ARC Design Guidelines

Transcription

1 L AdAgio Property Owners Association ARC Design Guidelines Approved 12/05/18 Replaces Revision 09/09/15 ONLY CHANGE SECTION 5.3 PAINT REQUESTS & REQUIREMENTS APPROVAL REQUIRED FOR ALL RE-PAINTS 1

2 L AdAgio ProPerty owners AssociAtion Design Guidelines TABLE OF CONTENTS 1.0 Introduction L Adagio Design Guidelines Authority Design Philosophy Community Design Theme Architectural Theme Important Names & Information Permits Douglas County Utilities Perimeter Fence Architectural Development Standards Setbacks and Coverage Materials Colors Roofs Walls and Fences Porches Accessory Structures Miscellaneous Design Elements Landscape Standards Introduction General Guidelines Front Yard Landscaping Side and Rear Yard Landscaping Boulders Design Review Approval Procedures 8 Page 7.1 Procedures General Notes Construction Standards Restricted Access Site Conduct and Safety Precautions Compliance Use of Adjacent Property Site Maintenance Disposal of Site Spoils 11 2

3 1.0 Introduction 1.1 L Adagio Property Owners Association This subdivision is a planned unit development single family residential community and is a part of the master planned, multi-use Sunridge Community in Douglas County, Nevada. L Adagio Property Owners Association is located along the foothills between the Carson River and the Sierra Nevada Mountains. The privately gated community is surrounded by Sunridge Golf Club, an eighteen-hole championship golf course and will consist of 61 single-family home sites along South Sunridge Drive near the clubhouse facilities of the Sunridge Golf Club. These design guidelines are intended to assist and direct owners to modify existing residences that will continue to fit within the architectural character of L Adagio. This compilation addresses architectural design issues for the home sites and community elements. The architectural character of the community has been established by the Developer/Builder and shall be adhered to in any future modifications made by the owner. This document shall provide the guidelines for future modification to the home exterior or landscaping. 1.2 Design Guidelines The Design Guidelines, along with the provisions set forth in the L Adagio Property Owners Association s Covenants, Conditions and Restrictions (CC&Rs), form the basis for evaluation of all drawings and specifications for construction submitted to the Architectural Review Committee (ARC) for review and approval including any additions and modifications. Any items or issues not addressed in the governing instruments for this community are matters left to the discretionary judgment of the ARC acting in good faith on behalf of the best interest of the development and the Association as a whole. The ARC may, at its discretion, amend these Design Guidelines from time to time for the purpose of more fully describing their original intention. Building permits may be required and can be obtained from Douglas County after plan approval by the ARC. Contractors, architects, designers, and Owners should carefully review the planned unit development map conditions of approval and all pertinent County codes and State ordinances prior to commencing design efforts. Review carefully the entire document to understand the relationship of each home site to the overall community. 1.3 Authority These Design Guidelines have been promulgated pursuant to Article VIII of the Declaration of Covenants, Conditions and Restrictions for L Adagio Property Owners Association. The Design Guidelines may be amended from time to time and it is the responsibility of each Owner or other Person to obtain and review a copy of the most recently revised Design Guidelines. 2.0 Design Philosophy 2.1 Community Design Theme The Community Design Theme is that of a privately gated golf course community located on single-family home sites. The residences are to be of wood and or stucco finishes so as not to distract from the natural and manmade beauty of the golf course and the Carson Valley. Rear Yard fencing along the golf course and other open space shall be uniform and consistent with other fencing in the L Adagio project to preserve the scenic view both from and across the home sites. 2.2 Architectural Theme 3

