Authority for maintaining the quality of design in Snow Mountain Farms comes from the Association's By-Laws and from the Declaration of Protective Covenants and Restrictions, which are on file in the Town Hall in Wardsboro and are part of every deed to land held by members of the Association.

These Guidelines also apply to Lots in Snow Mountain Farms for which the owner(s) do not pay assessments and are not members of the Snow Mountain Farms Improvement Association (SMFIA).

    Although some Lots are unencumbered as far as assessments and Association membership are concerned, all Lots have restrictions in their deeds which require the Owner to obtain written approval that any proposed construction complies with the general architecture of the area from Cersosimo Lumber Company or its successor before beginning to build or remodel.  Because the Association succeeded to Cersosimo Lumber Company's right to enforce these restrictions, the SMFIA has the right to enforce this restriction on ALL Lots, including those on which the ~owners do not pay assessments,

OBJECTIVES OF THIS MANUAL

    This manual is a guide for the Architectural Control Committee (ACC) as well as for permit applicants.  The guidelines are meant to address all work for which property owners must submit applications to the ACC, but they may not include specific regulations for all possible situations.  The general objectives are:

1.  to provide uniform guidelines to be used by the ACC in reviewing applications;

2.   to assist Snow Mountain Farms property owners in preparing applications acceptable to the ACC;

3.  to increase property owner's awareness and understanding of the Covenants, Restrictions and the criteria used by the ACC;

4.   to put forth basic principles which will aid property owners in planning construction or alterations which are in harmony with the neighborhood and environment;

5.   to help maintain and improve the quality of the living environment which can raise and hold property values.
 

ARCHITECTURAL CONTROL POLICY

    The policy of architectural control in Snow Mountain Farms is to preserve and enhance property values, amenities, and opportunities in the community contributing to the personal and general health, safety and welfare of the residents and owners. The community has a general character, achieved from its housing designs, open space, wooded areas, and amenities, which shall be preserved and enhanced.  The real effect of this document, however, does not depend so much on its legal prescriptions but rather the success of its standards and procedures in representing a true consensus of the homeowners involved.  It is only then that the residents will cooperate fully with the process and make it work.

    Under applicable covenants, rules and regulations of the Snow Mountain Farms Improvement Association, it is the responsibility of the Architectural Control Committee (ACC) to implement this policy through reasonable regulation of building and landscaping practices.  The purpose of this manual is to standardize architectural review practices, to provide adequate notice of this policy and to ensure fair and equitable enforcement of architectural restrictions. The guidelines were designed to be consistent with the Association's Declarations.

A.  THE ROLE OF ARCHITECTURE

     In the initial planning of our community, architecture received a great deal of consideration. It was felt the architectural flexibility should be retained and that a variety of appropriate home styles would benefit the community.  Each individual homesite should indicate the way in which architecture will best complement nature's forms, colors, and textures.

     Design solutions foreign to and not consistent with the natural surroundings are to be avoided.  Preserving the rustic rural atmosphere of the community is of prime importance.  The architectural criteria, which are listed in this pamphlet, are intended to promote general community themes without necessarily limiting the variety of successful home and site designs.

     The intent of architectural controls is to assure property owners that the quality of their community and the property value will be maintained.  These goals can best be realized by assuring all improvements blend harmoniously with the established character of the community.  Thus, all Snow Mountain Farms property owners benefit from the design review process.

B. THE ARCHITECTURAL CONTROL COMMITTEE

The General Declaration of Covenants and Restrictions specifies that all plans for any new construction or subsequent alterations or additions must be submitted and approved prior to the time construction begins.  The review and approval or disapproval of these plans is the responsibility of the Architectural Central Committee. 

 Property owners are encouraged to consult with the Committee before starting the planning and design process.  The Committee is prepared to answer questions and make suggestions, which may benefit individual owners and the community as a whole.  In addition to enforcement and protection of community restrictions and guidelines, the Committee's purposes include assistance to achieve property owners' objectives wherever possible.

    The Control Committee has seen some alterations, which can be seen to detract from the whole.  Some of the architectural violations result from residents failing to submit applications for approvals; others represent an inconsistency between the plans and specifications approved in the application and the structure as completed.  In no case should the existence of a given structural or landscaping feature be taken as precedent for the acceptability of a similar structure.

    The Architectural Committee urges residents to obtain approval of applications for structural modifications of the lots prior to construction or alterations.  It is not only a violation of the Covenants to commence construction of structures for which plans and specifications are not approved, it is also a breach of the spirit of the community.

    Other than for preliminary site engineering, no clearing or excavating may be done before receiving an ACC permit.  Burning of brush or building debris may not be done without a permit from the Town Fire Warden.

