REVIEW TYPES
The ARB provides three types of reviews which range from a draft Sketch Review to the Final Review.
The Sketch Review allows the architect and lot owner to receive guidance in the early stages of a design that may be on the fringe of styles allowed in The Cliffs. The Preliminary Review gives the first full review with comments from the Board. A Final Review is conducted after all items have been addressed on the Sketch and Preliminary Reviews. Although a Preliminary Review is required the Preliminary review can be considered a Final, at the sole discretion of The ARB, if the submittal contains all documents required of both the Preliminary and Final and if the submittal meets all architectural design criteria.
All reviews are conducted via email for digital review. ” The ARB has thirty (30) days to respond to each submittal. Construction must begin within twelve (12) months of approval authorization and continue until complete; after such time resubmitted is required along with the associated fees.” Although the Guidelines give The ARB 30 days to respond, the review process can take as little as 2 weeks if the application is complete and the design meets the all the guidelines. Additional time will be needed to schedule and perform the initial site walk and issue an Authorization To Construct document. Construction can start once the Authorization To Construct letter has been received.
REVIEW FEES
The review fee is due prior to Board review.
NEW HOME
- *Reviews are Digital via email
- 1 Preliminary Review
- 1 Final Review
- Initial Site Walk
- Site Inspections
DOCK
- *Reviews are Digital via Email
- Dock Placement Plan
- Materials & Color List
- Duke Approval Letter
- Completion Sign-Off
IMPROVEMENT
- *Reviews are Digital via Email
- Up to 25% Change
- Project Plan Review
- Initial Site Walk
- Site Inspections
- * Review fees listed here are for digital reviews which allows the Board to review on an as needed basis instead of a once-a-month schedule. Any request for the complete Architectural Review Board to conduct an in-person meeting will require a separate $500 fee which will be assessed for each meeting held. This fee is in place to defray the additional cost of time and travel needed to facilitate each request.
- All review checks are written out to Cliffs Land LLC.
OTHER FEES
These fees are due prior to construction start.
BUILDERS BOND
- Refundable
- Paid By Builder
ROAD USAGE FEE
- Non-Refundable
- POA Account
- The builders bond will be returned once the project is complete but the road usage fee is placed in the Property Owners Association account. Any damage to the roadway done during the construction is to be repaired prior to project completion and is not deducted from the Road Usage Fee or the Builders Bond.
- The ARB may assess reduced bond and road usage fees for small projects or projects completed by hand.
- The builders bond check is to be written out to KFS Builders Bond and the road usage fee is to be written out to KFS Road Usage Fee.
HOME REVIEW
For every new home construction a review is required before any site work can begin. The basic elements of a review submittal are: application package form, site plan, architectural drawings, landscape plan, review fee, road usage fee and the builders bond. Each package will need to have all the required elements within the submission prior to the Board conducting the digital review. There is a separate “Application For Change” form required for any changes to an existing home which include additions, color changes and the install of pools or secondary structures.
HARDSCAPE REVIEW
A Hardscape Review is required for any rock walls, steps, fencing, pathway or patios. A hardscape review can be conducted independently from the the home construction review if the home is already built or if the Hardscape install is requested prior to the home construction. The hardscape review elements are: application for change form, site plan, material list, color board, review fee, builders bond and possible road usage fee.
LANDSCAPE REVIEW
The Landscape Review is for any new landscape proposed at an existing home or on a lot where a home is not constructed. The elements of a landscape review are: application for change form, scaled landscape drawing, plant materials list, review fee and builders bond. The landscape review is required when equipment is used for the install. Examples of equipment are graders, small and large loaders, pallet jack or lift. When equipment is not used, the planting of vegetation and trees do not require ARB approval. All sod additions require review and approval.
For more information on tree cutting or pruning select HERE.
DOCK REVIEW
A dock review is required for the construction of any new dock and any dock upgrades. The typical review elements include: Duke approval documents, dock application package, color board and review fee. Any upgrades or dock additions will need to be approved by the Board prior to construction or installation of those upgrades.