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HomeMy WebLinkAbout39_DRAFT Design Review Guidelines_2024-0325 THE HAMLET OF PLEASANT HARBOR DESIGN REVIEW GUIDELINES Exhibit 39 ____________________________________________________________________ CONTENTS _______________________________________________________________________________________ Exhibit 39 OVERVIEW Purpose of the Guidelines 1 Submission Procedures 1 Pre-Design Meeting 1-2 Preliminary Design Review 2 Final Design Review 2 Builder Bond 2 Expiration of Final Approval/Completion of Construction 2 Construction Review 3 Final Inspection 3 Compliance and Revisions 3 Related Documents 3 Statement of Non-Liability 4 SITE DESIGN Site Design 5-6 Site Drainage and Grading 6-7 Washes and Drainage Easement 7 Walls 7 View Fences 7 Retaining Walls 7-8 Culverts and Headwalls 8 Excavation and Restoration 8 Entrance Drives 9 Gates 9 Parking Areas and Speed Limits 9 Garage Aprons 9 ARCHITECTURE Building Style 10 Building Height 10 Figure 1 – Building Height Roof Shapes and Massing 11 Rooftop Equipment 11 Building Elevations 11 Entrances 11 Windows 12 Garage Doors 12 Guest House/Detached Structure 12 Exterior Materials and Colors 12 Wall Color 12 Gutters 13 Change of Materials 13 Special Features 13-14 Requirements and Restrictions 14 Residential Identification 14 Water Features 14 Seating 14 Firepits/Fireplaces 14 Architectural Awnings, Sunshades and Trellises 14 Outdoor Lighting Guidelines 15-18 Night Lighting 18 Ground Placed Equipment 19 Antennas and Satellite Dishes 19 Alternatives When Impairment is Claimed 20 Refuse Containment 20 Exhibit 39 Signage 20 Realtor Open House Policy and For Sale Signage 20-21 LANDSCAPE Landscape Philosophy 22 Major Landscaping Categories 22 Irrigation 23 Native Plants 24 Planting Requirements 24 Ground Cover Material 24 Boulders 24 Retaining Walls 25 Landscape Lighting 25 Yards Adjacent to Golf Course 25 Courtyards 27 Approved Plant List 28-31 APPENDIX A Design Review Submission Requirements 33-34 Fee Schedule 34 Golf Ball Netting Guidelines & Specifications 38-40 Pool and Spa Submission 40 CONSTRUCTION GUIDELINES New Construction – Single Family Home Sales 41 New Construction – For Lease 42 Paint/Repainting 42 Plan Modifications 44-45 Design Review Committee Submittal Form 46-48 Exhibit 39 OVERVIEW-1 ____________________________________________________________________ OVERVIEW _______________________________________________________________________________________ Dear Applicant, Thank you for taking the time to familiarize yourself with the architectural review process at The Hamlet of Pleasant Harbor. The Design Review Committee ("DRC") and management staff stand ready to assist you, whether you are building a new home or making changes to an existing one. Please carefully read through the Design Review Guidelines and accompanying forms to help ensure compliance and a smooth review and approval process. It is important to note that the DRC's review is for aesthetic purposes only. It is not approval of or a representation regarding a design's engineering, architectural, or legal competence. Neither the DRC, management staff, nor the Board can provide legal or technical advice as to the suitability of a design or its compliance with applicable laws. Pursuant to Section 11.6 of the Master Declaration, the DRC shall not be liable for any damage or loss related to the approval or disapproval of any plans, drawings, or specifications, or the construction or performance of any work, whether or not pursuant to approved plans, drawings, or specifications. Pursuant to Section 11.7 of the Master Declaration, the prior approval of a design does not bind the DRC or force it to approve any future architectural requests of a similar design. Exhibit 39 The rich and varied terrain of Pleasant Harbor enjoys both dose -in views of its own hillside forms as well as distant views to Puget Sound beyond. The elevated vistas overlook both flowing green ribbons of the golf course and residential development. The hillside nature of the site places a higher-than-average importance on how all the structures look, not only from surrounding street level views, but also from above. PURPOSE OF THE GUIDELINES As the name implies, this document is strictly about design, i.e. the three -dimensional look and feel of the man-made environment. It also describes the submittal requirements and the related process of Design Review. The Declaration of Covenants, Conditions and Restrictions (the CC&R's) form the legal basis for the Residential/Commercial Design Review Committee and the Landscape Committee, (the Committee) procedures and discretionary purpose. The review process is concerned with those physical elements which can be viewed from the outside, i.e. the overall architectural form, colors, textures, and landscaping. The Guidelines outline the basis for a favorable review, however everything contained herein should be considered advisory, and not specific design solutions. In the final analysis, the Committee will review all submissions in "the spirit of the Guidelines" and there will be no "technical approval" simply because the prescription of the Guidelines has been met. The Committee may supplement, amend or repeal all or any portion of these Guidelines at any time without being obliged to notify any Builder, Owner or any other person. Consequently, it is the responsibility of each Builder to obtain and review the most cu1Tent Guidelines in effect. If these Guidelines are inconsistent with the terms of the CC&R’s, the terms of the CC&R’s shall control. This initial version of the Guidelines replaces and fully supersedes all verbal discussions. SUBMISSION PROCEEDURES The Design Review Process consists of two (2) stages; prelimina1y and final. Approval of the latter is assured, if it is a faithful extension of previously approved preliminary designs. Nothing in these guidelines and related procedures in any way alters the Builder's obligation to comply with all municipal, state and other authorities having jurisdiction over any work. As used in these Guidelines, unless otherwise expressly set forth, all references to the "Builder" shall be deemed to also refer to the Owner of one or more custom lots. As such, requirements, obligations, or restrictions put on a Builder will, unless otherwise set forth herein, equally apply to the Owner of a lot. PRE-DESIGN MEETING To initiate the Design Review Process, a Pre-Design Meeting should be scheduled with the Property Manager. The purpose of the Pre-Design Meeting is to discuss, with the Builder, the Design Review Process as well as the characteristics of the specific lot within Pleasant Harbor. It is highly encouraged that this meeting take place so as to avoid problems that may cause a design to be rejected. PRELIMINARY DESIGN REVIEW SUBMISSION Please submit one (l) copy of all requested drawings and the application fee. For specific