COUNTY OF SANTA BARBARA

Transcription

1 COUNTY OF SANTA BARBARA NORTH BOARD OF ARCHITECTURAL REVIEW AGENDA Meeting Date: September 28, 28 9: AM Robert W Jones, Vice-Chair Michael C Maglinte, Chair Kevin J Small James King, Alternate Steven Reese Dana Eady, NBAR Planner Lia Graham, NBAR Secretary Planning and Development Conference Room 624 West Foster Road Santa Maria, CA 934 (8) All approvals made by this Board of Architectural Review are based upon the findings required by the provisions of Chapter 3 of the Santa Barbara County Code If you cannot appear for an agenda item, you must notify Planning and Development by Thursday, 2: (noon), one day prior to the meeting date If you do not contact Planning and Development by this time, you will not be eligible to appear on the subsequent agenda Two subsequent continuances are allowed Projects continued to a future meeting will be agendized by Hearing Support staff per the direction of the planner It is not guaranteed that projects will be placed on the next meeting s agenda Applicants must work with their planner to have projects placed on a future agenda Requests for change of scheduling should be made to Planning and Development, 624 W Foster Road, Santa Maria, California 934; Telephone (8) If your case appears on the Consent Agenda, please note the following: It is recommended, but not required, that you or your representative appear at the Consent Review (8:4 AM) to answer questions if needed, and to observe the announcement regarding your item at 9: AM In compliance with the Americans Disabilities Act, if you need special assistance to participate in this meeting, please contact the Hearing Support Staff (8) Notification at least 48 hours prior to the meeting will enable the Hearing Support Staff to make reasonable arrangements Board of Architectural Review approvals do not constitute Land Use Clearances The square footage calculations and the cut and fill cubic yardage listed in this agenda are taken from the Board of Architectural Review application submitted to our department by the project owner/applicant or architect These figures are only an approximation and are subject to change throughout the review process Please consult the final set of BAR approved plans for accurate figures The public has the opportunity to comment on any item on today s Administrative, Consent or Standard Agenda Speaker slips are available by the door and should be filled in and handed to the Secretary before the hearing begins Please indicate which item you would like to address on the speaker slip and, in your testimony, which portion of the project you will be addressing in your comments For items on the Standard Agenda, the Board of Architectural Review Chairperson will announce when public testimony can be given o The order of presentation after the Chairman introduces the item is as follows: Presentation by the applicant 2 Questions by the Board 3 Public Comment 4 Additional response by applicant/staff Board consideration of Findings and Conditions of Approval 6 Motion, discussion of motion, decision, and vote by the Board Writings that are a public record under Government Code 497(a) and that relate to an agenda item for an open session of a regular meeting of the North Board of Architectural Review and that are distributed to a majority of all of the members of the North Board of Architectural Review prior to the a meeting but less than 72 hours prior to that meeting shall be available for public inspection at Santa Barbara County Planning and Development, 624 W Foster Road, Suite C, Santa Maria, CA Writings that are a public record under Government Code 497(a) and that relate to an agenda item for an open session of a regular meeting of the North Board of Architectural Review and that are distributed to a majority of all of the members of the North Board of Architectural Review during the meeting shall be available for public inspection at the back of the hearing room, at East Lakeside Parkway, Santa Maria, CA

2 North County Board of Architectural Review Agenda Meeting of September 28, 28 Page 2 ADMINISTRATIVE AGENDA: I PUBLIC COMMENT: Public Comment is set aside to allow public testimony on items not on today s agenda Comments will be limited to three minutes per person II AGENDA STATUS REPORT: III MINUTES: The Minutes of June 22, 28 and August 3, 28 will be considered IV NBAR MEMBERS INFORMATIONAL BRIEFINGS: V STAFF UPDATE: The Planning and Development staff person will provide a brief oral report on items of general interest to the Board and members of the public, such as ordinance amendments in process or recently approved that may impact design review, updates on Board procedures, and the status of appeal hearings of projects that the Board has approved or denied VI CONSENT AGENDA: C- 9BAR-- Orcutt Hill Plaza Commercial Buildings Orcutt 9DVP--29 (Gwen Beyeler (8) , Planner) Jurisdiction: DVP 9CUP--38, 9TPM--4 Request of David Swenk, agent for owner, Dan Blough Construction, LLC, to consider Case No 9BAR-- for Final Approval on Consent of three buildings totaling 2,938 square feet Building A would be approximately 4,8 square feet, Building B would be approximately 4,847 square feet, and Building C would be approximately 3, square feet Grading for the project includes approximately 3,34 cubic yards of cut and approximately 3,34 cubic yards of fill The application involves a acre parcel zoned C-2 designated as Orcutt Community Plan Key Site 4 on APN and located at the southeast corner of the Clark Avenue and Stillwell Road intersection, in the Orcutt Area, Fourth Supervisorial District (Continued from 9-2-9, & 8-3-8) C-2 7BAR--337 Stoker-Higginbotham Development Villas at Oak Hill Lompoc 6GPA--9 (Gwen Beyeler (8) , Planner) Jurisdiction: DVP Request of Kim Link, architect for the owner, Anthony Wells, to consider Case No 7BAR--337 for Final Approval on Consent of a development plan for detached town homes of approximately 2,368 2,92 square feet each The lot is currently vacant The proposed project will require approximately 7 cubic yards of cut, approximately 7,6 cubic yards of fill, 6,9 cubic yards of import The properties are acre parcels zoned DR-6 and shown as Assessor s Parcel Numbers , located at 2-29 Oak Hill Drive in the Vandenberg Village area, Third Supervisorial District (Continued from //8, & -8-8) VII STANDARD AGENDA: The Representatives of the following items should be in attendance at this NBAR Meeting by 9: A M Oak Hills Estate, LLC Residential BAR--2 Development Design Guidelines Vandenberg Village (RZN--2) (Dana Eady, Planner, ) Jurisdiction: DVP (DVP--), (TRM--/TM 4,8), (7RDN--6) Request of David Swenk, agent for the owners, Oak Hills Estate, LLC, to consider Case No BAR--2 for Preliminary Approval of design guidelines for a new residential subdivision This site is currently vacant The proposed project will require approximately 3,8 cubic yards of cut and

3 North County Board of Architectural Review Agenda Meeting of September 28, 28 Page 3 approximately 9 cubic yards of fill The property is a 688 acre parcel zoned DR-8 and shown as Assessor s Parcel Number , located on Oak Hill Drive in the Vandenberg Village area, Third Supervisorial District (Continued from 2-27-) 2 6BAR--3 Orcutt Gateway Retail Center & Overall Sign Plan (Key Site 2) Orcutt 6DVP--9/6OSP--2 (Dana Eady, Planner) Jurisdiction: Dvp Plan & Signage Request of James Slaught, agent for the owner Minson Company, to consider Case No 6BAR-- 3 for Further Conceptual review of a retail commercial center and overall sign plan on a portion of the Key Site 2 site per the Orcutt Community Plan The project includes approximately 42,29 square feet of retail commercial development, consisting of a 28,2 square foot grocery store, 2,7 square foot drive-thru restaurant, 6,86 sq ft retail commercial building and new gas station including a 4,3 sq ft convenience store, and,2 sq ft carwash An overall sign plan is proposed which includes a mixture of wall and free-standing signs The parcel is currently vacant; the proposed project will require 3,24 cubic yards of cut and approximately 2,38 cubic yards of fill The project includes approximately 69,97 sq ft of new landscaping including perimeter landscaping, a landscaped median, and a 3-ft wide landscape buffer averaged along Clark Avenue Water and Sanitary Services would be provided by the Golden State Water Company and Laguna County Sanitation District, respectively The property is a 62 acre parcel zoned C-2 and shown as Assessor s Parcel Number located at Key Site 2 located approximately 2 miles from the intersection of Clark Avenue and Highway in the Orcutt area, Fourth Supervisorial District (Continued from & (not heard)) 3 8BAR--2 Falcon 28 (Clubhouse Estates) Modification Vandenberg Village 8MOD--2 (Amber Long (8) , Planner) Jurisdiction: Urban Request of Mike Bacher, agent for the owner WH Falcon 28 LLC, to consider Case No 8BAR-- 2 for Conceptual Review of a modification to a portion of the front yard setbacks for a new 2,238 square foot single family dwelling The applicant is proposing the modification of the front yard setback to reduce the setback from 2 to 73 to allow for the construction of the dwelling on an irregularly shaped lot An additional modification of a front yard setback is requested for the unenclosed front porch encroachment resulting in a setback of 4 at the porch The project will not require grading The property is a 6,26 square foot parcel zoned -R- and shown as Assessor s Parcel Number located at 3922 Clubhouse Ct in the Lompoc area, Third Supervisorial District 4 8BAR--6 Rice Ranch Grove Booster Station Orcutt 8ZCI--4 (Planner Not Yet Assigned) Jurisdiction: Urban Request of Jason Blankenship, agent for The Highlands at Double R, LLC to consider Case No 8BAR- -6 for Conceptual Review and Preliminary Approval of a,88 square foot Booster Station The parcel is currently vacant The proposed project will require approximately cubic yards of cut and approximately cubic yards of fill The property is a,88 square foot parcel zoned PRD and shown as Assessor s Parcel Number -4-39, located at Stubblefield Road and South Bradley Road in the Orcutt area, Fourth Supervisorial District G:\GROUP\PC_STAFF\WP\BAR\NBAR\AGENDAS\28\8-3-8DOCX

4 HILLS ESTATES SITE DESIGN AND CONSTRUCTION GUIDELINES North Vandenberg Village, Santa Barbara County, California A guide for the design and construction of site sensitive residential architecture into the natural landscape of Oak Hills Estates

