Estancia Primera Community Services Association
Frequently Asked Questions (FAQs)
What is this Architectural Review Board (ARB) anyway?
The bylaws of the Estancia Primera Community Services Association require that a board be set up to review and approve all plans for new construction and for changes to the exterior of a home or appearance of a lot. These duties fall to the Estancia Primera Architectural Review Board (ARB). Every lot owner in Estancia Primera is automatically a member of the EPCSA because the property deed imposes membership. Subsequently, each owner is subject to review of plans by the ARB. The intent of this requirement is to insure the architectural look in Estancia Primera is maintained in order to protect property values.
Why should I care what the ARB thinks?
Since the ARB’s purpose is to insure that neighborhood property values are not compromised by inappropriate structures, indiscriminate additions, or landscaping that’s out of character, it also protects your individual property value. Further, your deed requires compliance. And, ultimately, EPCSA and the ARB have a host of legal remedies that can be applied if a homeowner fails to follow the community rules. When necessary in the past, the association has used legal remedies to enforce compliance with its guidelines and ARB decisions.
How do I know if I need to get approval?
It’s really simple. If it’s visible from outside the home, you need approval. When in doubt, ask.
If you’re building on an empty lot, you need to submit an application and performance deposit along with two sets of blueprints. Any change or modification of those plans relating to the exterior must be approved. No work can start, including grading, until preliminary approval is granted.
If you’re making a change to the exterior of your home that will modify the appearance in any way, you must submit an application and performance deposit.
For example, you decide to add a swamp cooler. The Guidelines require that any roof-mounted equipment must be architecturally screened. So plans, including screening, must be submitted for approval.
Other examples might be a change in the color of the stucco on your house. Or adding a studio for the artist in the family. Or a new roof.
Which application do I use?
Simple. If you’re moving or adding an exterior wall (or building new), that’s a major project. Everything else falls under the category of small project and uses that application.
What if I don’t include a deposit with my application?
The ARB will only consider applications for which a deposit has been made. If you fail to include the appropriate amount with your application, it will not be put on the agenda until the oversight is corrected. The only exception is when there is a new construction deposit still in place and final approval has not been given for the property.
Where do I send my application?
Deliver or mail all required materials and deposits to the Chair of the ARB. For new construction or remodeling, don’t overlook including samples of window, stain and stucco colors.
What’s this Preliminary Approval and Final Approval business?
Preliminary Approval is what the ARB provides for all applications before work can begin. It simply means that the members have reviewed the plans and application, that they meet the guidelines, and work can begin.
Final Approval occurs, on request, after the project is complete. One or two ARB members will physically inspect the project to insure that what was done is what was on the plans that were given preliminary approval, and that no changes were made without approval. After a project passes this inspection, the ARB provides Final Approval, which means a new home can be occupied.
Both preliminary and final approval are given in writing. Any problems with a project at final inspection are also detailed in writing.
What about landscaping?
Landscaping, whether part of a newly constructed home or a re-do at an existing home, generally requires approval. That’s not to say that planting a couple of bushes, or a single new tree, must be submitted for approval. But anything more extensive requires an application and at least one set of plans showing what is being planted and where. The ARB deals with plans ranging from hand drawn sketches to computer generated masterpieces by landscape architects, but requires that existing plantings being kept are shown along with the new plants.
The application to use is the one for small projects. New home plans often are given preliminary approval for construction without landscape plans, then a planting plan is submitted, approved and completed before final inspection.
Please do not play games with the process by planting two bushes today, a tree tomorrow, then two more bushes the day after. The ARB and Board of Directors frown on people who try to game the rules.
Who’s on the ARB?
The ARB consists of member volunteers nominated by each individual neighborhood association, so that at full slate each neighborhood is represented. The Board of Directors approves the nominations, and in addition appoints the Chair of the ARB.
What do I have to do to comply with Estancia Primera’s ARB Guidelines?
Read and follow the general principles outlined in the ARB Guidelines listed in the right-hand column. Most items are guidelines to aid in design of your structure, rather than hard and fast dos and don’ts. But there are some specific requirements which should not be overlooked. And there are some items that are not specified, but which have historically been disallowed in plans. An example would be a barred door or window.
