Pursuant to Article VII, Section 2 of the Sixth Declaration of Covenants, Easements, Conditions, and Restrictions (the “Declaration”), the following Guidelines have been adopted by the Broad Run II Property Owners Association Board of Directors (“the Board”) to guide the Architectural Review Committee (“ARC”) in the execution of its duties and responsibilities. Reference is also made to Article III – Architectural Controls in the Declaration.

 

I. Scope and Purpose of the Architectural Review Committee (ARC)

The Architectural Review Committee (“ARC”) is charged with preserving the architectural and design integrity of the Broad Run II community. Its authority extends to all exterior aspects of site and architectural construction, as well as any subsequent modifications or alterations.

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The ARC serves as the primary review body for all homeowner requests concerning exterior changes. Final approval or denial of such requests rests with the Board of Directors.

 

Because of the nature of its responsibilities, the ARC frequently addresses matters that are sensitive within the community. There exists a necessary balance between maintaining aesthetic consistency and avoiding the imposition of personal taste. Since it is not practical to prescribe standards for every conceivable design scenario, these Guidelines establish the principal considerations to be applied when formulating design solutions. They are intended as a general framework rather than an exhaustive set of requirements.

 

Objectives of the Architectural Review Process:

• To preserve and enhance the overall quality and character of the Broad Run II living environment.

• To establish and maintain uniform standards and procedures for ARC review in accordance with the goals and intent of the Broad Run community.

• To promote homeowner understanding of, and compliance with, the community’s Declaration and its underlying intent.

• To articulate key design principles that assist residents, builders, and design professionals in developing improvements harmonious with both the immediate neighborhood and the community as a whole.

• To provide clear guidance to applicants in preparing and submitting materials for ARC consideration and approval.

 

The ARC acknowledges that differences of opinion regarding design and aesthetics may arise. Accordingly, the Committee shall review each application with impartiality and objectivity, maintaining focus on the broader interests of the community. The ARC is committed to acting in a fair, reasonable, and consistent manner—balancing matters of individual expression, architectural quality, and the responsible use of private property.

 

These Guidelines are intended to inform homeowners regarding approved design and construction practices but are not all-inclusive. Any proposal or condition not specifically addressed herein shall be subject to review and approval by the Board of Directors. In the event of any conflict between these Guidelines and the recorded Covenants, or any applicable local, state, or federal law or regulation, the Covenants and governing laws shall prevail.

 

II. Projects Requiring ARC Approval

The following types of projects—including but not limited to—require prior approval by the ARC:

• Subdivision, boundary adjustment, partitioning, or similar modification of a tract.

• Additions or alterations to structures visible from the exterior.

• Installation of additional or auxiliary structures such as decks, fences, patios, porch screening, walls, play structures or equipment, and other yard structures. 

• ​​Painting or repainting of exterior structures, including decks, fences, patios, porch screening, walls, siding, trim, doors, garage doors, and auxiliary structures.

• Additions or alterations to driveways.

• Installation of roof-mounted devices.

• Landscaping changes that involve:

  • Alterations to lot elevation or grading for drainage purposes;

  • Additions that may obstruct street views or create safety concerns; or

  • Plantings (trees or shrubs) that form a natural fence or barrier.

• Installation of sheds or other accessory buildings.

 

This list is representative, not exhaustive. Homeowners are encouraged to consult the ARC before beginning any exterior project. Compliance with these Guidelines does not eliminate the requirement for formal ARC submission and approval.

 

III. Procedures for Architectural Approval

• The homeowner shall submit an Improvement Request to the ARC Chairperson or the President of the HOA. (See “Information Required” below.)

• The ARC shall acknowledge receipt of the request.

• The ARC shall meet, review, and render a decision within 30 days of receiving a complete submission.

• The ARC shall communicate its decision and vote count to the Board. If the ARC denies a request, it shall provide written reasons for the decision.

• The Board of Directors shall review the ARC’s decision and notify the homeowner of the final determination within 10 days.

• If additional information is requested by either the ARC or the Board, the review process shall restart upon receipt of the required materials.

 

Each application will be reviewed on its individual merits. Even if an identical alteration has been approved elsewhere in the community, each homeowner must submit a separate application for approval.

 

If the ARC fails to act on an application within thirty (30) days after receipt by the ARC Chairperson or President of the Association, the application shall be deemed approved by default.

 

IV. Information Required in an Improvement Request

Each submission shall include the following, as applicable:

• A completed Architectural Review Committee Improvement Application, including a narrative description of the proposed changes or additions.

• When applicable, a plot plan (top-down view)—often a copy of the closing survey—clearly showing existing structures, proposed improvements, and property lines.

• When applicable, elevation drawings, sketches, renderings, or representative images depicting the proposed structure’s dimensions and completed appearance.

• Descriptions and physical samples of materials to be used, along with proposed paint colors, finishes, and sheens. Color photographs or digital images illustrating the proposed change are encouraged.

• For landscaping projects, descriptions of proposed plant materials, including type and size, particularly when intended to create a screen or visual barrier. 

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V. Grandfathering

Homes that are in violation of these Guidelines solely due to revisions made in this version shall be grandfathered and exempt from ARC enforcement until such time as the affected component is replaced, modified, or repaired. Determinations regarding grandfathering will be made on a case-by-case basis. Grandfathered status shall survive changes in homeownership.

VI. Recordkeeping

To ensure consistency and transparency, the ARC shall maintain comprehensive records of all improvement requests, including approvals, denials, and supporting rationale. These records shall be preserved electronically and made available for community reference.

Adopted by the Broad Run II Property Owners Association Architectural Review Committee September,  2024