Altamont. Homeowners Association. Design, Modification and Community Guidelines. March 13, 2005 [FINAL AMC DRAFT]

Transcription

1 Altamont Homeowners Association Design, Modification and Community Guidelines March 13, 2005 [FINAL AMC DRAFT]

2 TABLE OF CONTENTS 1.0 INTRODUCTION PROCEDURES FOR ARCHITECTURAL REVIEW Architectural Modification Committee (AMC) Architectural Modification Committee (AMC) Membership The Architectural Review Process at Altamont Denied Incomplete Conditional Approval Approved Majority Action Liability How to File for Architectural Review to the AMC Submissions of Plans and Specifications Site Plan Landscape Plan Building Plans and Elevations Appeals ARCHITECTURAL MODIFICATIONS & DESIGN GUIDELINES Application Design Setback Maximum Height and Minimum Yard Requirements Screening & Visual Eyesores Drainage Finish Materials Decks Proportions, Dwelling Size and Scale Form Roofs Driveways/Sidewalks Colors Fencing Design Parameters Landscape and Retaining Walls Sports Courts Play Structures and Basketball Hoops Windows Side Yard Setback Requirements Foundations Framing CONSTRUCTION GUIDELINES AND REGULATIONS Rules and Guidelines On-Site Materials 12 ii

3 4.3 Clean Up Restoration of Damaged Property Responsibility For Work Signage Prohibited Practices Completion of Construction Portable Toilets On-Site Materials Work Time/Noise Dust Construction Trailers, Portable Field Offices, etc Vehicles and Parking Areas Construction Access LANDSCAPE GUIDELINES Introduction Intent Existing Site Elements Adjacent Properties New Plantings Views Landscape Plans Outdoor Lighting Irrigation Plans Maintenance Common Open Space Areas & Greenways COMMUNITY LIVABILITY, SAFETY, AND BEAUTIFICATION GUIDELINES Structures Permitted Residential Use Offensive or Unlawful Activities Animals Maintenance of Structures and Grounds Parking Garage/Estate Sales Vehicles in Disrepair Signs Rubbish And Trash Temporary Structures Service Yards Antennas and Satellite Disks 22 Appendix A Architectural Change Request Form 23 Appendix B List of Plants 26 Appendix C Altamont Site Map 32 iii

4 ALTAMONT PLANNED UNIT DEVELOPMENT 1.0 INTRODUCTION The Altamont Planned Unit Development ( Altamont ) is a planned community composed of approximately 238 acres. It is located on the Western slope of Mount Scott in Clackamas County, Oregon. Upon completion of the development plan, Altamont will have approximately 70 acres of open space. The Altamont community will be composed of several villages, including large single family lots, smaller single family lots, zero lot line parcels and multifamily housing when completed. After completion of all development in Altamont, there will be approximately 400 households and 441 apartments. The developers desired to establish guidelines for the design and development of homes within Altamont (the Design Guidelines). These Design Guidelines are established pursuant to Article XI of the Declaration of Covenants, Conditions and Restrictions for Altamont (CCRs or Declaration). The Altamont CCRs establishes two committees to review proposed development within Altamont, the New Construction Committee (NCC) and the Architectural Modification Committee (AMC). The NCC and AMC are collectively referred to as the Review Committees. At this stage of development, the NCC is responsible for monitoring and approving all new construction in accordance with the Design Guidelines. It is staffed solely by the developers in accordance with the CCRs. The AMC, which after turnover of the Altamont Homeowners Association to the residents in July 2004, is now responsible for making sure any modifications to existing homes not only adhere to the Design Guidelines applied to new construction, but also adhere to any additional or more specific interpretations of the Design Guidelines as the Altamont Homeowners Association (AHOA) may adopt from time to time as promulgated by the AMC (CCRs Sect. 11.3). The open space is left as natural as possible to protect the surrounding natural features. Open space within Altamont is steeply sloped and surrounds the water features and swales. The Design Guidelines are a supplement to federal, state, county and local laws, regulations and ordinances governing the construction of dwellings in Altamont. All construction in Altamont shall conform to the Altamont CCRs, these Design Guidelines (as authorized in the CCRs Sect 11.3), and all federal, state, county, and local laws, ordinances and regulations. 1

