POA & COMMUNITY GOVERNANCE

Architectural & Environmental Control Standards Appendices

Appendix A

Builder's Insurance Requirements for Commencing or Continuing Work in Big Canoe

GENERAL LIABILITY: Coverage must be written on a Comprehensive General Liability form that includes both Operations and Products/Completed Operations coverage with minimum limits of:
Split Limits:
$250,000 Bodily Injury per Person
$500,000 Bodily Injury per Occurrence
$100,000 Property Damage per Occurrence
$500,000 Aggregate

OR
Single Limits:
$500,000 Combined Single Limit Bodily Injury & Property Damage per Occurrence
$500,000 Aggregate

AUTOMOBILE LIABILITY: Coverage must be written with minimum limits of:
Split Limits:
$250,000 Bodily Injury per Person
$500,000 Bodily Injury per Occurrence
$100,000 Property Damage per Occurrence
$500,000 Aggregate

OR
Single Limit:
$500,000 Combined Single Limit Bodily Injury &
Property Damage per Occurrence

A Certificate of Liability Insurance (Accord 15S) with the required limits of liability must be filed in AECD office prior to commencement of construction. This form (Accord 15S) is a standard form issued by the Contractor's agent. The insurance company identified on the Certificate must be a company "licensed and admitted" to do business in Georgia. In addition, the company must be acceptable to Big Canoe POA, Inc. Non-admitted companies written through Excess & Surplus Lines Brokers are not acceptable. The Certificate of Insurance must state the policy cannot be canceled until ten (10) days have lapsed after a written Notice of Cancellation is received. Contractor is required to maintain a current Certificate of Insurance on file. It is the Contractor's responsibility to replace an expiring Certificate of Insurance with a renewal Certificate at their policies anniversary dates. Failure to do so shall result in immediate suspension of building privileges.

Note: Big Canoe does not monitor Workers' Compensation Insurance. Under Georgia law, contractors
are required to carry Workers' Compensation Insurance based on their employer/employee relationship.

Appendix F

Surety Deposit: Content of Letter of Credit

Since there is no standard letter of credit format, each letter of credit must be from a bank that is a member of the Federal Reserve System or insured by the FDIC or from a Savings and Loan Association that is insured by the FSLIC and must include the following:

  • Letter of credit number
  • Statement that the letter of credit is irrevocable. (The letter of credit may not be revoked prior to
    the expiration date.)
  • The name of the Property Owner, lot number, performance statement and the citation: "Class "A"
    Covenants dated October 9, 1972, Article II, Section 1, Paragraphs (e) and (f)."
  • The total credit extended, i.e. the maximum limit. (The total must equal 10% of the reasonable
    construction cost of the home or $30,000, whichever is the greater amount.)
  • An authorization to draw sight drafts upon the issuing institution in favor of Big Canoe Property
    Owners Association, Inc.
  • Statement that the letter of credit number appearing on the sight draft is sufficient identification
    for honoring the letter of credit.
  • A specific expiration date for presentation of sight drafts for payment. The expiration date must
    be no less than 12 months from the date of issue.
  • Notice of expiration date given to Property Owner 30 days prior to expiration.

Appendix G

Construction Completion Requirements
  • 1. There are specific time constraints on completion stages of construction.

a. The period of time from the beginning of tree removal to the house being “dried-in” shall not exceed 9 months. “Dried in” includes roofing, siding, exterior windows and doors, and trim.
b. The period of time from the beginning of tree removal to the house exterior being completed shall not exceed 1 year. Exterior completion includes, but is not limited to, all exterior painting, driveway paving, landscaping, and site clean-up.
c. The period of time from the beginning of tree removal to the date of AECD issued Occupancy Permit shall not exceed 18 unless otherwise approved by AECD.

2. Builders who do not meet the construction completion schedule may not begin another project until all of their current projects are on track for a timely completion.

  • a. The Surety Deposit may be claimed and utilized by BCPOA to make progress toward completing the exterior of a house.
    b. If the Surety Deposit is claimed, the Builder may be blocked from starting any new home construction/remodeling projects in Big Canoe for a period of 5 years after which time the Builder
    would have to re-qualify as an Active Builder prior to soliciting additional work in BC.
  • 3. Exceptions to fines, penalties, sanctions for untimely construction completion may be granted in cases of extreme hardship due to strikes, labor shortages, fires, national emergencies or calamities, other delays beyond the reasonable control of the builder, including Property Owners non-payment, or extraordinarily large or complex houses. These exceptions must be made in writing by AECD or BCPOA.

Appendix H

Content of Builder's Compliance Deposit Letter of Credit

Since there is no standard letter of credit format, each letter of credit must be from a bank that is a member of the Federal Reserve System or insured by the FDIC or from a Savings and Loan Association that is insured by the FSLIC and must include the following:

  1. 1. Letter of credit number
  2. 2. Statement that the letter of credit is irrevocable. (The letter of credit may not be revoked prior to release by the AECD.)
  3. 3. The name of the builder and the citation:

To secure builder compliance with the Rules and Regulations
Pertaining to Active Builders, Sub-Contractor, and Service
Personnel.