    The guidelines set forth herein are directed to owners wishing to build or to make exterior alterations, and to their builders.  These guidelines and their enabling Declarations require new construction or exterior alteration to be approved by the ACC.  Once an application is approved, it must be followed. Modifications must be submitted to the ACC for approval in writing, prior to being made.

PLANNING YOUR HOME

    The building of a home in Snow Mountain Farms should be an exciting and pleasurable experience.  For many property owners it will represent one of the major investments made in their lifetime.  To ensure that both the experience and the results will be rewarding, it is strongly recommended that you consult with an architect, preferably one who is familiar with the community concept plan.  Every building site presents a different and interesting opportunity; experience has proven that to attain the full benefits of this opportunity, it is important to secure the advice and services of a competent professional,

     The Committee realizes that many modular and pre-cut homes are available today, and that building contractors may have standard home plans available.  Many such homes may be appropriate, but factors of quality and appearance may result in disapproval of some designs.

     Trailer homes or homes with temporary foundations will not be approved. Property owners are cautioned to check warranties as well as the reputation and competence of the home manufacturer and contractor.  Committee approval of a plan should in no way be regarded as a substitute for such investigation or as a guarantee of satisfaction.

ARCHITECTURAL REVIEW CRITERIA

     The criteria outlined below reflect the architectural elements, which should be considered in the design and siting of your home.  The Architectural Review Committee uses these guidelines in the review process.

(1)   SIZE OF HOME

     The minimum living area for any dwelling constructed on any lot within Snow Mountain Farms is 1200 square feet.  Minimum living area is defined as those areas, excluding basements, garages, patios and breezeways that are to be heated and/or air-conditioned.   No area with less then 6'0" headroom shall be included in calculating the minimum required footage.

     Minimum size requirements have been specified for the protection of all property owners.  Size, however, is not considered an all-important criterion.  The exterior appearance of a home and its siting on the lot are considered more important than size alone, after minimums are achieved.  Stated another way, a minimum sized home nicely done can be more attractive from a community viewpoint than a large home which has not received the same degree of care in its design and placement.

(2)  EXTERIOR DESIGN AND STYLING

     As previously indicated, no single architectural style has been dictated.  The most important criterion for the house exterior is that it be harmonious with the surrounding environment.  To accomplish this, consideration should be given to the existing natural elements as well as the design of neighboring homes.  However, the frequent repetition of designs will not be acceptable.

     In evaluating the exterior appearance of a home the Architectural Review Board takes into consideration all of the elements of design which contribute to a successful design solution, including, but not limited to existing natural and manmade features; views from the home and adjacent structures; effect on the streetscape, common open space, neighbors, drives, parking, and landscape treatment.

(3) EXTERIOR MATERIAL AND COLORS

    The choice of exterior materials and colors is extremely important.  The Committee looks favorably upon the use of natural colors and textures.  Examples of appropriate materials are rough sawn woods, brick, and native stone.  Earth-tone colors (colors which complement the hues of the surrounding landscape) in the brown, gray, and green ranges are generally most appropriate; sufficient latitude will be allowed for personal color preferences within acceptable ranges.

     The house style, will, in most instances, dictate the proper range of materials and colors. Care should be taken to avoid the use of an excessive number of materials (giving a cluttered appearance) or colors with highly reflective characteristics. The Committee will be pleased to discuss this with you in advance if you desire.

    Many settings lend themselves to the extensive use of glass in the form of large windows or sliding glass doors.  This is considered quite appropriate, as it permits the outside to become an integral part of the home.  On some homes, shutters may also be appropriate.  They should be sized to match window openings and be mounted so as to give a functional appearance.

(4)  ROOFSCAPE

    One of the most visible elements of any home is the roof. Its ultimate appearance in relation to the structure should be carefully considered, as well as the color and texture of the roofing material.  Roofs with a significant pitch are normally most desirable; flat or low pitched roofs are to be avoided, Mechanical equipment, vents, vent covers, etc. will be considered an integral part of the design and should be treated as such.

    Roof overhangs must be at least thirty (30) feet inside the property line to meet the Town's set back requirements.   Certain styles or designs of homes will require overhangs on the sides as well as on the front and rear to conform with the community's general architectural style.

    Any metal chimney that protrudes through the dwelling will be enclosed to match the siding of the house.

(5) ELEVATION

    The top elevation of the foundation is a decision, which should be carefully evaluated by experienced personnel.  The topographic characteristics of the home-site, elevation levels of the neighboring homes, and the level of the crown of the road in front of the houses are all factors, which should be considered.

     The objective is to achieve positive drainage, display the home to maximum benefit, capture the best views from the interior and take advantage of any opportunities for effectively utilizing basement areas.  In some instances it may be desirable to place additional fill dirt on the site to achieve these objectives.
    All concrete walls are to be painted when exposed more than 18 inches above ground.  All cement blocks are to be stuccoed.

