Village Glen Homeowner s Association Architectural Review Committee (ARC) Architectural Guidelines

Transcription

1 Pursuant to the California Civil Code 1350 through1372 (Davis-Stirling Act) as implemented through The Declaration of Covenants, Conditions and Restrictions (CC&Rs) with Maintenance Agreement of Tract Map No for Village Glen, including Amending Document , designated and described as lots 1 through 40 in Book 19, at Page 31 of Maps, in the Office of the County Recorder of San Luis Obispo County, California, Article VII, "Architectural Control", which provides, in part, for the establishment of an "Architectural Review Committee" (the "Committee, Architectural Review Committee or ARC" herein) within the Village Glen Homeowner's Association (the "Association" herein) whose goal shall be to insure Village Glen's construction and maintenance maintain a harmonious and uniform development of the Real Property and will be instrumental in creating and preserving Village Glen as an attractive, livable and prestigious neighborhood, thereby enhancing the owner's lifestyle and protecting property values. The provisions of these provide the standards for design review, including the required content of improvement plans and specifications, guidelines for architectural design, placement of any work of improvement or color schemes, exterior finishes and materials and similar features which are recommended or required for use within the Properties, and the criteria for landscaping features as well as design. 1 Sensitivity to Terrain: Grading will be in conformity with the City of Arroyo Grande Grading Ordinance. It is expected that the design of the house will be tailored to the site, not the site to the house. Excessive lot grading is not considered desirable. The same applies to excessive use of retaining walls and high foundations; which alter a site to accommodate a house. Relative to drainage, no water should accumulate on site, therefore, piping should be provided for roof down spouts and surface drains to concrete swales or adjoining streets. 2 Retain as much of the existing topography as possible, such as trees, rock outcroppings, and natural slopes. The City of Arroyo Grande has very strict prohibitions regarding the removal of or tampering with native trees. Homeowners should check with the City and the ARC prior to deciding upon a design which might violate these restrictions. 3 Minimize grading; use moderately sized retaining walls rather than massive cut and fill slopes; relate the structure's design, access driveways, patios, etc., to contours; use decking where practical instead of grading out for flat yards, patios, etc. on steeper lots. Step the house up or down a steep slope, rather than suspend in space a portion of the house over the down-hill side of the lot. Decks shall not be supported by tall, thin vertical members. In any situation, creating massive walls in order to visually tie a suspended portion of the house to the terrain is not an effective solution. All other retaining walls should be integrated into the house design through similar use of color and textures on their surface treatments. 4 Orient structures to take advantage of best locations for access, sunlight, prevailing wind patterns and view potential; do not create massive sun, wind or visual barriers. 5 Variation in Architectural Mass: Use terraced and split level designs to relate to slopes rather than the use of 'block' style, monolithic structures forced against the contours. Be sensitive to the relative proportions of structures as they relate to each other, to the lot and to its surroundings. 6 Strive for variation in wall and roof lines; avoid large, massive expanses of walls and long, straight unbroken roof lines. Large, plain expanses of concrete block, especially, will not be accepted. All Last revision: Page 1