  1. 4. The total credit extended must be for $3000.00. If a draw is made by the Big Canoe POA the builder must restore the balance to $3000.00 prior to any new construction approvals.
  2. 5. An authorization to draw sight drafts upon the issuing institution in favor of Big Canoe Property Owners Association, Inc.
  3. 6. Statement that the letter of credit number appearing on the sight draft is sufficient identification for honoring the letter of credit.
  4. 7. The term of this letter of credit shall be for twelve (12) months minimum. The AECD will release the letter of credit if notified that a builder will no longer be an active builder in Big Canoe

It is incumbent upon the Builder to maintain a current Builder's Compliance Deposit.

Appendix M

Fee Schedule for Architectural and Environmental Control Department Services

BUILDER APPROVAL APPLICATION FEE……………………………………………………………..$150.00

SUBMITTAL FEE. (Includes architectural plans, site plan, landscape plan, housing design application for
approval and site preparation and protection form.)
Expected completion within 12 months…………………………………………………………$1600.00
Expected completion within 12-18 months……………………………………………………..$2400.00
Expected completion within 18- 24 months…………………………………………………….$3200.00

EXTENSION FEE (for jobs exceeding specified timeline)……………………….$1000.00 per month until Big
Canoe Occupancy Permit is issued.

ADDITIONAL EXTENSION FEE (for jobs exceeding 6 months after specified timeline)… $5000.00 per month
until Big Canoe Occupancy Permit is issued.

RE-SUBMITTAL FEE…………………………………………………………………………………………………………….$250.00
(This fee only applies if initial submittal is not approved or if plan originally submitted is replaced with another)

ADDITIONS & RENOVATIONS SUBMITTAL FEE –scale based square footage as follows:
Up to199 sq’ 200-399 sq’ 400-599 sq’ 600 + sq’
Open $115 $230 $345 $460
Heated $230 $460 $690 $920

TREE REMOVAL INSPECTIONS (FIRST VISIT)………………………………………………25 CHARGE
ADDITIONAL VISITS WITHIN 3 MONTH ……………………………………………………$50.00 EACH
FINAL INSPECTION FIRST ON-SITE INSPECTION………………………………………….NO CHARGE
ADDITIONAL RE-INSPECTIONS…………………………………………………………………………………..$50.00 EACH
VISTA PRUNING ADMINISTRATIVE FEE…………………………………………………………………….$50.00/HOUR

(Consistent with hours spent on job with vista pruning crew. One hour will be charged in the event of not
cancelling prior to the scheduled day of cutting.)

INITIAL ROAD IMPACT FEE………………………………………………$1.00 per sq. ft. with a $650.00 minimum
(Includes TOTAL square footage-garages/carports, decks, and all floors)
ROAD IMPACT FEE FOR ADDITIONS…………………………..$1.00 per sq. ft. with a $65.00 minimum
(Includes TOTAL square footage-garages/carports, decks, and all floors)
SURETY DEPOSIT…………………………………………………………………………………as defined in Article IV, herein
SURETY DEPOSIT FOR ADDITIONS WITH A ROOF……….equal to $5.00 per square foot plus $1000.00.
SURETY DEPOSITS FOR ADDITIONS WITH NO ROOF…….equal to $5.00 per square foot plus $500.00.
BUILDER’S COMPLIANCE DEPOSIT…………………………………………as defined in Article IV, herein

Appendix N

Residential Design, Construction, and Detailing
  1. The Big Canoe Home has a recognizable look rather than a strict style. Timbered beams, rafter ends,
    board and batten, cedar shakes, gabled roofs with overhangs, eave and rake brackets, mulled windows—
    all speak of mountain architecture.
  2. The use of brackets and braces are permitted to add interest. Brackets and braces should not be
    overly ornate. Brackets and gable truss braces shall be constructed of suitable materials of sufficient
    cross-sectional depth as to appear functional.
  3. The use of decorative trusses at the upper area of featured gable overhangs is permitted. AECD may
    require their use to avoid an overly plain or uninteresting elevation.
  4. The use of artificial stone on chimneys is permitted. Chimney caps are required. They must have
    metal spark arrestors of a residential or commercial grade in either dark bronze or black.
  5. Boxed columns and beams may be used on porches and elevated decks. A minimum of 6” X 6”
    boxed columns and deck posts are required for elevated decks. Excessively long deck posts may require
    bracing for visual effect. Round columns are not permitted.
  6. Roof stacks and plumbing vents must be placed on rear slopes of roofs where possible and be painted
    to match the roof color.
  7. Neighborhood guidelines may have other or additional requisites. See Appendix 10- Neighborhood
    Standards.

Appendix O

Fencing and Deer Deterrent

A. Property Owners who desire fencing must first write to AECD for approval prior to installation of
any fence. The Property Owners must attach a clear and accurate sketch of the planned fence as it
appears on the lot(s). This process is also to be followed when Property Owners desire to change or add
to existing fencing.

