TAHOE MEADOWS

BUILDING AND DESIGN STANDARDS







MEMBERSHIP APPROVAL
JULY 25, 1999

Amendments adopted March 11, 2001
Amendments adopted July 28, 2002
Amendment adopted March 12, 2006
 

  1. GENERAL

    2.  
    1. DESIGN GOALS

      2.  
    2. DEFINITIONS

      3.  
    3. BUILDING COMMITTEE
      1. Authority and Duties
      2. Purpose and Goals
      3. Jurisdiction
      4. Committee Appointment
      5. Meetings
      6. Voting
      7. Records
      8. Committee Review and Recommendation
      9. Enforcement

        10.  
    4. GENERAL BUILDING REQUIREMENTS
      1. Compliance with Standards, CC&R's and Governmental Agencies
      2. Effective Date of Standards

        3.  
  2. BUILDING PLAN APPROVAL PROCEDURE

    3.  
    1. PRELIMINARY REVIEW PROCEDURE
      1. Written Request for Review
      2. Committee Response

        3.  
    2. PLAN APPROVAL PROCEDURE
      1. Submittal of Plan Package
      2. Fees (RESERVED)
      3. Review by Committee
      4. Recommendation to the Board
      5. Decision by Board
      6. Time Limits for Approval
      7. Inspections by Committee
      8. Changes to Approved Plans
      9. Committee Notification of TRPA or City Permit Applications

        10.  
    3. REQUIRED ITEMS FOR PLAN PACKAGE
      1. Building Submittal Information Sheet
      2. Historic Preservation Statement
      3. Current Survey and Property Staked
      4. Plot Plan
      5. Floor Plans
      6. Elevation Drawings
      7. Description of Exterior Materials and Colors
      8. Estimated Building Schedule
      9. Variance Requests
      10. Building Review Fee 

        11.  
    4. SPECIFIC BUILDING AND DESIGN STANDARDS

      5.  
      1. ARCHITECTURAL DESIGN
      2. SITING
      3. LOT AREA
      4. HEIGHT LIMITATION
      5. SIZE LIMITATION
      6. EXTERIOR COLOR AND MATERIALS
      7. STORAGE SHEDS AND SMALL OUTBUILDINGS
      8. HOUSE TRAILERS
      9. UNDERGROUND WIRING
      10. LANDSCAPING
      11. FENCES
        1. Boundry Fences
        2. Screening Fences
      12. GARBAGE CANS
      13. FLOOD LIGHTS
      14. BUILDING SCHEDULE


    APPENDIX   I
             TAHOE MEADOWS BUILDING SUBMITTAL INFORMATION SHEET

    APPENDIX  II
             BUILDING COMMITTEE WORKSHEET





     
     

    I. GENERAL




    A. DESIGN GOALS
     

    The Tahoe Meadows Building and Design Standards are set forth as guidelines to preserve the Tahoe Meadows Philosophy as declared in the original Protective Covenant dated June 27, 1937, to wit: The object of the owners of land in Tahoe Meadows is to maintain the beautiful rustic character of woods, meadows and lake shore and to insure that it shall not be spoiled by overcrowding of lots, fire, unsanitary conditions, or other damage to the natural lands.

    The specific goal of these Building and Design Standards is to guide compliance with Article 3, Section 10 of the Restated Declaration of Covenants, Conditions and Restrictions of Tahoe Meadows, and more particularly, with that section’s mandate that all improvements shall be of suitable quality and in harmony of external design and location in relation to surrounding Structures and the natural environment. In 1990, Tahoe Meadows was declared a Historic District and placed on the National Registry (reference # 90000555). That historic designation has served to further define the unique character of Tahoe Meadows, as well as to influence the tone for maintaining a harmony between proposed and existing architectural design and the natural environment. To that end, the Design Standards have been updated to preserve, protect, and maintain the historic character of Tahoe Meadows.

    It is the aim of Tahoe Meadows to have a living situation that is far removed from a typical suburban residential subdivision, by retaining the natural Sierra landscape, preserving the historic character, and protecting the feeling of open space. To preserve these goals, the Tahoe Meadows Building Committee was formed to review and monitor construction and improvements within Tahoe Meadows. The Committee then makes recommendations to the Tahoe Meadows Board. The Board shall make all final decisions.

    When developing, each lot owner is encouraged to use his property in a tasteful and imaginative way. The intent of these Standards is not to unnecessarily restrict style or individuality, but rather, to foster harmony between the development and natural surroundings.