2 wall surfaces are to be modified by the architectural details of Spanish Revival, Ranch and Western styles. 7 Incorporate architectural features such as gables, chimneys, decks, bay windows, recesses, wall protrusions, etc. to create interest in wall and roof planes, without becoming contrived or "busy." 8 Emphasize entryways by recessing or extending outward; avoid front doors which are in line with the exterior wall of the house; use features such as entry patios, atria, double entry doors, wing walls, sidelights, roof overhangs, etc., to enhance entryways. 9 Compatibility of Architectural Style and Color: Use natural materials such as stucco, stone, slumpstone block, clay or concrete roof tile, redwood or cedar wood paneling; avoid metal siding, plastic panels, plywood siding, any shiny glazed roofing or siding. Exposed metals are to be painted a flat black or other color acceptable to the Committee. Aluminum frames are to have an anodized dark finish. Mullions are suggested for primary separations of glass for elevations visible from the street unless a picture window is incorporated in the design. 10 Use natural, "earth tone" colors such as beiges and browns, rust, sand; muted reds, oranges and yellows; any greens should be only subdued shades; avoid bright, shiny or reflective colors. Repainting utilizing the same colors will not require ARC approval. 11 Use contemporary Spanish Revival, Ranch and Western architectural styles, without resorting to "gimmick architecture"; avoid incompatible styles such as Cape Code, English Tudor, Dutch Colonial, High Tech, Art Deco, neo-classical (Roman, Greek), Oriental or elaborate Victorian. 12 Architectural concepts and plans should be created and custom designed specifically for the lot by a qualified professional; "copycat" or "packaged" plans should be avoided. 13 Overhanging roofs are preferred; roofs terminating at walls should be avoided. Eaves must be enclosed or of sufficient decorative detail to enhance the visual image of the overhanging roof. The color and texture of the overhang should complement the wall surfaces of the house. 14 Use of trellises and low walls of architecturally compatible materials to integrate accessory structures and areas with each other and the residence is encouraged. All structures to be visually anchored to the main house structure. All additions to the property will follow these Architectural Guidelines. 15 With regard to solar panels, the ARC will be more concerned with appearances than with the effectiveness of the system. All solar panels should complement the overall architectural style and color scheme. It is recommended that all solar panels be in a non-visual location. 16 Setbacks shall apply to any man-made structure including steps, decks, eaves, and main residence. In addition all setbacks on the property, of the various architectural elements, should not interfere with the privacy of adjoining neighbors. 17 Architectural Accessories: The use of awnings, exterior shades, banners and flags, etc., as design elements is discouraged; stained, etched and colored glasses, where used, should be used as accents and be compatible in design and color with adjoining architecture. 18 Weather vanes, wind mills, wind activated roof vents, and bird's houses are discouraged. All decorative details should be of a sufficient integral nature with the design of the house to carry out the architectural styles of contemporary Spanish Revival, Ranch and Western. No details shall modify the intent of the basic style of the house. Last revision: Page 2

3 19 Trees shall not be used for the attachment or support of any article. 20 Deck carpeting is discouraged on exposed areas. 21 Gas or electrical meters shall be recessed or shielded. 22 Fences and Walls: The intent of fencing and walls is to emphasize the rural character and open views to the oak woodlands in the Village Glen area; view obstruction by fencing shall be minimized. However, it is recognized that some designs may require fencing for privacy, screening, safety, or pet enclosure. The following guidelines are intended to allow these needs to be met, while still preserving the openness of the large parcels in Village Glen. These guidelines are in no way intended to limit the usable area of a lot. 23 The definition of fencing refers to any vertical structure made of wood, masonry, stone, metal or similar material and may include walls and hedges. 24 Use fences to enclose outdoor spaces only where privacy, screening, safety, or separation of uses is necessary, rather than attempting to enclose the maximum amount of space. (Examples of outdoor spaces that may need fencing are: spa area, dining area, play area, pet enclosure, utility area, swimming pool, etc.) 25 Alternatives to fencing such as building orientation, building design, and landscape design should be used to maximize privacy without the need for fences. 26 Establish an appropriate height for the fence, based on its function. Lower fences are encouraged to preserve views. Maximum height for any fence is 6 feet. 27 All designs and materials of fencing and walls must be compatible, in the judgment of the ARC, with the architectural style and materials of the home, neighboring lots, the rural character of the surroundings, and the Association fencing and landscaping. Of great importance in the design of a proposed fence are considerations of its necessity, aesthetic appearance, functional effectiveness and how it will affect neighboring lots, open spaces and public areas. 28 Use of materials such as chain link, vertical wood board, wire, wood lattice and plain concrete block for major fencing or walls is strongly discouraged. 29 Landscape Design. Goal: To stimulate sensitive, creative and unique landscape designs which provide the continuity and character necessary to distinguish Village Glen as a high quality neighborhood. 30 Landscape plans shall include the type and location of building structures, lawns, sodding, seeding, trees, hedges, shrubs, fencing, flowers, exterior lighting, irrigation, hardscape and any landscape structures. 31 Landscaping design should be general and compatible with structure architecture. Landscaping materials should approximate indigenous or native plants and materials as much as possible, without sacrificing architectural purpose and function; the use of drought tolerant native California plants are strongly encouraged. Native species are particularly encouraged. 32 Theme areas such as cactus or rock gardens; Japanese gardens; regimented organized horticultural exhibits such as rose gardens; row vegetable gardens; or similar specialized uses should be minimized or confined to rear yard areas or shielded side yards. Last revision: Page 3

