While we intend to minimize rules and instead facilitate solutions with guidelines and resources made available, there will need to be some recourse against those who violate our community rules. Our simple approach to conflict resolution in these matters is to send a written warning of any violations, giving the resident 30 days to comply or establish an acceptable compliance plan. If after 30 days there is still an unresolved issue in the opinion of GGC management, the resident and GGC and anyone who has a complaint against the resident will immediately enter binding mediation facilitated by experienced mediators who will determine the contractually binding remedy of the situation. As a point of reference, GGC’s operational business plan for sustainable infrastructure and business services we plan to offer residents fall into three main categories:
- Water
- Agriculture, food and “waste” management
- Energy
Maintaining clean surface and ground water and conserving water in general, is a top priority. GGC owns tremendous above/below-ground water rights, but keeping our water resource healthy is perhaps our most important priority for the future.
Residents will not be permitted to install traditional septic systems with leach fields that percolate human solid waste into the ground.
Residents will be encouraged to use the composting toilet installation/maintenance service that GGC will be offering, or residents can install low flow toilets and a simple holding tank system that would be pumped out on an annual or bi-annual basis. Modern composting toilets are more affordable than septic systems and have zero odors or maintenance issues. GGC will offer a residential removal service of composting toilet materials because this material can be used as a valuable input GGC’s compost production and agricultural operations.
Grey-water: GGC will be offering a plumbing/installation/design service to residents to install simple and effective grey-water systems. This means water from sinks, showers, laundry, etc will be drained into the gardens, yard and landscape surrounding each home. This will minimize the volume of water going into septic holding tanks and thereby minimize the frequency/cost of tank pump-out while enabling residents to water residential gardens and yards with non-pathogenic waste water.
Every resident will be offered a service accessing gravity-fed water system that will be active regardless of any potential power grid outages. GGC will use primarily solar powered pumps to keep high elevation cisterns, water towers and reservoirs full with water from underground aquifers at all times. Even if the grid power goes down, all irrigation and residential water supply will continue without interruption.
If a sewer/solids treatment system is developed, GGC residents will have the option of using it, or continuing with their composting toilet or holding tank system.
All household cleaning products used by residents must be non-toxic natural products, approved by GGC or sourced from the GGC store. This is to preserve the health of the land and water and will not add any significant incremental cost of living to residents. GGC is currently sourcing high quality non-toxic household products from the USA, Australia and other markets.
Residents will be charged for their water use, based on the volume of water they use on a monthly basis. GGC will install a water meter on each line into each residential property. Water billing rates in other communities in Chile are typically 5 Pesos per liter of water use, roughly $.01 USD per liter, which is similar to many US municipal water rates. In the USA the average household water use per person per day is 70 gallons, 20%-30% of which is for conventional high water-volume toilets that GGC residents will not have. We expect that average residential water volume per person at GGC will be 50 gallons or 200 liters per person per day. GGC’s rates per liter of water use will initially be set at 2 Chilean Pesos per liter, less than half of the cost of comparable Chilean communities. Rates may change over time depending on potential changes to GGC’s cost of pumping/managing water, but any rate changes will be voted on by resident-members in order to be approved or amended.
Residents will be allowed and encouraged to install ponds, swales and other water retention features, especially those designed to retain rain water. However, ponds and water features cannot in any way block or infringe on any year round or seasonal stream/river flows, and
residents will not be allowed to drill their own well without paying GGC’s established rates per liter of water used. All underground aquifer/water rights on all residential properties are held in ownership by GGC.
GGC is committed to 100% organic agriculture and a complete ban on GMO seeds and chemical pesticides/herbicides. All seeds, plants and organisms raised in the community need to be certified organic or sourced from the GGC farm store directly.
GGC and our partners will have a greenhouse and tree plantation to supply young trees and starter plants that are best suited to this region and climate.
As soil fertility is essential for organic agriculture, GGC will be offering several services to residents and the regional economy focused on modern effective compost management to ensure that 100% of food-waste and other biomass materials produced in the community are composted instead of hauled away to a landfill. There will be no rule forcing everyone to compost their food scraps and yard waste. However, GGC will offer composting systems and free collection of compostable materials for all residents, which will augment our fertility investments on GGC farm operations.
Recycling and household garbage: GGC will facilitate or offer regular collection services for recyclables and non-compostable household garbage that will be on par with or lower than typical rates in the Curacavi region. No on-site garbage stock-piling, burning or burying will be allowed by any resident. Published schedules of pickup service will be available. Garbage and recycling cannot be left out on the street except on the day of scheduled pickup.
