Representing a property in a mountain community takes a different set of understandings than representing urban property. This guide covers what buyers most often need to know. For anything else, the office is glad to help — 970-493-6812, PRAdmin@GlacierViewMeadows.com.
Frequently requested documents
The Document Library has the bylaws, covenants, rules, and financial documents buyers usually ask for.
HOA structure
Glacier View Meadows is a self-governing community overseen by a freely elected seven-person Board of Directors, with one vote per property. The Board is responsible for the Association’s financial health and hires a professional manager to direct staff and operations. The Board meets monthly in an open public meeting, and all records are available to members.
Much of the community’s work is done by resident volunteers on committees that report to the Board. The independent 501(c)(7) Glacier Gals provide social programs, service, and fundraising, and the Board’s Ecology Committee runs year-round programs on our natural world.
Association merger. The Water & Sewer Association and the Road & Recreation Association were founded separately. In 2023 members voted to consolidate them into a single entity, the Glacier View Meadows Association. Accounting for the two remains separate because rates depend on the services each property receives. Membership is required of all property owners.
Dues, fees & services
| Item | Amount | Who pays |
|---|---|---|
| Road & Recreation | $650 / year | All properties |
| Water & Sewer (State water rights) | $260 / year | Developed properties ($130 undeveloped) |
| Community water & sewer — Filings 4, 7, 8 & 9 | $1,590 / year | Connected improved lots ($795 unimproved) |
| Community water — 12th Filing | $1,550 / year | Connected improved lots ($775 unimproved) |
| Community sewer — 12th Filing | $814 / year | Connected improved lots ($407 unimproved) |
| Trash service (optional) | $100 / year | Plus a $30 start-up fee |
| Transfer fees | $150 + $150 | At sale: Water & Sewer and Road & Recreation |
- Road & Recreation covers the management organization, summer road grading and winter plowing, the trail system, open space and common areas, public drinking water, and the RV dump.
- Water & Sewer is paid by every property for its share of the State water rights under the Water Augmentation Plan. Certain properties in the 4th, 7th, 8th, 9th, and 12th filings are connected to a community water and/or sewer system and pay additional usage fees.
- Trash service is optional: roll-offs for self-haul trash and self-serve recycling at Gate 8, plus a seasonal large-volume container for an additional fee. Glacier Gals collect aluminum cans. Slash piles are provided free in open spaces at various times of year.
Water Augmentation Plan
A court-based legal mandate grants the water rights that made our community’s development possible. Under the Plan, water is strictly limited to household use — no exterior plant watering or car washing.
Private wells must report annual use, limited to the State-permitted 0.33 acre-feet per property per year (about 110,000 gallons; one acre-foot is about 330,000 gallons).
For some properties, geology makes private wells and septic systems impractical. The Association built and maintains community water and sewer systems for these properties, which pay additional fees.
Greenhouses require ARC approval like any accessory building, including a plan to use water only from offsite sources and a commitment to provide receipts on request.
Description of the community
Development began in 1972 with twelve filings. Approximately:
- 5,000 acres
- 950 ownership parcels
- 650 developed properties (with homes)
- 80 miles of roads
- 139 identified bird species
- One 500-year-old Ponderosa pine
Building
| Topic | What to know |
|---|---|
| Architectural review | The ARC reviews site location, building materials and exterior finish, fences, and dog runs. |
| Building permits | All development is subject to Larimer County permitting. A 5/12 roof pitch is required for snow load, and extreme-wind-gust construction is required. |
| Sheds | Under 200 sq ft: ARC approval. Over 200 sq ft: ARC approval and a County building permit. Until a home with a Certificate of Occupancy is built, only sheds are allowed. |
| Vacant lots | Owners may camp on vacant lots for as many years as they wish, with no requirement to build. RV use on undeveloped land is limited to six months a year. |
| RV storage | Unoccupied RVs may be stored only on properties with a valid Certificate of Occupancy. |
| Short-term rentals | Require ARC approval as an in-home business, with requirements beyond the Larimer County permit. |
| Zoning | Estate-zoned parcels have specific setbacks and limited building envelopes defined by the plat and by natural features such as wetlands, steep terrain, and granite outcroppings. Other parcels are zoned RR2. HOA Covenants and Rules supersede Larimer County zoning. |
| Larimer County GPS | Aerial views are distorted by elevation and distance from the center of the satellite image. |
Landscaping
Despite the Augmentation Plan’s limits, residents landscape with trees, shrubs, and perennials. Water-wise, wildlife-resistant plants are grown in the community Demonstration Garden at Gate 8. At this elevation and with a short growing season, vegetable gardening is a challenge. Noxious weed management is essential, and the Ecology Team offers education, supplies, and equipment.
Recreation
National forest surrounds the community, with abundant hiking, hunting, fishing, and exploring. The Association maintains, stocks, and manages three fishing lakes; each membership includes two fishing passes, with guest passes available for a modest fee. A network of hiking trails runs through community open space. Herds of deer and flocks of turkeys visit regularly, and bears, mountain lions, eagles, and turkey vultures remind us of the balance of nature.
Horse properties
A limited number of lots — 144 of 941 — are designated horse properties, with a two-horse maximum. Watering from a domestic well is allowed under the Augmentation Plan. Beyond household dogs and cats, no other livestock is allowed — no chickens, goats, rabbits, or other animals.
| Filing | Horse properties | Lot numbers |
|---|---|---|
| 1 | None | |
| 2 | 10 (9 improved, 1 unimproved) | 23, 24, 25, 26, 35, 37, 38, 39, 40 (lot 36 combined into 25) |
| 3 | None | |
| 4 | 19 (16 improved, 3 unimproved) | 1–10, 17, 18, 20, 21, 22, 29, 30, 31, 32 |
| 5 | 11 (6 improved, 5 unimproved) | 1–8, 12, 13, 19 (lots 14 & 15 combined into 12; lot 20 into 19) |
| 6 | 12 (8 improved, 4 unimproved) | 1, 20, 21, 46, 47, 69, 74, 79, 80, 81, 85, 86 |
| 7 | 7 (5 improved, 2 unimproved) | 36, 37, 52, 53, 56, 57, 58 |
| 8 | 12 (11 improved, 1 unimproved) | 6, 7, 8, 15, 64–68, 94, 95, 96 (lot 14 into 15; lots 92, 93 & 97 into 96) |
| 9 | 38 (27 improved, 11 unimproved) | 11, 13–20, 22–25, 35, 36, 103–123, 130–133 (lot 21 into 20) |
| 10 | 15 (9 improved, 6 unimproved) | 7–14, 34, 35, 36, 37, 39, 61, 62 |
| 11 | 3 (3 improved) | 1, 58, 59 |
| 12 | 17 (6 improved, 11 unimproved) | 6, 8, 15, 16, 20, 22, 37, 39, 40, 52, 53, 76, 83, 121, 122, 123, 166 |
Covenant enforcement
The Association enforces the Covenants in response to need. No staff are dedicated to proactive enforcement, and there is no active search for violations. The written Covenants are the standard when a concern is reported, and every member is assumed to be a responsible adult, committed to the common good.
Transfer fees
| Fee | Amount |
|---|---|
| Water & Sewer system | $150 |
| Road & Recreation system | $150 |
With his multi-year service as Chair of the Road & Recreation Association, David Birks of Lone Pine Realty was instrumental in developing the idea and format of this guide.