    Residential construction projects in the Tahoe Basin are subject to unique climatic and government agency timing constraints that must be considered in planning any construction in Tahoe Meadows. The Tahoe Regional Planning Agency (TRPA) requires that all excavation and grading be undertaken between May 15 and October 15. Grading extensions for residential construction are seldom granted. In addition, unseasonable snowfall may delay planned work. As a consequence of these deadlines, it is not unusual for grading and excavation contractors to be booked up after September 1, which effectively reduces this window for those who do not plan ahead.

    Multiple agency approvals may be required for most construction projects, in addition to review and approval by the Building Committee and Board. When an owner or builder waits until mid-summer, or until he or she has obtained all government agency approvals before submitting application materials to the Building Committee, the window for construction in that season may be short, and the construction project may not be approved in time to complete the excavation before October 15. Therefore, owners and builders are encouraged to submit applications and all required documentation and materials to the Building Committee as early in the year as possible. Neither the Committee nor the Board desires to delay anyone’s project, but each has an obligation to the membership in performing its design review duties. Therefore, early submittals are emphatically suggested, so that the Building Committee may work with the applicant during the process, if necessary, and give him or her the best chance of avoiding foreseeable construction timing problems.
     

    B. DEFINITIONS

    For purposes of these Building and Design Standards, the following capitalized terms shall have the following meanings:

    "Association" shall mean Tahoe Meadows Homeowners Association, a California nonprofit mutual benefit corporation, the Members of which are the owners of real property located within Tahoe Meadows.

    "Board" or "Board of Directors" shall mean the Board of Directors of Tahoe Meadows.

    "Building Committee" or "Committee" shall mean those Members selected by the chair to serve on the Building and Design Standards Committee responsible for implementing, overseeing, and enforcing these Building and Design Standards, pursuant to the CC&Rs.

    "Buildings " are defined to include, but not be limited to enclosed areas such as houses, cottages, garages, sheds, enclosed decks, pump houses, boat houses, and tent platforms.

    "Building Plan Package" or "Plan Package" shall mean all those items discussed in II B 1, and specified in Section II C required for submittal to the Building Committee for its review and final approval before any proposed building construction, improvement or modification may be undertaken within Tahoe Meadows.

    "Bylaws" shall mean the First Restated Bylaws of Tahoe Meadows, and any amendments thereto.

    "CC&Rs" shall mean the Restated Declaration of Covenants, Conditions and Restrictions of Tahoe Meadows, dated December 31, 1996, and any amendments thereto.

    "Contact Person" shall mean one person, selected by the owner(s), with whom the Building Committee and Board shall formally communicate.

    "Kitchen" shall mean a room or area that is used for food preparation. This shall include, but is not limited to areas with a, dishwasher, oven, stove, microwave oven, refrigerator, or toaster oven.

    "Member" shall mean a person(s) having ownership of property within the Association.

    "Major Project:" A major project is any project which involves:

    "Minor Project" Any repair, remodel, or interior construction in a building or structure which is covered by Building an Design Standards, but is not a major project.

    "Property Documents" shall mean the Tahoe Meadows CC&Rs, Bylaws, Regulations, and the Building and Design Standards.

    "Single Family Dwelling" shall mean that only one family, and their guests, shall reside on a lot, and that lot shall have only a single Kitchen.

    "Structures" are defined to include, but not limited to unenclosed decks, patios, walkways, driveways, fences, walls, and roofs.

    C. BUILDING COMMITTEE

    1. Authority and Duties

The Building Committee is authorized to act as a Building and Design Review Committee pursuant to Article 3, Section 10, and Article 5, Sections 2A & 2E of the CC&Rs. It is the duty of the Building Committee to consider and act upon the proposals and plans submitted to it by Members, to adopt and administer Building Design Guidelines and Standards for Association Members, to make recommendations regarding such proposals to the Board, and to perform such other duties as may be delegated to it by the Board.           2. Purpose and Goals The purpose of the Building Committee is to administer these Standards and the approval process by which Members may undertake improvements on their property, in a prompt and orderly manner. The primary concern of the Building Committee is to regulate the external development of Buildings and Structures within Tahoe Meadows in order to preserve its general rustic character and natural forest environment. The Building Committee sincerely desires to assist all Members in accomplishing their construction goals, and encourages their support and cooperation in maintaining the natural harmony within Tahoe Meadows.           3. Jurisdiction The Building Committee’s jurisdiction covers: a. The construction of all new Buildings or Structures within Tahoe Meadows,

b. Modifications or additions to existing Buildings and Structures,

c. Repairs and reconstruction to damaged Buildings and Structures, and

d. The general character of Tahoe Meadows with respect to its natural and built features.
 