(6) GARAGES

     Many owners feel that a garage is not needed because of the vacation home nature of their house, and a garage is not a required part of a home.  If included, a garage must be considered an important aspect of the overall design. Garage door materials and colors should harmonize with other exterior materials and colors.

     Attached garages are generally preferable to detached garages.  A detached garage may not be erected prior to home construction.  Garage plans must be submitted to and approved by the Committee.

(7)  DECKS

     Decks must be compatible in design, material and color with the dwellings to which they are attached.

(8)   DRIVEWAYS AND CULVERTS

     Driveways should be carefully located for practicality as well as appearance.  Where driveway lengths are unusually long, gentle curves will enhance the overall appearance.  Most lots require culverts so as not to impede the flow of water through drainage ditches at the front of the lot.  Because of the tremendous problems that can be caused by improperly sizing or setting a culvert, installation should be supervised by a qualified person, and the township road commissioner must be consulted.  The cost of culvert installation and maintenance is the responsibility of the property owner.

(9)   FENCES

     Fencing on a large scale would detract from the community's natural beauty, and the Committee discourages fencing around the entire perimeter of individual homesites.  Fencing should be erected only for specific purposes, and not merely to define property boundaries. Fences may be used to screen air conditioning equipment, utility and garbage areas, and patios. As with all elements, the fence should enhance rather than detract from the overall appearance of the property.

     Chain link or wire fencing will normally not be permitted except for small pet areas or horse corrals.  The Committee encourages use of rough-hewn woods, masonry, or natural plantings as fencing and screening materials.

(1O)  STORAGE SHEDS

     Storage sheds require an application.  Storage sheds are to be placed to the rear of dwelling units or in such an area that they will not be in immediate eye-view.  They must be compatible with the main structure in design, materials, and color. The shed must be of durable construction.

(11)   EXTERIOR LIGHTTNG

     Exterior lighting must be so located, directed and of such height and intensity that it does not adversely affect neighboring properties.

(12)  LANDSCAPING AND EXISTING TREES

     Site planning and clearing should be accomplished, insofar as is feasible, in a manner which respects and preserves existing trees, vegetation and land contours.  Trees with a diameter of six inches or larger should not be removed if at all possible. Trees immediately adjacent to the construction site should be protected by your contractor to avoid damage.

    This Guideline is intended to avoid "stripping" a lot or reducing the natural screening of a home or other structure.  Any owner wishing to remove a substantial number of trees must make an application and submit a landscaping plan.

     Proper landscaping will add the finishing touch to your home.  In some cases, the existing natural vegetation will complement the home with the addition of little or no plant material.  In other cases, particularly where the foundation is exposed or where there is little existing vegetation, a master landscaping plan should be prepared,

    The number of different plant material introduced to the site should be kept to minimum, and the use of native plant materials will be most effective.  Plants should be normally located in large groupings to avoid a spotty effect.

     Such features as ornamental rocks, statues, or exotic horticulture varieties, which are not harmonious with the natural setting, will not be permitted except in courtyards or other secluded areas.

(13) SATELLITE DISHES

    The installation of a satellite dish for TV reception requires an application.  The placement of a dish on a Lot plus the clearing that may be required to obtain clear reception of signals can adversely affect the streetscape, the views from neighboring lots, etc.  Installation on certain lots may not be possible due to the adverse impact that would result.

(14)  OTHER

Approval of the building and site plans by the ACC does not relieve the property owner or his agent from State of Vermont or Town of Wardsboro requirements.  At present, the Town of Wardsboro requires a building permit and a driveway permit.

     Each application will be reviewed on an individual basis. There will be no "automatic" approvals, even when a proposal appears to conform to all guidelines.  In no case should the existence of a given structural or landscaping feature be taken as a precedent for acceptability of a similar feature.

     Changes to any property, which may affect a neighbor's property, should be discussed with the neighbor in advance of making application to the ACC, and, in some cases, it may be appropriate to submit that neighbor's comments with the application.

(15)   SEPTIC SYSTEM

     All lot owners building a new home or septic system must have a certified septic system designed by a licensed Vermont engineer.

     The septic system must be inspected by the designing engineer during construction or prior to covering for certification that the system was installed according to design and in the location designated.   A copy of the certification is to be mailed to the Association Manager for filing with the building application.

    This will help protect your investment in your lot by assuring that both your systems and those of the neighboring owners will be placed properly to minimize any potential problems or health hazards.