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6 TABLE OF CONTENTS I INTRODUCTION Organization of Design Guidelines Purpose of Design Guidelines 2 Administration and Enforcement 3 II SITE DESIGN Goal and Objectives 6 Site Plan 7 Grading and Siting 8 Building Setbacks 9 Building Orientation Driveway Layout Garages and Accessory Structures Off-Street Parking III BUILDING DESIGN Goal and Objectives 2 Allowable Floor Area 2 Height Limits 2 Building Form and Massing 3 Detached Structures and Garages 4 Exterior Materials and Finishes 4 Exterior Lighting 6 Mechanical Equipment and Utilities 7 Energy Conservation 7 Noise Levels 7 IV LANDSCAPE DESIGN Goal and Objectives 8 Unifying Elements 8 Fencing and Walls 9 Driveways and Hardscapes 2 Fire Safety 2 Conservation 2 Planting Principles 22 Planting Zones 24 Irrigation 26 Landscape Structures 26 Lighting 27 Maintenance 27 V APPENDIX Architectural Character Sketch 29 HOA Managed Landscape / Habitat Plan 3 Tree Removal Protection Plan 3 Fire Safety Plan 32 Water Conservation in the Landscape 33 Planting List 34 California Invasive Plant Council List 3

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8 I INTRODUCTION The Oak Hills Estates (OHE) neighborhood is a unique residential subdivision situated on the gently sloping hillsides located in North Vandenberg Village, Santa Barbara County This gently sloping land affords generous views to the surrounding Vandenberg Village community and the adjacent Burton Mesa Preserve The focus of the design effort has been to develop a unique neighborhood with a distinct rural estate character As the project is a custom lot subdivision, specific home designs are not proposed for any of the lots and will therefore be guided by a prescriptive set of County approved Design Guidelines that will be required to be adhered to as a condition of approval for the development Design Guidelines consist of design objectives, specific guidelines, and examples that will direct and enhance the desired character of the OHE neighborhood To achieve the desired rural estate character and allow for diversity in individual homes, these guidelines have been constructed to insure achievement of an aesthetically pleasing and well planned neighborhood The intent of the Design Guidelines is to provide the County of Santa Barbara, homeowners and their architects assistance and direction in designing homes Prospective home builders in the OHE neighborhood are to use this design booklet as a set of guidelines developed to assist them in devising their own design solutions within the context of the overall OHE character The guidelines are divided into a series of sections, including Site Design, Building Design, and Landscape Design The introductory section describes the organization, purpose, users, submittal requirements, administration and enforcement of the Design Guidelines All prospective homebuilders will be provided a copy of the Design Guideline booklet, which is embodied in the CC&R s for the subdivision Full disclosure of the Design Guideline booklet and its requirements will be set forth in escrow instructions The three primary design sections provide information detailed enough to guide designers to adhere to the overall desired character and maintain the visual aesthetics, however, they remain flexible enough to allow individuality and creative solutions to site specific design challenges ORGANIZATION OF THE DESIGN GUIDELINES The Design Guidelines are organized as follows: Introduction This section describes the purpose, outlines the format, and identifies the potential users of the document This section also provides a general submittal and processing outline for all building activity within the OHE neighborhood It also identifies who is responsible for administration and enforcement of the guidelines 2 Site Design - This section deals with the siting and position of homes on a particular site and identifies design principles useful to affect a beneficial relationship between neighboring residences and the site itself These guidelines include grading and siting, building setbacks, building orientation, driveway layout, and garages and accessory structures 3 Building Design - This section outlines the specific architectural character desired for the OHE neighborhood Included are descriptions of allowable floor area, building form and massing, height limits, detached structures and garages, materials and finishes, lighting, mechanical equipment and utilities, energy conservation, and noise levels 4 Landscape Design - This section sets forth the design parameters for the landscape treatment in the OHE neighborhood Included are guidelines for acceptable fencing and walls, driveways and landscaping, fire safety, conservation, planting principles, planting zones, irrigation, landscape structures, lighting, and maintenance North Vandenberg Village, Santa Barbara County, California

9 PURPOSE OF THE DESIGN GUIDELINES The purpose of the Design Guideline document is outlined as follows: a Provide the prospective buyer, builder, or designer with a set of site design, architectural design, and landscape design parameters to be used as a guide to design all proposed building and lot improvements These Design Guidelines are not intended to replace or be used in-lieu of subdivision Covenants, Conditions, and Restrictions (CC&R s) However, the Design Guidelines will function as a part of the project CC&R s b Provide the County of Santa Barbara and its various reviewing bodies with an approved document that will facilitate and expedite the review and subsequent approval of custom homes in the OHE neighborhood c Create, through the use of these Design Guidelines, a residential neighborhood supportive of the desired neighborhood character that will result in an innovative and exciting custom residential subdivision d Set forth specific development guidelines addressing necessary site planning, building design, and landscape design issues raised during the environmental review process Format The Design Guideline document is divided into a series of sections that are detailed enough to direct the users of the document to sufficiently achieve the overall rural estate character desired for the OHE neighborhood Each section contains a series of specific goals and design intents which are further supported by design considerations presented with text and a variety of graphic examples Users Property owners will utilize the Design Guidelines in conjunction with the County of Santa Barbara s Planning and Development Department to develop plans for homes in the OHE neighborhood Design Professionals working for the property owner will utilize the Design Guidelines for the creation of new homes, landscaping, or remodels in the OHE neighborhood The guidelines will provide direction for site design, architectural treatment, and landscaping for each home These guidelines will help to provide a framework for decision making between the homeowners and their respective design professionals, ensuring the maintenance of the surrounding visual aesthetics, creation of the desired neighborhood character, and implementation of a high level of quality within the OHE neighborhood Oak Hills Estates Design Review Board (OHEDRB) will utilize the Design Guidelines when meeting with the property owners and design professionals to review and provide direction for the design of architectural changes, landscaping, remodels, or stylistic revisions to existing homes NBAR will act as the preliminary review board until the OHEDRB has been established County Staff, when meeting with owners and design professionals, will utilize the development standard portion of the Design Guidelines to review, provide direction, and work with the North County Board of Architectural Review North County Board of Architectural Review (NBAR), as the approving government body, will utilize the Design Guidelines when reviewing home designs 2 Oak Hills Estate Design Guidelines

10 ADMINISTRATION AND ENFORCEMENT In order to ensure the Design Guideline requirements are enforced, the following actions must be taken in the design review process: The OHEDRB must review, provide comments, and make recommendations on the preliminary design package prior to County submittal Design and character will be focused on during this review Plans submitted by the project developer prior to formation of the OHEDRB will be reviewed by the NBAR and approved directly by County Planning and Development 2 All home designs must be reviewed and approved by the NBAR prior to submittal of Construction Documents to the County Building and Safety Division 3 If any substantial changes occur to the building or landscape design due to Building Department review, Planning Staff will be notified and may provide a second review for consistency with the guidelines Designers of home remodels and/or architectural or structural changes within the OHE neighborhood will be required to participate in the following design review process: Homeowners and/or their respective design representatives must first submit a preliminary design package to the OHEDRB Once reviewed and commented on by the OHEDRB, the design package must be submitted with two applications; a Zoning Clearance application to the County of Santa Barbara s Planning and Development Department and a building permit to the County of Santa Barbara s Building and Safety Division All home designs must be reviewed and approved by County Planning Staff prior to approval of working drawings by the County Building and Safety Division Should there be a difference of opinion between County Staff and the applicant in the course of Staff design review, the preliminary design package may be forwarded to the NBAR for more in-depth review and remedial action (refer to the Plan Submittal Requirements section for specific procedure and requirements) 2 Following review and approval by County Staff of the preliminary design package, the applicant will be directed to make any necessary modifications and submit working drawings to the County Building and Safety Division The Design Guidelines will be administered by these reviewing bodies allowing for flexibility and exploration of a range of creative solutions provided they are consistent with the intent and specific document requirements Nothing in these design guidelines shall be construed to suggest or authorize deviations from meeting the minimum requirements and residential design review procedures specified by the County Land Use and Development Code Plan Submittal Requirements This section has been created to clearly outline the necessary steps to obtain project approval for prospective OHE neighborhood property owners and/or their design representatives Each applicant shall be responsible for the submittal requirements and fees required by the County of Santa Barbara as follows: Review a copy of the OHE Design Guidelines booklet to become familiar with all design and development requirements set forth by the Design Guideline document prior to commencement of a home design North Vandenberg Village, Santa Barbara County, California 3

11 2 The owner and/or his design representative shall submit a preliminary design package to the OHEDRB The preliminary design package shall contain: A preliminary Site Plan drawn to scale identifying all setbacks, yard spaces, driveway aprons, building footprints, hardscape areas, grading and drainage information One elevation of each side of the building, including materials and color information with samples A preliminary Grading and Drainage Plan drawn to scale showing clear demarcation of grading areas As set forth in the subdivision s Conditions of Approval, a preliminary landscape plan, including a list of various plant materials, siting of plant material, estimated watering requirements, and a statement of the proposed irrigation system 3 Once the OHEDRB makes comments and provides recommendations on the submittal package, it may then be submitted to the County Planning Staff as part of the Zoning Clearance and NBAR applications submittal for NBAR approval 4 Staff will review this preliminary package and return it to the applicant with comments and directions for modifications to be included in the final construction document package Construction documents including all drawings (including a landscape plan), designs, and materials must be accurately completed and submitted to the County Building and Safety Division 6 Upon payment of all applicable fees and compliance with applicable County policies and issuance of the Zoning Clearance by the Planning and Development Department, a building permit will be issued 7 Future additions and renovations to homes shall be consistent with these guidelines and may be subject to NBAR review Landscape Design Submittal The OHEDRB, as provided for in the CC&R s, exists to maintain the high standards for design, development and appropriate use of homesites Landscape review submittals provide the OHEDRB with the information necessary to review the proposed landscape design for compliance with the Design Guidelines The OHEDRB will respond with approval recommendations or required modifications within 3 days from the date all required documents have been received The County of Santa Barbara is the permit authority of approval for the landscape plan for each lot, as a Condition of Approval for the subdivision The lot owner should submit the proposed landscape plan for their yard, along with building plans, to the County and the OHEDRB at the same time Completion of landscaping must occur within one year of completion of the home Landscape Submittal Requirements Landscaping submittals are to include one set of drawings which should provide the following information: a Zone locations, quantity and sizes of all proposed plant materials b North arrow and drawing scale 4 Oak Hills Estate Design Guidelines