5 2.0 PROCEDURES FOR ARCHITECTURAL REVIEW 2.1 Architectural Modification Committee (AMC) The AMC is comprised of owner members as determined by the Board of Directors of Altamont. The AMC may be contacted through the AHOA management company as listed on the Architectural Modification Committee change request form. The AMC generally meets at least every month, but will meet in a timely manner to review applications for home modifications. Within twenty one (21) days of receipt of a complete application, the AMC will make every effort to provide a formal response to the applicant through the management company. An application for all construction, additions, and remodels affecting the exterior of existing homes, their landscaping and their fencing must be reviewed and approved by the AMC before beginning construction. The AMC is the primary means for ensuring that all building changes within Altamont are appropriate to the overall design of the development. Each proposal is judged on its own merit. The following factors are taken into account: scale, design, view, effect on other property owners, disturbance of existing terrain and vegetation, location with respect to drainage criteria as well as setbacks, colors, and other relevant factors. It is the intention of the committee to foster a variety of expressions in home design that support the design concepts of a neighborhood developed over time. The authority for the AMC and its composition derive from Article XI, Sections 11.2 to 11.4 of the CCRs for Altamont. All owners, contractors and builders are responsible for keeping themselves informed of, and in compliance with, all regulations and rules. 2.2 Architectural Modification Committee (AMC) Membership The AMC shall consist of up to seven (7) persons, but not less than three (3). The Board of Directors may specify the size of the committee. The Board of Directors may remove any member of the AMC from office at any time and may appoint new or additional members at any time. The Association shall keep a list of the names and addresses of the members of the AMC on file at its principal office. If the Board of Directors fails to make appointments, the Board of Directors shall itself serve as the AMC. 2.3 The Architectural Review Process at Altamont Owners desiring to make changes to their home must submit an Architectural Modification Committee Change Request Form for prior approval of any desired exterior modifications. The process for architectural, landscaping or fencing modifications to existing homes in Altamont is placed with the AMC. The approval process, the required drawings and their due dates are listed below. Even after the house is constructed and exterior lighting and landscaping has been installed, the AMC acting on behalf of the AHOA, continues to review all remodeling, additions, and 2

6 landscape revisions. The following sections 2.6 to 2.7 describe the process and outline the steps to be taken by the applicant. No construction may begin before approval has been granted by the AMC. The AMC will review all required documentation and the Architectural Modification Committee Change Request Form and render one of the following decisions: Denied, Incomplete, Conditional Approval, or Approved. Approvals will be valid for one year, after which plans must be resubmitted if work approved has not been initiated. Nothing in these guidelines or approval process shall relieve the applicant of the responsibility to obtain all applicable permits from all jurisdictions that have authority Denied If the application is denied, the AMC will return the Change Request Form with comments, and the applicant must submit a revised proposal which addresses the AMC s objections to the original application. No construction permits may be applied for, nor may any modifications or new construction begin Incomplete If the application is deemed incomplete, the AMC will return the Change Request Form to the applicant specifying the omissions. The applicant must then resubmit the Change Request Form providing the missing information to the AMC. No construction permits may be applied for, nor may any modifications or new construction begin Conditional Approval If the application is given conditional approval, the applicant may file for building permits and may begin construction or modifications, but some matters may require further review by the AMC and/or the applicant may be required to submit additional information. Certain information will be required before construction or modifications begin, while other information, such as paint color samples and exterior lighting, may be allowed to be submitted after construction has begun. Information such as landscape plans may be submitted after construction has been completed if so allowed by the AMC. A form will be returned to the applicant listing additional information required, issues not approved, and the dates when requirements must be satisfied. The applicant may not proceed with construction of any aspect of the project before that aspect has been reviewed and approved by the AMC Approved The approved certification may be given if the modification is deemed to meet all existing design guidelines by the AMC. The following type of information must have been submitted and approved: satisfactory landscape plans, lighting plans, exterior paint color samples etc. as appropriate to the planned modification. 3

7 Approvals will be valid for one year, after which plans must be resubmitted if work approved has not been initiated. 2.4 Majority Action Except as otherwise provided herein, a majority of the members of the AMC shall have the power to act on behalf of the AMC. Action by the AMC may be taken without the necessity of a meeting. The Chair or one of the Co-Chairs (if there is more than one) must be present for the AMC to take any action. The AMC may render its decision only by written instrument setting forth the action taken by the members consenting or dissenting thereto. 2.5 Liability The scope of the AMC s review is not intended to include any review or analysis of structural, geophysical, engineering, or other similar construction or design components of the modification that does not comply with these guidelines. 2.6 How to File for Architectural Review to the AMC Submit an Architectural Modification Committee Change Request Form, along with any required drawings to the AMC to obtain approval for any desired modifications. The list in Table 1 Required Drawings outlines all required drawings and states when they will be required. See also Sec. 5.7 of these guidelines for landscape plans. All drawings shall be of appropriate size to clearly present the modifications, 11 X 17 (preferred), 18 X 24, 24 X 36. The scale shall be a standard architectural or engineering scale. Be sure to list the name and address of the owner, home address, and the name, address, and telephone number of the contact person if different from the owner. Questions are to be directed to the management company or the AMC. Submissions are to be directed to the AMC at the management company. Within 21 days following the AMC s decision, a formal response will be mailed to the applicant by the management company. The AMC generally meets at least every month, but will meet in a timely manner to review applications for home modifications. Applications received three days or more before the AMC monthly meeting will be reviewed at that meeting. Every effort will be made to review applications submitted later than this deadline but the committee reserves the right to hold late applications over until the following meeting. If desired, the applicant may schedule a 10-minute conference during the meeting of the AMC to discuss any special circumstances of the application. 4