APPLICATIONS, APPEALS, INSPECTION AND PERMITS

A. APPLICATIONS

1) Information & format

     The Control Committee requires that you submit 2 copies of your plans for review and approval prior to construction. Applications for building permits for new construction and/or alterations may be obtained from the Association's manager.

     House plans should be at a scale of 1/4"=1' and include floor plans as well as elevation drawings of all exterior sides. A complete description of all exterior surfaces specifying material, texture, and color is to be indicated on the drawings. Samples of exterior materials and colors are to be submitted if requested by the Committee.  A recap of the total number of square feet of living area floor space should also be shown.  Any other structures outside the house (including fences, screens, walls and storage sheds) must be depicted on the drawings and described in detail.

     Also required is a detailed site plan at a ·scale of 1"-20'. The site plan must show the position of all proposed structures, wells, "septic system, as well as the location of easements, and the proposed location of driveway and parking areas.  The minimum distance between any well and septic system is 100 feet, as required by State Law.

    Plans and material samples should be delivered or mailed to the Association Office or presented at regularly scheduled Board meetings.  Applicants requesting approval of an application and plans prior to the Board of Directors next scheduled meeting will be charged a fee of $100.00.  This fee is to cover the cost of Board members having to travel to inspect the site and review the application.

2) Escrow Requirement

     The Association requires that each owner wishing to undertake any new construction or remodeling that will affect the exterior of an existing home to fund an escrow account to assure that the exterior construction, grading and landscaping will be completed according to the plans and specifications, as
approved.

    The minimum escrow amount for any remodeling or construction is $1,000.00.  Additional funds may be required in amounts that the ACC decides is reasonable in order to assure that any non-conforming construction that results can be fixed or removed, if the owner refuses to remedy a non-conforming use.

    The escrow becomes due and payable upon ACC approval of an application.  The escrow is released upon completion of the exterior and the landscaping, if any. All escrow funds will be held in an interest bearing money market account with the interest earned payable to the Lot Owner/Depositor.

     In lieu of additional escrow deposits beyond the minimum, the owner may submit a written contract from a bona-fide building contractor that specifically provides for completion of any item which the ACC determines is necessary to assure that the construction or remodeling will conform to these Building Guidelines when complete.

    The Committee has a period of 30 days in which to review and take action on plans; this period will commence when the Committee has received complete plans and exhibits.  Every effort will be made to expedite the review process in a shorter period of time.

    Once an owner's plans have been fully considered and approved, a written confirmation of approval, and one complete set of plans with stamped approval will be returned to the owner.

B)  REASONS FOR DENIAL

    The ACC shall have the right to disapprove any plans and/or specifications because of any of the following reasons:

1. Failure of plans and/or specifications to comply with any provisions of the Covenants and Restrictions/By-Laws;

2. Failure of plans and/or specifications to include information required;

3. Objection to exterior designs, materials, color, proportions, style, size, or appropriateness of building or alteration proposed;

4. Objection to proposed siting of building;

5. Incompatibility of proposed building with existing contiguous structures;

6.  Any other deficiency which would render the proposed work or use inharmonious with the plan of improvement or the property and with other contiguous buildings or uses, or with the established character of the community.

     Whenever the ACC disapproves, or approves with qualification, any plan and/or specifications submitted to it, such disapproval or qualified approval shall be accompanied by a statement of the grounds upon which such action was based.

    In such a case, the ACC will, if requested, assist and advise the applicant in order that an acceptable proposal can be prepared and submitted for approval.

    The ACC will only act upon completed submissions as promptly as possible.

     If a proposal is rejected, the applicant will be notified by registered mail.  Applicants are encouraged to present new information, which might clarify the proposal or demonstrate its acceptability.  Any applicant aggrieved by a decision of the ACC may appeal to the Board of Directors.  All submissions shall become the property of Snow Mountain Farms Improvement Association and be a part of the permanent records.

APPEALS

     In the event your plans are not approved, you may submit revisions or new plans. The Committee may reject a plan entirely or it may disapprove only specific parts of a plan.  Approval may be withheld for any reason, which the Committee deems appropriate, including aesthetic reasons.
    A designee of the Architectural Control Committee will inspect construction at various stages to determine that it is in accordance with approved plans.  Any variance from approved plans, which may affect approvals, will be reported to the owner for correction.  The Committee realizes that during construction it may be advantageous to make minor adjustments; however, before changes are made which affect exterior appearance or siting on the lot, it is the responsibility of the owner to present any alterations to the Committee for approval.

     Finally, any construction undertaken must be completed within 6 months from commencement of construction.  Permits are valid for 12 months.  An extension must be requested in writing if construction will not be completed either 6 months after beginning construction or 12 months from the date of the permit, whichever occurs first.

Printable SMFIA Building Guidelines - Click HERE

Printable SMFIA Building Permit - Click HERE