12 c Existing approved structures, including the footprint of the home, decks, driveway, walkways, and any proposed hard features d Locations and identification of existing trees (designate any to be removed) and rock outcroppings e Outdoor lighting layout, including catalog cuts or drawings of the fixtures f Property lines g Existing or approved topography and proposed changes including berms, rock features, drainage swales, and dry creeks Appeals Planning Staff decisions may be appealed to the Planning and Development Director Design Guideline Modifications In addition to review of individual residences, any revisions to these Design Guidelines may require County review for consistency with the project conditions of approval This would apply until buildout of all lots Once buildout is complete, changes to the HOA plant list may also necessitate review by a qualified botanist to ensure compatibility with the adjacent Burton Mesa Preserve North Vandenberg Village, Santa Barbara County, California

13 II SITE DESIGN Low rail fence maintains rural setting Existing native oak to be retained (where occurs) ' ' Private Yard layout acknowledges neighboring properties Grading limited to building envelope Siting of residence maximizes energy efficiency Property Line Permeable pavers used as LID features Driveway sited to minimize visual impact GOAL Street Site Layout Design Initiate site designs which exhibit sound relationships between structures and landscape elements, while responding sensitively to the natural features of the site OBJECTIVES Harmonize on-site structures with the natural topography of the site, minimizing the impacts of grading on individual lots, and incorporating Low Impact Design (LID) techniques 2 Site driveways in order to minimize the visual and environmental impacts of paving 3 Consider neighboring property owner s views when siting structures and landscape elements 4 Maximize energy efficiency through appropriate siting, orientation, and location of plant materials Understand required setbacks when siting buildings 6 Layout private yard and outdoor space efficiently and with an awareness to neighboring improvements 6 Oak Hills Estate Design Guidelines

14 LEGEND Building Envelope Lot Line HILLS DRIVE Oak Hills Estates Site Plan N North Vandenberg Village, Santa Barbara County, California 7

15 GRADING AND SITING INTENT Preserve the natural landscape by orienting structures so they form to the natural topography and blend with the existing vegetation a Mass pad grading of a lot is prohibited Clear demarcation of limits of grading is required on site plans, building plans, and landscape plans b Homes should minimize grading and slope disturbance by using solutions such as stepped foundations or raised floors c Routing of utilities should be coordinated during site design d Fine grading should be limited to areas of building envelopes, placement of landscape structures, and driveways e Slope rounding shall be used whenever practical to better blend the proposed grading with adjacent land forms THIS Slope transitions should mimic the natural topography of the site NOT THIS f Graded areas shall be re-vegetated within 4 weeks of completion of building construction with deep rooted, native, drought-tolerant species to minimize slope failure and erosion potential (see Landscape Design section for erosion control planting) To prevent wind and water erosion, geotextile binding fabrics should be used, if necessary, to hold slope soils until vegetation is established g Excavation and grading should be limited to the dry season of the year (April 6th-October 3st) During the rainy season (November st April th) slopes should be treated for erosion control immediately h Grading is prohibited within the drip line of oak trees, with the exception of those oaks that are identified as to be removed in the approved Tree Protection Plan (see Appendix) i Topsoil should be stockpiled prior to excavation for reuse as cover over landscaped areas to facilitate establishment of vegetation Plant these areas with erosion control materials (see Appendix for planting list) j Adequate landscaping should be provided to sufficiently screen retention basins from roadway, as outlined in the HOA Managed Landscape / Habitat Plan (see Appendix) k No more than two retaining walls shall be used in succession, with a minimum of 4-feet of separation and a maximum cumulative height of 3-feet 8 Oak Hills Estate Design Guidelines

16 l Retaining walls shall not be closer than -feet from any primary building walls m All site drainage, including landscaped areas, is to be directed away from structures n Irrigation should be properly controlled so that over watering does not occur o Site design should consider the siting of all structures and landscape elements including patios, trellises, gazebos, pools, spas, decks, and utility areas BUILDING SETBACKS THIS Deck and patio placement should consider site design and existing topography NOT THIS INTENT Provide an appropriate amount of space between residences, street, and open space to allow for privacy and habitat protection a Though the minimum front yard setback is 2-feet, providing varying front yard setbacks will create more variety, interest, and individuality in the residential development, thus avoiding a uniform massed produced appearance along local streets b Reducing visibility of garages is desired Subject to County Staff approval, detached garages and garages located within the rear yard are allowed Setbacks a Street Front Setbacks There is a 2-foot minimum setback from the front property line to the main building, and a -foot minimum setback from the front property line to a front porch or patio Garages facing the street must be a minimum of -feet behind the face of a building, front porch, or patio b Side Yard Setbacks There is a -foot minimum side yard setback from property line to residence c Street Side Yard Setbacks (adjacent to Oak Hills Drive) Corner lots have a -foot side yard setback where side yards are adjacent to a street North Vandenberg Village, Santa Barbara County, California 9

17 d Rear Yard Setbacks An average setback of -feet, from property line to residence, when adjacent to open space or a drainage channel, except for interior lots 7-9 which are setback -feet from property line to a residence e Oak Tree Setbacks All structures, except structures that do not require a footing, must be built outside the drip line of existing oak trees annotated to be preserved in the Tree Protection Plan (see Appendix) Existing Trees Building Envelope Setback Areas Property Line BUILDING ORIENTATION Building setbacks INTENT Maximize the optimal solar exposure and view potential while minimizing invasion of privacy a Locate homes and structures to enhance and preserve view corridors, where practical b Where practical, orient structures on an east/west axis to allow the maximum amount of southern exposure This allows maximum solar access in colder winter months c Locate deciduous trees on the southern side of the buildings for shade in the summer and solar access in the winter d Consider micro-climates created by topography and vegetation and use them to their potential Utilize wind protective shrubs and trees to block prevailing wind from outdoor spaces DRIVEWAY LAYOUT INTENT Minimize the visual and environmental impacts of driveways through careful site layout (see hardscapes in Landscape Design section) a Driveways should not visually dominate the landscape or entry to the home Pedestrian pathways, separate from driveways, should provide access to the entry of the home b Alternatives to solid paved driveways such as brick, cobblestone, or interlocking pavers are encouraged to increase water percolation and minimize impervious paved surfaces c Driveways that are split (providing paved paths for tires only) are encouraged Oak Hills Estate Design Guidelines

18 This Not This This Examples of proper and improper driveway and garage placements GARAGES AND ACCESSORY STRUCTURES INTENT Promote a useful and attractive arrangement of structures by reducing the auto dominance and garage presence along local streets a Garages should avoid facing the street, where practical Detached garages behind the main structure or attached with side loading entrances are strongly encouraged b Garages that face the street must be set back behind the front setback of the house a minimum of -feet c See Building Design Section for guidelines on the design of garages and accessory structures OFF-STREET PARKING STANDARDS a A minimum of four (4) off-street parking spaces shall be provided b A minimum of two (2) of the required four (4) off-street parking spaces shall be located within a garage c Remaining spaces may be uncovered or covered Uncovered spaces may be accommodated in the driveway or a separate off-street guest parking area d Tandem off-street parking spaces may be provided However, they shall not count towards required offstreet parking spaces North Vandenberg Village, Santa Barbara County, California

19 III BUILDING DESIGN GOAL Provide general parameters that encourage creative and appropriate building design solutions without severely restricting the design process These guidelines are not intended to constrain creative possibilities, but rather provide direction by which desired architectural quality can be easily understood and subsequently developed OBJECTIVES Encourage tasteful, imaginative designs while retaining overall compatibility within the neighborhood and its surrounding landscape 2 Establish maximum allowable building floor area to prevent over-building of custom lots 3 Establish height limits to preserve views and minimize visual impacts to the surrounding neighborhood 4 Illustrate how form and mass articulation of building design can minimize the visual impacts of structures Recommend appropriate materials, finishes, colors, and tones to complement the natural landscape and be compatible with Mediterranean style architecture 6 Ensure architectural details and design are applied to all sides of buildings 7 Provide safety, security, and design enhancement with appropriate exterior lighting The Mediterranean architectural style is the only permitted style for this project Refer to the Appendix for a more detailed description of this architectural style ALLOWABLE FLOOR AREA INTENT A maximum floor area will prevent over-building and create a sense of similar scale in the surrounding neighborhood a All lots have a 3,2 square foot maximum floor area limitation, excluding garages up to 8 square feet in size Any portion of a garage over 8 square feet must be added to the total building area HEIGHT LIMITS INTENT Height limits have been established to preserve views and minimize visual impacts to ridgelines a All lots shall be limited to 22 feet in height, as measured by the Santa Barbara County Land Use Development Code and Board of Architectural Review Height Calculation Methodology, and shall be single storied 2 Oak Hills Estate Design Guidelines

20 Vertical Wall Planes In addition to the prescribed maximum overall height limitations, additional constraints have been established to limit the height of any wall plane on the building s downhill side a No wall plane should exceed approximately 6-feet in height above the finish grade on the downhill side The wall plane is required to have an approximate 4-foot horizontal setback before the height continues above 6-feet BUILDING FORM AND MASSING Excessive vertical wall planes INTENT Blend the form, mass, and profile of individual homes with the natural terrain to minimize the visual impact to the site and surrounding neighborhood a Terracing of structures on the downhill side of homes are strongly encouraged This will allow for creative articulation of the building mass b Soften the building mass with architectural features such as garden walls, porches, patios, balconies, arbors, and trellises Develop these features during the design process to avoid a tacked-on look Consider projections, recesses, and overhangs to provide additional shadow and depth c Simple clean building forms with low silhouettes are encouraged Patio Patio Patio Main House Main House Main House Examples of patio placement as a feature to assist in softening building massing Building Articulation a Vertical and horizontal variation should be appropriately implemented in order to add richness and variety to the overall mass of the building b Use of varying ridge heights and wall planes will provide a deliberate sense of variety and scale to a building c Each home should have a well-defined entry with roof and facade articulation to create individual interest and scale North Vandenberg Village, Santa Barbara County, California 3