           4. Committee Appointment The Building Committee shall be composed of at least five (5), Tahoe Meadows Members. The Board shall select at least one (1) Board member to serve on the Committee. That Board member shall be the liaison between the Board and the Committee. The Board shall also appoint the Committee chair, who may not be the Board member. In order to give the Committee proper continuity, Committee members normally serve overlapping two-year terms. The Committee chair is responsible for staffing the remaining members of the Committee. Changes in the Committee membership shall be promptly reported to the Board. The Committee may seek outside professional help, if required, to properly accomplish the Committee’s functions.           5. Meetings The Building Committee shall schedule meetings whenever reasonably necessary to carry out its duties. All Committee members are to be notified of meetings in advance and given an opportunity to attend. For meetings where voting on a particular property will take place, the Contact Person and surrounding affected Members shall also be notified of the meeting and given an opportunity to attend. The location of each meeting shall be mutually agreed upon by the Committee members. A quorum of four (4) members is necessary for a meeting to vote on any issue. Minutes shall be taken by someone selected by the chairman. Every effort shall be made to obtain final decisions on submitted proposals for recommendation to the Board as soon as possible. In order to expedite the decision-making process, the Committee may agree to conduct business or reach a decision using the mail, phone, fax or E-mail.           6. Voting The Building Committee shall require a simple majority to decide any matter put to a vote. In cases where the Committee has a split vote or is unable to reach a decision, the matter shall be brought to the Board.           7. Records Minutes of each meeting shall be taken and filed with the Board Secretary for inclusion in the record. All building packages and requests shall be kept on file, to be used as a reference when inspections are made for proper compliance. All correspondence to parties involved shall be documented and letters shall be mailed certified, return receipt. Copies of those letters, with the return receipt attached, shall be included as part of the plan package. Letters received from parties involved shall be dated upon receipt, and also included as part of the package. The entire plan package shall be delivered to the Board Secretary and placed in the Tahoe Meadows files after completion and final inspection of the improvement project.           8. Committee Review and Recommendation The Building Committee shall be charged with reviewing all proposals in accordance with the procedures set forth in Article II below. The Committee shall be required to notify neighbors, within view of the proposed construction, for comments, concerns, and a chance to attend meetings. After a thorough review, the Committee shall vote for a recommendation to be presented to the Board. The Board shall make the final decision regarding project approval or disapproval.           9. Enforcement Article 7, pages 26-29 of the Restated Declaration of Covenants, Conditions and Restrictions of Tahoe Meadows gives the Association the authority and power to enforce the Building Standards and requirements. It specifically states; "The Association or any Owner shall have the right to enforce compliance with the Property Documents in any manner provided by law or in equity, including without limitation, the right to enforce the Property Documents by bringing an action for damages, an action to enjoin the violation or specifically enforce the provisions of the Property Documents." The Building Committee chairman, or designee, shall report any violations or non-compliance with plans submitted to the Board of Directors after the Committee makes reasonable attempts to resolve the issue. The Board, in its discretion, may initiate appropriate actions to enforce compliance. This may include, but is not limited to, seeking injunctive relief from the courts to halt construction or require an owner to abate the effects of unauthorized construction through removal or modification. The Board shall give written notice to the designated Contact Person, or owner if no plan has been submitted, at least fifteen (15) days prior to the meeting at which time any such enforcement action will be considered as specified in the CC&Rs. At this meeting the Contact Person, or owner shall have the opportunity to be heard. The fifteen (15) day notice period may be waived if the circumstances are such that immediate action is required to stop the continued unauthorized construction or violation. D. GENERAL BUILDING REQUIREMENTS

1. Compliance with Standards, CC&R’s & Governmental Agencies

All construction shall conform to the Tahoe Meadows Property Documents which include the Restated Declaration of Covenants, Conditions and Restrictions of Tahoe Meadows, the By-laws of Tahoe Meadows, The Tahoe Meadows Regulations, and the Building and Design Standards. In addition, all construction shall comply with all applicable regulations, permit requirements and approvals of any and all governmental agencies having jurisdiction over the construction, use or occupancy of Buildings, Structures and properties within Tahoe Meadows, including, but not limited to the City of South Lake Tahoe and the Tahoe Regional Planning Agency (TRPA). In cases where the Tahoe Meadows Property Documents are more restrictive than other agencies regulations, the Tahoe Meadows Property Documents shall take precedence. It is the responsibility of the owner to obtain information about required governmental approvals and to gain approvals from each such agency. The approval of any project by the Tahoe Meadows Building Committee or Board does not waive the necessity of obtaining other such permits and approvals. 2. Effective Date of Standards These Building and Design Standards shall apply, commencing on the date that they are approved by the membership of Tahoe Meadows. Construction of Buildings and Structures approved by the Board prior to the adoption of these updated Building and Design Standards are exempt from these requirements, except that subsequent repairs, modifications or reconstruction shall be subject to these Standards. However, any previously approved Buildings and Structures are subject to the provisions of the Building and Design Standards that were in effect at the time such construction was approved. Each lot owner is encouraged to voluntarily correct any substantial departures from these updated Standards.


