Article XIV, Section 2 of the Covenants, Conditions and Restrictions (CC&Rs) of the River Crossing Homeowners’ Association charges the Architectural Control Committee (ACC) with the responsibility to review applications for residences, additions, alterations (including significant landscaping), accessory structures (e.g. garden sheds, tool sheds, play houses and playground equipment), fences, walls, recreational facilities (e.g. hot tubs, spas, basketball courts, basketball hoops [both fixed and moveable], tennis courts, swimming pools and bath houses) or other exterior structures to be placed upon properties. No addition or change may be commenced until an application has been submitted to and approved by the Committee.

Section 2 also requires the ACC to determine whether the exterior design and location of an addition or color change harmonizes with the 1) surrounding structures; 2) surrounding natural and built environment; and 3) aesthetic character of the other homes in the neighborhood.

Section 8 provides authority to establish specific architectural and aesthetic standards for evaluating applications. The architectural and aesthetic standards include:

• Same or similar quality new materials

• Continuation of existing architecture

• Similar construction standards through use of a licensed contractor (Projects undertaken solely by the homeowner may require investigation by and consultation with the ACC)

• Size of proposed structures as they relate to architectural consistency and harmony with surrounding structures and other homes.

• Fences must be cedar and if stained, must be done so in natural cedar tone/color.

• Hard surface areas (driveways, walkways, porches, sidewalks and curbing) will be maintained in a neat, clean and tidy condition, and kept clear of debris, weeds, grasses, moss, and mildew growth. Pressure washing is recommended to maintain the original look of these surfaces along with concrete sealing every couple of years after washing.

• Painted surfaces will be maintained by cleaning and/or painting when they have become water stained, peeled or blistered, faded, uneven, blotchy, weathered or have mold/mildew growth.

• Roof will be maintained in a neat, clean, and tidy condition. Roofs may be cedar shakes, or other approved roofing materials. To see approved list of roofing options, go to: ACC Roofing Materials List.

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Furthermore, Section 8 charges the ACC to consider adverse impact on nearby property and common areas. Accordingly, the ACC is first and foremost interested in adjacent owner input. Please note that adjacent owners are all those that share common property lines (physical adjacency) and can easily and readily see the proposed change, normally the three houses across the street (visual adjacency).

 

Solar energy panels

ADDED MARCH 2023 (approved by the RCHOA Board of Directors)
 

Solar energy panels may be installed on a homeowner’s property provided the panels meet the following requirements. As with other additions or changes, an application for approval must be submitted to and approved by the ACC before installation commences.

 

For purposes of this section, "solar energy panel" means a panel device or system or combination of panel devices or systems that relies on direct sunlight as an energy source, including a panel device or system or combination of panel devices or systems that collects sunlight for use in:

1. The heating or cooling of a structure or building; or

2. The heating or pumping of water; or

3. The generation of electricity.

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The visibility of any part of a roof-mounted solar energy panel above the roof line is NOT allowed. The attachment of a solar energy panel to the slope of a roof facing the street is allowed ONLY if:

1. The solar energy panel conforms to the slope of the roof; and

2. The top edge of the solar energy panel is parallel to the roof ridge; and

3. Attaching the solar energy panel to the slope of a roof NOT facing the street degrades the operational performance quality of the panel by more than ten percent.

 

Further requirements include:

1. A solar energy panel frame, a support bracket, or any visible piping or wiring must be painted to coordinate with the roofing material.

2. A homeowner must shield a ground-mounted solar energy panel if shielding the panel does not prohibit economic installation of the solar energy panel or degrade the operational performance quality of the solar energy panel by more than ten percent (10%).

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Backyard Sheds

Adopted by the Board on May 8, 2025

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Amendment to Architectural Control Committee Guidelines: Freestanding Backyard Sheds

The following amendment modifies the existing RCHOA Architectural Control Committee Guidelines to specifically address the installation of sheds in homeowners' backyards. This amendment aims to balance the homeowner's need for storage with the community's interest in maintaining aesthetic harmony and minimizing visual impact.

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1.1 General Provisions:

Freestanding sheds are permitted in the backyard or side yard of a property, subject to the regulations outlined herein and all applicable City of Mill Creek zoning and setback requirements.