8 2.7 Submissions Of Plans And Specifications The following plans and specifications shall be submitted for all proposed work for new construction or modifications to existing homes as provided in Section 11.4 of the CCRs: Site Plan The drawing shall include the proposed finished grades to scale showing building relationship to driveways, walks, utilities, and site dimensions Landscape Plan The drawing shall include landscape plans including fencing, drainage systems or other construction, lawn and planting areas, planting types (generalized), and tree types (specific). The plan shall be prepared by a landscape architect, landscape contractor, architect, other skilled practitioner in both planning and drafting practices, or owner with knowledge of drafting skills Building Plans and Elevations Plans and elevations shall exhibit topographical appropriateness and shall be individually designed or, if stock plans are used, shall be redrawn with appropriate revisions to clearly indicate their fit, location and transitions with existing grades. Interior floor plans shall be prepared together with the building plan to demonstrate the quality of the residence. Appropriate screening shall be included in case of loss of privacy to an adjoining lot. Building sections shall be provided to demonstrate the quality of construction and adaptation to the site. Profiles through the site in both directions shall be drawn and include the building(s). Specifications of the exterior colors, siding materials and roofing material shall be submitted with the building plans. 2.8 Appeals If the applicant wishes to appeal the decision of the AMC, an additional review of the project may be requested. This should be done in writing to the AMC stating the reasons for the appeal and any mitigating circumstances. The purpose of this second review is to discuss specific objections and any mitigating circumstances that may justify the appeal. The applicant may also schedule a 10-minute conference with the AMC to discuss the circumstances of the appeal. If still dissatisfied, the applicant then may make a final appeal to the Board of Directors who makes the final decision on the appeal. 5

9 Application Type Architectural Landscape Due Date Site Plan with topography and driveway X X With application Floor Plans X With application Main Elevation only X With application All Four Elevations X With application Tree removal showing final grading and all trees larger than 6 diameter 5 above grade to be removed Plans and elevations of all decks Exterior lighting and fixture plan X X Exterior colors, veneers, and fencing Landscape Plan including Plant List X X X X X X With application Two weeks prior to construction Within one month of move in and two weeks prior to installation Two weeks prior to installation or application Within one month from date of move in and two weeks prior to installation. Installation must be completed within two months of occupancy. Table 1. Architectural Modifications Required Drawings Note: All drawings shall be of appropriate size to clearly present the modifications, 11 X 17 (preferred), 18 X 24, or 24 X 36. and must list the property owner and address, and name, address and telephone number of contact person if different from property owner. If drawings are faxed to the AMC through the property management company, a hard copy must be provided within three days for the permanent records. 6

10 3.0 ARCHITECTURAL MODIFICATIONS & DESIGN GUIDELINES 3.1 Application These general design guidelines found in the Altamont Design and Development Guidelines, available through the management company, are the ones applied to new construction by the developers. Modifications to existing homes must be in conformance with not only these general guidelines as appropriate, but also with any more specific AMC guidelines approved from time-to-time by the Board of Directors. 3.2 Design Because the majority of lots at Altamont are steeply sloped, care has been taken in selecting the correct house for the lot or in designing a house for a specific location. The AMC is looking for a high level of sensitivity to the site and original building design in approving modifications. The AMC may reject a design or modification to a house that does not fit the lot in plan or in section, or if excessive grading will be required. The AMC may reject a design if it has a front elevation out of proportion to the rest of the house; if the side and back elevations are blank; or if it has windows looking directly into the neighbors windows. 3.3 Setback Maximum Height and Minimum Yard Requirements Each lot shall be subject to the setback, maximum height, and minimum yard requirements shown on the recorded plat on which such lot is included. They also must adhere to any of these factors which are established by Clackamas County or other governmental entity with jurisdiction over each such lot and to any land use review procedure established by Clackamas County or other governmental entity with jurisdiction over such lot for review and approval of variance from such requirements. In addition, all lots are subject to any more restrictive setback, maximum height, or minimum yard requirements as re-established from time to time by the AMC and approved by the Board of Directors of Altamont. 3.4 Screening & Visual Eyesores The hilly terrain and heavily wooded community open spaces will provide privacy and natural screening for many of the homes in Altamont. The cutting or falling of trees (six inches or larger at five feet high) to provide views must be approved by the AMC. Where additional privacy screening is desirable, builders and owners are encouraged to use a combination of natural plantings, walls, and fencing to provide these divisions. In general, fencing and privacy walls should be of a material that matches the building construction, or that would be used with the building s materials. The AMC will consider materials of adjacent and neighboring structures, including the materials used by the original developers for walls, fencing, and structures in the common areas to determine the suitability of particular proposed materials. Although most back decks in Altamont are open design, a deck within 5 feet of an adjacent property should be 7

