Landscape Design Requirements and Guidelines for Private Lots in the Old Town North Neighborhood July 2009 Prepared for High Country Management on behalf of the OTN Homeowners Association, by Christine Dianni
Overview of Content Section I: Introduction The philosophical foundation upon which the neighborhood was conceived Section II: Guidelines and Requirements for Landscape Proposals and Construction Descriptions and examples of design standards, requirements and possibilities Section III: Submittal Procedure Requirements for preparing and submitting proposal to the Homeowner s Association (HOA) Section IV: Post-approval Items Requirements upon completion of construction Section V: Gallery of Approved Fences in Old Town North
I. INTRODUCTION Purpose of this document This document provides single family homeowners with the HOA s standards and requirements for developing and altering privately owned landscapes in the Old Town North neighborhood. The document s goal is to convey the quality and character with which this New Urbanist neighborhood was conceived. How to use this document In addition to the Master Declaration of Covenants, Conditions and Restrictions for Old Town North, the owner is to reference this document when designing and installing their private landscape. If a professional landscape consultant is hired, the owner should provide them with this document. What are the qualities of a New Urbanist neighborhood? The Old Town North neighborhood was founded in the New Urbanist style that values the quality of human interaction that existed prior to the 1950 s neighborhood designs that celebrated the proliferation of the automobile. New Urbanist communities respect pedestrians by having sidewalks detached from the streets, porches from which people may look out onto the street, garages along an alley to de-emphasize the car, and shared public space to increase interaction with neighbors during leisure time. New Urbanists are proponents of urban infill, higher densities than typical late 20 th century neighborhood development, and shared public open space. The Old Town North New Urbanist Neighborhood: Contributes to urban infill development Is walkable within the neighborhood and to the adjacent Old Town commercial area Has common open space accessible by the public and managed by the Old Town North HOA Has architecture and publically visible landscapes designed in neo-traditional American home styles that vary widely Orients every home and yard to take full advantage of the sun aspect (each side of most homes receive some sun most days throughout the year) Provides small, private side yards for most single-family homes 1
II: GUIDELINES AND REQUIREMENTS FOR LANDSCAPE PROPOSALS AND CONSTRUCTION Landscape s structures, landforms, and vegetation contribute to neighborhood character. In the same way that the home styles in the OTN neighborhood are adapted to our climate, the site, and our contemporary sensibilities, landscape architectural styles shall maintain the overall character of the home style and site while adapting to the needs of the owner. The primary areas of concern for the HOA are those visible from the streets and alleys. Following are guiding principles for privately owned, publically visible landscape designs: Fencing and Other Built Elements Configurations and forms of site amenities may vary widely. Structures such as fences, decks, sheds, play sets, etc. should be designed and built in a manner that reference or demonstrate sensitivity to the architecture of the home for which it is built. Following are some possible methods of inspiration for designing a fence. The language of horizontal, natural-finish, wood siding is carried from the home to the fence. Fence design is taken directly from the home s railing design. Several of the shed s architectural elements have been inspired directly by the Colonial clapboard home design. 2
Fencing and Other Built Elements (continued) Many traditional Southwestern homes had coyote fences. Use the traditional fence s form and materials as inspiration to design a contemporary fence to meet your needs. Depending on the degree of enclosure desired, consider a wide range of materials for fencing. Consider vegetation as supplemental fencing elements. Privacy screen - 5 foot tall and deep, Gamble Oak hedge. 3
Plant Material Vegetation in the publically visible portions of privately owned properties may take inspiration in form from the region in which the home style originated. These inspirations may be native landscapes or cultural norms that have established a language in the area. Examples of French Country homes and landscapes (top); Below is an Italian style home with cypress tress flanking the entrance Plant species should be selected for their appropriateness to the High Plains ecoregion. No generally invasive species nor trees that are invasive to the adjacent property - either via roots or canopy - shall be planted. Native and drought tolerant prairie grasses are used for a prairie style home. Plants are massed to achieve a hint of a prairie meadow. Drought tolerant grasses are used to create a clean ground plane in keeping with the modern style row housing. 4
Inappropriate Fence Designs Depending on the type of home, some built and vegetative elements may not be appropriate. Based on these guidelines, the landscape reviewer will review your proposal and make that assessment. Here are some examples of fencing that would not be approved through the OTN HOA review process. Do not slope top of fence when decreasing fence height When descending topography, step top of fence in logical increments. Use the dog-eared-top fence in very limited circumstances. For instance, it successfully references historic fencing with a mission style home, but not with a prairie home. 5