applications, drawing and technical requirements and fee schedule, please see the Appendix. Additional drawings as necessary to portray the concept may also be submitted. Builders are encouraged to make their entire submission at the same time; however, to facilitate the Builders needs, partial submissions may be made provided that the Builder understands that: • Any approval of a partial submission will be conditioned on the subsequent approval, by the Committee, of the balance of the submission. • The fee chargeable for Preliminary Design Review is not intended to cover the Committee's cost of accommodating Builder's wishing to make multiple partial submissions. Builders will be charged for each partial submission and these fees will be payable prior to Final Approval by the Committee of the Preliminary Design. (See Appendix for fees) OVERVIEW-2 Exhibit 39 After review, the Committee will respond in writing that the submission has been approved or will outline what further work is required to gain approval. PRELIMINARY INSPECTION When the Builder has received written notice of Preliminary Approval of plans, the Builder should request a Street and Curb Inspection from the Property Manager to record the condition of the street and curbs prior to start of construction. FINAL DESIGN REVIEW SUBMISSION AND MEETING The Final Design Review is intended to confirm that the design approved during Preliminary Design Review has been carried forward into more detailed construction documents: For specific applications, drawing, technical requirements and for schedule, please see the Appendix. The Committee will hold a final design approval meeting for the purpose of issuing approval of the plans, and the Owner or Owner's agent may attend the meeting. The Committee will respond in writing with an acknowledgement that the approved plans, including any approved amendments, are in compliance with all rules and guidelines in effect at the time of the approval and that the refund of the deposit requires that construction be completed in accordance with those approved plans or will outline what further work is required to gain approval. The application for plan review must be completed and written Final Approval from the Pleasant Harbor Committee must be received prior to any clearing grading or construction activity on your lot. It is strongly recommended that the initial Preliminary Approval from the Committee be obtained before submitting the plans to Jefferson County Planning Department. BUILDER BOND In addition, the Builder must post a $25,000.00 bond for damage that may be caused by Builder (or any of the subcontractors) to the Association's Common Areas (including, but not limited to, streets, curbing, landscaping). If the bond is submitted to the Association in cash, the Association will place the bond in a trust account. The cost of the trust account will be shared equally between the Association and the Owner. Any interest earned on the bond shall become a part of the bond. If the construction pro ject is abandoned, the Association may determine the appropriate use of the bond. After the home is built, the Committee, Board of Directors or a representative of the Association will inspect the surrounding Common Areas. If the surrounding Common Areas are in the same condition (reasonable wear and tear expected) as they were prior to the home being built, the Association will notify the Builder that the bond will no longer be required. If there is damage caused by the Builder (or any subcontractors) to the Association's Common Areas, the Association will notify the Builder of the damage and give the Builder ten (10) days to repair the damage. If the damage is not fixed or is not properly or appropriately fixed, the Association will make a claim on the bond. EXPIRATION OF FINAL APPROVAL/COMPLETION OF CONSTRUCTION Any architectural approval granted by the Committee is valid for two (2) years from the date of issue. Construction of a structure or improvement on a lot must be completed within two (2) years from the date the approval was issued by the Committee. The Committee may grant written extensions to the two (2) year completion time period in its sole and absolute discretion. If construction is not completed within the two (2) year completion time period, the Association may take any enforcement action permissible under its governing documents or Arizona law, including but not limited to, imposing a fine pursuant to its written fine policy for failing to complete construction or initiating litigation to enforce the completion requirements of this Section. In addit ion, if construction is not completed within the two (2) year completion time period, all design review fees and deposits will be forfeited and the lot owner must resubmit his or her application for design review to the Committee and include new design rev iew fees and deposits applicable to the project. OVERVIEW-3 Exhibit 39 CONTRUCTION REVIEW The Committee will conduct at least two on-site formal reviews during construction for the purpose of determining compliance with the approved plans. One of these on-site formal reviews may be the Final Inspection discussed below. The Owner or Owner's agent may attend both formal reviews. Within five business days after the formal reviews, the Committee will cause a written repo1t to be provided to the Owner or Owner's agent specifying any deficiencies, violations or unapproved variations from the approved plans as amended and that have come to the attention of the Committee. Within thirty (30) business days after the second formal review, the Committee shall provide to the member a copy of a written report specifying any deficiencies, violations or unapproved variations from the approved plans that have come to the attention of the Committee. FINAL INSPECTION Within forty-five (45) days after Jefferson County has issued a Certificate of Occupancy, the Owner should call the Property Manager to request a Final Inspection to assure compliance with approved plans. The Owner or Owner's agent may attend the Final Inspection. Should the improvements be found in compliance with the approved Final Submission, the Owner will be notified and any deposits (less any fees or fines) will be returned and the Association will issue a Letter of Compliance. Should the improvements not be completed in compliance with the approved Final Submission, the Owner and Builder will be notified and the Committee may hold any deposits for one hundred eighty days or until receipt of a subsequent report of construction compliance, whichever occurs first. If a repo1t of construction compliance is received before the one hundred eightieth day, the Committee shall promptly release the deposit monies to the Owner. If a compliance repo1t is not received within one hundred eighty days, the Committee shall release the deposit monies promptly from the trust account to the