11 screened by landscaping and/or enclosed by lattice work for the privacy of surrounding property owners. 3.5 Drainage Roof and outdoor areas should be adequately sloped to direct water away from buildings. All downspouts must be connected to the approved storm water drainage system. Water flowing from one property to another prior to the uphill home being built may continue to flow in the same manner after the home is built, but only if: (1) there is no diversion or channeling resulting in a concentration of the water flow; (2) there is no substantial construction on the uphill lot resulting in increased surface runoff; and, (3) the natural pattern has not been detrimentally changed. If the natural pattern has been changed, the uphill owner is responsible for directing the flow to a natural drainage area or to the storm water drainage system (but not to the downhill wall drains, if any). In the event the storm drainage system connects to a storm drainage system in the street, the connection shall be through the existing four inch (4 ) plastic pipe set into the street curb. The downhill owner is responsible for providing proper drainage for the natural water flow existing prior to construction, including the natural water flow from the uphill properties. 3.6 Finish Materials Exterior finish materials for siding are limited to cedar, brick, stucco, acceptable stucco substitute, Hardi-plank (a manufactured siding), stone and stone tile. In the case of stucco or brick used exclusively on the front elevation, the finished detail on corners must wrap around the corner and extend at least 24 inches around the corner. The selection of materials on the facades of buildings is an important factor. Materials should be consistently applied and be compatible with the style of the house. 3.7 Decks Ornamentation and embellishment not fitting the style and proportions of the house are to be avoided. Frequent changes in material are to be avoided. Walls surfaced with one to three materials can be attractively designed; four different materials used together often appear confused, overly fussy, and complicated. Visible foundation walls are limited to less than 18 vertical exposure. Decks and their structure should be carefully designed and detailed and considered integral to the design of the elevations. All decks and patio structures must be approved before construction. Decks that are within five feet of a property line and whose scale is intrusive to adjacent properties shall be screened by tall landscaping or enclosed. 8

12 3.8 Proportions, Dwelling Size, and Scale Rather than establishing a minimum square footage dwelling size, the AMC reviews each design on an individual basis considering lot size, total square footage on all living levels, special site conditions, and the character of the immediate neighborhood. The relationship of the building to its lot, especially with regard to its size, is important. Scale of the entry, the roof slope, the garage access, and the total square footage are all factors in determining the grace with which a house occupies its lot. Scale of architectural features is also important and should relate proportionally to the structure to ensure individual elements do not become overstated or a mixture of competing elements. In all styles of houses, care should be taken to ensure the proportional relationships of these elements. The AMC encourages the construction of residences or other structures, that do not appear excessive in height when viewed from the street, from neighboring properties, or from anywhere else in Altamont. Multi-level designs should generally follow the slope of the site. The intent is to preserve views and to keep building height and profile in scale with surrounding features such as trees and topography. 3.9 Form Support structures under a building should not be visible from outside the site, except when it is designed to be aesthetically integrated with the rest of the building design. Otherwise, exterior wall materials must be continued down to finish grade. Visible foundation walls are limited to less than 18 vertical exposure Roofs Roofs shall be of natural cedar shingle or shake, tile, or composition tile of the highest quality (40-year material). In the case of composition tile, the ridge caps shall be staggered and doubled coursed. Colors for original roofing material are to be reviewed and approved by the NCC for new construction or the AMC for replacement or additions. A list of approved roof materials and colors may be obtained from the NCC. Other roof designs must receive approval from the AMC. Fake mansard roofs, A-frame buildings, and dome structures are not appropriate to this neighborhood. Roof materials that produce glare are not allowed. The roof slope and material chosen should be compatible with the stylistic intent of the other elements of the house design. 9

13 3.11 Driveways/Sidewalks Driveways must be of concrete or concrete aggregate. Sidewalks are required in front of most houses. (This information is available from the developer.) If required, the sidewalk must be of concrete and be flush with the curb with no parking strip (landscaped area between curb and sidewalk) Colors Colors will be reviewed by the AMC based upon compatibility with the style of the home, colors of adjacent homes, and the variety and liveliness of the streetscape. Examples of acceptable colors may be viewed by touring the current completed homes in Altamont or by submitting a color idea to the AMC for discussion and review. Earth tones were the colors set for the Altamont development by the developers. Colors or requests for color changes will be reviewed by the AMC. The AMC may deny a color if, in its judgment, the color is too similar to the color of a nearby house, stands out too boldly, or is in conflict with surrounding home colors Fencing Design Parameters Permitted styles of fencing include good neighbor fences with lattice top or top rails, chain link fences with vinyl coating in either dark green or black, picket fences, wrought iron or black aluminum fencing, or fencing consistent with the style of the home (i.e. stucco wall fence). Fences may not extend more than six feet above grade. New fencing that abuts existing fencing must match the height of the existing fencing or incorporate elements of the existing fence. Plans for new fences or changes to existing fences must be submitted to the AMC for review. Height Fences should not extend more than six feet above grade. Solid fencing must not extend above six feet above grade. Semi-screening structures such as lattice toppers can extend six feet above grade. New fencing that abuts existing fencing, must match the height of the existing fencing or incorporate elements of the existing fence, especially rail heights, to provide a harmonious appearance. In accordance with Clackamas County ordinances, fences over 8 feet (including lattice) must obtain a building permit, but are not normally permitted in Altamont. Top Rails Top rails should be either horizontal or stepped unless terrain is steeper than two horizontal to one vertical. When terrain is steeper than two horizontal to one vertical, a sloping top rail may be used. Stepped top rails must be at least nine inches apart. Sloping top rails must parallel the terrain. All fencing, except picket fences and stucco, must have a rail cap and a cap trim board facing the adjacent property. 10

