The purpose of this document is to structure guidelines for other than standard lawn front yard landscape, including xeriscape. 1. XERISCAPE LANDSCAPING Based on current and near term projections of our area s reduced water supplies, and projected increases in costs, and for residential utility, the use of xeriscape landscape planning utilizing native and/or drought tolerant species is a viable alternative to current front yard landscapes for the RiverRidge HOA (RRHOA) neighborhood. The following guidelines are provided for homeowner xeriscape planning. The guidelines will be utilized as criteria by the RRHOA Architectural/Landscape Committee (ALC) for review and approval of homeowner xeriscape landscape requests. 2. ARCHITECTURAL/LANDSCAPE REQUEST The homeowner is responsible to obtain all required City of Oxnard and/or Ventura County permits prior to making any exterior alterations or installing any landscaping, as covered in these Guidelines. A copy of the City and County permit(s) as required must be attached with Architectural/Landscaping Request forms. Work may not begin prior to ALC approval. The ALC requires that a homeowner completes a Architectural/Landscaping Request Form (Appendix C) prior to landscaping, alterations to existing landscaping, or any exterior modification is begun. Architectural/Landscaping Request forms are available through the RRHOA Manager s office or local RRHOA Board Members (Directors). Application forms must be completed in full, reviewed and initialed by adjacent neighbors on either side of the homeowner s property, as well as the neighbor directly across from the applicant s home. The neighbors must initial and provide their address to demonstrate their notification of the proposed landscape change. The completed application must be signed by the homeowner and presented for review with all appropriate landscape plans depicting what plants will be installed where, as well as the intended irrigation layout. The plan should be the minimum required for City permit process. The ALC and HOA Directors have final authority for approval of all landscape change requests. Architectural/Landscaping Request Application Review Meetings are held the first and third Thursday of each month. Architectural/Landscaping request forms must be submitted to the HAO Manager by the close of business (4:00PM) on the Fridays, one week before the regularly scheduled meetings. No work is to be started without an approved request issued by the ALC. The homeowner will incur a fine should the approval process not be followed. The ALC will review the submitted Architectural/Landscaping Requests application and, if necessary, contact the homeowner or visit the proposed site. Providing that all is in order, the homeowner should receive authority form the HOA to begin approved work within fourteen (14) days from the date the application was approved. The landscape modification approval will only be issues to the homeowner. The homeowner is responsible to notify the HOA Office when the project is completed. A member of the ALC will inspect the job site to be certain that the project was completed in accordance with the Application as submitted by the homeowner, and approved by the ALC. Any changes or additions to an approved application/plan require re-submitting the modifications to the ALC for approval. 3. Landscape Planning Homeowners may choose to plan and install a turf and xeriscape combination for their yard. In such cases, high water consuming plants and turf should be confined to small areas as recommended in xeriscape landscape planning. For plant materials and trees that are recommended by the RRHOA ALC, see Approved Plant Materials & Tree List (Appendix A). As determined by the homeowner, existing, healthy front elevation trees and plants may be included in the xeriscape plan; 1
however utilized existing plants must be supportable with reduced irrigation consistent with xeriscape. For plant materials and trees that are not recommended in RRHOA xeriscape plans, see Not Recommended Plant Materials & Tree List (Appendix B). Planning should include plants that do not easily cross pollinate to other neighboring yards. The homeowner should refer to the website provided by the California Native Plant Society, Channel Islands Chapter for assistance and guidance in planning your xeriscape. http://www.cnpsci.org/. Compatible plant community groupings should be taken into consideration to allow for appropriate irrigation system planning. Underground irrigation is highly recommended to sustain the aesthetics of the community as well as reduce maintenance of the system. Sufficient landscape materials shall be used to maintain harmony with surrounding areas. The minimum requirement for plan materials in front yards is detailed in paragraph 16. The ALC, in its judgment, may require additional plantings or grant variances to the number of living plant materials predicated on the size and shape of the lot. The ALC reserves the right to limit planting and will require tree or plant removal if the ALC, in its collective judgment, determines that the landscape contains too many plants and/or trees. All ground not covered by