Association. The Committee in its discretion may release all or any part of any deposits to the Owner before receiving a compliance report. Release of the deposit to the Owner does not constitute a representation or warranty from the Committee or the Association that the construction complies with the approved plans. When all items have been corrected, the Builder shall notify the Committee in writing, requesting a second Final Inspection. Should all items be found in compliance, a confirming letter will be sent to the Builder, completing the Design Review process. COMPLIANCE AND REVISIONS Although the Guidelines are advisory, the approved Final Design is binding. Once approved, the design must be executed as submitted or revised drawings must be submitted to the Committee. The Committee will provide written approval or disapproval and no revised design may be constructed until approved by the Committee. If construction is not in compliance with the approved design, the Builder must correct the work at his/her own expense. RELATED DOCUMENTS Pleasant Harbor is within Jefferson County and is consequently subject to its governance in general and to the recorded Development Agreement that exists for Pleasant Harbor in particular. While both general and specific provisions of all applicable codes and ordinances must be addressed, they are not the subject or purpose of this document. OVERVIEW-4 Exhibit 39 STATEMENT OF NON-LIABILITY All plans, drawings, and specifications approved by the Committee are not approved for engineering, design or architectural competence. Neither the approval of the plans nor the approval of the actual construction by the Association or Committee shall constitute a representation or warranty that the plans or construction comply with applicable governmental requirements or applicable engineering, design or safety standards. Through its approval of such plans, drawings, and specifications, the Committee does not assume liability or responsibility therefore. or for any defect in any structure constructed from such plans, drawings, and specifications. Neither Pleasant Harbor Investors, LLC (the "Master Developer"), nor members of the Committee shall be liable to the Pleasant Harbor Community Association (the "Association"), any Builder, any Owner, or any other person or entity for any damage, loss or prejudice suffered or claimed because of: (a) the approval or disapproval of any plans, drawings or specifications; or (b) the construction or performance or any work, whether or not pursuant to approved plans, drawings, or specifications. The approval of the Committee of any plans, drawings or specifications for any work done or proposed, or for any other matter requiring the approval of the Committee, shall not be deemed to constitute a waiver of any right to withhold approval of a similar plan, drawing or specification or matter subsequently submitted for approval. The Committee shall have the right to approve or disapprove plans, drawings or specifications, or any other items submitted to it for review and approval in its sole and absolute discretion. Every Owner/Builder, or other person or entity who submits items to the Committee for approval agrees, by submission of such items, that he or it will not bring action or suit against the Committee, its successors, assigns or any member, agent or employee thereof. It is the responsibility of the Owner/Builder submitting plans to the Committee to comply with all applicable governmental ordinances, codes and regulations, including, but not limited to, all Jefferson County codes and ordinances. It is the responsibility of the Builder submitting plans to the Committee to strictly comply therewith. Exhibit 39 ____________________________________________________________________ SITE DESIGN _______________________________________________________________________________________ Exhibit 39 SITE DESIGN – 5 Each parcel has its own unique setting within the overall plan for Pleasant Harbor. The varying terrain and the golf course that weaves among the parcels creates a diversity of special constraints and opportunities, as well as unique and distant vistas. Each Builder should become thoroughly familiar with all issues t hat may influence the design of any residences and while these Guidelines include separate sections for Site Design, Architecture, and Landscape, it should be acknowledged that, especially in hillside areas, the ultimate success of the three-dimensional community would depend on a thorough integration of all three disciplines and the Guidelines should be reviewed accordingly. SITE DESIGN The natural topography in the custom lot parcels vary and site design varies depending on the size of the lot. Lots will generally be between one-quarter (1/4) and one-half (1/2) acre. The development of your new home is to be constructed within an identified building envelope that will essentially describe the setbacks from adjacent properties. No construction or landscaping will be permitted outside the building envelope unless the lot is severely scarred by construction activity. If a Building Envelope is established, it will take into account vegetation to be preserved, natural rock formations and natural washes. It shall be no closer than twenty (20) feet from the front property boundary except for side entry garages and driveways and not closer than ten (10) feet from side and rear property boundary except for side entry garages and driveways. The Committee will consider variations from the Conceptual Building Envelope based on more specific studies of the lot. Typically, structures should be nestled into the land, remaining low, so as to be part of the site rather than being perched on it, creating unnecessary height. Step buildings and improvements down slopes, using split and multi - level solutions should be used to follow existing contours and achieve a balance of cut and f ill. The intent is to eliminate the need for creating flat pads on sloped sites. Limit structures to the areas on the site where drainage, soil, and geological conditions will provide a safe foundation. In addition, consider the impact of the proposed residence on adjacent properties with respect to drainage, privacy, view and ease of access. The Committee cannot guarantee that all views of all residents will remain unobstructed as the project continues build -out to completion. The following general limitations will apply in the absence of special circumstances justifying exceptions as may be approved by the Committee: • Cut and fill may not be exposed following completion of construction, landscaping and/or retaining walls may be required to mitigate cut and fill conditions. Exhibit 39 SITE DESIGN -6 • No change in natural or existing drainage patterns for surface waters shall be made upon any lot that could adversely affect another Owner • No viable native plants shall be damaged, destroyed or