Rules & Regulations

Implements Declaration Article VI, Article VIII, Article IX Sections 4, 7, 8 and 9, and Article X.

• Planting and gardening are permitted within the two-foot perimeter immediately around your Unit. Article IX, Section 9 states it plainly: “Except within the two (2) foot perimeter provided around the Unit, no planting or gardening shall be done.” Anything beyond that perimeter needs written Board approval.
• Colorado law protects water-wise landscaping. Under SB 24-134 (C.R.S. §38-33.3-106.5) the Association cannot stop you installing drought-tolerant or water-efficient landscaping in your permitted planting areas, and cannot require grass or turf where a water-wise alternative is proposed. It can still require that the result be kept neat and healthy.
• Fences, hedges, and walls may not be erected or maintained unless they came with the original construction or the Board approves them in writing.
• Nothing may be placed on the common area — structures, garden features, or ornaments — without Board authorization, and nothing may block free access to any part of it.
• Exterior changes need approval first. Article X requires the height, materials, and location to be submitted and approved in writing before work begins. The Board has 30 days to respond; if it does not, approval is deemed granted.
• Approved landscaping outside the perimeter stays yours to maintain. The Association is not responsible for it even after approving it.
• If an owner doesn’t maintain their exterior, the Association may enter and do the work after a two-thirds vote of the Board, with the cost added to that unit’s assessment.
• The Association maintains turf in the common areas; the irrigation system; HOA installed landscaping on lots, greenbelts, and adjoining public rights-of-ways; and snow removal from common area walking paths.

Read the proposed Landscaping & Exterior Maintenance Rules — draft, not adopted

Implements Declaration Article IX, Section 6, which is quoted in full in the rules.

• Two pets per unit, counting dogs, cats, and other customary household pets together. No animals of any other kind may be kept.
• No pet may be kept, bred, or maintained for any commercial purpose.
• Pets must remain in your direct control at all times.
• Clean up after your pet in the common area. It’s a requirement of the Declaration itself — and your neighbors will thank you.
• A pet that unreasonably disturbs neighbors — persistent barking or howling that interferes with quiet enjoyment — is a nuisance violation under Article IX, Section 7, and follows the warning-first fine schedule.
• A pet that endangers health — one that has bitten or attacked, or that creates an unsanitary condition affecting neighboring units — is a health and safety violation, with written notice and a 72-hour cure period.
• Repeated or serious violations can require removal of the pet, after written notice and a hearing except where there is an immediate threat.
• Assistance animals are not pets. Federal fair housing law and Colorado law require the Association to make a reasonable accommodation for a service animal or a support animal, and the two-pet limit does not apply to one. If you need an accommodation, email the Board — there is no fee, and we will not ask for your diagnosis or your medical records.

Read the proposed Pet Rules — draft, not adopted

Implements Declaration Article IX, Sections 4, 7, 8 and 10.

• Signs are limited to one “For Rent” or “For Sale” sign under five square feet per side. Billboards, clotheslines, and unsightly objects are prohibited.
• Colorado law protects some displays anyway. The U.S. flag, military service flags, political signs, and flags expressing cultural identity are protected under C.R.S. §38-33.3-106.5, subject to reasonable size and placement rules. Where the Declaration conflicts with the statute, the statute controls.
• Nothing may endanger health or unreasonably disturb residents. Whether a disturbance is unreasonable is judged by what a person of ordinary sensibilities would find unreasonable. Persistent noise, and smoke or odors reaching neighboring units, are the common examples.
• Motor homes, RVs, boats, motorcycles, trailers, and abandoned cars may not be stored on the property except inside an enclosed garage.
• Rubbish, trash, and garbage must be removed regularly and may not accumulate on a unit or in the common area.
• Nothing may obstruct free access to the common area.
• Antennas and satellite dishes need Board approval under Article IX, Section 10 — but the FCC’s Over-the-Air Reception Devices Rule limits how far that restriction reaches for dishes one meter or smaller. Federal law controls where the two conflict.
• Complaints must be in writing with dates, times, locations, and any supporting documentation. Anonymous complaints may be investigated but cannot support a fine without independent corroboration.

Read the proposed Nuisance Rules — draft, not adopted

Implements Declaration Article IX, Section 5, as modified by Colorado law.