21 d Provide articulation and detailing to all sides of the building, including the side and rear elevations e Avoid obtrusive architectural elements, such as mansard roofs and highly reflective surfaces, or other architectural elements inconsistent with the Mediterranean style f Exposed pole type supports greater than 6-feet in height are prohibited for all structures All deck supports shall be properly screened DETACHED STRUCTURES AND GARAGES INTENT Minimize the garage presence by creating a design continuity with the main structure Elegant entry articulation a Garages can either be attached or detached to the main structure and must not dominate the street facade b Minimize the visual impact of garage doors by orienting them perpendicular to the street or at an angle to the street c Break up the mass of garages by staggering the doors, stepping back the structure a few feet, or recessing the doors to provide relief The garage and garage doors should be well articulated and blend with the main structure s design d No aluminum storage sheds will be allowed on sites e Placement of structures must respect the site and consider effects on surrounding properties f Recreational vehicles, trucks, trailers, boats, or vehicles other than automobiles that cannot be stored in a standard-size garage shall be prohibited unless it can be kept in an enclosed structure and screened from view from adjacent properties and streets within the Building Setbacks g Incorporate the same design elements of the primary living structure for all secondary structures and carports, whether attached or detached EXTERIOR MATERIALS AND FINISHES INTENT Establish criteria for the selection of materials and finishes to integrate the rural neighborhood feeling with the natural landscape Wall Surfaces a Materials and finishes play a key role in maintaining the Mediterranean architectural character of the OHE area Natural materials that harmonize and blend with the surrounding environment are encouraged Materials such as brick, stone, wood, light textured stucco, and split face concrete block are best suited to this desired character Care should be taken to minimize the mix of materials types Stucco should be 4 Oak Hills Estate Design Guidelines

22 used sparingly on walls which contain minimal amount of detail Stucco should be smooth in style, with knock down, lace finish, and skip trowel styles prohibited b Building materials for all structures including residences, fences, and accessory structures shall be constructed of fire resistant materials Stone Brick c Inappropriate materials include highly reflective or sleek surfaces, precision block, metal, plastic siding, large unbroken expanses of stucco or glazing The materials and finishes should be true to the Mediterranean architectural style Careful detail should be taken at the intersections of different materials to avoid awkward transitions Textured Stucco Timber Exterior Colors Exterior material examples a Create visual compatibility between structures and the natural surroundings with subtle color selection instead of using a bold color approach b Subtle, warm, earth tones such as browns, grays, and tans with complementary accents are recommended c Simple color schemes involving a maximum of three (3) colors are recommended, with darker colors preferred to lighter ones, especially on roofs Light colored, reflective roofing is expressly prohibited, as are pastel or bright colored walls Certain materials, such as stone and brick, have distinct coloring in their natural state and should be thought of as an element of the chosen color palette Doors and Windows a Doors and windows, including garage doors, are a major visual element and should be carefully chosen and detailed to align with the Mediterranean architectural style Wood or clad windows with divided lights and clear glazing are most desirable Aluminum windows are not allowed Vinyl windows, if used for energy conservation purposes, should be high quality with thickened sashes and styles to portray a similar appearance to wood windows but should not be white in color Garage doors should be multi-paneled with subtle adornment to provide shadow relief b Multi-paned or French doors are encouraged For wood windows/doors, true divided light glazing is preferred For metal and vinyl windows and doors, internal grids of dual pane windows are required Externally laminated grids are not permitted c Single hung, double hung, or casement windows are encouraged for operable windows Sliding windows are only acceptable in limited instances d In order to encourage high-quality window detailing, windows that do not have an exterior trim detail associated with them should be recessed from the exterior face of the building North Vandenberg Village, Santa Barbara County, California

23 Recessed fenestration example Roofing Multi-paned door example a Suitable roofing materials include unglazed concrete or clay two-piece roofing tiles All roofing materials must be non-combustible Wooden roofs of any form will not be allowed for fire safety reasons Other unacceptable roofing materials include glazed tiles of any kind, metal shingles, or metal tiles The roof material selected should preferably be of darker, non-reflective colors as outlined in the Exterior Colors section b Safety Class A or B roofing (eg non-combustible tile) shall be required for all residences and accessory structures c Where wood structural overhangs are used, eave vents and wood eave blocks are prohibited Skylights a Roof articulation with dormers and skylights is encouraged Skylights, if used, should be designed as an integral part of the roof with their form and color blending into the building Flat skylights with clear or bronze glazing are encouraged Bubble or dome skylights with frosted or colored glazing are not permitted Gutter and Downspouts a Gutters and downspouts should be painted to match the surface they are attached to, unless the gutter and downspout material chosen is copper Ornamental iron detailing example b Water from roof drains should be utilized for landscape irrigation where practical EXTERIOR LIGHTING Downspout and eave articulation INTENT Provide subtle, soft lighting for safety and security of each home, while enhancing desirable design elements a Exterior lighting shall be designed and placed to minimize impacts on neighboring properties and adjacent habitat areas All exterior lighting incorporated into the design of the building shall be Dark Sky compliant as required by the County of Santa Barbara b Light fixture selection should be compatible with the Mediterranean architectural style The color, size, and number of fixtures should be carefully considered to enhance the character rather than be overpowering the design Fixtures should be selected and arranged so that they direct illumination downward, not into the sky 6 Oak Hills Estate Design Guidelines

24 c Security lighting, where necessary, shall be hooded, recessed, or located in a manner that illuminates only the intended area d Night lighting fixtures adjacent to residential areas shall be of minimum height and intensity required for public safety e No lights will be allowed on the top of any structure The use of low voltage lighting is encouraged, wherever practical f Light spill over from any lighting source shall be minimized by directing lighting away from open space areas, through the use of hoods, and landscape screening (with appropriate native species) along roads g All exterior lighting features within -feet of an open space and drainage areas shall be directed away from adjacent habitat areas and shall use hoods/shields and low-intensity lighting MECHANICAL EQUIPMENT AND UTILITIES a Mechanical equipment such as air conditioners, water softener tanks, solar collectors, duct work and meters, whether part of the structure or located elsewhere, shall be screened from public view with materials that are architecturally compatible with the main structure Utility equipment and meters must be accessible and located per utility company requirements b Areas for trash container storage shall be incorporated into the building design and/or screened by walls, fences, or landscaping These areas should be located at the interior side yards or within the garage c Where practical, stacks, vents, antennas, solar panels, and other roof mounted equipment should be located away from public view on the least visible portion of a roof All roof mounted equipment should be grouped, where practical, to allow for efficient installation of any future roof-mounted solar panels All flashing, sheet metal, vents, and pipe stacks should be painted to match the adjacent roof or wall material ENERGY CONSERVATION a Install energy-efficient built-in appliances, lighting and temperature controls, and window treatments to reduce energy consumption b Install low NOx or solar water and pool heaters to reduce energy usage c Landscape with drought-tolerant, deciduous trees to shade buildings in the summer and allow for passive solar heating in the winter d Design building orientation to maximize natural lighting and passive solar heating and cooling e Use low-emission building materials such as water-based paints, bricks, stone, or concrete (instead of asphalt) NOISE LEVELS a Noise-sensitive uses should provide attenuation of indoor noise levels to below 4 db(a) CNEL, and where practical, outdoor living area noise levels to below 6 db(a) CNEL consistent with the provisions set forth in the Santa Barbara County General Plan Noise Element North Vandenberg Village, Santa Barbara County, California 7

25 IV LANDSCAPE DESIGN GOAL The Landscape Design Guidelines have been developed to aid in establishing and maintaining standards of sound ecological preservation and appropriate fire safe development OHE is nestled within an incredibly diverse California plant community and habitat known as Burton Mesa Preserve This plant community known as maritime chaparral, contains native plants unique to the Burton Mesa Preserve It is a natural place where one can live peacefully as part of the natural community and the entire Preserve becomes a backyard The need exists to preserve this innate beauty, to develop continuity, and to blend structures with this environment The way each individual home achieves the sense of openness, naturalness, or wildness, is through architectural design, color, and landscaping OBJECTIVES Assist the lot owner or builder with his/her permit application while ensuring that the desired image for OHE is maintained 2 Provide a framework that encourages creativity and individuality while preserving the unique character of this planned community 3 Establish unity of materials and design elements 4 Preserve spaciousness by minimizing the use of solid fences and walls Lessen visual impacts of driveways and hardscape 6 Use plant material to unify the project, create enjoyable outdoor spaces, and provide transitions from the built to the natural environment 7 Require efficient water use through plant selection, appropriate irrigation designs, and emphasis on native xeriscaping design 8 Guard against wildland fires by implementing defensible space techniques 9 Keep landscape structures in harmony with building design and the environs Use appropriate outdoor lighting for both aesthetics and safety Protect any on-site existing oak trees and other sensitive native plant communities retained by the approved subdivision through careful and deliberate siting of homes, driveways and outdoor use areas, and by avoiding unnecessary site disturbance UNIFYING ELEMENTS The semi-rural atmosphere of the streetscape and open space sets the framework for an informal, picturesque neighborhood This character should be reinforced by the landscape of each lot The following is a list of some materials and elements that can act to unify the entire project: a Inclusion of trees compatible with the adjacent oak woodland and chaparral habitat plant community b Inclusion of wood as found in the rail fencing on the property boundaries c Provision of native plant material in transition to open space areas 8 Oak Hills Estate Design Guidelines

26 d Utilization of decorative wood and iron as used in the street lights and signs e Incorporation of indigenous and local historical materials f Full compliance with the measures outlined in the approved Open Space Management Plan and Tree Replacement Plan is required In order to achieve an overall harmonious and unified landscape, individual lot landscape designs should be responsive to the landscapes of their neighbors Each lot landscape must be reviewed and recommendations provided by the OHEDRB so that harmonious landscaping is provided throughout the neighborhood FENCING AND WALLS s as a unifying element INTENT To emphasize the rural character, emphasize spaciousness, and enhance views to the open space View obstruction by fencing should be minimized GOALS Although designers and builders are encouraged to minimize fencing, some designs may require fencing in the side yards for privacy, screening, or safety The following guidelines will allow these needs to be met, while still preserving the openness of the large parcels in the OHE neighborhood These guidelines are in no way intended to limit the usable lot area Open rear property line fencing applies to all rear yards extending to at least the rear yard setback of the side yard property line 2 Maximize views of unimpeded open space through the use of open-view fencing in lieu of privacy fencing Solid Privacy Fencing a Use privacy fences to enclose outdoor spaces when privacy, screening, safety, or separation of uses is necessary (examples of outdoor spaces that may need fencing are: spa area, dining area, play area, utility area, yards, and pet runs) Swimming pools in the rear/ side yard areas should be provided per code, limiting solid fencing to the side yard area only b Consider using alternatives to fencing such as building orientation, building design, or plant materials to maximize privacy without the use of fences c Minimize fencing of side yards so that homes appear to be farther apart and views from the street into open space are preserved Side yard fencing alternative North Vandenberg Village, Santa Barbara County, California 9