II. BUILDING PLAN APPROVAL PROCEDURE

A. PRELIMINARY REVIEW PROCEDURE

An owner may request the Committee to conduct a preliminary review of a proposed improvement project. The purpose of the preliminary review procedure is to give the owner some measure of security in proceeding with the proposed project and committing funds thereto, and to give the Committee an opportunity to provide early guidance. In no event shall any preliminary review of a proposed improvement be deemed to constitute final approval authorizing construction of the improvement. Final approval shall be based on a complete Plan Package submittal conforming to the requirements of Sections II B & C below. This procedure shall be required for owners seeking a variance to a requirement in the Building Standards.

Requests for preliminary review shall be considered and processed as follows:

1. Written Request for Review

Any request for preliminary review shall be in writing and shall present sufficient detail to apprise the Committee of the general nature, location, dimensions and contemplated exterior colors and finishes of the proposed improvement. Owners should submit concept drawings that are to scale for preliminary approval during the early stages of the design cycle. This will give the Committee and the Board early visibility into the project, saving the owner valuable time and avoiding costly design changes. Variance requests shall also be approved early as part of the preliminary cycle. Due to the shortened building season in the Tahoe Basin, applicants are strongly encouraged to submit their requests for preliminary review at the earliest possible time. 2. Committee Response At its earliest convenience, the Committee shall review the preliminary plans and shall present them to the Board. The Committee, directed by the Board, will respond to the applicant in writing with its findings. The findings may a) state that the preliminary drawings are such that the proposed improvement should be entitled to approval after the processing of a full and complete Plan Package submittal, or b) provide guidance, recommendations, and/or conditions concerning the form and substance of the plans in order to render them acceptable for final application and approval. Upon receipt of the Committee’s response, the applicant may revise the proposed plans accordingly and either resubmit them for preliminary review, or submit a complete Plan Package in accordance with Section II B below.


B. PLAN APPROVAL PROCEDURE Regardless or whether an applicant first requests a preliminary review by the Committee, application for approval of any improvement of Buildings or Structures must be made and shall be processed as follows.

1. Minor Projects Approval
    Minor Projects (see definition) require a written description of the proposed project including:
  • Descriptive drawings which need not be architectural drawings;
  • An estimate of cost;
  • A calculation of allowable square footage;
  • Sufficient detail to demonstrate the project is not a "Major Project".
    •      Minor Project plan approval can be obtained from the Building Committee. Decisions of whether a project is a major or minor project shall be made  by the Building Committee.

    2. Major Project Plan Approval:
         1. Submittal of Plan Package A Building Plan Package shall be submitted by the owner(s) to the Building Committee when applying for approval of any new Building, Structure, modification, addition or demolition. Unless otherwise specified herein, the Plan Package shall contain all of the following items, each of which is more thoroughly described in Section II C below: Designation of the Owners Contact Person for purposes of all communication if different than the Contact Person designated for the Tahoe Meadows Association In order for a building plan to be approved, all of the items specified above must be included in the Plan Package. Incomplete or omitted items will cause delays in the approval process. The time period in which the Building Committee and the Board have to reach their decision begins when all required items have been submitted in complete form. Date of submission is the date when the Building committee receives and opens the plan package. The Building Committee Chair shall designate the date of opening on the plan package. One copy of the submitted Plan Package shall be kept in the Tahoe Meadows’ files for reference.

    Members are strongly encouraged to submit their Plan Package to the Committee concurrently with submitting to TRPA and/or the city of South Lake Tahoe. Submitting after TRPA and/or the city approval could extend the possible start of construction another 60 days. Changes to approved plans can be approved more quickly, due to the Committee and the Boards’ familiarity with the plans.