Grazing, compost production and animal husbandry will be encouraged and facilitated throughout GGC owned property and residential lots. However, these activities will need reasonable restrictions and limitations to prevent disturbance of neighboring properties. Agricultural activities often mean temporary side-effects such as odors and noises commonly associated with farming and other attributes of a working landscape. On-site compost production shall be limited to household food/yard waste and bio-solids from approved live-stock raised on site. Compost production must either be contained in an approved aerated/odor-filtered housing or produced no closer than 100 meters from any adjacent property. Livestock limitations per .5 hectare of residential property are as follows: a. Two cattle or dairy cows; 6 sheep/goats/llamas; 12 chickens; 1 rooster; 2 horses b. Any infraction of these limitations will result in a warning with 30 days to remedy, followed by forced sale of the number of animals held on the property in excess of limits, if mediation finds the resident negligent of the rules.
A separate area of stables and pasture is available for residents use near the north border of GGC and Rio Puangue.
GGC will be offering energy related services to residents and the regional markets including solar hot water and solar electric system installation/service and compost-powered hot water systems through our own staff and our approved partners. Residents are free to do business with other solar or residential energy system vendors.
Wind turbines or communications towers above 10 meters in height above the roof line of a residential home will not be permitted on residential lots without approval of GGC and adjoining property owners. The wind resource at GGC is not a viable source of energy other than for small scale irrigation systems.
Wood-burning stoves/furnaces for home heating/hot-water: there will be no restrictions against this nor any rules regarding what type of wood-burning appliance is used. But it should be noted that the ecology of the area is not suited for large scale firewood-harvesting, nor is there much need for winter space heating. A primary goal of GGC over time will be to increase the mass, size and height of the forest canopy across the land to help retain moisture and enable more agricultural/ecological abundance. Tree coppicing for firewood production with fast-growing species such as Black Locust is an example of the kind of biomass energy GGC would highly encourage and facilitate.
Airplane and helicopter landing areas: helipads or landing strips will not be allowed on lots owned by residents, to avoid disturbing the community. However, a landing strip and heli-pad are available nearby in Curacavi. Use of radio controlled aircraft is allowed only directly above property owned by the user, or over non-residential areas and is restricted to between the hours of 10am and 6pm.
No motorized all-terrain off-road vehicles may be used in residential property, other than on rights of way and roads. ATV-friendly trails in the mountains and property in the Paungue region (3 kilometers from GGC) are available for use by off road motorized vehicles.
Housing styles: no mobile homes, double-wides or homes otherwise understood to be “temporary housing” will be allowed on site for more than one year without approval of GGC and adjoining property owners. Homes may not be taller than two full stories, or 12 meters, from the ground level to the roof-peak at any given vertical line, without approval from GGC and adjoining property owners, in order to avoid impeding scenic views for other residents. Creative home design/construction will be encouraged including alternative designs such as earth ships, domes, tiny houses and adapted cargo containers. The most appropriate building styles for this region will maximize thermal mass, shade from summer sun, and solar exposure during winter months. There will be no rules about home colors, materials or other building codes, and no building permits are required by Chilean government.
Noise ordinance: there will be no rules about quite hours or noise ordinances. If any resident has a problem with noise coming from another property, GGC will be happy to provide low cost mediation service to enable quick and reasonable settlement of any disputes between neighbors related to noise or any other issue.
Landscaping: there will be no rules requiring lawns to be mowed or otherwise dictating how residents maintain their property, unless there are any runoff or waste issues that are infringing upon someone else’s property in which case binding arbitration shall be the remedy.
Innovation and Business District: The GGC community center and Business District will include land that is available for lease for commercial enterprise. GGC’s innovation hub will be designed to facilitate business development by GGC’s current and future residents offering free and paid consulting to help incubate and encourage business. We’ll be inviting innovators and experts from around the world to use GGC as a research and development base while sharing their knowledge and offerings with GGC residents to incubate creative and productive enterprise.
Business operation and “zoning”: any GGC resident is encouraged to operate a home based business, agricultural or otherwise, from their property, within the limitations described herein. Any conflicts between GGC and residents regarding business activities that are disturbing to other residents shall be resolved by binding mediation. Business licenses or permits will not be required by GGC, however there may be certain steps required by Chilean law in these regards depending on the type of business.