14 Bottom Rails Bottom rails must follow the finish grade of the land and must be expressed through the use of a trim board. No stepped bottom rails are allowed. Posts Fence posts, except on picket fences and stucco, should extend above the top rail and terminate with a decorative cap, a beveled top or an approved detail. Sloping fences can be built with a continuous cap and cap trim board in lieu of extended posts. Color/Finish Fencing should match the color of the body of the house or be finished in either a solid body or transparent stain. Lot Parameters: o Corner Lots. Fences should not extend beyond the predominant wall plane of the house toward any street. o Side Yards. Side yard fencing cannot extend beyond both the front and rear wall planes of the house Landscape and Retaining Walls Altamont encourages the use of rock walls where retaining walls are necessary. Deviations from this will be considered on a case-by-case basis by the AMC based on grade and stability needs Sports Courts Sports courts are generally allowed in Altamont. They shall be reviewed and approved on an individual basis based on conformance with the area and appropriate screening Play Structures and Basketball Hoops Play structures are generally allowed in Altamont. There are two general requirements: (1) the play structure is placed in the non-street facing yard, and (2) the play structure is screened from view (from the street) with fencing and/or landscaping elements. The first requirement may be waived for certain owners who have unusual site conditions or border streets front and back. Permanent basketball hoops are not permitted. Portable basketball hoops are allowed, but must not be installed on any portion of the sidewalks of Altamont, nor can they be placed in the street. Owners living on a private cul-de-sac may install portable basketball hoops in the street if all owners agree and they are placed so as to not pose a traffic hazard provided county ordinances so allow. 11

15 3.17 Windows Windows must be constructed of wood or vinyl. Metal windows are prohibited. Window styles must be compatible with the house style and design Side Yard Setback Requirements All homes within Altamont, with the exception of the zero lot line village, apartment village, and Phase 1B shall have side yard setbacks of at least five feet Foundations Foundations shall not be exposed for more than eighteen inches (18 ) above the immediately adjacent ground surface. Where foundations exceed eighteen inches (18 ) they shall be covered with an aesthetic material approved by the AMC Framing All homes shall contain double wall construction. 4.0 CONSTRUCTION GUIDELINES AND REGULATIONS Any person, including owners, builders, contractors, or developers engaged in the construction on a lot or home site, or the exterior renovation of a home, within Altamont shall comply with the following construction regulations: 4.1 Rules and Guidelines The NCC and the AMC shall establish supplemental rules and guidelines from time to time to govern the responsibility of contractors, or the owner during the initial construction or subsequent improvements within Altamont. It is the responsibility of contractors and owners to stay informed of all current rules. Copies of current regulations are available from the AHOA through its management company. The AHOA enforces these rules and regulations and violations can result in fines and/or penalties being imposed. 4.2 On-Site Materials Materials utilized in contraction may only be stored on their building site. Contractors or owners are prohibited from storing building materials on the street and on adjacent property. 4.3 Clean up Trash and construction debris shall not be allowed to accumulate on the site. Trash and other construction debris must be removed in a timely manner. If the builder, contractor or owner fails to remove the trash or construction debris in a timely manner, the Association, after five days advanced notice, may cause the trash or construction debris to be removed and such expense shall be billed to the builder in accordance with Article 4.4 of the CCRs. Upon completion of the improvement, each owner, contractor 12

16 or builder shall clean the construction site and repair all damaged property, including appropriate storm water retention measures, plantings, grades, driveways, streets, paths, drains, culverts, signs, lighting, and fencing. 4.4 Restoration of Damaged Property Any damage to lots owned by others, must be repaired or restored promptly at the expense of the person causing the damage. If a builder, contractor or owner fails to make such repairs, the Association may, but is not obligated to, make such repair. In such event, the expense shall be billed to the owner of the lot in accordance with Article 4.4 of the CCRs. 4.5 Responsibility for Work The owner of the lot is responsible for the actions of his/her builder, contractor, their own workers and subcontractors. 4.6 Signage Temporary construction and For Sale signage shall be tasteful and shall not exceed one sign 18 X 24 in size. It may only be placed on the property area for sale and not in common areas or on other properties. 4.7 Prohibited Practices The following activities shall be prohibited: (a) cleaning concrete equipment in open spaces, streets or vacant lots; (b) use, without permission, of water supplies or electricity from neighbors; (c) disposal of construction debris or other materials, whether organic or inorganic, in open spaces or on other sites; (d) installing any landscaping, erecting any improvement, or modifying an existing home without the written permission of the appropriate committee NCC or AMC; (e) unattended or unrestrained animals on job sites; (f) failing to adequately control drainage during the construction process so that it does not adversely affect adjacent or neighboring properties; (g) careless disposition of cigarettes and other flammable material on any project area or vacant lot; (h) discarding food items or packaging on the ground at the construction site; (i) removing any rocks, plant material, topsoil, or other similar items from any sites or common areas, except for foundation excavation; or (j) careless treatment or removal of any plant materials not previously approved by the AMC. 4.8 Completion of Construction The construction of any building on any lot, including painting and all exterior finish, shall be completed within eight (8) months from the beginning of construction so as to present a finished appearance when viewed from any angle. In the event of undue hardship due to weather conditions, that provision may be extended for a reasonable length of time upon written approval from the NCC or AMC depending on type of construction. The building area shall be kept reasonably clean and in order during the construction period. 13