27 d Maximum height for any fencing is 6-feet e Fencing and wall materials in the front yard setback must be compatible with the building A colors and materials sample board will be required with all plan submittals f Colors must be compatible with the building and will also be reviewed with the plan submittal g Styles of privacy fencing will not be dictated; however, all designs must be compatible with the architectural style of the home and the rural character of the surroundings Stacked rock or battered base walls are appropriate as well as rail fences Rail fence example h Chain link, precision block, and slump stone are prohibited fence materials i Solid privacy fencing is not to be used when rear or side yards directly adjoin open space areas DRIVEWAYS AND HARDSCAPES INTENT Minimize visual impacts caused by large areas of hardscape a Paving materials should reinforce the architectural character of the house Hardscape materials are encouraged in the rear yard defensible space for resistance to fire b Glare from large areas of concrete must be reduced by adding color to the mix (earth tones) c Alternatives to solid paved driveways such as brick, cobblestone, or interlocking pavers, including permeable pavers, are encouraged to increase water percolation and minimize impervious paved surfaces d See Site Design section for guidelines on driveway layout FIRE SAFETY Stone path ways reduce large areas of continuous hardscape a In order to achieve fire safety, the homesite needs to be landscaped and maintained appropriately This means the entire homesite should be planted with native and Mediterranean-adapted low water and low vegetative fuel plants b For fire safety, it is required that much of the homesite s natural vegetation be removed and replaced by appropriate irrigated landscape c Fire safety and fire safe landscape should be the concern of all lot owners, however, the specific standards below apply to those lots that adjoin natural open space: Lots -3 and 22, 23, 24, 2, 27, 28, and 29 d Pursuant to Santa Barbara County Fire Department Development Standards, and as established in the Oak 2 Oak Hills Estate Design Guidelines

28 Hills Open Space Management Plan, all areas outside the homesite boundaries are to be maintained by the HOA as part of a Fire Safe Ecological Management program No native plants should be removed by homesite owners outside the homesite Reference documents in the Appendix include the Oak Hills HOA Managed Landscape / Habitat Plan and Fire Safety Plan e The design, installation and maintenance of the landscape must adhere to the principles of defensible space set forth by the Santa Barbara County Fire Department Development Standard 6 Defensible Space Standards The fundamental principle is a -foot managed zone from the structure adjoining wildland The homeowner is responsible for the design and care of the first -feet of this zone Low fuel California native vegetation in the rear yard An added distance of -feet of low vegetative fuel space is required between the rear yard and the adjoining natural wildland around the residence Irrigation is required in this area This zone is a managed strip behind the lots The homeowner s responsibility is to maintain this zone with appropriate plants and should refer to the Appendix to review the HOA Managed Landscape / Habitat Plan, Fire Safety Plan, and Plant list for relevant information regarding ongoing design and care of the -foot low vegetative fuel space f In addition to low, leafy plants that do not develop woody stems such as Guara linheimeri, Santolina species, Heuchera sanguinea and Teucrium, landscape plants shall be diligently maintained and all dead vegetation should be removed from the homesite No woody, flammable vegetation shall exist in this zone g Firewood should be stored away from structures h New trees should be planted at least feet from the roof eave Large trees, including existing oaks, must be trimmed, well maintained, and be free of disease, dead, or dying material i All roofs and gutters should be kept free of leaves j Additional guidance on homesite yard fire safe landscape is provided under the Planting Zones section CONSERVATION a Conservation of native oak trees and certain chaparral plants is required on some homesites (see HOA Managed Landscape / Habitat Plan on page 3) These areas must be marked on plan submittals and protected by flagging and/or fencing during construction b For fire safety within 3 feet of the home, it is required that much of the homesite s natural vegetation that is flammable be removed and replaced by appropriate irrigated landscape c Areas outside the homesite boundaries are to be maintained by the Homeowners Association as part of a Fire Safe Ecological Management program No native plants should be removed by homesite owners outside the homesite areas Native oak trees conserved on-site North Vandenberg Village, Santa Barbara County, California 2

29 PLANTING PRINCIPLES INTENT Promote water conserving plant use in an informal style with a sense of continuity for the surrounding area a Plant material should be used to soften structural edges while respecting the requirement to avoid fuel ladders that in the event of wildland fire climb the vegetation into the structure b Plants must be arranged in groups and spaced to allow them to grow into one large mass without being individually shaped, unless they are specified as a single accent plant This will achieve a harmonious link to the natural landscape Planting a Formal planting designs should be limited to courtyards and planting areas very close to the building They are discouraged away from the building and at the perimeter of the lot b Trees should be used to create an intimate scale, enclose spaces, and frame views, but their placement must respect defensible space principles to reduce fire hazards c Careful consideration must be given to plant selection and design of landscape areas bordering open space areas These areas should act as a transition from the domestic landscape to the natural d Planting areas must be covered with bark mulch at installation (approximately 2 thick) to increase the soil s ability to hold water and reduce water requirements as well as providing a clean finish to planting areas Trees provide intimate scale adjacent to patio areas e Planting should be used to screen less desirable areas from public view, eg trash can enclosures, parking areas, storage areas, satellite dishes, and public utilities f Plantings should be designed in groups with similar watering requirements g Prohibited plants include invasive exotic plants considered weeds as listed by the California Invasive Plant Council (wwwcal-ipcorg/ip/inventory/) Other examples of prohibited plants include species that contrast with the natural landscape such as tall palm trees and tall conifers like redwoods, and ecologically inappropriate species such as Birch trees, Liquidambar, and Willow h See Appendix for list of recommended plants Turf Areas and Water Conservation a Use turf to increase the size of usable outdoor space and at focused high use areas in the rear yard only 22 Oak Hills Estate Design Guidelines

30 b The amount of lawn possible in the rear yard will be dependent on various factors in the landscape design such as irrigation type and plant types to comply with the California green building code (CALGreen) A design professional should help prepare designs in compliance with the CALGreen tier for outdoor water use This limitation on outdoor water use should be for all lots in Oak Hills Estates (refer to Oak Hills Estates Water Conservation Plan in Appendix) c Turf shall not be planted within feet of existing oak tree s canopy drip lines d Tall fescues are one of the best turf types for year round green and deep rooting which will provide a consistent look with less water e Consider lower water use turf grass alternatives such as Meadow Sedge and Buffalo Grass (see Appendix for full Plant List) Drainage and Erosion Control a Drainageways should be maintained in as near natural condition as practical This is recommended so that the volume of run-off entering and leaving the site does not change significantly, and any pollutants generated on-site do not reach waterways b Drainage should be designed to prevent water flows in the direction of the road or adjacent houses To accomplish this, site plans must indicate site and road edge swales with drainage to depressed retention areas or dry wells c Driveways should be designed to channel run-off into roadside swales paralleling the road d Planting design for erosion control should provide both short and long term soil stability through a plant palette which includes short lived, fast growing slope stabilizing groundcover, groundcover and shrubs and trees and shrubs Naturalize drainage-ways integrated into the landscape Deer Deer can be destructive to landscapes They are inherently curious and love sampling new plants; but, they are selective feeders Generally most native plants are their first choice, thus some of the native species recommended here can be subject to deer browse Placing food out for deer can seriously exacerbate this natural inclination and create a familiarity with humans and development Once domesticated in this way they can be a real nuisance to landscape establishment and maintenance Landscaping with deerresistant plants is always preferred, however it s not a guarantee of their feeding preferences Many deer-resistant plants listed in the Appendix have been used successfully such as sages, rockroses, various small leafed California lilac (Ceanothus), and perennial bunch grasses North Vandenberg Village, Santa Barbara County, California 23

31 PLANTING ZONES All landscape designs regardless of the shape and location of the homesite should consider utilizing two or three planting zones to make the transition from the front yard street area to retained clumps of oaks on the lot and the wildland outside the development Plant materials established in these guidelines were chosen for their particular adaptability to the Burton Mesa weather and soils and for their resistance to pests and diseases Streetside Landscape Zone The Streetside Zone is the area adjoining the street in front of the home and is reserved for the most formalized and manicured design elements, if desired This Zone may contain the greatest diversity of plant materials including non-native varieties Elements such as birdbaths, sculptures, stream beds, water features, and so forth, may be located in this area and must be submitted for OHEDRB review Transition Landscape Zone 2A and 2B (not present on all lots) Transition landscape zone 2A is the area adjoining and blending to: ) any preserved oak trees with native understory, 2) special chaparral shrubs and 3) naturally planted stormwater basins outside the homesite This area needs limited irrigation around its edges as these plants are not tolerant of, nor do they need, supplemental irrigation These areas may be enhanced with appropriate native plants, in particular where this zone adjoins several stormwater basins on HOA managed land The design should strive to blend harmoniously with the naturalistic basin landscape Transition landscape Zone 2B is the side yard area on the lots Solid wood fences are allowed in the side yards, creating a private area appropriate for dog runs, vegetable gardens, and storage These areas should be substantially screened from the street and neighbors If simply landscaped, Zone plants are appropriate Fire Safety Zone 3 This sensitive zone consists of the rear yard setback area that adjoins the open space wildland As described above under site management for Fire Safety, this area is required by the County Fire Agency to be maintained as defensible space This means the landscape should be mostly low-to-the-ground plants carefully maintained to keep dead wood from building up, and shrubs and trees from resting against the residence walls or eaves The following are the basic parameters for a defensible space that the Landscape Plan submittal should reflect for Lots 4-2 and 26: a This area is required to be irrigated b Lawns or low water use lawn substitutes are allowable in this zone c Non-vegetative ground covers such as pavers or crushed rock are allowed in this zone d Place plants so that as they grow foliage and limbs are separated from the structure by -feet e Avoid solid masses of taller shrubs that could transfer fire toward the building f Consider using highly fire resistant plants such as agave, aloes, and other succulents as part of the landscape 24 Oak Hills Estate Design Guidelines