removed from any lot, although such plants within the allowable building area may be relocated. • Retaining walls and other walls not directly supporting a building structure, except screen walls, shall not exceed 2M in height, measured from the lowest natural grade adjacent to the wall. • When the construction is finished, the earth around the residence should like against the walls as near as possible to the original angle of slope. • Creative site planning provides numerous options for distinguishing one home from another. The driveway also creates the opportunity to design interesting streetscapes with a variety of direct and angled driveways. Create “streetscape” variety by utilizing front and side entry garages and driveways or by varying the setback. SITE DRAINAGE AND GRADING Site drainage and grading must be done with minimum disturbance to the lot, structures, roads, driveways or any improvement should be designed to fit the existing contours of the site, minimizing excavation rather than altering the site to fit a poorly designed structure or improvement. Surface drainage shall not drain to adjoining lots or open spaces except as established by natural drainage patterns, nor cause a condition that could lead to off site soil erosion on open space. Carefully evaluate the erosion potential and safety of the site based upon the percentage and direction of slope, soil type and vegetation cover. Sites that fall away from the street are especially problematic and require careful study as to the impact of seasonal rains, how that water naturally moves down the lot, and how to mitigate the flood potential within the home. SLOPE DRIVE ARTICULATE ALL SIDES SLOPE SIDE YARD STEP DOWN TO TERRACE PLACE LANDSCAPE IN FRONT OF WALLS FRONT ENTRY SIDE ENTRY ANGLED ENTRY Exhibit 39 SITE DESIGN -7 When a change in the drainage way within a given lot is absolutely necessary, avoid right angle diversions and create positive drainage in a logical and natural manner. Minimize soil erosion in disturbed areas through the use of native rock and plant materials. The intent is to discourage excessive cut and fill. All cut and fill requirements must comply with the Land Disturbance Standard set forth in Jefferson County (the”County”) Zoning Ordinance. No grading may be done outside the building envelope or setbacks unless approved, in writing, by the Committee. Any alterations to washes carrying fifty (50) cubic feet or more of storm water per second resulting from a 100-year storm may require special consideration for approval by the Committee. WASHES AND DRAINAGE EASEMENTS These natural drainage-ways occur frequently throughout the lots and should not be obstructed. Structures and other improvements should be sited to avoid these washes, although they can be sited at the edge of a wash. Bridging by buildings and other improvements designed so as not to obstruct 100-year storm flows are encouraged. Washes may be re-routed within the building area but must never change the point it naturally leaves the site. If required by the Committee, a licensed civil engineer, selected by the Committee, will conduct a backwater flood analysis to evaluate the safety and feasibility of the design. However, the Builder will reimburse the Committee for all incurred charges. WALLS The walls within Pleasant Harbor should establish individual character and privacy, while maintaining the optimal views that have been created by this unique landscape. Landscape fence and retaining walls will need to be incorporated according to site location, lot arrangement, golf course adjacency and site topography. The designs of all walls are subject to approval by the Committee. The raising or increasing of the height of existing walls shall generally be limited to 2 meters. Stucco finished and painted to match existing or adjacent walls and, where necessary, may require the approval of neighbors in addition to the Committee. Typical details have been provided in the appendix for design character reference only and must be engineered by a licensed structural engineer. All walls and/or landscaped hedge fencing are subject to the requirements established by Jefferson County. VIEW WALLS / LANDSCAPE HEDGE FENCING RETAINING WALLS The height of a retaining wall is measured from the low side of the natural grade to the top of the wall whether or not the top is retaining earth. Railings with at least fifty (50) percent openness on top of retaining walls are not included in retaining wall height restrictions but are restricted by the fence height regulations. The maximum height and average height of retaining walls should not exceed the following: Average Slope at Wall Location 0-15% Maximum Height in Meters 2M Average Height in Meters 2M CONCEPT FOR LOW WALL ON REAR OR SIDE LOT LINE TYPICAL WIDE SHALLOW LOT WALLS STAGGERED IN PLAN TYPICAL LOT WIDTH WALLS STEPPED VERTICALLY “Views are the essence of Pleasant Harbor” Exhibit 39 SITE DESIGN -8 All retaining walls or courtyard type walls must appear to be integrated with the house and the colors and materials should be the same as that of the house or the perimeter walls. If the house includes more than one exterior wall treatment, for example stucco and stone, the walls may be either or both. Where walls are used to enclose private patios or pool areas, care should be taken to provide an appearance that is deliberately architectural rather than a random stepping or sloping with grade. Any walls associated with a home should be in the same architectural character and geometry rather than an arbitrary design. Where wall heights need to change, they should be transitioned either with an offset in plan or an angular form. If retaining walls between lots extend toward the street, they must be transitioned toward grade and toward the street. Generally, walls should not exceed six (6) feet in height, but walls that due to topographic or other constraints, exceed the six (6) feet maximum will be considered on a case-by-case basis and must include a minimum of one (1) stepped back planting area or other means of articulation. If two (2) retaining walls are separated by a landscaped planter for a minimum of three (3) feet or one-half (½) the average height of the retaining walls, then each wall shall be considered a separate retaining wall. When cuts occur, terrace-planting areas are necessary to stabilize the slope. Slopes that do not exceed 3:1 may be stabilized with revegetated planting. Where sloped cuts and fills are greater than 3:1, a geotechnical engineer must verify the geologic stability of the slope. Where slopes do occur, they shall be no steeper than 3:1 unless specifically approved and will be revegetated. CULVERTS AND HEADWALLS Where wash crossings occur, the Builder shall design headwalls that reflect the forms and finishes of the homes and streetscape. EXCAVATION RESTORATION All surplus excavated material must be removed. All cuts and fills (certified by a registered engineer) which are visible from streets, common areas or the golf course, must be contained behind retaining walls, appropriately revegetated, or covered with natural surface rock or other suitable material to mitigate negative visual impact. ENTRANCE DRIVES Driveways shall be a maximum of sixteen (16) feet wide at the property line and are encouraged to intersect the street at a minimum angle of sixty (60) degrees and in such a way as not to interfere with culvert drainage in the street right of way. Uncolored, smooth concrete or asphalt may not be used. Brick, concrete pavers, integral colored concrete with exposed aggregate or patterns are encouraged. Only one driveway entrance will be permitted for each lot unless the Committee provides prior written approval of a second entrance. LANDSCAPED RETAINING WALLS REVEGETATED SLOPES NATURAL GRADE REVEGETATED SLOPE GARDEN WALLS Exhibit 39 SITE DESIGN -9 GATES Northwest urban contemporary – flat roofed buildings - Gates are prohibited on driveways regardless of whether manual or power operated . PARKING AREAS AND SPEED LIMITS Each residence shall contain parking space within the lot for at least two (2) automobiles in an enclosed garage either attached or detached from the main residence. A minimum of two (2) additional parking spaces should be provided to accommodate guest parking. Views of guest parking from adjacent lots, streets or public areas must be mitigated and diffused by screen walls, a combination of screen walls and landscaping or landscaped berms. Screen walls for this purpose shall be between 36" and 48" high. All vehicles must strictly obey the posted speed limits. The speed limit inside the main gates is 25mph. GARAGE APRONS Two-car garage aprons should not exceed eighteen (18) feet in width and three -car garage aprons should not exceed twenty-seven (27) feet if aligned. If not aligned, the Committee will expect a minimum amount of paved area. Where possible, three-car-garage aprons should be broken up with trees planted on either side of the middle door and placed as close to the garage door as full growth of the tree branches will permit. The objective is to minimize the visual dominance of both the apron and the garage doors . Any cut and fill associated with entry drives should be treated to leave no exposed or obvious scarring. Exhibit 39 ____________________________________________________________________ ARCHITECTURE _______________________________________________________________________________________ Exhibit 39 ARCHITECTURE-10 In a hillside community, good architecture is dramatized, and the effect of poor design is immediately evident. It is a matter of appropriateness, starting with the topography and continuing into forms and colors that blend into the mountain setting. When viewed from a distance, no one structure or group of structures should "stand out". When viewed at close range, carefully orchestrated variety is essential. These are all considerations that should govern the proposed designs and will be considered in the architectural review process. BUILDING STYLE “Northwest Urban Contemporary” The climate must be considered. thus: the best designs associated with the Northwest include courtyards, open breezeways, and deeply recessed windows. The pursuit of these very practical conditions will tend to give natural direction to the design of the residence, resulting in a residential environment compatible with the Views. The Committee encourages, where possible, low profile, single story or multi-level residences. The Committee will discourage, and has the right to prohibit, the construction of any residence or other structure which would appear excessive in height when completed. While the Committee encourages design diversity, transplanting incompatible architectural styles from other regions of this or any country is discouraged. It is understood that much of the architectural appearance of local architecture can be traced to other countries; it has been modified, adapted and changed so that it is appropriate to the local environment. In addition, pre-designed homes from catalogs, other communities or sources that are not site specific, will not be allowed. BUILDING HEIGHT Building height is to be measured by passing a plane vertically through the building at any point of existing natural grade to the highest point of the structure at that plane. The overall dimension shall not exceed nineteen (19) feet in height, except that a maximum of one-third (1/3) of the enclosed living area may exceed twenty-four feet. Second story elements should be set back from the edge of the first floor to create a stepped appearance and to avoid two - story, uninterrupted surfaces. Building heights are also subject to regulations established by the Zoning Ordinance. Every Builder is responsible for compliance therewith. It is expected that residences will contain a minimum number of square feet of livable space (excluding any enclosed garage and guest house). Each Builder should refer to the Tract Declaration applicable to its lot for the exact minimum square footage requirements. Each residence should have clearly identifiable masses in plan that is the start of breaking up any sense of a boxy exterior. The following plans are diagrammatic only but suggest the preferred plan character for a hillside development. Exhibit 39 Exhibit 39 ARCHITECTURAL DESIGN GUIDELINES FIGURE 1- BUILDING HEIGHT 1. Maximum building height from existing natural grade to highest point of structure is 24 ft. 2. One-third of enclosed living area may exceed 19’-0” max. 24’-0” at ridge. 3. One chimney may be constructed to 26’-0”. 4. Refer to walls and streetscape components in Guidelines. 5. Flat sloped roofs to the East & West for Solar Technology Roofing. 1. Two-story elements to be placed away from setback lines to create a stepped appearance in all directions. 2. Provide one-story element between setback and two-story element to avoid two-story uninterrupted surfaces. 