Article2: General Provisions - The provisions of this Regulation owners , hereinafter interchangeably referred to as "Regulations" shall have the force mandatory in respect of any natural or legal person : a) acquiring title to any one or more of the parcels referred to in the second clause of this instrument or quotas or rights held by them and their successors in the domain ; b ) who has assigned his own use and enjoyment, or mere possession ; c ) who deal in any other manner any such units ; and , d ) in general, any person entering or remaining in the subdivision in any capacity . Silently hereto relevant rules to the Law nineteen thousand five hundred thirty-seven , its amendments and regulations apply , as the same may be applicable .
These Regulations shall govern the ' relations ' internal order and the rights and obligations of the owners and / or users of the plots and facilities Parcelación , by the above, this instrument is considered an integral part of the scriptures traslaticio serve each of the parcels referred to in the second clause of this instrument title.
Prohibitions - In response to the above statement the following activities are prohibited .
ONE – Use of the residential property for commercial or agricultural activity, except for specifically limited agricultural use as specified in this agreement and otherwise generally accepted recreational or entertainment purposes .
TWO – lnstall or operate in residential lots : restaurants, inns , motels , cottages, villas , public access pools and recreation activities , hospices or similar establishments , kiosks, or any trade , campground , campgrounds, public parking or storage place for buses, micros , trucks or any vehicle in poor condition, the posting of notices advertising of a commercial nature or otherwise, other than regulated by itself, administration, common.
THREE - The installation or operation of all types of motors or those without adequate exhaust silencers , which expell smoke , gases and other toxic or polluting element that constitutes a low possibility of altering environmental conditions. ; installation of colored lights or emit rays or projected, intermittent or no light, and in general, anything that produces eye, aromatic and other disturbances affecting the maintenance of the general community in its natural state , except for those exceptions to this Regulation regulates and sets.
FOUR - Accumulating garbage, waste, sewage or polluting substances in the total area part of Allotment and surroundings covered by this Regulation. Garbage or household waste will be evacuated in plastic bags or similar , must be placed by residents on site for collection by scheduled removal service. Burning any domestic or natural product in outdoor fire pits other than for cooking is strictly prohibited.
FIVE. – Building more than two primary residences per lot with overall building area exceeding ten percent of the land surface .
SIX - Use of tents as primary permanent housing.
SEVEN – Keeping livestock animals that pose a threat to the security and tranquility of the community without permission of GGC and adjoining property owners.
EIGHT - Diverting runoff seasonal/year round streams or rivers into artificial channels , showers , sheds or any other source, they may only channeled or behave in the most appropriate manner and provided that no damage or deterioration is adjacent properties or other cause.
NINE - Hunting or even shooting within the subdivision or surrounding areas located within the individual property in the first clause,
TEN - Constructing towers or elevations of any kind, except those incorporated into the architectural design of the home itself, without subject to the limitations described herein.
ELEVEN - The exploration, construction or drilling or water wells and generally any activity aimed at obtaining ground water resources without permission from GGC. ; this instrument in accordance with the provisions of article eight , subject to the exceptions set about the owner of the existing water sources in the Allotment , Inmobiliaria e Inversiones Limitada Miraflores Forests , their rights or who it yield.
TWELVE - Use and occupy with objects or property owned or third easement areas and / or common goods so as to prevent or pregnant the use and enjoyment of them by other owners or users plots.
THIRTEEN - Circular recklessly vehicles or animals of any kind in interior roads of the community.
Article Five : Common - No Obligations prejudice to the other obligations contained in this Regulation , the owners or users of the plots shall be required from the date of conclusion of the relevant purchase agreement with Inmobiliaria e Inversiones Limitada Forest of Miraflores , to observe, comply and observe the following general rules :
a) the owners of the parcels or units ' obliged the gathering and maintenance of roads and paths commonly used by the payment of referral fees in the twelfth article.
b ) Each purchaser, owner or user of the premises or plots shall ensure that the interior and exterior cleaning them , whether they are in a state of vacant , built or under construction. Also undertake to not place debris , garbage, waste , etc., in common spaces and prevent, as far as possible , these actions of third parties. In particular, undertake not to prepare or allow his dependents or contractors prepare cement, mortar, or similar , in public access.
