles are required to reasonably conform to the plan, absolute conformance is not likely and is not required. As such, the project as shown by the plan, not the story poles, is what is approved or not approved by the Board.
3.) Roof Top
Skylights:
Do I need to
submit plans for the addition of a Roof Top Skylight ?
Skylights that neither alter existing building lines nor
impact neighboring privacies in the past have found their way to implementation
without raising neighbor objection and without application for Board approval. The Board will review plans for all
improvements in good faith when they are submitted for the Grantor’s
approval. When plans for an exterior
alteration are not submitted and neighbors do not bring forth notice of the
covenant violation, the Board may or may not exercise its right to enforce the
violation. In reference to paragraph 19 of the 1998 amendments to the Mutual
Easements, the Board’s degree of insistence upon the enforcement of an
application for an improvement (or even a group of improvement types) does not
waive or relinquish its right to require application at any point in time in
the future.
4.) Decks on Grade:
Do I need to
submit plans for the addition of a Deck on Grade ?
In a similar manner as has occurred with skylights, grade level
decks neither exceeding 18” in height above the existing grade nor raising
objection with neighbors have found their way
to completion without application for Board approval in the past. The Board will review plans for all
improvements in good faith when they are submitted for the Grantor’s
approval. When plans for an exterior
alteration are not submitted and neighbors do not bring forth notice of the
covenant violation, the Board may or may not exercise its right to enforce the
violation. In reference to paragraph 19 of the 1998 amendments to the Mutual
Easements, the Board's degree of insistence upon the enforcement of an
application for an improvement (or even a group of improvement types) does not
waive or relinquish its right to require application at any point in time in
the future.
5.) Roof Top Mounted Satellite Dishes:
"In
deference to FCC Regulation 47CFR Section 1.4000, satellite dishes of 1 meter
(39.37 inches) diameter or less situated within the existing footprint of a
structure will not require special written Board approval prior to installation
and will not be considered as an exterior alteration of permanent construction
requiring submittal of plans for Grantor review. It is encouraged
that all possibly affected neighbors be contacted prior to installation
and that any expressed concerns be considered as much as
possible. The Board reserves the right as set forth in the mutual
easements to deem any given satellite dish as a noxious use of
property should a situation ever warrant such an action."
6.) Fences:
Do I need to
submit plans for a fence?
The applicable excerpt from the Mutual Easements is
as follows: No fence, hedge or boundary wall situated anywhere upon any lot shall
have a height greater than six feet above the finished graded surface of the
ground upon which such fence or wall is situated, nor shall any fence, hedge or
wall situated on any building site between said “building line” and the line of
the street fronting on said building site have a height greater than four feet
above the finished graded surface of the ground upon which such fence, hedge or
wall is situated, unless the written permission of the Grantor is first
obtained
Based on the quoted excerpt, only a fence that exceeds the height restrictions contained therein requires Board approval.