3. Maximum heigh of screen walls to be 2M from finish grade. Exhibit 39 ARCHITECTURE-11 ROOF SHAPES AND MASSING Roofs may be flat, sloped or a combination of the two. All flat roofs must have a non -reflective, granular texture with solar technology with roofing. Changes in roof geometry are best when accompanied by offsets in plan. Using large members (4” X 6”) that may be left exposed if some thickness is achieved at the edge of the sheathing. Fascia e should be at least 2” X 6” and utilize a three-foot (3’) overhang. Large scale or double fasciae of 8” and 10” are more preferred. Fasciae should be thought of as another layer of design rather than relying on standard forms common to production housing. All sloping roofs on any one structure must be of the same color and material. ROOFTOP EQUIPMENT Evaporative coolers, solar collectors, or wind turbines must be new technology which include the membrane protector in connection with the solar panels. Wind Turbines are the subdued curves versus exposed blades. Miscellaneous items such as vents and flues should be located to be as obscure as much as possible or the least prominent side of the ridge line and be painted to match the adjacent roof color. BUILDING ELEVATIONS The same criteria for breaking up the boxy shape of a plan applies to the elevations. Symmetrical elevations should be avoided and a variety in building heights is encouraged. Single -story elevations, particularly for custom homes, should attempt to create at least three (3) masses separated two (2) or more feet of vertical rise from each other. It should be assumed that houses will be seen from 360 degrees and that there must be a continuity of colors, materials and details on all elevations. It is nonetheless reasonable that additional priority will be given to those sides that are visible from the streets, common areas and the golf course and must be of “front" elevation quality. ENTRANCES Deeply recessed entrances provide both protection from the elements and a sense of individuality. When used as wall extensions, the whole entry can result in a courtyard effect that is very appropriate to the region. Entrances should have distinctive architectural features and are best when there is a combination of overhanging roofs and some change in the plan configuration. Exhibit 39 ARCHITECTURE -12 WINDOWS Care should be given to the size, type and organization of all windows. They should never appear like surface "holes" cut into the sides of a box, rather they should be architectural features and, wherever possible, grouped into recessed areas or bordered by projections that provide a shadow pattern. The style of window should be consistent on all sides of the house. Windows into garages, where visible from the streets, common areas or the golf course should have blinds or other treatments to screen the view into the garage in the daytime and the spill of light outward by night. Reflective glass or unfinished aluminum windows will not be allowed. GARAGE DOORS Whenever possible, garage doors should be de-emphasized, either by tucking them under projecting structures above or by way of configuring them out of direct view from the street. The appearance of garage doors is greatly helped by a low plate line over the door, and by recessing the doors with piers or other three -dimensional elements. Single garage doors are encouraged, as they have a more human scale than double doors. Metal (or comparably durable material) four panel doors should be used, painted in a color that either match the adjacent wall colors or is somewhat darker, never lighter. (See forms) GUEST HOUSE/ DETACHED STRUCTURE Guest houses, studios, casitas and other detached structures (collectively, a "Guest House") are permitted only with written approval of the design by the Committee and the Town. The architectural character and detailing of a Guest House must be consistent with the main residence. Materials, finishes and color are to match the main residence unless the Committee grants special approval in writing and all guest facilities must comply with the zoning regulations of the Town. For reference, the Town does not a llow cooking facilities in any Guest House. EXTERIOR MATERIALS AND COLORS The artful and sensitive use of appropriate colors is necessary to achieve a cohesive community character. Muted tones having a Light Reflectance Value (LRV) of forty-three (43). See Home Painting Application for most current specs. The surest way to comply with this requirement is to select materials and colors in the deepest earth tone range. Natural materials such as a variety of stone veneers are encouraged where such materials are used for accent, the related wall colors should be compatible. When manu factured stone is approved, a 4'X 8' in- field sample needs to be reviewed prior to installation to verify color and stone profile. Stucco or other exterior material textures may be submitted for review at either the Preliminary or Final Submittal stage. I n general, all textures may be acceptable except those that create an unusual or distracting appearance due to the pattern or coarseness of the texture. The common community wall and view fence colors should be considered with respect to its compatibility with the adjacent homes. WALL COLOR In selecting a color for approval, the Committee will review three (3) attributes, including hue (its basic color), value (lightness and darkness), and chroma (intensity). The LRV is the general reference that paint companies use to reference color: the lower the number, the darker the color. The issue of hue and chroma will be addressed based on how well they blend into the site and the surrounding community. The Committee will be looking for nutted colors: colors that are muted in hue (the color itself) and chroma (it's intensity). Color is ve1y much affected by architectural design: less complex surfaces will appear lighter than those that have a great deal of articulated shape, texture, shade and shadow. Due to the surrounding natural landscape, the majo rity of the base wall colors will be darker rather than lighter. Contact Management for most current wall color specs. At any time the Owner chooses to re-paint the home, even if it is to be re-painted the same color, paint chip(s) must be submitted with a request form and a color swatch must be painted on the house. If upon inspection, the home has not been painted with the approved colors, the Owner will re-paint with the correct color at his/her own expense. Exhibit 39 ARCHITECTURE-13 GUTTERS For other homes (non-custom), roof/rain gutters must blend as much as possible with the structure and all material must be painted to match the house color(s). All such gutters must be installed so that roof/rainwater is directed to drain to the front (street). If this is not possible, the water drainage must not be allowed to collect along s tucco walls. Drainage exits may be constructed/installed that will allow the water to drain into the golf course or common area. CHANGE OF MATERIALS In all homes, no material change should occur on an outside comer. The technique of "shirt fronting" of masonry veneer or stucco will not be permitted. Material changes are most successful when made as part of a larger offset; for example, a masonry pier, recessed window, those that articulate an entire mass, and terminate at an inside corner. The material must wrap around a corner a minimum of four (4) feet. Gable ends of uniform material are required, versus those that change at the eave line. High contrast trim or material variations should be avoided in favor of those that are chosen to blend all elements into a single idea. For example, dark brown half-timber trim or white New England trim, while suitable elsewhere, are not in keeping with the desert southwest character of