Final Review

BSOA Architectural Review » Sample Submittals » Final Review

Final Plan Review addresses all the Sketch Plan elements already approved for the project with additional construction and landscaping detail. The Final Plan submittal requirements are defined on the Project Application and Checklist Form. Interested in viewing a sample Final Plan submittal and its critical components?

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Vicinity Map

It is not expected that the Vicinity Map submitted for Final Plan Review differs in any way from the Vicinity Map submitted for Sketch Plan Review. The Vicinity Map should illustrate the project location (Lot/Tract/Block) on a subdivision plat map or Certificate of Survey (COS), relative to neighboring lots, with at least the following elements noted: subdivision name, tract and block and lot number for proposed project, and all adjacent roads identified with road names labeled.

View a sample Vicinity Map

Site Plan

The Final Site Plan must include all the Sketch Site Plan elements plus several additional details: complete project footprint and development area (including access and retaining walls), construction staging areas, property boundaries and corners, final grading, surface drainage, roads, walks, drive, decks, patios, and all utility locations (meters, tanks, transformers, service lines (water-sewer-cable), satellite dish locations, newspaper and mail boxes, address markings and other accessories.

View a sample Site Plan

Snow Removal and Storage Area

Snow removal and storage areas of sufficient size to accommodate snow removed from roofs, walkways and drives shall be provided and shown on the Site Plan. Snow storage areas shall be located on the Property for which snow is being removed from and shall not be pushed into public or private right-of-ways or stored on another person's property.

Construction Staging

All construction staging locations must be illustrated on the Site Plan. Unless otherwise permitted, all construction staging, including but not limited to, disturbed areas, excavation, material storage, equipment storage, and temporary structures, must be located within the property for which the final project approval is granted.

Parking, Driveways and Culverts

All parking, driveway and culverts must be illustrated on the Site Plan. Access drives and parking areas shall be crowned and/or sloped for adequate drainage and safety. Property access shall be perpendicular to the adjacent road. Where cut and fill is required to maintain grade, cut and fill areas shall not be be greater than four (4) feet high, and twenty-four (24) feet of uninterrupted length. The maximum allowable slope for a driveway shall be ten percent (10%). Culverts must be a minimum of twelve (12) inches in diameter with flared ends.

Setbacks and Building Envelopes

Setbacks or Building Envelops shall be indicated on the Site Plan. All buildings and improvements shall be confined to within the Setbacks or Building Envelope. It is the sole responsibility of the Owner to submit plans showing the most restrictive Setback or Building Envelope requirement. Roof overhangs may encroach in the Setbacks unless approved otherwise by the BSAC.

Submittal Index

The Site Plan shall include a submittal index providing a summary of all page numbers and their corresponding Plans.

Page Labels

All drawings must include the page number, indicate what type of drawing is illustrated, the type of review (ie Minor Alteration, Sketch Plan or Final Plan), the date plans are being reviewed, Architect's information, and Owners name and Property Legal description. All final plan drawings must include the Architects seal and signature.

Legend

The Site Plan shall include a legend providing details of all Site Plan features.

Site Section

The Site Section must show the highest ridge-line, extent of cut and fill, and retaining walls.

View a sample Site Section

Contours

Contours must be shown on the site plan and site section and illustrated two foot intervals.

Cut and Fill

Cut and fill must be shown on the Site Section. All grading and other changes to the landscape must blend in with the surrounding natural environment. All cut and fill areas must feather into the natural topography within the Property. The extent of the cut and fill shall be limited to four (4) foot intervals to assure minimal changes to the landscape. All site grading must provide adequate drainage around the building and shall not allow drainage to flow onto Adjacent Properties. Surface run-off design must comply with all applicable local, county, state and federal regulations.

Parking, Driveways and Culverts

A label indicating scale beneath the title of each plan type must be provided. All submitted full size and reduced final plan drawings must be drawn to the scale indicated in the drawing label.

Exterior Elevations

The Exterior Elevations must show all sides of the proposed project. Indicate graphically and in writing all proposed exterior building materials. Show all roof slopes and identify each point used in height calculations.

View a sample Exterior Elevations

Roof Overhangs, and Fascia

Roof overhangs and fascia must be shown and dimensioned on the Exterior Elevations. All roofs shall have overhangs of at least two (2) feet and all fascias shall be a minimum of ten (10) inches.

Roof Length

Dimensions of all exterior roof lengths must be illustrated on the Exterior Elevations. Single Family Dwelling roofs or Single Family Condominium roofs shall not exceed forty (40) feet in length without a change in direction greater than two (2) feet vertically or horizontally. Commercial and Multi-Family Dwelling roofs shall not exceed fifty (50) feet in length without a change in direction greater than four (4) feet vertically or horizontally. Roof length is measured at the overhang and must be dimensioned on the Exterior Elevations.