4 33 Natural appearing waterfalls and pools are preferred over stylized fountains and bird baths; abstract, weathered sculptures are preferred over realistic statuary; plastic or plaster facsimiles of human, animal, or plant figures should be minimized or confined to rear yards or shielded side yards. 34 Trees cannot "substantially or unreasonably interfere with a significant view from a neighboring dwelling". 35 Landscaping of the rear yard is strongly encouraged. 36 Respecting Views: Structures and plantings are to be located, designed and oriented with the views of others, as well as the Lot Owner, in mind. Selection of trees and shrubs shall include consideration of their size and height at maturity. Potential views from undeveloped Lots shall also be considered. 37 It is important to consider the appearance of all proposed improvements from all directions. 38 Long distance or panoramic views are meant to be shared and reasonable consideration with respect to the views of neighbors is required. 39 Unnecessary mounding to achieve greater elevation that could result in view obstruction is prohibited. 40 Detached Structures: Detached structures are defined as any secondary structure on a lot not connected to the main residence by a common wall and common roof. However, any structure connected by a common roof, the closest parallel wall of such structure being no more than ten feet distance from the parallel wall of the main residence, shall be considered attached to the main residence and a part thereof. 41 The following detached structures are not allowed: Guest house, second residence or any structure, which, in the opinion of the ARC, is readily convertible to a guest house or any form of second residence upon the Lot. 42 The ARC shall be alert to, and shall disallow, designs which could allow easy conversion of detached structures to multi-family or other prohibited uses. Example: Inclusion of bath or kitchen facilities. 43 Common walls and a common roof that tie the detached structure to the residence structure are encouraged, as previously identified. 44 All detached structures, including garages and storage sheds, must meet all exterior architectural design standards and guidelines for single family residential structures. 45 The garage and garage doors must complement and be consistent with the design of the main structure. 46 Other Considerations: The primary impression to be conveyed visually in all directions from the improvements on any Lot shall be one of human habitation and not the storage of automobiles, RV's, boats, etc. 47 Exterior Lighting and Fixtures: No colored lights, except holiday displays and yellow insect-type lights, shall be permitted at any location within the Development. All exterior fixtures that are Last revision: Page 4

5 attached to any structure or mounted on a post shall be compatible with the design and materials of said structure. 48 Fluorescent, mercury vapor, sodium, amber vapor lights, or standard outdoor lights of the type used for security must be enclosed in a manner that directs the light in a specific area without causing a visual impairment to passing motorists or a nuisance to neighboring properties. 49 Delivery Receptacles: No newspaper-type repository or exterior, unattached mail receptacle shall be permitted at any location within the properties. 50 Water Conservation: In an effort to comply with the City's water conservation programs, the VGHOA recommends the following. Turf areas should not be located within the drip line of an oak tree. The use of tall fescues are highly recommended. If possible, turf should not be planted within ten feet (10') of said drip lines. It is recommended that all lot owners consider the use of drip or other efficient irrigation to conserve water to the maximum extent feasible. Water conserving irrigation systems are recommended to be utilized which include rain sensors and/or soil moisture sensors to regulate operation. Owners are strongly encouraged to consider the collection and redistribution of runoff and/or rain water. Irrigation schedules should be adjusted quarterly with the clocks programmed to operate during low water demanding periods. Such systems should be monitored and routinely adjusted to minimize runoff. Last revision: Page 5