Where do I get an Application?
The application for major projects are needed for new homes, additions and remodeling. Please note that this applications requires a $1500 performance deposit, except for neighborhoods where the local ARB also requires a deposit; the Estancia Primera deposit is then $1000. Note also that this form requires samples of colors for stucco and stain.
The application for small projects is for work like landscaping, stucco color changes, adding swamp coolers, and the like. The deposit required is $250.
Note that in both cases, plans must be submitted to the Estancia Primera ARB only after they have been approved by the local neighborhood association ARB. All nine neighborhoods in Estancia Primera have local ARBs. Please visit Neighborhoods for information on who to contact in your neighborhood.
Who developed these Guidelines anyway?
The Estancia Primera Architectural Guidelines originated with the original developer of the land on which EP sits. Over the years, the ARB has made a few additions, deletions, and changes, always approved by the EPCSA Board of Directors. But the essence of how the neighborhood should appear has remained intact through numerous developers, builders and Boards.
What’s the most overlooked maintenance problem that violates the Guidelines?
All the metal stacks and pipes on roofs (and in a few cases, up the side of a house) are supposed to be painted the same color as the home’s stucco. Unfortunately, paint tends to chip and peel after a few years (and in some cases turn an unsightly shade of pink). Few of us look at our own roofs with any frequency, so the need to retouch/repaint these ugly, peeling metal objects often goes un-noticed.
What’s the most ignored requirement?
Filing an application before undertaking a project that changes the appearance of a home is most often ignored. The reason is that it just doesn’t seem like that big a deal, so I won’t bother. But again, anything that changes the exterior appearance of your home should be submitted for approval.
Notification of neighbors
When a remodeling or landscaping request is submitted, the Estancia Primera ARB requires that the home owner submitting the request notify the neighbors who will be able to see the change. This only requires that the neighbors be notified of the application and the date of the meeting at which it will be considered. Frequently, the applicant will obtain approval of the neighbors. But that is not a requirement. And this is not to imply that neighbors can deny an application. It’s simply to insure that they have a chance to voice any objections to the ARB at the meeting considering the application.
Local ARBs may have different rules
Each neighborhood has it’s own ARB, in addition to the Estancia Primera ARB. Any application must be submitted to, and approved by, the local ARB before it will be considered by the Estancia Primera board. No exceptions, since the EP ARB lends heavy weight to the decision by the local association. In cases where the local association’s rules are more restrictive than those of Estancia Primera, the local association’s requirements must be met. Seldom, if ever, has an application not approved by the neighborhood been approved by the EP ARB. Check the website for information on who to contact in your neighborhood.
What do you do with the deposits?
Those deposits that are required with an application are basically performance bonds, and deposits to cover any costs the ARB incurs in evaluating the application. Normally, the only costs incurred are for an architect to review plans for new homes and/or major additions. But the funds may be used to repair any damage caused to streets or sidewalks during construction, or to remedy drainage problems that the builder does not take care of. And, rarely, if Estancia Primera incurs legal costs relating to the performance of the builder/owner, the deposit will be used to cover those costs.
After final approval by the ARB, the balance in the deposit is returned to the person or firm who made the deposit. Normally, this is the full amount, or the full amount less fees incurred.
What generates the most complaints?
It’s a toss-up whether the ARB gets more complaints about swamp coolers that aren’t screened, or visible lights that pollute our night skies. Please be aware that the ARB has dropped the screening requirement, but does require that all swamp coolers and other roof equipment be painted to match the home’s stucco.
Outdoor lights are more problematic. The ARB only adopted a requirement that exterior lights be screened two years ago. There are many porch and other lights in various neighborhoods that are polluting, but which were installed before the new requirement. While the ARB encourages owners to shade those lights, we can only rely on the desire to be a good neighbor to get the job done.
Do any other rules affect what I can do with my home?
You bet. The Estancia Primera Covenants and Restrictions, which you should have received from your title company, contain nearly 30 prohibitions on acceptable activities in Estancia Primera. And restrictions are even tighter in some neighborhoods. You’re encouraged to read Section 6 of the Covenants before planning any modifications.