Pleasant Harbor. SPECIAL FEATURES As a general rule, all necessary and functional elements, such as light structures, benches, gates and details such as address plaques, etc., should be treated as opportunities to reinforce the design theme of each home. Individual residential identification may either be by monument (for large lots) or on the buildings and such identification must meet criteria established by the appropriate agencies. The Builder, if approved in advance by the Committee at the Final Submittal, may install individual address identification devices that utilize the same materials and colors as the residence and reflects the homes design character. No additional signage detached from the residence will be permitted, except for temporary construction signs or other signs as permitted by the CC&R's and approved in writing by the Committee. Specific items include but are not limited to benches/seating and fountains/water features must be submitted for approval by the Committee prior to construction or installation. (See forms) AVOID PREFERRED ACCEPTABLE Exhibit 39 ARCHITECTURE -14 Fountains and Water Features will be considered with the following provisions: • No fountain nearer to the front property line than the walls or the attached open porch of the home. • Maximum height to be five (5) feet tall. • The water must be chlorinated. • Owner will be obliged to keep the water feature well maintained and in good operating condition. Seating will be considered with the following provisions: • Maximum height will be four (4) feet. • Design will be consistent with the surrounding walls. Exterior fire pits, fireplaces and barbeques will be considered with the following provisions: • They must be contained within the patio area or landscaped private area (as defined in Landscape). • Should be an integral part of the design of the residence. • Fireplaces built into patio walls require the approval of the Committee, as the chimney element must be sited to avoid obstructing views from adjacent properties. ARCHITECTURAL AWNINGS, SUNSHADE DEVICES AND TRELLISES The Committee must approve all architectural awnings, sunshade devices and trellises since these elements are considered an integral part of each building elevation. If used on one elevation, they should be used on all elevations. Regardless of when any such items are installed, the written approval of the Committee must be obtained prior to installation. Any exterior roll down type window shading device must be integrated into the roof fascia design. Exhibit 39 ARCHITECTURE -15 DESIGN REVIEW GUIDELINES – LIGHTING The Hamlet of Pleasant Harbor Outdoor Lighting Guidelines The Design Review Committee must approve all outdoor lighting in the community. The following standards apply. The committee, in its sole discretion, will interpret the standards in regard to approval of each application. The committee is also empowered to enforce violations of the standards, as they may occur. Standards: 1. No residence may be floodlighted 2. No fixtures are permitted which shine toward the street or adjacent properties. 3. No light source is permitted that creates an obvious "hot spot" within the community 4. All exterior lighting must be shielded. No bare lamps are permitted. 5. Mercury vapor lights are not permitted 6. All security, landscaping, and safety lighting shall be warm, soft, and indirect. 7. Brightness and color temperature standards: Background Information The following background material is intended to help homeowners understand and properly follow the outdoor lighting standards. Exterior Lighting Philosophy Pleasant Harbor is a certified Dark Sky Community more than anywhere else in Washington State. Exhibit 39 ARCHITECTURE-16 Modern society requires outdoor lighting for a variety of needs, including safety and commerce. IDA recognizes this but advocates that any required lighting be used wisely. To minimize the harmful effects of light pollution, lighting should: • Only be on when needed • Only light the area that needs it • Be no brighter than necessary • Minimize blue light emissions • Be fully shielded (pointing downward) According to the nonprofit International Dark-Sky Association (IDA)1, which is the recognized authority on light pollution and the leading organization combating light pollution worldwide, there are several components of light pollution: Glare - excessive brightness that causes visual discomfort Skyglow - brightening of the night sky over inhabited areas Light trespass - light shining where it is not intended or needed Clutter - bright, confusing and excessive groupings of light sources Types of Outdoor lighting: 1.Landscape Lighting: means lighting mounted either on the ground, in trees or on -site walls for the purpose of providing decorative accent lighting or illumination of walkways. 2.Building Mounted Lighting: means lighting built into or attached to buildings either on walls, ceilings, eaves or fascia for the purpose of providing general illumination, area illumination, or security illumination. Lighting must be directed downward and away from adjacent lots, streets, and open spaces and may not be used to light walls or building elements for decorative purposes. 3.Security Lighting: means lighting intended to provide bright general illumination of the area adjacent to a residence, for a limited duration, during emergency situations. Security lighting, which by its nature is bright, will be permitted only with the understanding that it will only be used in emergencies and must be controlled by motion detectors and a timer for limited duration. 4.Site Lighting: must be directed onto vegetation or prominent site features such as boulders. Site lighting must be confined to areas enclosed by walls or in the immediate vicinity of the main residence entrance. Exhibit 39 ARCHITECTURE -17 Choosing the Right Bulb Type: There are three main things to look for in selecting bulbs for your outdoor lighting: brightness, wattage, and color. LED light bulbs are quickly taking over as the bulb of choice, replacing incandescent bulbs at a rapid pace now that many countries have instituted mandatory phase-outs. In the United States incandescent bulbs are being phased out as the existing supply diminishes. Incandescent are normally selected by the wattage to determine how much light is produced (25W, 75W or 100W). Wattage is really a measure of how much energy it uses. Manuf acturers of lighting products are now required to provide labels with certain information on their packaging. Examples of two of these labels are shown below: Determining LED equivalents to CFL and Incandescent may be confusing. Below is a simple comparison chart to help choose the correct bulb with the right brightness. The actual wattage for CFL and LED bulbs with the same brightness is much lower than the incandescent number. A light bulb's brightness is actually measured in lumens which