4 The L Adagio Architectural Design Theme has been designed to create distinct, yet consistent, compatible residences that add to the natural beauty of the area surrounding it. Each architectural style contributes common elements, which form the basis of L Adagio and its architectural philosophy and will guide designs in the custom lots and neighborhoods. The predominant architectural theme should allow for a limited combination of styles containing the common elements of stone and/or other masonry bases (skirts), porches, pillars and fireplaces; window and door trim. Blending of wood or stucco type finish with stone, brick or other masonry to create texture and earth tone color are encouraged. The Guidelines cannot be all encompassing and are meant to encourage similarities in style and color while encouraging variations in form and rooflines. They are established for the benefit of all property owners to enhance the neighborhood and to preserve the overall value of L Adagio. 3.0 Important Names and Information 3.1 Permits Douglas County Building Department P.O. Box 218 Minden, NV Utilities 4.0 Perimeter Fence Power NVEnergy Natural Gas Southwest Gas Cable TV Charter Communication Telephone Frontier Communication Trash Disposal Douglas Disposal Fencing within L Adagio is consistent with fencing in the nearby residential neighborhood and is designed to preserve the views from and across home sites. The rear fencing of all home sites adjacent to the golf course shall consist of a two-foot high split faced tan block wall (facing the golf course) with two feet of wrought iron on top of the block wall. Said fencing will also consist of five foot block pilasters capped with river rock at the property corners. Side yard and interior fencing shall consist of solid redwood and/or wrought iron. All fencing must have ARC approval. *Wooden fencing shall be power washed and stained with Clear, Cedar, Natural stain every 3-4 years or more if necessary. Any pickets that need to be replaced shall be only Cedar. RECOMMENDATION: It is recommended but not required that when replacing deteriorated fencing the California Wind Fence style is used (every other board is on a different side of the fence structure) to allow wind to flow through the fence and reduce chances for damage in high winds common in this area. The subdivision perimeter has been established by the Builder/Developer and shall not be modified at any time in the future by the homeowner. 5.0 Architectural Development Standards 5.1 Setbacks and Coverage All building elements, including foundations, fireplaces, decks, and overhangs shall be built within the building envelope area formed by applicable lot setbacks and shall be designed as an integral part of the residence. 4

5 Minimum Setbacks: Front Yard: Rear Yard: Side Yard: 20 feet 15 feet 5 feet 5.2 Materials 5.3 Colors No portion of the residence or any structure, other than fencing approved by the ARC, shall be built or placed within five feet of the rear property line of any home site Height The maximum height of any structure in L Adagio shall not exceed 35 feet from the surface of the finished lot to the highest point of the structure. Any exposed foundation or retaining wall shall be adequately treated in a manner consistent with the architectural character of the home so as to minimize the amount of exposed masonry block or wall Grading Existing grading and drainage patterns are to be maintained Pool and Spa Setbacks Pools, spas and hot tubs shall be designed so as to minimize the impact to adjacent properties with light or sound. Pool heaters and pumping equipment must be screened from view and soundproofed. All pools and spas are to be a minimum five feet (5 ) from the rear property lines and a minimum of five feet (5 ) from side property lines. All hardscape is to be a minimum setback of five feet (5 ) from the property lines. Pool fencing should be integral with design of pool or spa areas and consistent with other fencing in the Project. All fencing, other than Builder/Developer installed fencing, must be approved by the ARC. The design elements of a structure shall be compatible with and complementary to each other and make consistent use of building materials. Exterior treatments shall be consistently detailed around the entire house Paving Materials Driveways and front sidewalk areas may be stamped concrete, stone pavers, brick or paving blocks. Asphalt paving is not acceptable for driveways or other hardscaped areas of the home sites. Each homeowner shall submit a request to the ARC for approval prior to any re-paint of the exterior of their house. In general, color schemes shall duplicate the existing scheme. Harmonies of color will be required, and color intensity must be kept low for large surfaces with a matte finish required to be used on the body of the house and trim and accents in a semi-gloss finish. Exterior building wall colors should be consistent with the architectural character (style) of the structure using earth tones with complimentary accents for windows, shutters and doors. Fascia and corner boards are appropriate. No exterior materials shall have a high gloss or reflective/glare finish, and bright colors are not permitted. Exterior hardscape colors should be complimentary to exterior house colors. It is recommended by the paint supplier that in our climate, at a minimum, the trim on each home be repainted every 5-6 years. 5