plantings, including front, and side yards, not covered with grass shall be covered with inert material, which includes crushed native colored rock (1/2 to 1 ). Native river rock and boulders may be used for accent purposes. White and black lava rock, white boulders, white rip rap, artificially colored rock, or crushed man-made materials are prohibited. Road base, foundation materials are prohibited. Weed growth or other nuisance plant materials shall be controlled with herbicides and/or manual weeding and removal of dead material. Plastic sheeting may not be placed under crushed rock for weed control. (This may seem strange but the foundation for this requirement is that generally, those plastic sheeting/synthetic materials have finite life time and will allow weeds to penetrate after 1-2 years)! Front yard mounds shall not exceed eighteen (18) inches in height from the original final finished grade level by the developer. Mounds shall be constructed of natural materials, and should not be constructed to train onto neighboring property. In planning landscaping and construction, consideration must be given to allow access for the maintenance of areas that have TV cable, electrical boxes, water meters, etc. Utility companies may remove plants that hinder their access, and the reconfigured replacement will be the responsibility of the homeowner. 4. LANDSCAPING Installation Operations Homeowners should be aware of Oxnard City Ordinances regarding Landscaping or construction materials owned or contracted for by the homeowner being left on any street. Additionally, contractor vehicles, tractors or equipment parking overnight on City streets must be limited to city ordinances. Equipment may be placed on homeowner s property not to exceed 48 hours. Portable toilets, if required by the City Permit, or the contractor, must be placed on the homeowner s property in the rear yard or most inconspicuous location. Care must be exercised when landscaping along adjacent streets/corners to avoid creating visual obstructions that may compromise the safety of pedestrians, bicyclists or other vehicles. 5. NON- COMPLIANCE If a homeowner receives a non-compliance letter from the HOA, depending on the violation, the homeowner may b given up to thirty (30) days in which to comply, as stated in the letter. If the homeowner has not complied within this thirty (30) day period, the homeowner will incur a fine. The homeowner will be given an additional thirty (30) days in which to comply. If the homeowner is still not in compliance after the additional thirty (30) days, additional fines will be incurred by the homeowner. 6. Contractor SELECTION 2
For their own protection, homeowners should exercise due diligence in selecting a contractor for all landscaping. Selecting a contractor is the responsibility of each homeowner. The Directors and the ALC do not have authority over any contractor conducting business in RRHOA neighborhoods, other than those contracted by the RRHOA. The ALC works directly with the homeowner who has ultimate responsibility. Prior to selecting a contractor, homeowners are urged to check the licensing status and records of any complaint against specific contractors by calling the California Contractor State Licensing Board. The website is: http://www.cslb.ca.gov/. 7. VERIFICATION PROCESS The purpose for the verification process is to confirm that the original plans approved by the ALC have been completed. The verification process may also be conducted when a complaint is received. All work for which an ALC Approval has been issued will be subject to an on site review by the ALC. Verification may be conducted in the homeowner s absence. If the ALC determines that work completed is not in compliance with the ALC approved application, Guidelines, or CC&Rs, the ALC will notify the homeowner in writing of the violation via first class mail. The notice will specify the particulars of the violation, and the homeowner will be given thirty (30) days, or as otherwise stated in the letter, in which to comply. The homeowner must remedy the violation within the timeframe provide in the notice, and no longer than thirty (30) days from the date of the notice. Failure of the homeowner to correct the violation and advise the ALC, or notify the ALC of a reasonable course of action to correct the violation within the specified time frame will result in fines, or penalties as described in the NON COMPIANCE SECTION and in the CC&Rs Rubbish, debris or materials from homeowner landscaping or construction project may not be stored or left on any lot. The RRHOA has the authority to have the rubbish, debris or materials removed an to invoice the homeowner for its removal. Damage to any property by a contractor retained by the homeowner is the responsibility of the homeowner who retained that contractor. Failure to clean up the property on a daily basis upon completion of the work or the expiration date of the ALC Approval will incur immediate fines plus the cost of clean up, payable to the RRHOA. 8. CONTINUITY BETWEEN LOTS The landscape design should consider the lot transition between yards, by eliminating hard line boundaries such as curbs or hedges, and otherwise impede the yards drainage. Ground cover rock on adjacent lots (if applicable), should be similar without great color contrast. 