32 Existing native chaparral species to be retained (where occurs) Turf (Not to exceed 2% of overall lanscape area) Turf 3 3' Defensible Space (' on lot) Existing native oak to be retained (where occurs) Fire Safety Zone 3 Refer to Design Guidelines Section 76 ' ' Transition Landscape Zone 2B Preserved Oaks & Special Chaparral Shrubs Refer to Design Guidelines Section 7 2B Maximum grading encroachment 2% of canopy 2A 2A Side Yard Transition Zone 2A Refer to Design Guidelines Section 7 Streetside Landscape Zone Refer to Design Guidelines Section 74 Street Tree Landscape Planting Zones Street North Vandenberg Village, Santa Barbara County, California 2

33 IRRIGATION INTENT To provide an efficient and long-term water system for the establishment and maintenance of a drought tolerant landscape a All domestic or non-native planting areas shall include permanent, underground (eg all pipes and values) automatic irrigation to ensure proper plant health and longevity b Private irrigation systems shall be designed to apply water slowly allowing plants to be deep watered and reducing runoff c Turf irrigation may employ soaker tubes and water efficient systems as an alternate to spray irrigation d All irrigation systems shall separate turf areas from shrub and groundcover areas, as well as separate all planting according to orientation, exposure, and slope e All irrigation shall include back flow prevention (per County Code) f Adjust irrigation schedules quarterly to meet plant requirements g Adjust irrigation system to minimize run-off and discharge of water onto adjacent hardscape or properties h The irrigation clock must be programmed to operate during low water demand periods of the day, such as early mornings i Adjust irrigation systems around oaks or native vegetation to reduce any over spray and assure protection from over watering j Rainwater collected from building runoff may be used to supplement landscape irrigation The following examples demonstrate potential irrigation strategies: Collect rainwater into a tank and use for drip irrigation Disperse and/or divert water as it escapes downspouts to flow into landscape areas rather than street Collect water at the downspout in containers which can then be used to water potted plants or landscape areas protected from rainfall LANDSCAPE STRUCTURES INTENT Encourage the use of landscape structures (decks, trellises, arbors, gazebos, etc) in proper scale and character with the residence a Use landscape structures to provide an entry accent, shade, focal point, or gateway b These elements may be an integral part of the building or freestanding structures However, even freestanding structures must be carefully incorporated in the site design, with particular attention to defensible space principles For example, if the structure is wood and it is near the residence, use larger size timbers that resist combustion c All landscape structures must be appropriately scaled within the overall site design d Any colors applied to these structures should be complementary to the primary building 26 Oak Hills Estate Design Guidelines

34 e Placement of landscape structures must conform to all setbacks and must consider visual impacts LIGHTING INTENT Encourage dramatic yet subtle landscape lighting and prohibit excessive outdoor lighting schemes a Adequate outdoor lighting should be provided to ensure safety; however, light levels must not be a nuisance to adjacent properties b Light fixtures must be complementary to the architecture and neighborhood character c Outdoor lighting should be designed and installed so that the light source (ie luminaire) is not visible Illumination should be minimal and should not flood the landscape with excessive light or spill into adjacent properties or the Burton Mesa Ecological Preserve Uplighting of landscape or structures should not be utilized d Landscape lighting is encouraged, but should follow these guidelines: Quality and well directed light is the goal Do not specify too many light fixtures Light source for wall washing and tree lighting shall be hidden Light should be used only to accent focal points, not the entire yard (No flood lighting) Colored lights are prohibited Lighting should not cast glare or spill over onto adjacent lots Both the County NBAR and the OHEDRB require that exterior lighting be Dark Sky approved, shielded, type fixtures Path lighting must be subtle and allow pedestrians to find their way without being excessive Low voltage lighting conserves energy and must be used in the landscape whenever practical MAINTENANCE INTENT Require homeowners to diligently care for an approved and implemented landscape for the benefit of the entire neighborhood a Homeowners are encouraged to direct their landscape architects to design low maintenance plantings and outdoor spaces b Regular and necessary care of wood products is required Painting and water sealing shall not be neglected c Repairs to hardscape items and replacement of expired plantings should be timely and not exceed three (3) months without approval by the OHEDRB d All landscaped areas shall be maintained diligently to ensure proper health, growth, and appearance of all landscaping e All areas shall be kept free from debris, trash, and noxious weeds North Vandenberg Village, Santa Barbara County, California 27

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36 V APPENDIX ARCHITECTURAL CHARACTER SKETCH Mediterranean Style Architecture Defined by simple massing, rectilinear L shaped or courtyard plans, and accented primary facades A front facing porch arrangement, or u-shaped courtyard defines the main entry Primary elevations feature large, arched picture windows, behind which the living room is commonly placed Other key details include stucco walls, red or earthtoned title roofs, articulated door surrounds, elaborated chimney tops, and the use of wrought iron North Vandenberg Village, Santa Barbara County, California 29

37 HOA MANAGED LANDSCAPE / HABITAT PLAN BRUSH BRUSH Native Plant Protection / Preservation on Residential Lots (3) 24"-3" 49 Vernal Pool WATER MAIN CAUTION SIGN 4' BARBWIRE FNC 47 See Design Guideline and Open Space Management Plan (Rincon, Jan 2) " North ' 8" PINE Erysimum capitatum var lompocenses ' Dienandra paniculata 4 ' Ceanothus cuneatus var fasciculatus 4388 SET PK&SHINER 4 ' Senecio blochmaniae AC BERM 2 MULTI-TRUNK LOT E Arctostaphylos purissima " PINE LOT ' CONCRETE DITCH IL TRA ' LOT 6 4(2") LOT 29 LOT 28WILLOW TREE LOT LOT 23 LOT 8" PINE ' T ' EXIS 4 LOT 2 HEADWALL 46 MULTI TRUNK ' Arctostaphylos rudis LOT 9 LOT 8 LOT 7 Existing Sensitive Species to be Protected / Preserved on Lots: 47 Scale: " = '-" 8" 2' 3' LOT 24 North MULTI TRUNK ' IST EX MULIT-TRUNK " Three-Rail, 42" Height 8" TR AIL 46 LOW RAIL FENCE Scale: " = '-" ' DEFENSIBLE SPACE 46 BRUSH 8" A 46 (2) " PINE 49 6" WATER MAIN CAUTION SIGN 36" 48 MULIT-TRUNK BARBWIRE FNC BRUSH 2 4 LOT B Existing Sensitive Species to be WAY AGE RAIN Protected / Preserved on Lots:TYPICTAIOLND 4(4") LOT 4 3(8") 2(6") EXIST TRAIL 6 2" See sections below (6") 8" PINE (2") 4 T 28WILLOW TREE (8") 2(2") (6") CRETE CH LOT 8 LOT LOT 4 9 SET REBAR Arctostaphylos rudis 8 6" PINE C Erysimum capitatum var lompocenses LOT MULTI-TRUNK C LOT T SW EXISTING D AI BERM To be retained L 3 AI T Varies ' TR IS 3' 43 8" Irrigated, Well-maintained Zone: Prostrate native groundcover (to 3") Existing trees only, canopy lifted Thin existing shrub masses to achieve minimum 2x height spacing between masses 3' PL North Native Shrubs Oak Trees 42 3' 46 Mitigation & Enhancement Planting (Maritime Chaparral) ' Drainage Fuel Modification & Restoration Low Fuel Prostrate Native Groundcover Plants PL 2 2' Basin & Street Frontage Grasses ' ' Oak Hill Drive 3 ' Typical ' Defensible Space Zone Oak Hills Estate Irrigated, Well-maintained Zone: Prostrate native groundcover (to 3") Existing trees only, canopy lifted Thin existing shrub masses to achieve minimum 2x height spacing between masses Residential Yard: See Design Guidelines Low Rail Fence BLE 7' Scale: " = '-" Residential Yard: See Design Guidelines 4 Preserved Oak, Manzanita & Understory Managed Zone: Canopy of trees lifted to be 6' above grade or top of understory shrubs Where possible, limb back ' between canopies of distinct trees Enhance / mitigate plant clumps separated by horizontal distance of 2x the plant mass height over 2', whichever is greater Refer to Design Guideline and Open Space Management Plan Enhance Maritime Chaparral on Existing slope Low Rail Fence E HOA Managed Landscape / Habitat Plan Native Oak Tree Protection During Grading: Protective fencing based on canopy prior to disturbance Environmental monitor during ground-disturbing activities Grading under trees not to exceed 2% of existing canopy See list above Arctostaphylos purissima Residential Yard: See Design Guidelines SW PL GATE Low Rail Fence Elevation Leymus condensatus Canyon Prince Juncus patens Muhlenbergia rigens Deschampsia cespitosa Rhamnus californica Heteromeles arbutifolia Salvia 'Allen Chickering' Fuel Modification Zone / Habitat Restoration EX Other HOA Maintained Landscape Preserved Maritime Chaparral Sensitive Species (See Legend above) BASIN PLANT LIST: L GATE 2 D STREET / FRONT YARD TREES QUERCUS AGRIFOLIA LYONOTHAMNUS FLORIBUNDUS 2 46 MAIN ENTRY 2" IS Hil SW 6" WATER MAIN CAUTION SIGN AC SW & E ASIN L B NTAG O ICA TYP EET FR STR TION SEC 8" (4) 24"-36" 43 ve l Dri Muhlenbergia rigens Stormwater Basin / Street Frontage See Section LOT LANDSCAPE See Design Guidelines Oak EX Three-Rail, 42" Height (Typical all boundaries) SW BASIN (3) 8"-" D MULTI TRUNK C LOW RAIL FENCE Senecio blochmaniae (2) 3 Drainageway Mitigation / Defensible Space See Section BASIN 2" " MULTI TRUNK 4 TR B HABITAT RESTORATION BOUNDARY Salvia leucophylla Point Sal Mitigation Area / Defensible Space See Section Plus impacted #s of : Dienandra, Erysimum, Horkelia, Mondardella and Mucronea EX LOT 2 8" foot defensible space: A LOT 4 AIL TR IST Native Plant Community Protection, Enhancement & Mitigation HEADWALL MULTI-TRUNK 4 MULTI-TRUNK 43 Ceanothus cuneatus var fasciculatus LOT 2 Dienandra paniculata 2 4' BARBWIRE FNC 6 LOT MULTI-TRUNK BRUSH 2" Low Fuel Prostrate Native Groundcover Plants Arctostaphylos rudis Arctostaphylos purissima- 3 ft low fuel prostrate Leymus glauca Ceanothus cuneatus Ceanothus impressus Mimulus aurantiaca Salvia mellifera CONCRETE DITCH 9 LOT 3 4 Maritime chaparral mitigation: 4 LOT " PINE (2) 8" LOT 7 LOT 3 A 4388 SET PK&SHINER MULTI-TRUNK 3' DRIP Arctostaphylos purissima 2 SET PK&SHINER C 8" PINE 436 (8") Arctostaphylos purissima MULTI-TRUNK MULTI-TRUNK 8" 3' TYPICAL FUEL MODIFICATION ZONE SECTION HEADWALL D 6 7' SEC ' DEFENSIBLE SPACE " PINE LOT 2 6" 2 BASIN (2") Low fuel planting in 3 foot defensible space: LOT 9 (2") Low Rail Fence Þrma landscape architects planning environmental studies 87 Tank Farm Road, Suite 23, San Luis Obispo, CA 934 phone: fax: L- Aug 4, 28 File Name: Firma_OakHillsEstate_HOA_243 Native Plant Community Protection, Enhancement & Mitigation LOT 28WILLOW TREE A CONCRETE DITCH Last Date Modified: 8/4/8 Existing Sensitive Species to be Protected / Preserved on Lots: Salvia leucophylla Point Sal LOT 29 Arctostaphylos purissima Mitigation Area / Defensible Space " PINE See Section ia, HEADWALL B 3 Arctostaphylos rudis Drainageway Mitigation / Defensible Space 4388 SET PK&SHINER See Section Ceanothus Muhlenbergia rigens cuneatus var fasciculatus Dienandra paniculata C 4 Erysimum capitatum var lompocenses Stormwater Basin / Street Frontage See Section 2 Senecio blochmaniae D Other HOA Maintained Landscape E Preserved Oak, Manzanita & Understory Preserved Maritime Chaparral Sensitive Species (See Legend above) in 3 foot defensible space: Landscape / Habitat Plan 6' above grade or top of understory shrubs ' between canopies of distinct trees umps separated by horizontal distance of ver 2', whichever is greater and Open Space Management Plan 3 strate 3' Arctostaphylos purissima Oak Hills Estate Þrma Oak Hills Estate Design Guidelines Low Fuel Prostrate Native Groundcover Plants Irrigated, Well-maintained Zone: Prostrate native groundcover (to 3") Existing trees only, canopy lifted landscape architects Native Plant Community planning environmental studies Salvia leucophylla Point Sal