6 5.4 Roofs Any change of roofing materials must be approved by the ARC. 5.5 Walls and Fences Use of fencing will be strictly reviewed and controlled by the ARC to preserve the open and rural nature of the community as well as the views to and from the golf course. Metal fencing shall be wired brushed and painted with Black Satin metal paint at a minimum of every 4 years or more often if necessary. Wooden fencing shall be power washed and stained with Clear, Cedar, Natural stain every 3-4 years or more if necessary. Any pickets that need to be replaced shall be only Redwood. Any walls and/or fences whether Builder/Developer installed or installed the individual homeowner on any home site shall be maintained by the owner of the home site. Any relocation of Builder/Developer installed fencing/walls or additional fencing must be approved by the ARC. 5.6 Porches Porches and/or patios are to be consistent with Architectural themes, and should be used in front and back yards or entries to integrate the outdoors with the indoors. Any and all porch or patio covers shall be integrated as a part of the main roof structure or the residence and require prior approval of the ARC. 5.7 * Accessory Structures Accessory buildings must have plans submitted and approval prior to construction. Approval will be based on the following conditions: A. Only one storage shed per property allowed made of metal or plastic in neutral, earth tone colors for lawn and garden equipment and similar tools not exceed one foot (1 ) in height above adjacent wooden fences. Sheds are permitted only between houses in side yards and are not to exceed 50 square feet. B. Accessory buildings shall have a minimum setback of 5 feet from the side property lines, and 5 feet from the rear property line. C. Any deviation in size exceeding 50 square feet must receive approval by the ARC Any shade, patio and/or garden structures shall be constructed of materials of a permanent nature and shall be an integrated part of the main roof structure of the residence. Awnings will not be allowed. Any additions require prior approval of the ARC. 5.8 Miscellaneous Design Elements Antennas All antennas are restricted to the attic or interior of the residence. Satellite dish antennas less than in diameter are permitted as long as mounted as to not be visible from the street in front of the home Chimneys As an architectural form, chimneys shall be designed to insure a consistency of character and style. Fireplace and chimney masses may be built out of brick, wood, or stone or completed with a stucco type finish consistent with the balance of the residence. No exposed metal fireplace flues will be permitted. The use of prefabricated fireplace units allows wide design latitude for chimneys. Only gas log fireplaces are allowed. All such chimney construction or modification must have ARC approval Gutters and Downspouts Exposed gutters are to be colored to match the surface to which they are attached. 6

7 5.8.4 Mechanical Equipment All air-conditioning, heating equipment, and soft water tanks must be screened from view. Air conditioning units are not permitted on roofs Sheet Metal All flashing, sheet metal, vent stacks and pipes must be colored to match the material to which they are attached or from which they project Skylights Skylights are to be designed as an integral part of the roof. Skylight glazing shall be clear, solar, bronze, or gray only. Skylight framing material shall be translucent, bronze, anodized or colored to match adjacent roof material Solar Equipment Solar equipment is allowed but cannot be roof mounted. All solar designs must be ground mounted and screened as approved by the ARC Service Areas Due to unsightliness and noisiness of mechanical equipment of all kinds, such items shall be either incorporated into the house design as mechanical rooms and enclosed or shall be contained within a solid walled and gated area designed in conformity with other materials. The height of these walled enclosures shall be at least as tall as the mechanical equipment that they screen, but shall not be higher than six feet (6 ). The interior of these service areas shall not be visible. These areas shall contain but not be limited to the storage and location of trash, firewood, maintenance tools, pool equipment, heating and ventilating equipment, irrigation and mechanical equipment, and ground mounted solar panels Exterior Lighting Homeowners are allowed to utilize landscape lighting to subtly highlight unique architectural features, trees and focal landscape areas. Lighting levels should also be provided which insure safe passage along walks to building entry. Lighting of patio and deck areas to provide for nighttime usage is also permitted. Landscape lighting should be integrated into the overall design of the site. Downlights can be recessed into arbors and soffits. Ground mounted landscape bollards less the 48 in height may also be used. Pole lights and monoliths with lights greater the 48 in height are not allowed. In all cases, materials and design of landscape fixtures should blend with the natural character of the community setting. Light sources should not be directly visible where possible. Light trespass and glare onto adjacent properties is discouraged. Lighting system should highlight special features and use area rather than a uniform flow across the property Exterior Signs 6.0 Landscape Standards No exterior signs of any kind are allowed other than house numbers and one sign of customary (36 x24 ) dimension advertising a home for sale, lease or rent. Political signs are permitted as per L Adagio Rules & Regulations item #1 (NRS ). No political signs are allowed on Common Areas Introduction 7