9. GRADING & DRAINAGE Original grading and drainage as established by the original developer shall not be altered. All roof or gutter installations shall drain to the ground solely within the deeded lot line. 10. IRRIGATION All landscaped areas shall be provided with an underground, automat, timed irrigation system. Drip irrigation` is recommended for trees, shrubs, ground covers and large pots, to conserve water. Bubblers are discouraged. Spray or subterranean systems shall be used for turf areas. All irrigation shall be installed and working prior to plant material installation. Irrigation shall be automatic and of sufficient size and capacity to irrigate all plant materials. Systems shall be designed to minimize run off and loss of water. Used of tension meters and rain guards are encouraged to prevent the unnecessary watering of the landscape during rainy periods. Exposed sprinkler heads are prohibited. Where spray heads are used, they shall be popup type. 3
Turf irrigation systems shall be designed for the scale of the yard. Spray heads shall have a maximum fifteen (15) feet radius throw, unless otherwise approved by the ALC. Overspray shall not be permitted off the property. 11. IRRIGATION MAINTENANCE Irrigation systems are to be kept in proper working condition to avoid unnecessary loss of water. The irrigation system shall be designed and checked regularly (monthly is recommended) to ensure water from emitters or spray heads are not spraying onto walks, spraying of the homeowner s property causing excessive water loss, staining or irrigating areas not designated to receive water. Homeowners shall be responsible for adjusting, repairing, and cleaning such systems on a regular basis. 12. LANDSCAPE BOULDERS Boulders shall be placed so ad to appear most natural looking. Boulders shall be consistent with local native vegetation and Santa Clara River/McGrath State Beach rock colors, consistent with the surrounding native environment. Boulder shall be sunk a minimum of one-third (1/3) below grade. 13. LANDSCAPE MAINTENANCE The homeowner shall be responsible that all plantings are maintained in a healthy, growing condition. Fertilizer, cultivation and pruning shall be carried out on a regular basis. Dead or dying plants shall be removed and replaced promptly with on ed the approved plants. ALC approval is not necessary if replaced with same type, variety, and size of plant from Appendix A. 14 LANDSCAPE SETBACKS & PLANT/TREE ENCROACHMENT No plants or vegetation shall be planted within thirty six (36) inches of any exterior building wall, so as to provide for active landscape maintenance. Plant materials and trees shall not overhang public walkways or streets or obstruct street signs. Produce bearing plants and trees shall be contained in the back yard only. Flowering annuals, in the front yard, must be in containers or pots. An irrigation drip system is recommended for all containers and pots. 15 PLANT CHARACTER The plant character to be established at RRHOA is that of native and/or drought-tolerant species, consistent with the surrounding Santa Clara River/McGrath State Beach environment, utilizing low water demand plant materials. Plant materials used in areas viewable from the street, or neighboring properties, shall be selected from the Appendix A. A native tree must be planted as part of the front yard landscape if the original tree is removed. At least one (1) native tree per lot is required per these guidelines and selection shall be made from Appendix A. 16 MINIMAL LANDSCAPING Plant/tree materials, viewable by the public in front yards, shall be installed at the following minimum sizes and quantities. As determined by the homeowner, existing, healthy front elevation trees and plants may be included in the xeriscape plan; however utilized existing plants must b supportable with reduced irrigation consistent with xeriscape, and compliment other new plantings. (1) 24 Boxed or 5 Gal Native Tree (3) 5 Gallon plants (5) 1 Gallon plants/ground cover (1) Automatic irrigation system 4
Ground cover rock to be installed in front, must have minimum size of one-half (1/2) inch to maximum of one (1) inch. Larger rock not to exceed three (3) inches may be used in drainage areas. 17. PLANT STANDARD REQUIREMENTS All plant material on the listed in Appendix A shall meet the requirements of the American Standard for Nursery Stock (ANZI Z60.1) 18. TURF AREAS While natural grass or sod is not recommended due to the high water usage, the ALC will consider the use of low-pollen producing, non-allergenic types of native grasses, in small areas only. Spray or subterranean watering systems shall be used for turf areas. 19. WEED CONTROL Weed control including removal of dead material is the responsibility of the homeowner. To help prevent weed growth, it is recommended that non-turf areas be treated with a pre-emergent prior to and after placing landscape topping. Application of a pre-emergent is recommended on an ongoing basis. Utility of fabric or plastic lining is prohibited due to normal deterioration over time. 5