38 TREE REMOVAL AND PROTECTION PLAN BRUSH BRUSH (3) 24"-3" BRUSH Scale: " = '-" " PINE North IST WILLOW TREE CONCRETE DITCH 47 T Native Tree (non-oak) within development area to be retained per Open Space Management Plan Native Oak Tree within development area to be removed per Open Space Management Plan 4388 SET PK&SHINER 4 4 IL TRA 3 2 AC BERM Tree Canopy Group Number per Biological Resource Assessment Report Approx Tree Trunk location per Biological Resource Assessment Report 7 MULTI-TRUNK (2") " PINE ' Native Oak Tree within development area to be retained per Open Space Management Plan 4 MULTI TRUNK 46 4 ' " PINE HEADWALL " 76 EXIS MULTI TRUNK ' LEGEND EX MULIT-TRUNK 2 " 6 2' TR AIL 46 ' NATIVE TREES OUTSIDE OF DEVELOPMENT AREA AND WITHIN OPEN SPACE ARE TO BE RETAINED, TYPICAL EXIST TRAIL SET REBAR CONCRETE DITCH (2) 8" MULTI-TRUNK 8" MULTI-TRUNK (8") MULTI-TRUNK 3' DRIP HEADWALL BRUSH MULTI-TRUNK 4 AIL " PINE 7 8" MULTI-TRUNK 34 (2) " 6" SW EX 2" BERM Trim, prune or remove portion of existing trees where adjacent to or overhanging a building as needed Trees must not extend within ' of chimney or stovepipe T AI L 3 L Existing native tree to remain GATE 3 AI T Protective fencing at canopy dripline during construcyion Canopy dripline SW Grading (fill) to occur outside of dripline (If grading must occur beneath tree canopy, a max of 2% of overall canopy area may be disturbed) 42 Grading (cut) to occur outside of dripline (If grading must occur beneath tree canopy, a max of 2% of overall canopy area may be disturbed) North Scientific Name Common Name Pinus muricata Tree Protection & Safety Measures Oak Tree Inventory & Health Evaluation Compliance with the measures outlined in the Open Space Management Plan and Tree Replacement Plan prepared by Rincon Consultants, Inc, dated January 2, shall be required during construction for all native trees on site Refer to Appendix B of "Biological Resourse Assessment," dated January 2, prepared by Rincon Consultants, Inc, 3 Monterey Street, Suite D, San Luis Obispo, CA 934 The Geotechnical Engineer shall review required overexcavation in the field where grade disturbance occurs beneath canopy of existing trees during construction to determine the appropriate measures to limit root damage to existing trees Þrma planning environmental studies House Section: Grading Near Existing Native Tree (Cut) Plan: Existing Native Tree on Private Lot Not to Scale Not to Scale Not to Scale ' ' Tank Farm Road, Suite 23, San Luis Obispo, CA 934 phone: fax: Scale: " = '-" Section: Grading Near Existing Native Tree (Fill) 2' No of Trunks Bishop Pine landscape architects 2" max ' Canopy ID No Canopy dripline GATE " PL 43 " MULTI TRUNK The Project Arborist/Biologist will inspect and evaluate all trees to be retained prior to, and during, construction Arborist will make a determination on the safety of the retained tree and propose a contingency plan that may include removal and replacement Existing native tree to remain Protective fencing at canopy dripline during construcyion ' TR IS EX Tree Canopy Group to be Removed No of Trunks Bishop Pine Red Willow All other tree species to remain shall have protective fencing & signage, trunk protection as needed, directed pruning of crown and roots as applicable Refer to VTTM for Building envelope Oak Tree restriction note illustrated by sections below SW 2 IS TR AC (3) 8"-" SW 38 (4) 24"-36" MULTI-TRUNK Common Name Pinus muricata Salix laevigata SW 3 37 MULTI TRUNK Scientific Name 43 2" 2" TR IST EX SET PK&SHINER MULTI-TRUNK Canopy ID No " PINE " PINE CRITICAL ROOT ZONE (AT TREE 68 CANOPY DRIPLINE, TYPICAL) PLACE PROTECTIVE FENCING AT TREE 76a 76b CANOPY DRIPLINE, TYPICAL 82 SEE NOTES 8" PINE 49 6" 2 2(2") (6") 2" (2") 8 3(2") (8") Tree Canopy Group to be Retained (6") 4 4(4") (2") (8") 2(6") AIN SIGN nks 8" BRUSH (2) " " PINE " " MULIT-TRUNK WATER MAIN CAUTION SIGN 4' BARBWIRE FNC " max ' Tree Removal and Protection Plan Oak Hills Estate L-2 Aug 4, 28 File Name: Firma_OakHillsEstate_HOA_243 Last Date Modified: 8/4/8 LEGEND Native Oak Tree within development area to be retained per Open Space Management Plan Native Tree (non-oak) within development area to be retained per Open Space Management Plan Native Oak Tree within development area to be removed per Open Space Management Plan 3 Tree Canopy Group Number per Biological Resource Assessment Report Approx Tree Trunk location per Biological Resource Assessment Report Tree Canopy Group to be Removed Canopy ID Scientific Name Common Name No of Trunks No Quercus Village, agrifolia Santa Coast Live Oak California North Vandenberg Barbara County,