Exterior Wall Length

Dimensions of all exterior wall lengths must be illustrated on the Exterior Elevations. For a Single Family Dwelling or a Single Family Condominium a continuous exterior wall surface shall not exceed forty (40) feet in length without a change in direction. For Commercial and Multi-Family Dwelling buildings a continuous exterior wall surface shall not exceed fifty (50) feet in length without a change in direction. The directional change shall be a minimum of four (4) feet.

Roof Slopes

All primary and secondary roof slopes must be shown on the Exterior Elevations. Roof slopes shall be a minimum of 6:12 and a maximum of 12:12. Secondary roof pitches may not be less than 4:12 and may be used only when attached to a 6:12 or greater pitched roof or as a shed roof attached to a building wall.

Materials

All exterior materials must be labeled on the Exterior Elevations. Owners should select materials of an appropriate quality and durability for harsh northern mountain conditions. Materials, colors and design for all structures and features in the BSOA’s Jurisdiction shall be harmonious with the surrounding Property and compatible with Adjacent Properties.

Accessories, Hot Tubs, and Privacy Screens

All site accessories contiguous to any building or structure must be illustrated on the Exterior Elevations. Hot tubs shall be placed in an inconspicuous area away from the direct view of Adjacent Properties and public or private right-of-ways, and shall be screened using vegetation or other approved building materials. Privacy screens for hot tubs, sunning decks, equipment, garbage containers, compost piles, temporary storage, dog kennels, dog runs, dog houses and parking shall be consistent with the overall design, construction and materials of the existing or proposed building. Privacy screens shall not be taller than the edge of the roof eaves of the existing or proposed building and shall not be longer than sixteen (16) feet in uninterrupted length. The use of vegetation is encouraged for full or partial privacy screening.

Building Height Calculations

The Building Height Calculations must show the highest ridge in relation to average grade, identify points and heights used in calculating average grade and provide clear calculation methodology.

View a sample Building Height Calculations

Height Measuring Point

Building Height

Building height must be illustrated on the Building Height Calculations plan. To calculate building height, use four (4) different points: one (1) from each side of the home. Each of the four (4) points shall be measured from the finished grade to the highest ridge and shall include the shortest distance, the longest distance and two (2) intermediate points. The calculated height is the average of those four (4) measurements. The finished grade elevation of the surface material shall be dimensioned on the elevations and a table summarizing the heights of the four (4) points and the average shall be shown on the Building Height Calculation Plan.

Height Summary Table

To calculate building height, use four (4) different points: one (1) from each side of the home. Each of the four (4) points shall be measured from the finished grade to the highest ridge and shall include the shortest distance, the longest distance and two (2) intermediate points. The calculated height is the average of those four (4) measurements. The finished grade elevation of the surface material shall be dimensioned on the elevations and a table summarizing the heights of the four (4) points and the average shall be shown on the Building Height Calculation Plan.

Floor Plans

The Floor Plans must illustrate rooms; fireplaces (note wood v gas); furnace (label location); and indicate square footage by level delineating habitable and inhabitable space.

View a sample Floor Plans

Site Accessories, Hot Tubs and Privacy Screens

All site accessories contiguous to any building or structure must be illustrated on the Floor Plan. Hot tubs shall be placed in an inconspicuous area away from the direct view of Adjacent Properties and public or private right-of-ways, and shall be screened using vegetation or other approved building materials. Privacy screens for hot tubs, sunning decks, equipment, garbage containers, compost piles, temporary storage, dog kennels, dog runs, dog houses, and parking shall be consistent with the overall design, construction and materials of the existing or proposed building. Privacy screens shall not be taller than the edge of the roof eaves of the existing or proposed building and shall not be longer than sixteen (16) feet in uninterrupted length. The use of vegetation is encouraged for full or partial privacy screening.

Dimensions

All wall length dimensions must be indicated on the Floor Plans.

Interior Fireplaces and Stoves

All fireplaces must be labeled and illustrated on the Floor Plan. Only one wood burning fireplace or stove per Singe Family Dwelling or Single Family Condominium is permitted. No interior wood burning fireplaces are permitted in Multi-Family Dwelling Units. All interior fireplaces for Multi Family Dwelling Units shall burn propane or natural gas. However, the BSAC will evaluate a request for an interior wood burning fire place in a common area such as a community room or a lobby on a case-by-case basis. No interior wood burning fireplaces are permitted in Commercial buildings. All interior fireplaces in Commercial buildings shall burn propane or natural gas. Wood burning fireplaces and stoves should be of efficient design and comply with all applicable local, County, state and/or federal requirements. Manufactured wood burning fireplaces and stoves should have a catalytic converter. Wood burning fireplaces or stoves shall not be the primary source of heat for a dwelling. Spark arrestors shall be provided around the mouth of the chimney, stove pipe or vent as with any heater, stove or fireplace exposing open flame or emission thereof.