17 4.9 Portable Toilets The owner, builder or contractor must provide portable toilets placed on private property for workers On-Site Materials All on-site building materials will be stored on the job site only Work Time/Noise Construction work hours will conform to Clackamas Counties Noise Control regulations. Altamont regulations currently state that no construction work will begin before 7:00 A.M. or continue after 6:00 P.M. Monday through Saturday or before 10:00 A.M. or continue after 6:00 P.M. on Sundays Dust Dust from any phase of construction process must be controlled, and the impact on neighboring owners kept to a minimum Construction Trailers, Portable Field Offices, etc. Any owner, builder or contractor who desires to bring a construction trailer, field office, or the like to Altamont should first apply for approval from the appropriate Architectural Review Committee the NCC for new construction or the AMC for modifications to existing homes. Such temporary structures should be located only where approved by the NCC or the AMC and should be removed upon completion of construction Vehicles and Parking Areas Construction crews should not park on, or otherwise use, other sites or lots, open spaces, or any common areas. All vehicles will be parked so they do not damage the natural landscape or block U.S. Mail Delivery or other owner s access to Altamont. It is requested that all construction vehicles be parked on one side of the street only to allow better through access Construction Access From time to time, construction access may be limited to certain streets. It is the responsibility of the owner, builder or contractor to determine if there are any access limitations in effect. At all times, contractors and their subcontractors should drive slowly and with caution on the streets in a manner allowing immediate neighbors to enjoy quiet and dust free residential streets. 14

18 5.0 LANDSCAPE GUIDELINES 5.1 Introduction The terrain of Altamont generally slopes toward the west, northwest and southwest and contains several small drainage streams. Altamont is zoned into two major categories: open spaces, and land where homes and other buildings will be located. The overall landscape design concept for Altamont is that new plantings in the common areas will complement the existing informal native vegetation and garden plantings around individual homes and other buildings will be more formal or traditional, as seen in many Portland neighborhoods. 5.2 Intent Landscaping should be used to create interest and variety in ornamental settings. Where home sites are adjacent to common open space areas, the intent is to blend the home site landscaping with the common area landscaping. Plantings should accentuate any views and vistas of the surrounding landscape. Many lots contain valuable native plants and other natural landscaping elements that should be protected during construction, including topsoil, rock outcroppings, boulder, and existing plant materials. Owners are responsible for landscaping their property during and after construction. All disturbed ground areas of a building site must be landscaped within two months after completion of a detached single-family dwelling. If inclement weather is a barrier to proper planting, timeline extensions may be submitted to the NCC or AMC (depending on type of construction) for approval of a delay authorization. Medium density projects must be fully landscaped upon completion of construction. All owners are required to submit complete landscape plans to be approved by the AMC (modifications to existing homes) or the NCC (new construction) as appropriate. 5.3 Existing Site Elements Existing trees, natural drainage ways, streams, etc., should be incorporated into the landscape design and respected when siting structures and improvements. Existing landscaping that should be incorporated into the design includes under-story plantings and ground cover in the rear yard areas where appropriate. No trees larger than six inches in diameter at five feet from ground level may be removed without approval of the AMC or NCC. Trenching, grading, cutting, or filling must be avoided within the drip lines of remaining trees. Landscape material that will not be removed should be marked and protected by flagging, fencing, or barriers. The AMC has the right to identify major terrain features or native plantings that are to be fenced off for protection. Owners of lots adjacent to common areas or greenways must take extra care not to disturb trees and plantings on 15

19 adjacent common areas or greenway areas. Cut trees and branches are to be removed immediately from the construction site and are not to be felled into the common or greenway areas. 5.4 Adjacent Properties Consideration should be given to adjacent properties both in placement and selection of plant materials. Irrigation spray and runoff that may contain fertilizers or pesticides must be contained on the site. Adjacent owners views must not be blocked by the addition of new plantings or the growth of new plantings at maturity. Privacy and screening should be considered. The AMC reserves the right to determine which plant materials are allowed in any location in Altamont; both on common space land, and on individually owned home sites. 5.5 New Plantings The use of native plant materials is encouraged in areas adjacent to common areas and greenways. Plant species should be selected for their adaptability to site conditions such as moisture, soils, sun, shade, wind, etc. and for resistance to insects and disease (see the Recommended Plant List Appendix A). Plants that can overtake native plants in the common areas are allowed only where their growth will not invade the common open space, greenways, or woods. For this reason ivy is prohibited on all lots that are adjacent to common space, greenways or woods. Proposed planting immediately adjacent to houses must be chosen with the ultimate sizes of plants in mind. The AMC may deny a request to install plants that, in its judgment, are inappropriate for planting close to a house. Ground covers should be plantings of appropriate density to provide uniform visual coverage and prevent erosion in all growing seasons. To achieve the appropriate density, ground covers should be planted with the following guidelines: Four inch pots 18 on center One gallon pots 30 on center Five gallon pots 60 on center Plans for all landscaping, both new installations and changes from existing conditions, must be submitted to the AMC for approval. Any proposed changes from the approved designed landscape plan, whether installed or not, must be approved by the AMC. This section is not intended to prevent or restrict normal spring and fall plantings that are compatible with existing landscaping surrounding the dwelling. 16