  1. Only after written approval from AECD, may fence installation commence. After installation, it
    is the Property Owner(s) responsibility to maintain the fencing in good repair.
  2. In no event, may any fence be closer than 30 feet from front property line or 10 feet from
    any other property line. Further, no Property Owners may install a fence on POA property
    or rights-of-way.
  1. Under no circumstance may more than 1/3 of an acre be enclosed with deer fencing.

B. Culpability for installation and maintenance for fencing as well as potential personal injury or
property damage to any persons is the sole responsibility of the Property Owners and does not subject
AECD or BCPOA to any risks or liabilities.
C. The following contains the materials and configuration for fencing:

  1. Electric fencing materials shall not exceed the manufacturer’s specifications for “light” use. This
    refers to a strength and configuration appropriate for discouraging intermittent deer traffic rather
    than a design for repulsing constant and insistent deer traffic or containing large livestock.

a. Line posts shall be rod-type, no more than 1⁄2 inch in diameter, spaced as necessary to
maintain proper tension, and in flat black or flat dark gray.
b. Corner and end posts shall be sized as necessary to safely perform their function and shall be
flat black or flat dark gray. They may not be more than 36 inches above ground level.
c. Electric fencing wire shall be no larger than 18 gauge (AWG), and there shall be no more than
two strands of fencing wire on each fence section with the highest strand being no more than
thirty (30) inches above ground level.
d. Insulators shall be flat black or dark gray and shall be installed on the side of posts/trees away
from community view.
e. Electrical systems must be Underwriters Laboratory approved.
f. Warning signs furnished by the manufacturer or other compatible quality shall be attached to
the fence wherever pedestrian traffic is likely to intersect with the fence.
g. The fence should be as invisible as possible from community view. Plants and natural
landscape features should be used when possible. Trees may be used instead of fence posts.

  1. Fishing line used for fencing must be clear.
  2. Plastic fencing material must be specifically sold for protection of plants from deer/other wildlife.

a. Plastic fencing must be black with openings no smaller than 1” square and no larger than 2”
square.
b. Guide wire or black nylon guide cable shall be of a size recommended by fencing
manufacturers, but may not exceed 14 gauge.
c. Front and side property lines shall be attached to trees or large shrubs only. Posts may be used
only where the fence adjoins a structure or in the rear of the property (if not in the community
view) where the span between trees is too great to support the fence. Between trees posts shall
be spaced no closer than 10’. Posts may be no larger than 2” in diameter and must be painted
Cabot’s Spanish Moss. Property Owner(s) must have prior written permission from AECD for
other colors.

D. In addition to fencing, there are other measures that may deter deer, including repellent sprays and
pellets commercially sold; natural sprays; water or light motion detectors, sonic devices, netting, and
odiferous materials. There are also plants that deer do not enjoy, including those with sharply pointed
leaves such as hollies and herbs such as oregano and thyme.

Appendix Q

Vista Pruning

A. Views of all kinds may be achieved by careful removal and/or pruning of trees/shrubs. Pruning
should always be conservative inasmuch as once a limb is removed, it cannot be reattached. Better to
have Vista Pruning done more than once than to remove one limb or tree indiscriminately.

  1. No Vista Pruning is permitted without prior written approval of AECD.
  2. All Vista Pruning will be supervised by a representative of BCPOA. Owners are authorized to
    select the tree service of their choice provided the service/contractor is both licensed and insured
    in the tree removal business.
  1. a. A tree service/ contractor list is available in AECD office, though other contractors may meet
    approval guidelines.
    b. The tree service/contractor will call AECD (706-268-3394) to schedule pruning with a
    BCPOA representative.
    c. Once on site, the BCPOA representative will document all approved cutting. Property Owners
    or representative must be present for Vista Pruning. Property owners, supervisors, and the tree
    service/contractor will be required to sign documentation once approved Vista Pruning is
    completed acknowledging that the work was done in accordance with procedures outlined in this
    Appendix

  1. B. The removal or pruning of trees/shrubs for views or other approved purposes may not be done until
    construction is substantially complete and must comply with the following:
  1. After proper Vista Pruning, trees appear as if they have never been touch. If the absence of a limb
    will be detected or affect the natural appearance of the canopy, the limb should not be removed.
  2. The tree canopy, the upper controlling part of the forest, is to be preserved during the pruning
    process. Proper pruning procedures use existing or new “windows” within the tree canopy for
    obtaining views.
  3. Any resemblance to raw, chopped, or mutilated appearance is prohibited.
  4. No tree should ever be “topped.” (See Figure 1.)
  5. When possible, leave logs and deadwood. These offer shelter for wildlife and restore forest floor.

C. Unauthorized removal/cutting/pruning is a violation and handled in accordance with Article VII. C.
Subsequent appeals are to be submitted utilizing Appendix 17- Appeals Form in these Standards.

QUESTIONS?

Treena Parish

Architectural & Environmental

Control Manager

(706) 268-3394

tparish@bigcanoepoa.org

Ron Davis

Architectural & Environmental

Control Assistant Manager

(706) 268-3394

rdavis@bigcanoepoa.org