Room Labels

All interior rooms must be labeled and illustrated on the Floor Plan.

Square Footage

Square footage of each level of the Floor Plan must be indicated.

Landscape Plan

The landscape plan must illustrate the following: existing plant materials and natural site features; extent and location of all plant materials; exterior site features as applicable (fences, gates, portals, etc.); plant schedule by scientific and common name and including quantity and size; auto/timed irrigation system; other constructed of mounted features; proposed treatment of all ground surfaces (turf, ground cover, etc.); lighting location, type and wattage; and proposed seed mixes and rates.

View a sample Landscape Plan

Reclaimed Disturbed Areas

All areas that will be disturbed and or reclaimed must be labeled on the landscape plan. The BSAC requires that all areas disturbed during the building process be restored to the natural state or landscaped to a degree that it is acceptable by the BSAC. Sowing of wild grass seed over a disturbed area may not be sufficient to restore the land. It is the owners responsibility to restore and landscape their property.

Drainage

Drainage must be indicated on the landscape plan. All site grading must provide adequate drainage around the building and shall not allow drainage to flow onto adjacent properties. Surface run-off design must comply with all applicable local, county, state and federal regulations.

Snow Removal and Storage Area

Snow removal and storage areas of sufficient size to accommodate snow removed from roofs, walkways and drives shall be provided and shown on the landscape plan. Snow storage areas shall be located on the property for which snow is being removed from and shall not be pushed into the public or private right-of-ways or stored on another person's property.

Walkways, Paths, and Trails

All walkways, paths, sidewalks, and trails must be located within the property. Walkways, paths, sidewalks and trails of a permanent nature (i.e. concrete) usually require permitting from other regulatory agencies. It must be clearly indicated whether the walkway, path, sidewalk or trail is of permanent nature or of a more temporary nature (i.e. gravel or pavers) and they must be shown on the site plan or landscape plan.

Utility Installation

All utilities shall be installed underground with the exception of satellite dishes and antennas. The location of utilities is subject to BSAC review and approval. All above ground utilities shall be installed in the least obtrusive locations to avoid visibility from other lots or the street and must be shown on the landscape or site plan. Meters shall be placed in a location that is not visible from adjoining roadways or properties. Screening of such meters may be required. Meters, transformers, and other utility boxes shall be concealed with landscaping, landscaping walls or in an accessible recessed enclosure designed into the exterior of wall of the structure.

Address Sign

The design, dimensions and materials of all address signs must be indicated on the landscape plan or on a separate cut sheet. All single family dwellings shall have surface mounted addresses which shall include the address number designated by the County. These numbers shall be shown on the exterior elevations. Lettering shall be constructed of contrasting materials at least four (4) inches in height and one-half (1/2) inch wide in stroke. The address identification sign shall be readily visible to emergency vehicles and shall be located at least within forty (40) feet from the edge of the adjacent road. When the surface mounted address numbers are not clearly visible from the adjacent road. When the surface mounted address numbers are not clearly visible from the adjacent road or the surface mounted numbers are located of forty (40) feet from the road, a free standing identification sign is required. Free-standing identification signs shall be placed by each owner in an approved location on the property and shall be acceptable to all emergency response agencies. Address identification signs (either surface mounted or free standing) shall not be larger than two (2) square feet in area and shall be situated between four (4) and five (5) feet above the ground on the exterior of the single family dwelling or if free standing on a secure post.

Planting and Landscape Schedule

A planting schedule must be included on the landscape plan and provide the symbol, common and latin name, quantity, and container size of each proposed plant species. A landscaping schedule must also be included on the landscape plan and provide the symbol and name of all non-living landscaping features.

Existing, Proposed, and Removed Landscape

A landscape plan is required to be submitted to the BSAC when the planing or clearing of any vegetation or the installation of landscape features is planned with the exception of the removal and replacement of dead plants using plants that are the same or similar type.

Staking Letter, Signed by Licensed Surveryor

The Staking Letter must be signed by a Licensed Surveyor and confirm that a site survey has been completed and that the proposed project falls within all applicable setbacks, easements, building envelope, or other property restrictions.

View a sample Staking Letter, Signed by Licensed Surveryor

Materials Board and Cut Sheets

The purpose of material boards and cut sheets is to illustrate to the BSAC what the exterior features of your home will actually look like. Cut sheets for all exterior lighting are required. Material sample boards may be comprised of actual materials or photographs and must illustrate exterior wall and trim, doors and windows, roofing and flashing, exterior paving and all finishes and colors (include manufacturer name and associated product numbers as appropriate. Paint and material samples should be of adequate but practical size.

View a sample Materials Board and Cut Sheets