- in order to tend to the existence of appropriate relationships between the properties or parcels that make up the area known as " ___ " private subdivision Forest Miraflores defined below these easements , general , perpetual, permanent , free and irrevocable that build on each plot and the mutual benefit of all and each of the remaining units of Allotment so that each of the plots would have both the as servants and dominant as applicable , as well as the benefit of the properties that may result from the division of individual property in the first clause and all other property or person determined by the society premises Real Estate and Investment Limited Miraflores Forest :
a) easement storm water and potable water and aqueduct water pipe for irrigation ;
b ) easement for electric power lines;
c) easement for the installation of pipelines running water and / or drinking ;
d ) easement for the installation of wiring for telephone, telecommunications and other services are public or private;
e ) easement for installation of other services technical , scientific and industrial advances become due or advisable in the future; and
f ) of way to traffic circulation and staff , necessary for execution of the tasks of maintenance and repair of facilities , which are related to other easements.
According to the plane of division which is added to the end of the document register , one thousand nine hundred ninety nine under number three hundred eighty-eight in charge of the Real Estate Casablanca in Allotment there are several interior roads , which, together with its bridges and other improvements built on it are owned by Inmofbiliaria e Inversiones Limitada Forest of Miraflores . In order to strive to ensure that an adequate water supply, use and enjoyment of the lots or parcels that make up the private subdivision of Miraflores Forests , Forest Real Estate & Investments Limited is Miraflores and agrees for the benefit of each and every of the plots , perpetual easement , permanent , free and revocable vehicular and pedestrian traffic , so as to ensure the free movement within the Allotment and the common use of its interior roads for all its inhabitants.
Without prejudice to the provisions above , the committee of directors may be all kinds of easements are this legal or voluntary agreement as described in Article Twenty- second , provided such easements do not affect or relate to the areas where the interior roads of Allotment are deployed .
- The use of tap water at each site will be provided from sources owned by GGC , being in charge of this company , or third party to whom you assign your rights , the regulation on the use , costing and resource sharing . It shall be the responsibility and cost of each property owner splice tap water to serve its respective unit . Each owner must hire splicing installing running water within a maximum period of five years from the signing of the deed of sale of the relevant property.
Electric wirings - will be charge and cost of each property owner to the joint poles of power lines of Allotment . Each Owner shall contract the installation of the corresponding electrical connector to your property within a maximum period of five years from the signing of the deed of sale of the relevant property.
Ordinary expenses - for the purposes of this Regulation , the following definitions apply common expenses are incurred in the administration and operation , maintenance , security, cleaning and repair of common goods and areas of easements , especially being understood :
a) salaries, fees and obligations pension paid by the employer that correspond to management personnel , caretakers , gardeners and others , to provide services for owners and Allotment users ;
b ) The insurance contracted for goods of common use ;
c ) The consumption of electricity, water , gas , telephone and other spaces that correspond to the assets or common , administration , caregivers, gardens and common spaces or use necessary for the operation and propulsion pumps attached , ponds , meters, etc.;
d ) Expenses incurred for grooming - waste generated outside of each tract or parcel and the proper functioning of the common spaces ;
e) Uniforms and staff work items , such as coveralls , parkas , raincoats , boots , etc. . ;
f) bulbs , keys, tires, spare parts and other supplies that are needed to use and replace services in common use ;
g ) Any property taxes are borne by the owners and Allotment users incurred by the administration;
h ) Repairs to be carried on the goods and common spaces ;
i ) Ia maintenance of interior roads and driveways of Allotment and, in general , of all goods in common use ;
j ) All other expenses , by their nature may be necessary for the preservation , performance , cleanliness and presentation of the subdivision , which ' forms the area known as " Lot B South America " private subdivision Forests of Miraflores. It is expressly evidence that the aforementioned common expenses include those incurred in the management, operation , maintenance , security, cleaning and repair of common goods and areas of easements for the Lot adjoining called " Lot A La Laguna " in which it is located , the goal and means of access to lots private or subdivision called GGC. Common costs described above will be collected periodically by the administration at times to be determined for this purpose . In case of default or simple delay in payment shall accrue , through fines , the amount of zero point five UF for each month or fraction of a month of retaso.
The obligation of an owner of parcel or parcels for common expenses always follows the same owner, even in respect of the expense accrued prior to its acquisition.
The Loteo Manager is expressly authorized to request the suspension of water services , electricity , garbage collection and other regarding those units whose occupants have made timely pay two consecutive bills or joint consumption or expenditure in two accounts any semester.