39 (8") -TRUNK RIP 8" 2" " TRUNK 2" GATE 8" 2 BRUSH " MULTI TRUNK " (2") (8") 43 4 (3) 8"-" GATE BRUSH MULTI TRUNK BRUSH BRUSH 4 47 BRUSH MULIT-TRUNK 8" 6" 36" " PINE (2) 8" 8" PINE 8(6") 3(2") 2(2") (6") SW 4(2") (4) 24"-36" 3' 2" MULTI TRUNK MULTI TRUNK 6" PINE (3) 24"-3" 2(6") 8" MULTI-TRUNK 8" 6" 3(8") MULTI-TRUNK MULTI-TRUNK 4(4") (2") SW MULTI-TRUNK 6" 2 (2) SW MULIT-TRUNK MULTI-TRUNK SW MULTI-TRUNK SW SET REBAR 2" 3 (2) 8" 43 2 CONCRETE DITCH HEADWALL 436 EXIST TRAIL " PINE " PINE 8" PINE 46 8" PINE 2 SET PK&SHINER AC BERM 4' BARBWIRE FNC WILLOW TREE CONCRETE DITCH HEADWALL ' DEFENSIBLE SPACE 4388 SET PK&SHINER " PINE WATER MAIN CAUTION SIGN 87 Tank Farm Road, Suite 23, San Luis Obispo, CA 934 File Name: Firma_OakHillsEstate_HOA_243 Last Date Modified: 8/4/8 4 CTION LOT 22 FIRE SAFETY PLAN SEE L- AC BERM T TRAIL " PINE BASIN ' DEFENSIBLE SPACE 7' 3' 8" PINE 8" PINE LOT LOT 4 LOT 2 3 TYPICAL FUEL MODIFICATION ZONE SECTION SEE L- LOT 3 LOT 6 Native Plant Protection / Preservation on Residential Lots See Design Guideline and Open Space Management Plan (Rincon, Jan 2) LOT 7 LOT 7 LOT 6 LOT 8 48 LOT 8 48 LOT 9 LOT SET PK&SHINER LOT LOT 46 EXIST LOT TRAIL LOT 2 LOT LOT 2 of single-canopy tree to next tree LOT 4 EXIST TRAIL EXIST TRAIL LOT 24 LOT 23 TYPICAL DRAINAGE WAY SECTION LOT 22 SEE L- ' horizontal clearance from edge (DSS Section 643 Figure ) BASIN 4 Defensible Space Standards North Scale: " = '-" ' 2' ' ' ' LOT 2 LOT 28 LOT 29 Maritime chaparral mitigation planting in LOT 27 7 foot fuel mod zone, including drainage way (excluding channel bottoms) Revised //, prepared See L- for plant list by Santa Barbara Fire LOT 26 Department, Fire Prevention Division Low fuel planting in 3 foot defensible space: See L- for low fuel prostrate plants ' horizontal clearance from edge of single-canopy tree to next tree (DSS Section 643 Figure ) Defensible Space Standards (DSS) Refer to chapter 6 of the "Defensible Space Standards," Revised //, prepared by Santa Barbara County Fire Department, Fire Prevention Division ' 7' 3' Refer to chapter 6 of the "Defensible Space Stan 4 Min vertical clearance 3x height of shrub growing near a tree (DSS Section 643 Figure 2) ' Min vertical clea shrub growing ne (DSS Section 64 LOT BASIN Reduce ground fuels to no greater than 4" height (DSS Section 642) Legend See HOA Managed Landscape/ Habitat Plan Trim/maintain all vegetation in DSS zone LOT BASIN TYPICAL BASIN & STREET EXIST TRAIL EXIST TRAIL AC BERM FRONTAGE SECTION Mitigation Area / Defensible Space Fuel Modification Zone Preserved Oak, Manzanita Understory HOA Maintained Landscape Allow space between shrubs, both horizontal & vertical, to reduce plant-to-plant fire transfer Defensible Space for Single-Canopy (Within 7' Defensible Space Zone (Zone 2) Not to Scale Fire Safety Requirements for Individual Lots for Oak Hill Estates SEE L- 2 Refer to Design Guideline and Open Space Management Plan (Rincon, Jan 2) FIRE SAFETY AND DEFENSIBLE SPACE FIRE SAFETY AND DEFENSIBLE SPACE (continued) Pursuant to Santa Barbara County Fire Department Development The homeowner s responsibility is to maintain this zone with appropriate Standards, and as established in the Oak Hills Open Space Management plants, refer to Landscape Zone plan and Plant list in the Design Guideline Plan, all areas outside the homesite boundaries are to be maintained by and Open Space Management Plan (Rincon, Jan 2) the HOA as part of a fire safe ecological management program No native All landscape plants shall be diligently maintained and all dead plants should be removed by homesite owners outside the homesite vegetation should be removed from the homesite No woody, Reference documents in the Appendix include the Oak Hills HOA Managed flammable vegetation shall exist in this zone Landscape / Habitat Plan and the Open Space Management Plan Firewood should be stored away from structures New trees should be planted at least -feet from the roof eave Large The design, installation and maintenance of the landscape must adhere to trees, including existing oaks, must be trimmed, well maintained, the principles of defensible space set forth by the Santa Barbara County and be free of disease, dead, or dying material Fire Department Development Standard 6 Defensible Space Standards The fundamental principle is a -foot managed zone from the structure All roofs and gutters should be kept free of leaves adjoining wildland The homeowner is responsible for the design and care Additional guidance on homesite yard fire safe landscape is provided on of the first -feet of this zone in the rear yard An added distance of - page 24 of this Design Guideline under Fire Safety Zone feet of low vegetative fuel space is required between the rear yard and the adjoining natural wildland around the residence Irrigation is required in this area This zone is a managed strip behind the lots Legend See HOA Managed Landscape/ Habitat Plan Mitigation Area / Defensible Space Fuel Modification Zone Preserved Oak, Manzanita Understory HOA Maintained Landscape Lots CONSERVATION Conservation of native oak trees and certain chaparral plants is required on some homesites These areas must be marked on plan submittals ands and protected by flagging and/or fencing during construction For fire safety within 3 feet of the home, it is required that much of the homesite s natural vegetation that is flammable be removed and replaced by appropriate irrigated landscape Areas outside the homesite boundaries are to be maintained by the Homeowner Association as part of a fire safe ecological management program No native plants should be removed by homesite owners outside the homesite Fire Safety Plan Oak Hills Estate Þrma l a n d s c a p e a r c h i t e c t s p l a n n i n g e n v i r o n m e n t a l s t u d i e s phone: fax: L-3 Aug 4, 28 Defensible Space for Single-Canopy (Within 7' Defensible Space Zone (Zone 2) No R ( Trim/mainta Allow space between sh to reduce plant-to-plant Lots CONSERVATION with appropriate Conservation of native oak trees and certain chaparral plants is required on Design Guideline some homesites These areas must be marked on plan submittals ands and 32 protected by flagging and/or fencing during construction Oak Hills Estate Design Guidelines nd all dead No woody, For fire safety within 3 feet of the home, it is required that much of the homesite s natural vegetation that is flammable be removed and replaced

40 (8") -TRUNK RIP 8" 2" " TRUNK 2" GATE 8" 2 BRUSH " MULTI TRUNK " (2") (8") 43 (3) 8"-" GATE BRUSH MULTI TRUNK BRUSH BRUSH 4 47 BRUSH MULIT-TRUNK 8" 6" 36" " PINE (2) 8" 8" PINE 8(6") 3(2") 2(2") (6") SW 4(2") (4) 24"-36" 3' 2" MULTI TRUNK MULTI TRUNK 6" PINE (3) 24"-3" 2(6") 8" MULTI-TRUNK 8" 6" 3(8") MULTI-TRUNK MULTI-TRUNK 4(4") (2") SW MULTI-TRUNK 6" 2 (2) SW MULIT-TRUNK MULTI-TRUNK SW MULTI-TRUNK SW SET REBAR 2" 3 (2) 8" 43 2 CONCRETE DITCH HEADWALL 436 EXIST TRAIL " PINE " PINE 8" PINE 46 8" PINE 2 SET PK&SHINER AC BERM 4' BARBWIRE FNC WILLOW TREE CONCRETE DITCH HEADWALL 4388 SET PK&SHINER " PINE WATER MAIN CAUTION SIGN 87 Tank Farm Road, Suite 23, San Luis Obispo, CA 934 phone: fax: File Name: Firma_OakHillsEstate_HOA_243 Last Date Modified: 8/4/8 WATER CONSERVATION IN THE LANDSCAPE LOW RAIL FENCE Three-Rail, 42" Height see L- LOT 24 LOT EXIST TRAIL LOT LOT 28 LOT 29 4 North Scale: " = '-" ' 2' ' ' ' EXIST 48 LOT 7 LOT 8 LOT 9 46 LOT TRAIL LOT 23 4 LOT LOT LOT 4 TYPICAL FUEL MODIFICATION ZONE SECTION 3 SEE L- LOT 3 LOT 6 LOT 7 LOT 8 LOT 6 LOT 9 LOT 2 LOT 2 46 LOT LOT 2 LOT 3 LOT 4 EXIST TRAIL 4 TYPICAL DRAINAGE WAY SECTION LOT 22 SEE L- BASIN HOA Managed Water Efficient Landscape Worksheet Table : annual To Calculate MAWA- Maximum Applied Water Allowance ETo (annual) 4 LA 79, SLA MAWA ( gallons/year),4,726 MAWA (inches per sq ft) 284 MAWA ( inches per DAY ) 8 Table 2a: annual To Calculate ETWU- Estimated Total Water Use Eto (annual) 4 PFxHA (see table 2b) 9, HA (see table 2b) 76, IE ( see Table 3) 8 SLA ETWU ( gallons/season) 68,22 ETWU ( inches per sq ft) 99 ETWU (per DAY) 3 ETo is not adjusted for seasonal rainfall ETWU = (Eto)(62){[(PFxHA)/IE]+SLA} Table 2b 4 LOT 2 LOT BASIN To Determine Plant Factor with Mutiple Hydro Zones HZ Water Use Type PF** HA (sf) Weighted PF DRIP 76, 9, 2 Totals 76, 9, **Plant Factor from WUCOLS, August 2 LOT BASIN ETWU IS 4% MAWA EXIST TRAIL AC BERM TYPICAL BASIN & STREET FRONTAGE SECTION SEE L- 2 HOA Managed Landscape see L- Standard for Residential Lot Landscape Water Conservation Lot Landscape Water Conservation shall be to meet Calgreen Tier Outdoor Water Use (Calgreen A43-4) Water Conservation in the Landscape Oak Hills Estate Reduce irrigation demand to 6% of maximum allowed water use calculated under the County Water Efficient Landscape Ordinance EXIST TRAIL HOA Managed Landscape see L- Þrma l a n d s c a p e a r c h i t e c t s p l a n n i n g e n v i r o n m e n t a l s t u d i e s L-4 Aug 4, 28 North Vandenberg Village, Santa Barbara County, California 33

41 PLANTINGS BY LANDSCAPE ZONE Zone Front Yard/Streetscape (N = native, O = ornamental or native cultivars) Zone 2 Transition and Side Yards TREES / N Lyonothamnus floribundus / Catalina Ironwood N Arbutus Marina / (no common name) O Cercis occidentalis / Redbud N NATIVE SHRUBS AND GROUNDCOVER Leymus condensatus Canyon Prince O Juncus patens N Muhlenbergia rigens N Deschampsia cespitosa N Rhamnus californica N Salvia Allen Chickering O Salvia luecophylla Pt Sal Spreader N Ceanothus Centennial O Arctostaphylos Carmel Sur / Manzanita N UNDER AND NEAR TREE CANOPIES Ribes viburnifolia / Catalina Currant N Heuchera sanguinea / Coral Bells N Carex tumulicola / Berkeley Sedge N NON NATIVE ACCENT SHRUBS Salvia leucantha / Mexican Sage O Salvia greggii / Autumn Sage O Cotinus coggyria / Smoke tree O All Zone shrubs and ground covers plus: Heteromeles arbutifolia / Toyon N Myrica californica / Pacific Wax myrtle N Zone 3 Rear Yard/Defensible Space LAWN AND LAWN SUBSTITUTES SUCH AS: Carex praegracilus / Meadow Sedge N Bouteloua dactyloides / Buffalo Grass N SUCCULENTS SUCH AS: Agaves O Aloes O Aptenia cordifolia O Senecio mandralise O LOW GROWING GROUND COVERS AND PERENNIALS SUCH AS: Carex tumulicola / Berkeley Sedge N Salvia luecophylla Point Sal Spreader N Arctostpahylos Carmel Sur / prostrate Manzanita O Salvia greggii O Tagetes lemmonii / Mexican marigold O Rumohra adiantiformis / Leatherleaf fern O Polypodium californicum / California Polypody fern N Archtostaphylos Muhlenbergia Rigens Salvia Lyonothamnus floribundus 34 Oak Hills Estate Design Guidelines