8 6.2 General Guidelines These landscape design guidelines are intended to enhance the character and quality of the community established by the architectural guidelines. Each homeowner shall complete the landscaping on their home site, including planting lawn, shrubs, trees or ground cover no later than thirty (30) days after issuance of a Certificate of Occupancy, weather permitting. Each homeowner is encouraged to develop a landscape design, which fits the natural features of his property and the architectural character of his home. For the protection and preservation of property values, the CC&Rs empower the Architectural Review Committee (ARC) to establish rules and regulations and authorizes them to enforce those rules. The following guidelines have been created to provide owners, architects, designers, and landscapers a reference point from which to develop their individual plans. These guidelines may be amended from time to time, so it is recommended that a current set be obtained prior to commencing design. All plant materials selected should be suitable for the climate, soil conditions, and theme of the community. Landscape planting palettes should be simple and kept to a limited number of plant materials. Planting selections should strive to maximize color during all four seasons. All landscaped areas must have an automatic irrigation system, preferably designed by a Landscape Architect or irrigation consultant to ensure efficient water usage. All front yards are to be landscaped within 30 days of close of escrow, weather permitting. Major modifications to Builder/Developer installed front yards must be approved by the Architecture Review Committee. Property owners are responsible for planting and maintain all landscaping within their lot including the streetscape setback. Lawn areas are strongly encouraged. 6.3 Front Yard Landscaping Front and rear yards shall be planted with a combination of trees, shrubs and ground cover or lawn. Any renovations to Builder/Developer installed front and side yard landscaping must maintain a drainage flow away from the foundation of the house. 6.4 Side and Rear Yard Landscaping Rear yard planting can provide shade and privacy; define outdoor spaces and frame views. Care must be taken, however, in planting trees and tall shrubs so as not to obstruct views from adjacent lots or units, to the golf course, the valley and mountains. Rear yard planting should not have any impact on the operation or play of the golf course. Rear yard landscaping should take into account the home site location relative to the golf course and be consistent with the neighboring or adjacent portion of the golf course. Rear and side yard landscaping must maintain a drainage flow away from the foundation of the house. 6.5 Boulders 8

9 The use of native rock clusters is allowed. Planting between the rocks and careful rock placement can result in a natural aesthetic effect. Rocks should be firmly imbedded and look permanent rather than in a precarious position. 7.0 Design Review Approval Procedures 7.1 Procedures The procedures in applying for approval of structure additions, modification to existing structures have been established in order to facilitate efficient preparation of final working drawings, to aid in communicating the L Adagio concept, and to insure homes are modified according to approved designs STEP 1 - Preliminary Drawings Submit preliminary plans, specifications, plot plan and all other pertinent materials to ARC for review. The ARC will review the preliminary plans and return with questions and/or comments within 15 working days or the Committee may call for a meeting to discuss the preliminary plans in more detail. 1) All drawings will be drawn at: Floor Plan 1/4 = 1 0 Elevation 1/4 = 1 0 Site Plan 1/8 = 1 0 Landscape Concept Plan 1/8 = 1 0 2) Site plan shall show: north arrow, [property lines, building envelope, setbacks, parking areas, improvements in adjacent side lots which view over the site, placement of all structures including fencing, walls, screens, walks and relevant natural features. The plan shall include grading information: existing and proposed contours, grades and drainage, utility trench locations and trees or other natural features to be removed. 3) Plans shall include exterior elevations of main walls, etc., with heights and materials clearly indicated. Exterior elevations to show finished floor elevation above grade. Show roof pitch and materials. 4) Landscape Concept The preliminary submittal is to include, on a separate sheet or overlay, the general landscaping plan. 5) Preliminary approval is effective for 180 days STEP 2 Approval of Working Drawings The purpose of this Architectural Committee meeting is to review working drawings to ensure their conformity with the approved preliminary submissions. All copies of working drawings must be stamped with L Adagio Property Owners Association Architectural Review Committee approval prior to submission to the County Building Department for permit. 1) Working drawings (submit 2 copies) are to include all of the drawings and exhibits noted in the Step 1 above, with any revisions noted by the L Adagio ARC approval letter for drawings of Submittal 1. 2) Detailed construction drawings are to be in completed form as required for permitting and construction purposes. 3) Submission of exterior colors and finishes to include either material color sample board or an elevation sheet with color chips attached and a clear indication as to which surface the color relates, and sample of finish roofing material. 4) Specifications for all proposed work must be submitted. 9