Notwithstanding the provisions of Article Twenty letter d ) , the owners of the parcels make the Allotment shall be paid for the ordinary common expenses low equivalent weights sum to zero point eight UF per month , monthly amount will know in advance and as the offices ' of the Administration, within the first five days of each month. In addition and without prejudice to the provisions of this article first transitional Regulation , in order to maintain and increase create a reserve fund intended to provide funds for the purchase of equipment and the performance of additional work within the Allotment , each owner must make an initial contribution by the sum Peso equivalent to four point four UF , for each acquired parcel, amount to be paid within ten days from the date of signing the corresponding title to enable him to have a drive of Allotment.
For the purposes of payment of common expenses and disbursements , states that:
a) without prejudice to the first article transient Rules, the payment of common expenses begin to accrue from the moment that every owner or user to subscribe the corresponding title to enable him to have and / or use and enjoy any of Lots or units.
b ) The amount consisting of the common fund raised will be updated each time the Owners' Meeting so established and agreed, at the suggestion of the Administration.
c ) If you do not receive the assessment and collection for any reason , each owner or user of the plots should be responsible for consulting the appropriate fee to pay , not to be allowed to absolve themselves of timely payment alleging I do not get to settlement.
d ) The fact that an owner does not make effective use of a particular service or common use, or that the drive remains empty for any . time does not excuse in any case obliged to contribute the timely payment of the common expenses.
e) The common fund and contributions or fees shall be borne by the villagers ' Administration , who must open a bank account in the name of " Community Forest Miraflores Two " for the sole purpose of depositing the money in it from these concepts and the other corresponding to or determined by the Assembly of Owners, and turn against it to pay the expenses to be made . The operation of these funds and current account corresponds to the Directors, who periodically inform the Committee of Management and annually to the Assembly owners.
The Administration of the goods and services in common use ' and in general, of all the parcels or lots will be in charge of Administration , hereinafter interchangeably called " Manager " who may be a natural or legal person, who shall appoint the committee Directors by resolution adopted by an absolute majority of its members. The administrator reporting directly to the Management Committee and shall hold functions while having the confidence of the committee , which in any case may at any time and without cause by the affirmative vote of an absolute majority of its members , revoke the appointment and to carry out a new designation. If the Trustee ceases to hold office for any reason other than its replacement, any owner may temporarily assume his duties with the agreement of the Management Committee until a new administration is appointed. The Administrator may charge fees for the performance of their duties , corresponding to the Committee determine the source and amount of this obligation.
Article Seventeen : It shall be the Administrator:
ONE ) Ensure and monitor goods and services commonly used and areas of Allotment servitude , by providing revisions and repairs that need to be run . In particular , control or be responsible control , particularly heavy vehicle traffic in the period of housing construction in the Allotment.
TWO ) Collect fees or payments to be made by owners for the expenses or common expenses.
THREE ) collect and receive due for this item and / or any other.
FOUR ) Order the suspension of services not paid timely WHATSOEVER.
FIVE ) Administer the funds referred to in the previous Sixth Article Tenth .
SIX ) Managing assets intended to comply as established : in this Regulation and foster conservation Allotment.
SEVEN ) Render Bimonthly Account Management Committee expenditure or revenue last quarter, with payroll documentation and co-owners delinquent in the payment of the expenses or common expenses and pay annual report to the Assembly of Owners.
EIGHT ) Contract , remove direct and monitor staff through which common services are rendered.
NINE ) Keep a book of minutes of meetings of the Board of Proprietors.
TEN ) represent in court, actively and passively , to owners in cases concerning the administration, conservation Toilet Allotment , whether such judgments can promote any of the owners or third parties. For this purpose , the Administrator shall be deemed vested with the facultas mentioned in the first paragraph of article seven of the code of civil procedure . In the case of the powers set forth in the second paragraph of article seven of the same Act , the Administrator shall mean only invested with them if the committee of Directors so decides by resolution adopted by a simple majority of its members.
ELEVEN) ensure compliance of rules and enforcement provisions of this Regulation and of the agreements of the owners Assembly and Administration Committee.
TWELVE ) exercise other powers conferred on it by this Regulation and those that logically and naturally are within their management functions . Tenth Article Seven: The Manager certification made about established facts straight , and that relate to compliance with this Regulation and / or the coexistence within the Allotment , have the courage and the effect that the law attaches a legal presumption, provided they have the consent by the Owners' Meeting or the Management Committee.
Eighteenth Article : Owners' Meeting - The Board of Owners or "the Assembly" shall normally meet once a year and , extraordinarily , whenever called by the Management Committee or the Administrator directly on its own initiative or at the request of a number of owners representing more than half of the picture formed on the Allotment.