    Approval of any major construction project shall require the submittal of signed and dated architect’s engineered drawings. For Minor Construction, hand drawings or sketches, to scale, may be submitted in lieu of architect’s engineered drawings. Required items the Committee determines to be inappropriate or unnecessary may be waived, upon a written request from the owner submitted along with the Building Plan Package.
     
     

         2. Fees [RESERVED]
     
     

    3. Review by Committee

    The Building Committee shall verify that a complete Plan Package has been submitted and shall inform the Contact Person in writing that either a) the Plan Package is complete and the review process has begun, or b) certain items were missing or additional information is required before the Plan Package will be reviewed. Upon receipt of all required information, the Building Committee shall begin its review of the Building Plan Package. The Committee shall evaluate the plan based on the requirements and the guidelines set forth herein, and may request such additional information as is necessary to clarify the plans.   

    The owner(s) and Contact Person shall be entitled to appear at any meeting of the Committee at which the owner's proposal has been scheduled for review and consideration. The owner or Contact Person shall be entitled to be heard on the matter and may be accompanied by his or her architect, engineer and/or contractor. Other owners whose properties may be adjacent to or affected by the proposed improvement shall be notified and asked to comment and/or attend the meeting.

    In conducting its review of the Plan Package, the Building Committee shall keep detailed records of its findings and actions. Appendix II attached hereto contains a suggested Worksheet for the Committee’s use.
     
     
     

    4. Recommendation to the Board

    After a thorough review, the Committee shall vote for a recommendation to be presented to the Board. The recommendation shall be in writing and shall indicate the Committee’s approval, disapproval or "no recommendation" of the Building Plan Package. The recommendation shall also include any conditions the Committee deems necessary for approval. The Committee’s vote tally shall also be included indicating how each Member voted. The Committe's recommendation shall be submitted to the President of the Board or the President's designee, and the Secretary of the Board, and shall be copied at the same time.

    When the Committee presents its recommendation to the Board, it shall include the following information:
      

         5. Decision by Board The Committee shall present the plans, along with its finding and recommendations, to the Board of Directors for a final decision. In its discretion, the Board may approve or disapprove all or part of the building plans. The Board may also condition approval upon the adoption of modifications in the plans and specifications or observance of restrictions as to location, size, materials modifications or similar mitigating conditions. The Board shall direct the Committee to promptly send written notice of its decision and findings to the owner or designated Contact Person. Failure of the Committee to notify in writing does not act as de facto approval of the plans so long as Board action by vote is taken under Section 6 below.
          6. Time Limits for Approval The Committee shall make every effort to present its recommendation to the Board of Directors as quickly as possible. In all cases, the Building Committee shall give a recommendation to the Board within 45 days after receipt of the complete Plan Package.

    The Building Committee and Board shall have a combined total of 75 days after submittal of the complete Plan Package for the Board to approve or disapprove the proposed plans. The 75 day period does not begin to run until all required items in the Plan Package, as set forth in Section II C below, have been received by the Committee. The Committee shall formally notify the Contact Person in writing within 7 working days after a decision by the Board.

         If no decision has been made by the Board within 75 days after the Plan Package (or revisions thereto) has been submitted to the Committee, the plans shall be deemed to have been approved as submitted. So long as Board vote occurs within 75 days from the date of plan Package submission to the committee, the Board's action is binding. Failure of the Contact Person to receive formal or informal notice of the decision of the Board does not act as de facto approval of the plans. Formal notice is accomplished by the Board Secretary mailing a summary of Board action to the designated Contact Person in the Plan Package submission. a 7. Inspections by Committee and  by Architect or Engineer The Committee, or designee, shall monitor progress of the construction and shall have the right to conduct on-site inspections, as may be necessary to confirm that the improvement project is proceeding in accordance with the approved plans and specifications.

     There will be  a mandatory interim inspection of the project by an architect or inspector selected by the Building Committee to confirm that the plans as submitted are being implemented as construction proceeds. The interim inspection will take place at a time agreed by owners, contractor, and the Building Committee. Cost of the interim inspection will be born by the owner and the fees for the interim inspection will be an hourly rate for the designated inspector. The owner shall advance $1000 to the Tahoe Meadows Association to cover the costs of interim inspection. Once the interim inspection is completed, any remaining balance will be refunded to the owner.