20 5.6 Views Views of other property owners must be considered in all landscape designs. Size at full growth of all tree species must be considered in selecting trees. The AMC may require a property owner to trim, and keep trimmed, any trees that impinge on the views of others. 5.7 Landscape Plans Altamont requires landscaping of both the front and back yards of residences. Landscape plans, including plant materials specified, must be submitted to the AMC within one month from the date of move-in and at least two weeks prior to installation. Front yard landscaping must be complete within two months of occupancy for new homes or within two months of commencement of the work for existing homes. Back yards must be landscaped within six months of occupancy. In the event of undue hardship due to weather conditions, this provision may be extended for a reasonable length of time upon written approval of the AMC. Landscape plans are required for all projects within Altamont (single-family and multifamily). All drawings shall be of appropriate size to clearly present the modifications, 11 X 17 (preferred), 18 X 24, or 24 X 36. Multi-family landscape plans must be prepared by a registered Oregon Landscape Architect and be appropriately stamped. All landscape plans should be neatly and accurately drawn to scale and should include the following: Fundamental Information Name and street address of owner Legal location of property (subdivision and lot numbers) Scale, North arrow Recorded easements (if any) Environmental zones (if any) Existing Landscape Elements Boulders Rock outcroppings Trees (six inches and greater when measured five feet above grade) Significant native plants Embankments and/or slopes greater than 20% Indication of any adjacent common areas or greenway 17

21 Required Information Proposed landscape elements which include: Ground Covers, Shrubs Trees Walks Paths Decks and handrails Steps Planters (raised and at grade) Fountains Walls Fences Sidewalks Screens Patios Gates Planting bed lines Plant list including type, species, quantity and size of all plants Types of construction material proposed for decks, screens, walls, fences, etc. Elevations of screens, gates, fences, planters and decks Height above grade noted for all sculpture, fountains, etc. Irrigation system noted if proposed Type of bark dust or mulch that is proposed for all planting areas Any additional landscape elements 5.8 Outdoor Lighting Outdoor lighting should be of an appropriate color and wattage so that it fits with the overall character of the house. Lights should not be so bright nor directed so as to shine into neighboring houses. 5.9 Irrigation Plans Automatic irrigation of new landscaping for single-family lots is recommended but not required. Automatic irrigation of multi-family lots is required and must be in operation at the close of construction. Soil on newly cleared south and west-facing slopes will likely become very dry in late summer months. Water saving techniques such as drip and low volume irrigation are recommended for all irrigation systems. Drought tolerant plantings and bark mulching to reduce evaporation are encouraged especially on dry, exposed slopes Maintenance All landscaping shall be maintained to promote healthy growth and color characteristics of the species. Landscape accessories such as walls, decks, fencing, etc. should be maintained in good aesthetic and operational condition (CCRs Sect. 5.2). 18

22 5.11 Common Open Space Areas & Greenways Altamont has been designed to minimize utilities and road crossings in common open space areas. Where required, cut and fill to accommodate these crossings shall be the minimum feasible. No crossings are allowed in greenways. 6.0 COMMUNITY LIVABILITY, SAFETY, AND BEAUTIFICATION GUIDELINES 6.1 Structures Permitted No improvements shall be erected or permitted to remain on any lot except improvements containing living units and Improvements normally accessory thereto. The foregoing provision shall not exclude construction of a private greenhouse, storage unit, private swimming pool, or structure for the storage of a boat and/or camping trailer for personal use, provided the location of such structure is in conformity with applicable Clackamas County ordinances, is compatible in design and decoration with the dwelling structure constructed on such lot, and has been approved by the AMC. 6.2 Residential Use Lots shall be used only for residential purposes. Except with the consent of the Board of Directors, and as allowed by applicable Clackamas County ordinances, no trade, craft, business, profession, commercial, or similar activity of any kind shall be conducted on any lot, nor shall any goods, equipment, vehicles, materials or supplies used in connection with any trade, service, or business be kept or stored on any lot. Nothing in this paragraph shall be deemed to prohibit (a) activities relating to the rental or sale of living units, (b) the right of Declarant or any contractor or homebuilder to construct living units on any residential lot, to store construction materials and equipment on such lots in the normal course of construction, and to use any living unit as a sales or rental office or model home or apartment for purposes of sales or rental in Altamont, and (c) the right of the owner of a lot to maintain his/her professional personal library, keep his/her personal business or professional records or accounts, handle his/her personal business or professional telephone calls or confer with business or professional associates, clients or customers, in his/her living unit. The Board of Directors shall not approve commercial activities otherwise prohibited by this paragraph unless the Board of Directors determines only normal residential activities would be observable outside the living unit and the activities would not be in violation of applicable Clackamas County ordinances of the Altamont CCRs. 6.3 Offensive or Unlawful Activities No noxious or offensive activities shall be carried on upon any lot or common area, nor shall anything be done or placed on any lot or common area which interferes with or jeopardizes the enjoyment of other lots or the common areas, or which is a source of annoyance to residents. No unlawful use shall be made of a lot nor any part thereof and all valid laws, zoning ordinances, and regulations of all governmental bodies having jurisdiction thereof shall be observed. Without limiting the generality of the 19