• The Declaration restricts the property to residential use and on its face bars business activity of any kind.
• Colorado’s SB 24-134 (C.R.S. §38-33.3-106.5) overrides that for home-based businesses. The Association may not prohibit one. A home-based business is one whose main office is at, or whose operations primarily occur at, the unit.
• The Association may still address community impact, and the draft rules would spell it out: no noise or conditions that unreasonably disturb neighbors, no exterior signage or advertising visible from outside, no use of common areas for business, no non-resident employees regularly working from the unit, prompt removal of business waste, and no hazardous materials in quantities that endanger health.
• Under the draft rules, you would let the Association know in writing before you start — or within 30 days of the rules taking effect if you already operate. It would be a courtesy notice, not an approval process, and the Association cannot say no.
• Some things remain prohibited outright: retail storefronts with walk-in traffic, commercial manufacturing, exterior commercial signage, business use of the common area, and anything requiring commercial zoning.

Read the proposed Business Use Rules — draft, not adopted

The Declaration does not address short-term rentals directly, and the Business Use Rules explain why that matters.

• Colorado courts treat short-term renting as a residential use, not a commercial one, for purposes of a residential-use-only covenant (Houston v. Wilson Mesa Ranch Homeowners Ass’n, Colo. App. 2015). The residential-use restriction in Article IX, Section 5 therefore does not by itself prohibit short-term rentals.
• The Association has not amended the Declaration to restrict them. Doing so would require an owner vote under Article XIII, Section 3: approval by 67% of unit owners (the Declaration says 70%, but Colorado law caps the owner vote a declaration may require at 67%, C.R.S. § 38-33.3-217(1)(a)(I)), along with the mortgage-lender consent the Declaration calls for.
• Every rental remains subject to all use restrictions, including nuisance, waste, and common area access.
• Owners are responsible for their tenants and guests. Fines for a tenant’s violation are assessed against the owner of record, and the Association is not a party to any lease.

Read the proposed Business Use Rules — draft, not adopted

These rules govern cameras the Association operates in common areas — how they may be placed, what the footage may be used for, and how long it is kept.

• Cameras cover common areas only and may not be aimed into any unit, patio, or window.
• Footage is retained for a limited period and then overwritten, except where it has been preserved for a specific incident.
• Access to footage is restricted to authorized Board members and, where appropriate, law enforcement.
• Audio recording is disabled on every camera. Colorado treats recording a private conversation you are not part of as a criminal offense (C.R.S. §18-9-304), and the Association is never a party to conversations in the common areas.
• No facial recognition or biometric identification of any kind. Colorado’s HB 24-1130 applies biometric-data duties to every entity regardless of size, so the rules prohibit the technology outright.
• Footage cannot be used to monitor an individual, posted to social media, shared with unauthorized third parties, or used to harass or retaliate.
• If you think a camera sees too much, please let us know. A written Privacy Concern Request goes to the Board, which acknowledges it within five business days and issues a written decision within 30 days — adjusting the angle, masking, or relocating the camera where appropriate.
• The Association is self-managed and has no security staff. Nothing in the rules creates a duty to monitor, patrol, or respond, and no representation is made that any incident will be captured.

Read the proposed Security Camera Rules — draft, not adopted

The Declaration’s covenants are enforced under Colorado law, which sets the notice, cure, and hearing requirements and caps what the Association may fine. The Enforcement Policy the Board adopted on September 15, 2026 puts the Association’s own procedure and fine schedule in writing and takes effect November 1. Each of the five proposed rules documents also carries a fine schedule keyed to the Declaration provision it enforces; those would take effect only if and when the Board adopts the rules.

• You get written notice first, stating the violation, what to do about it, and how long you have.
• Ordinary violations carry a 30-day cure period, and a second 30-day period before the Association may go to court.
• Health and safety violations carry a 72-hour cure period. You still get written notice first, and the Association must inspect and confirm the problem was not fixed before it may fine you.
• Ordinary fines escalate: warning, then $100, then $250, then $500 — and Colorado law caps the total at $500 for that violation. Fines may never be charged on a daily basis, and the Association may not foreclose on a debt made up only of fines.
• You may request a hearing within 30 days of a notice of violation (72 hours for a health and safety violation). The Board gives at least 14 days’ notice, hears you out before an impartial decision maker, and issues a written decision within 30 days. No fine is imposed while a timely requested hearing is pending.
• The Board may suspend voting rights and use of Association facilities for up to 30 days for any infraction, under Article III, Section 1(d).
• Assessments can’t be withheld to offset something you believe the Association owes you — please raise that with the Board separately, and we’ll work through it with you.

Which of these applies today: the written notice, the opportunity to cure, the $500 cap, the bar on daily fines, and the bar on foreclosing over fines alone are Colorado law and bind the Association now. The escalation schedule and the hearing timelines are the Association’s own procedure, adopted September 15 and effective November 1.

Read the full Enforcement Policy (PDF)