    Upon the completion of any improvement project, the owner shall give the Committee a written notice of completion. The owner shall submit a written certification by the builder or architect. The Certificate of compliance will state under oath that the project complies with the original plan which was approved by the Board and identifies all variances from those plans. This requirement may be waived by the Building Committee upon application. Within 30 days thereafter, the Committee may conduct a final inspection of the project to determine whether it was constructed in compliance with the approved plans. The Committee shall give written notice to the designated Contact Person, or owner if no plan has been submitted, before an inspection occurs. If the Committee finds that the construction was not in compliance with the approved plans, then the Committee shall give the owner or Contact Person a written notice of noncompliance, within 7 working days of the inspection, detailing those aspects that were found not to be in compliance and must be modified, completed or corrected. The Building Committee shall report to the Board, any violations or non-compliance with submitted plans after reasonable attempts have been made to resolve the issues. If the violations are not corrected, the Board and the Association shall have the enforcement rights and remedies set forth in section 1 C 9 of these Building Standards and in the Property Documents of Tahoe Meadows.

    8. Changes to Approved Plans Any significant changes to approved plans shall require the resubmittal of those changes to the Building Committee and obtaining Board approval. The Building Plan Package should be used as a checklist, and any items that will be changed must be resubmitted. The Committee and Board will make every effort to expedite decisions on changes to approved plans. 9. Committee Notification of TRPA or City Permit Applications For any project not already approved by Tahoe Meadows, the owner(s) or Contact Person shall submit written notification to the Building Committee when an application for a building permit is submitted to TRPA or the City. This information is critical for the Building Committee and the Board to be ready to process a Plan Package that is proceeding out of the normal specified sequence. Failure to notify the Committee may result in long delays in the approval of the Plan Package. C. REQUIRED ITEMS FOR PLAN PACKAGE

    All of the following items are required to be submitted upon application for approval of any new Building or Structure, modification, addition or demolition, unless otherwise specified herein. Final plan sets are required and must be signed and dated by the architect. The plans submitted shall be the same plans submitted to TRPA and the City for approval. Bid Sets or preliminary plans will not be accepted.

    1. Building Submittal Information Sheet

    An information sheet shall accompany the plans to provide structure to the package and a convenient summary of its contents. It shall clearly identify the property involved, including the property address, parcel number and owner(s) of record. In addition, the owner shall designate one person as the Contact Person with whom the Building Committee and Board shall communicate. A mailing address and phone number(s) of the Contact Person shall be included on the information sheet. Appendix I contains the recommended form for the Building Submittal Information Sheet.
    Failure to provide a mailing address that will accept Certified, Return Receipt U.S. Mail shall cause the plan package to be deemed incomplete. If Building Committee responses are not accepted as evidenced by Return Receipt being received by the Committee, the plan package is deemed incomplete.         2. Historic Preservation Statement The Historic Preservation of Tahoe Meadows has become a very important element in the Building Plan Package. The objective is to maintain the beautiful rustic character within Tahoe Meadows.

    A statement must be submitted, as part of the requirements of Section III A, detailing how the planned construction will blend with and enhance the Tahoe Meadows Historic District. The architecture, roof, exterior materials, and colors selected, must all be addressed and justified in how they meet these goals. Examples of each of these components must be sited within the meadows or detailed to the extent that it demonstrates how each selected component is in harmony with the surroundings.

    If the property involved has Buildings of historical significance or is a contributing structure to the Tahoe Meadows Historic District, the historic preservation statement must also include a clear description of how the existing historical Buildings are incorporated into the planned architectural design. Actions contrary to the U.S Secretary of the Interior’s Standards and Guidelines must be addressed and justified with mitigation implementations detailed.

    Failure to provide compelling justification, or a disregard for the historic conservation, will be cause enough to reject the planned construction.
     
     
     

         3. Current Survey and Property Staked A drawing must be submitted showing the layout of the lot before any construction begins. It shall show the location of all Buildings and Structures on the property, any existing driveways, roads, footpaths, trees, water lines, gas lines, sewer pipes, electrical wires and any other right of ways. Most importantly, the drawing shall indicate the property lines and property survey markers. The owner shall, prior to submission of plans, mark the location of the survey markers on the property, with clearly visible stakes, for the duration of the project. For major construction, if the survey markers are missing, the property owner shall have a licensed surveyor conduct a survey of the property to locate the property lines, the Buildings and Structures and to install survey markers at the corners of the property.
    In addition, the property line on adjacent properties must be visibly marked during construction to prevent damage to other property. The owner shall be responsible for damage to, and for the restoration of, private and community property, caused by the owner or their contractors.

    The drawing shall also state the total floor area, as defined in Section III E, of all the existing Buildings.
     

         4. Plot Plan The Plan Package shall include a drawing showing the layout of the lot after construction. It shall show the locations of the property lines, all Building and Structures, driveways, roads, footpaths, water lines, gas lines, sewer pipes and electrical wires. It shall indicate where new Buildings or Structures have merged with existing ones. It shall indicate if new water, gas, electric, or sewer connections are to be made. It shall also show any trees that have to be removed.