23 foregoing, no heat pump or other heating, ventilating, or air conditioning equipment, the operation of which produces noise at a level higher than 80 decibels as measured at the lot line, shall be allowed on any lot or living unit. 6.4 Animals No animals, livestock or poultry of any kind shall be raised, bred, kept or permitted within any lot other than a reasonable number or household pets that are not kept, bred, or raised for commercial purposes and which are reasonably controlled so as not to be a nuisance [CCRs Sect. 12.5(f)]. Any inconvenience, damage, or unpleasantness caused by such pets shall be the responsibility of the respective property owners thereof. No pets shall be permitted to roam Altamont off of a leash. Dogs outside of the owners fenced yard or home must be on a leash at all times. Pet owners are responsible for the timely clean up of any pet waste from their animal(s). An owner or resident may be required to remove a pet upon receipt of the third notice in writing from the Association Board of Directors of violations of any rule, regulation, or restriction governing pets within Altamont. 6.5 Maintenance of Structures and Grounds Each owner shall maintain such owner s lot and improvements thereon in a clean and attractive condition, in good repair, and in such fashion as not to create a fire hazard. Such maintenance shall include, without limitation, painting repair, replacement, and care for roofs, gutters, downspouts, exterior building surfaces, walks and other exterior improvements, and glass surfaces. In addition, each owner shall keep all shrubs, trees, grass, and plantings of every kind on such owner s residential lot neatly trimmed, properly cultivated, and free of trash, weeds, and other unsightly material (CCRs Sect. 5.2). Leaves must be raked in a timely manner. Damage caused by fire, flood, storm, earthquake, riot, vandalism, or other causes shall likewise be the responsibility of each owner and shall be repaired within a reasonable period of time. Cleaning of paint containers or construction materials, vehicle parts, and any fish or wildlife in driveways is prohibited. 6.6 Parking Routine parking of commercial vehicles, recreational vehicles, mobile homes, boats or other watercraft, or other oversized vehicles, stored vehicles or inoperable vehicles and any vehicles in excess of 8000 pounds gross vehicle weight shall not be allowed in places other than enclosed garages [CCRs Sect. 12.6(b)(ix)]. Owners cars must be parked in the residence garage or driveway and may not be routinely parked overnight nor permanently on the streets of Altamont. No vehicles may be parked on the sidewalk or protruding onto the sidewalk from the owner s driveway. 20

24 6.7 Garage/Estate Sales Garage sales, moving sales, rummage sales or similar activities are prohibited unless expressly authorized, subject to such conditions as may be imposed by the Board [CCRs Sect. 12.6(b)(ix)]. 6.8 Vehicles in Disrepair No owner shall permit any vehicle to be abandoned or that is in an extreme state of disrepair to remain parked upon any lot or on the common area or on any street for a period in excess of forth-eight (48) hours. A vehicle shall be deemed in an extreme state of disrepair when the Board of Directors reasonably determines its presence offends occupants of the neighborhood. Should any owner fail to remove such vehicle within five (5) days following the date on which the Association mails notice, the Association may have the vehicle removed from Altamont and assess expense of such removal to the owner. 6.9 Signs New properties for sale may erect signs not to exceed 18 X 24 each in size: one for the contractor and one for the real estate company. Existing homes for sale may erect one sign on their lot not to exceed 18 X 24. For Sale signs may only be placed in the yard of the house for sale and not on neighboring street corners or in common areas. Real estate directional signs are prohibited. Open house signs may be placed at street corners or boundaries of common areas only during the time of the open house and for a reasonable time before and after such open house, but only on the day of the open house. Additional information about signage is available from the AHOA and is addressed in the CCRs Sect (c) and the Design and Development Guidelines Section V.9. Rules may change from time to time regarding signage. Information regarding signs other that those addressed in this section should be checked with the AHOA. No signs shall be erected or maintained on any lot except signs that are approved as to appearance and location by the AMC. No signs advertising business services or for any other purposes may be placed on lots or in the common areas. The restrictions contained in this paragraph shall not apply to: (a) Political Signs. The temporary placement of political signs on any residential lot by the owner thereof. However, excessive signage on any single lot may be restricted by the AMC on a case-by-case basis [CCRs Sect. 12.5(b)]. No political signs may be placed in any common or greenway areas of Altamont. Political signs specific to an election should be removed within 30 days of the election or the Association may have them removed at it discretion and bill the owner for the cost of doing so. 21