Grading and Drainage Requirements 1. Owners shall not install improvements which will change the grading of the Unit, including, but not limited to, vegetation, walls, hardscape, patios, fences, or any building or addition thereto; 2. Owners shall fill with additional soil any back-filled areas adjacent to the foundation of a structure on a Unit and in or about the utility trenches on the Unit in which settling occurs to the extent necessary from time to time to maintain the Unit s grading and drainage patterns; 3. Owner shall not water the Unit s lawn or other landscape excessively; 4. Owner shall not plant flower beds, vegetable gardens or trees adjacent to or within four feet of the foundation and slabs of any improvement on a Unit; Owner is to water vegetation within five feet of the foundation of an improvement on a Unit by controlled watering to avoid excessive watering; Owner is to minimize the installation of piping and heads for sprinkler systems within five feet of foundation walls and slabs of any improvement on a Unit; 5. Owner is to install any gravel beds in a manner which will assure that water will not pond in the gravel areas, whether due to non-perforated edging or due to installation of the base of the gravel bed at a level lower than the adjacent lawn; 6. Owner is not to alter, obstruct, or obliterate, in any manner, any drainage swales, pans, easements, or channels located or installed, or required to be located or installed, upon Old Town North pursuant to established drainage plans. 7. An automatic underground irrigation system is highly recommended. Waivers In reviewing each submission, the Reviewer may consider any factors it deems relevant, including, without limitation, harmony of landscape design with surrounding structures and environment. Decisions are based on matters of aesthetics, safety, welfare and health of people and property. Each owner acknowledges that some determinations as to such matters are purely subjective and opinions may vary as to the desirability or attractiveness of particular alterations. Subject to the declarant s veto power described below, the reviewer shall have sole discretion to make final, conclusive, and binding determinations. Such determinations shall not be subject to review so long as they are made in good faith and in accordance with the procedures described in this document. Declarant, the Association, the Board, any committee, or any member of any of the foregoing shall not be held liable for soil conditions, drainage, or other general site work; any defects in plans revised or approved hereunder; any loss or damage arising out of the actions, inaction, integrity, financial condition, or quality of work of any contractor or its subcontractors, employees, or agents; or any injury, damages, or loss arising out of the manner or quality of approved construction on or modifications to any unit. In all matters, the Association shall defend and indemnify the Board, the ARC, and any members thereof as provided in Section 8.7 of the Master Declaration of Covenants, Conditions and Restrictions. 6
SECTION III: SUBMITTAL PROCEDURE Each owner acknowledges that improvements should enhance the community. Each landscape proposal shall be submitted to the OTN HOA for review by a qualified landscape architect and each owner agrees that he or she requires written approval from the landscape architect prior to initiating any landscape alteration. Turn-around time for approval varies depending on compliance with the requirements in this document. 1. The owner shall submit a landscape proposal with a Review and Inspection Fee of $175 to the HOA property manager, High Country Management, as of the writing of this document. The property manager shall preview the proposal, submit it to the reviewing landscape architect, and serve as the intermediary between the owner and the reviewing landscape architect. 2. Each submittal shall include: a. A master site plan drawn in a standard architectural or engineer s scale that shows locations, dimensions and specifics of all site elements. (owner may use the Improvement Location Certificate as a starting point for the scaled base map) i. Vegetation 1) Include species, sizes, and locations of all woody plants and trees. 2) Use only species that do not adversely affect adjacent structures and drainage; Species that impede or affect either of these will not be approved. ii. Hardscape (including paved, deck, rock or otherwise earth-covered, non-vegetated areas) 1) Document locations, dimensions (height, width and depth) and materials 2) Properly drain the site to reflect established drainage patterns and to drain away from neighbor s foundation b. Supplemental drawings and specifications in addition to the plan, as necessary i. Fence design: show appearance, height, material, and examples ii. Wall design: show appearance, height, material, and examples iii. Elevational view from alley and from front sidewalk iv. Lighting v. Irrigation vi. Other features c. Tentative completion date for landscape installation. 3. If something proposed is unclear or causes concern in any area of aesthetics, health, safety, welfare of property or people, additional documentation may be requested. SECTION IV: POST-APPROVAL ITEMS 1. The approval will be valid for one year from the date of the proposal approval letter. If landscape is not installed within the one year time period, a re-submittal of the proposal and another review fee is required. Extensions may be granted, please see Section 5.3(b) of the Master Declaration of Covenants, Conditions and Restrictions. 2. After your landscape proposal has been approved and prior to beginning construction, hold a meeting with the owner of the property adjacent to your yard. Review your proposal with them and address concerns they may have. 3. During construction, ensure that the areas around your landscape are kept clean and clear of debris. Vehicles and workers shall not track mud onto other landowner property or into the alleys and streets. Ensure that trucks and machinery do not block the alleyway for excessive periods of time. In the event of damage occurring to other property, the homeowner shall immediately contact the property owner and resolve the problem. 4. When landscape installation is complete, please arrange with the property manager for a final inspection. If there is non-compliance with the approved proposal, the landscape is to be revised at the owner s expense. 7
SECTION V: GALLERY OF APPROVED FENCES Following are examples of fences that have been approved by the HOA. Note that a fence is not required. Prairie Home 1. The front fence and the alley fence are equally visible throughout the neighborhood; they should be designed with equal consideration. 2. It is recommended that access be provided through both the front and back fences. 3. The trellis perpendicular to the fence on the right provides vertical interest and defines the patio area within the yard. 8
Gothic Style Home The fence complements the detailing on this gothic style home. Mission Style Home The standard dog-eared finished fence is an acceptable design for a mission style home. 9
Multi-unit Homes Wall segments are used to create transitional spaces at the entrances of the ground floor units. These walls provide a partial visual barrier, not enclosure. The fence dimensions and details reflect details in the townhomes. 10