    The drawing shall also state the total floor area, as defined in Section III E, of all Buildings before and after construction.
     

    5. Floor Plans A drawing showing floor plans of new or modified Buildings and Structures must be submitted. This shall include floor plans for each level or floor of the Building. 6. Elevation Drawings The Plan Package must contain a drawing showing all side views of the new or modified Buildings and indicating the elevation of each floor, the roof and chimneys. The drawing shall clearly state the Building height as defined in Section III D. 7. Description of Exterior Materials and Colors The owner must submit a description of the roof, and all exterior materials and colors to be used for any new or modified Buildings or Structures. This shall include doors and windows. Samples of the actual materials and colors are required for new Buildings. Samples are not required for changes to modified Buildings that will have the same exterior materials and colors as previously existed.


         8. Estimated Building Schedule The Plan Package shall include a statement indicating the estimated building schedule. Schedules longer than defined in Section III N shall be justified in writing. 9. Variance Requests Any variances that are being requested must be submitted in writing. Variances should be applied for in a preliminary design review in order to proceed confidently in the final review. The request shall clearly state the reasons for the variance, and the consequences if not approved. Variances of individual Tahoe Meadows requirements, consistent with section III A, will be considered by the Board. 10. Building Review Fee
                       
                        Interim inspection fee as described in section ll, B, 7 $1000 submitted with Plan Package subject to refund of the unused balance.

    11. Informing Adjacent Property Owners The owner shall be required prior to final submission to inform all adjacent property owners of any construction. The owner shall also be required to inform all property owners whose views may be affected by the construction. At a minimum this documentation shall include the after-construction plot plan and side views from the adjecent owners viewpoint. It shall be hand delivered or sent through the U.S. Mail. A statement in the application package is required indicating the property owners who were informed and their addresses.

    III. SPECIFIC BUILDING AND DESIGN REQUIREMENTS

    In order for a proposed project to be approved, it must conform to all of the following requirements.
     
     

    A. ARCHITECTURAL DESIGN

    The overall design shall be taken into account for approval. All construction within the Tahoe Meadows Historic District shall preserve the historic relationship between Buildings, landscape and open space. Garages, carports, decks, sheds, etc. shall be an integral part of the overall design, and shall blend with the surroundings within Tahoe Meadows. All items in section II C 1 through II C 10 shall be required to allow the Committee to evaluate your design

    The design shall be harmonious with existing historic Buildings and Structures within the Tahoe Meadows Historic District, A requirement is to submit a Historic Preservation Statement, detailed in section II C 2, which shall serve to communicate the details and methods used to accomplish this in your design. The U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings should be used as a guide to Construction, reconstruction, repair, and maintenance of historic resources. Disharmonious Buildings and Structures, such as, for example, an aluminum shed, or where the size or volume of a building or structure is deemed to be out of character and incompatible with the existing historic buildings and structures within Tahoe Meadows, shall not be approved.

    To determine if a property contains historical Buildings, or is a contributing structure to the Tahoe Meadows Historic District or to obtain more information on historic guidelines, owners may contact the Building Committee. Copies of the U.S. Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings may also be obtained from the Committee or directly from the U.S. Secretary of the Interior.

    Without exception, all lots are strictly limited to Single Family dwelling units, containing only one Kitchen.
     
     

    B. SITING

    To the extent reasonably possible, all Buildings and Structures shall be designed and sited so as not to substantially block the views of any other property, yet at the same time take advantage of the natural foliage on the site. As defined in Article 3, Section 11 of the CC&Rs, Buildings and Structures shall have a minimum setback of ten (10) feet from the side and back property lines and twenty (20) foot minimum setback from the property line on any road.
     
     

    C. LOT AREA

    As defined in Article 3, Section 14, Items 1, 2, 3 of the CC&Rs, the minimum lot size is thirteen thousand (13,000) square feet and shall have a minimum of eighty (80) feet of frontage on either a road, meadow or desert.
     
     

    D. HEIGHT LIMITATION

    The height limitation on all Buildings is thirty (30) feet. This height shall be measured from the highest point at which any part of the Building’s foundation intersects the natural landscape to the highest peak of the Building. Chimneys may extend an additional two (2) feet over the height of the Building. Roofs shall reflect the steep angle style common within the Meadows with a minimum pitch of 3:12. Under no circumstances shall flat roofs be allowed.
     