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Sheds that are attached to the main house are considered alterations and fall within the original CC&Rs.

All shed installations require prior written approval from the RCHOA Architectural Control Committee (ACC). Homeowners must submit detailed plans and specifications as outlined in Section 3.2 of the existing ACC Guidelines.

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1.2 Size and Placement:

Maximum Size: Unless otherwise approved by the ACC, freestanding sheds shall have a maximum footprint of 80 square feet and a maximum height of 8 feet measured from the finished grade to the highest point of the roof. The ACC may consider larger sizes on a case-by-case basis, taking into account lot size, topography, and potential visual impact on neighboring properties. If the shed does not comply with general ACC aesthetic guidelines, these size constraints may be further reduced.

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Setback Requirements: Sheds must comply with City of Mill Creek Code 17.22.050, requiring setbacks of five (5) feet from the side and twenty (20) feet from the back property lines if the peak-to-ground distance is over six (6) feet, unless otherwise approved by the committee. Additionally, the ACC may require further setbacks based on site-specific conditions to minimize visual impact or ensure adequate access.

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Placement: To minimize visibility from the street and common areas, sheds must be placed behind the main dwelling. Placement in side yards will be considered, but the ACC will pay particular attention to screening and potential visual impact on adjacent properties.

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Visibility Mitigation: Where a shed is visible from the street or common areas, the ACC will require landscaping and/or fencing to screen the structure. This may include the planting of trees, shrubs, or climbing vines that are appropriate for the local climate and mature size to effectively obscure the shed over time. The homeowner is responsible for the ongoing maintenance of this screening landscaping.

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1.3 Aesthetics and Materials:

Per Section 8 of the RCHOA CC&Rs, sheds must have the same or similar quality, new materials as the home.

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Color and Materials: The shed's siding and roofing materials should be visually compatible with the primary dwelling unit in terms of color, texture, and general appearance. Neutral earth tones (e.g., browns, grays, greens) are generally preferred. The ACC reserves the right to disapprove colors or materials that are deemed inconsistent with the neighborhood's aesthetic. Hard rubber, plastic, aluminum, and vinyl sheds will not be allowed unless the Architectural Control Committee can verify the shed is completely shielded from view, including below the fence line and without sight lines from the street and adjacent neighbor windows.

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Architectural Style: The design of the shed, including rooflines and any visible trim, should complement the architectural style of the main house to the extent reasonably practicable.

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Foundation: Sheds must be placed on a stable and level foundation. Acceptable foundation types include, but are not limited to, concrete slabs, gravel pads with appropriate leveling, or pre-fabricated shed bases designed for the purpose. The ACC may require a specific foundation type based on the size and location of the shed.

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Maintenance: Homeowners are responsible for maintaining their sheds in good repair and clean condition. This includes ensuring that the color and materials remain in good condition and that the area around the shed is free of debris and rodents.

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1.4 Installation Process:

Permit and Approval: Prior to the installation of any shed, homeowners must submit a detailed application to the ACC for review and approval. This application shall include, but not be limited to:

• A site plan showing the proposed location of the shed with accurate dimensions and setbacks

• Detailed specifications of the shed, including dimensions (height, width, depth), materials, and color samples

• Photographs of the proposed shed model or detailed drawings

• A landscaping plan if screening is required

 

Professional Installation: The ACC may require professional installation for larger or more complex shed designs to ensure structural integrity and adherence to safety standards.

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1.5 Non-Compliance:

Failure to obtain prior approval from the ACC or to comply with these guidelines will result in a notice of violation and require the homeowner to remove or modify the shed to meet the established standards. Fines of $100 per week will be imposed per the RCHOA Violation Enforcement Policy.

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This amendment is intended to provide clear guidelines for the installation of backyard sheds while preserving the visual appeal of our community. The RCHOA Architectural Control Committee reserves the right to interpret these guidelines and make decisions on a case-by-case basis to ensure the overall aesthetic and harmony of the neighborhood are maintained.

 

RCHOA Architectural Control Committee
Date: May 8, 2025

 

Reference: Mill Creek Community Association Rules (Updated June 2024) - Sheds Section