10 5) Landscape Plan to include fences, walls, trellises, arbors, patios, decks, trees, ground covers, shrubs, exterior walkways, sprinkler system, slope stabilization, grading, drainage, and plant material list. Tree, shrub and plant selection is subject to review. Applicant will receive notice of approval or denial within 15 working days of submission to ARC. 7.2 General Notes Pursuant to the provisions of the Covenants, Conditions and Restrictions, no additions, remodeling, changes of exterior finish, changes to drainage decks, fences, balconies, ancillary or accessory structures shall be constructed on any lot without the approval of the ARC. The approval process is noted above. ARC meetings are not regularly scheduled. However, a minimum of three (3) working days notice of meetings may be given at the discretion of the ARC. Two sets of drawing are required (at each stage of submittal). All structural architectural drawings shall be prepared and signed by a Nevada licensed residential designer, architect, or engineer registered in Nevada. ARC shall be notified immediately if there is any need to modify the previously approved plans. In the event that the Committee denies an application, the Committee will attempt to be specific in indicating the reasons for disapproval. The applicant may attempt to revise those areas noted as unacceptable or submit a completely new plan. The Committee will address each request on a case-by-case basis. Denial or approval of applications will be based on the impact to the immediate neighbors and L Adagio as a whole as a result of the modifications and/or additions proposed by the Applicant. 8.0 Construction Standards 8.1 Restricted Access All construction personnel will be restricted to the lot or lots on which they are employed. This also will apply to their delivery drivers and those with whom they have appointments. Access will be permitted only during normal working hours. Dogs and other animals are not permitted on construction sites nor shall loud music be allowed on the building sites. Autos and trucks belonging to contractors and their employees must be parked so as not to inhibit access or parking of the property owners, guests, and the public in the immediate area. The general contractor shall be responsible for adequate snow removal and to provide parking off of the roads. No vehicles shall be left overnight which are not parked on the job site. 8.2 Site Conduct and Safety Precautions The general contractor, job superintendent, employees, subcontractors and suppliers shall: Comply with all of the construction provisions established in the Design Guidelines and applicable CC&Rs. Follow the directives of the ARC and shall not consume alcoholic beverages on the site. Not damage or disturb the work of others. Not play radios or tape players at any time. No animals on the job site. Take all necessary precautions for the safety of all persons, materials and equipment on or adjacent to the site; furnish, erect and maintain approved barriers, lights, signs, and other safeguards to give adequate warning to everyone on or near the site of dangerous conditions during the work. 10

11 It is the owner s responsibility to ensure that all of the above conditions are followed by their contractors and agents. 8.3 Compliance The Architectural Review Committee and the Board reserve the right to stop construction and deny site access to any general contractor, job superintendent, subcontractor, supplier or their employees who are in violation of these Regulations and any other relevant provision hereof. 8.4 Use of Adjacent Property The use of property adjacent to lots under construction for vehicular access purposes, parking or equipment and material storage will not be permitted without written permission of the adjacent property owner. No parking, storing, or activity of any kind is allowed in lineal riparian areas on or off the property. 8.5 Site Maintenance The general contractor, job superintendent, subcontractors, and suppliers shall comply with the following rules established for the daily maintenance and cleanliness of the site. Maintain the site daily in a neat and clean condition, neatly stockpiling all materials delivered for or generated by the work to dumpsters or off-site. All debris generated by employees (i.e. paper, cans, bottles and litter) shall be removed and properly disposed of from the job site on a daily basis. Remove all equipment, materials, supplies and temporary structure when any phase of the work is complete, leaving the area neat and clean. Equipment not in daily use must be removed from the job site. Keep the streets, gutters and adjacent property clean and free of dirt, trash, debris or other material related to or caused by the work. Maintain continuous dust control on the lot during construction operations. 8.6 Disposal of Site Spoils Any spoils generated from the site grading must be placed on the Owner s lot. No material may be placed on the street or common area. Storage of spoils on adjacent property will not be permitted. All excess spoils shall be removed promptly and disposed in accordance with County and/or State rules and regulations at controlled dumpsites. *** *Changes from 2015 ARC Design Guidelines: *5.3 Exterior Colors and Requirement for ARC Approval 11