     

    E. SIZE LIMITATION

    The maximum combined enclosed floor area of all Buildings on a lot shall be three thousand five hundred (3,500) square feet of enclosed floor area. This area shall include the garage, storage sheds, tent platforms, and any other enclosed floor area. The maximum footprint for all Buildings shall be three thousand (3,000) square feet. Compliance with the limitations for maximum footprint and maximum enclosed area shall not exempt the proposed Building or Structure from analysis of its compatibility with the historic Buildings within the Tahoe Meadows with respect to architectural design concerns, including volume, bulk and/or size.
     
     

    F. EXTERIOR COLOR & MATERIALS

    The exterior walls and trim should blend in with the natural surroundings. The use of wood, whether in sheets, planks, or logs, for the exterior walls, is strongly encouraged. The use of stucco, cinder block, man made, or other pre-built material for the exterior walls is discouraged. Dark, dull colors, grayed colors, or natural weathering colors that blend into the surrounding area should be used on large surfaces. Stains are preferred to paints, but if paints are used, glossy finishes should be avoided. Samples of paints and stains, as applied on scraps of the proposed exterior material shall be submitted for approval.

    No reflective finishes such as untreated galvanized sheets shall be used on exterior surfaces with-the exception of small hardware items. Large glass areas are to be protected or oriented to minimize glare from reflected sunlight or night lighting into adjacent properties.
     
     

    G. STORAGE SHEDS AND SMALL OUTBUILDINGS

    All small Buildings including, but not limited to storage sheds, cottages, and other small outbuildings must blend in with the surrounding Buildings. All such Buildings shall be made of wood. All such Buildings regardless of size, shall require Tahoe Meadows approval.
     
     

    H. HOUSE TRAILERS

    The use of house trailers, campers, camper shells, or mobile homes as dwelling units, within Association boundaries is prohibited.
     
     

    I. UNDERGROUND WIRING

    Tahoe Meadows encourages underground wiring whenever possible. For new construction, the City may require the installation of underground wiring to the Building.
      

    J. LANDSCAPING
     
     

    1. General

    Landscaping shall conform with the natural and ecological Sierra landscape. Planting shall be of materials which are native to the area or compatible with native flora. Plants shall be selected from TRPA handbook of Best Management Practices. Any excavations or fill shall also be in accordance with the TRPA handbook of Best Management Practices. All TRPA regulations shall be complied with, including the use of nitrogen polluting fertilizer. Unsightly piles of slash or trash are prohibited.

         2. Ground Coverings Ground coverings such as a driveway, walkway, or other Structure that are made from slab concrete or asphalt are discouraged and shall be justified in writing before approval. Painted driveways, walkways. or other Structures shall not be allowed.

    Exemptions for natural driveways and parking spaces within the historic district, may be granted from other restrictive agencies, such as TRPA when requested with your submittal to TRPA.


         3. Cutting of Trees The cutting of live trees is greatly discouraged. Construction shall be such to minimize tree removal and potential damage to other trees.

    It is the owner’s responsibility, when thinning or cutting down live trees, to obtain approvals from any governmental agencies with jurisdiction over such activities. Permission shall be obtained from the Tahoe Meadows Board to cut or trim trees located on any Tahoe Meadows community property.

    1. FENCES
    1. Boundary Fences

    No fences or walls or other structures delineating one's boundaries are permitted.

    2. Screening Fences

    Short screening fences for privacy or for camouflage, using native materials may be permitted with approval. Items such as garbage cans, fuel tanks, pumps, satellite dishes, or unsightly items shall be screened or concealed from neighboring views. Vehicles, such as trailers, campers, mobile homes, boats, and old cars that are for the occasional use, shall also be screened or camouflaged. Any screening fence shall not obscure the principal views of any other property.  

     

         L. GARBAGE CANS

    Garbage cans shall be stored in a way that prevents tipping due to weather and animals. Screening or camouflaging garbage cans is greatly encouraged.

    M. FLOOD LIGHTS

    Flood or night-lights shall be directed onto the owner's area only and not to adjacent property. Exterior lights shall be capable of being directed to the needed exposure areas.
     

    N. BUILDING SCHEDULE

    All construction specified in the Plan Package shall be completed within 2 years and construction shall start within 1 year after final Board approval. Schedules that are outside this window shall be justified. For schedule delays beyond the applicant's control, a written request for extension must be submitted to the Committee, and approved by the Board.
    BUILDING INFORMATION SUBMITTAL SHEET BUILDING COMMITTEE WORKSHEET

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