is the primary difference between LED and incandescent light bulb types - an LED uses much less energy (wattage) to produce the same brightness (lumens) as the incandescent. The LED and halogen are the most commonly used for site lighting. Light color or appearance is measured by the Kelvin color scale. This is important in selecting the LED bulb for incandescent or halogen bulb replacement. Exhibit 39 ARCHITECTURE -18 Higher color temperatures tend to be more white or blue ("cooler" colors), and lower color temperatures are more orangish or reddish ("warmer" colors). Sometimes light color is called light appearance, but regardless of what you call it, it still refers to the Kelvin color scale. Although LED bulbs may be more expensive to buy, they last far longer and cost much less to use over time. The average incandescent bulb lasts 1,500 - 2,000 hours and the average LED can last 15,000 - 27,000 hours. Night Lighting Unless mandated in certain areas by The Hamlet of Pleasant Harbor or for reasons of safety, street lighting will be prohibited with the exception of low-level sodium lamps in bollard fixtures provided for pedestrian and vehicular safety. Within a subdivision, all lighting should be minimized and indirect, so as not to interfere or compete with the dramatic panorama and vastness of nighttime views. Exhibit 39 ARCHITECTURE -19 GROUND PLACED EQUIPMENT Ground placed equipment (pool, HVAC equipment, etc.) must be shielded from view on all sides visible from public areas, Screen walls, landscaping, a combination of screen walls and landscaping or landscaped berms will be used. All pool equipment will be screened with walls. Screen walls for this purpose shall be between thirty - six (36) inches and forty-eight (48) inches high. Also, screening must ensure that neighbors can't see equipment. ANTENNAES AND SATELITE DISHES The following antennas and satellite dishes are not permitted: • Antennas or dishes that only transmit signals • Antennas or dishes that interfere with reception of video signals by other homes • Antennas or dishes mounted on roofs or buildings • Antennas or dishes in common areas; and • Dishes greater than one (1) meter in diameter Unless prohibited above, an antenna or satellite dish may be installed as follows: •Inside the attic, garage or living are of a home; or •Outside in the back or side yard of a home. Outside installation is allowed only if the plans and specifications for location, attachment, safety and screening are approved in writing by the Design Review Committee for compliance with the following standards: I. Antenna or satellite must be properly bolted and secured in a workmanlike manner; II. Antenna or satellite must be located behind a solid wall, fence or perennial landscaping in the side yard or back yard of the home; III. Antenna or satellite must be screened by the above fence or landscaping, to the greatest extent possible, in order to prevent it from being seen from any street, common area or neighborhood home; and IV. Antenna or satellite must be no higher than the fence or landscaping that is screening it from view. V. Antenna or satellite wires must be encased. VI. All of the antenna or satellite, excluding the transmitter is required to be painted to match the home. The Lot Owner is liable for all damages to association property, personal property, animals and persons caused by the Owner's installation of an antenna or dish. (See Forms) These location, installation and screening requirements are based on aesthetics, non -interference with reception by neighbors, preservation of property values and safety, including avoidance of injury or property damage from improperly installed or otherwise dangerous antennas or dishes. Exhibit 39 ARCHITECTURE - 20 ALTERNATIVES WHEN “IMPAIRMENT” IS CLAIMED If an Owner demonstrates to the Association's reasonable satisfaction that the Association's rule impairs that particular Owner's reception, then the Association will need to make exceptions to the rule on a case-by-case basis to accommodate the Owner in receiving unimpaired reception. Nonetheless, the Association may still impose other reasonable restrictions on the Owner relating to "safety" or within the other specific parameters allowed by the FCC rule. Making an exception for one home does not mean the exception has to be allowed for other homes when the exception is not needed for unimpaired reception by other homes. The Association will not make exceptions for any of the following: • Unsafe installation locations • Dangerous construction • Dishes greater than one (1) meter in diameter • Transmitting only antennas • Installations that interfere with reception of video signals by others • Unsafe antennas • Attachment to common areas, general common elements or in the case of non-exclusive use or control of limited common elements of a condominium. • Reasonable procedures and pre-approval requirements to assure compliance with Association rules. (See Forms) REFUSE CONTAINMENT All trash and recycle containers must also have a cover to prevent trash from littering the area. If the container is not covered and there is litter around it, the builder will be subject to a fine. Screen walls/landscaped hedges may also be used for this purpose but must be a minimum between thirty-six (36) to a maximum of sixty (60) inches high with a cover. REALTOR OPEN HOUSE POLICY AND “FOR SALE” SIGNAGE • Open Houses will be permitted in Pleasant Harbor on Wednesdays, Saturdays, and Sundays from 12 Noon to 5:00 PM. The Gate Hosts will display a Pleasant Harbor Open House sign in front of each gatehouse on Open House days. On Open House days, persons who state they wish to visit an Open House will be logged in. • Only authorized Pleasant Harbor Open House signs shall be permitted on the properties. All other unauthorized Open House signs or directional signage will not be allowed and may be confiscated. • Pleasant Harbor Open House signs are available for sale at cost to Realtors or residents and will be available for pick up at the gatehouse. Application for an Open House sign may be made to the property management company. Payment should be made by check payable to the Pleasant Harbor Community Association. The signs are reusable. Though every effort will be made to have sufficient signs available for immediate delivery, please allow at least five (5) business days’ notice to assure sign availability in ti me for the Open House. • Homeowners/agents are restricted to no more than four (4) signs per residence: three (3) directional signs and on (1) in front of the house. • Open House signs shall be permitted on Wednesdays, Saturdays and Sundays between 12 Noon and 5:00 PM. No signs shall be left on the property after sunset. • Signs must be placed directly in front of the home holding the Open House. Directional signs are allowed on sidewalks and common areas, but not in the street. • Signs must be maintained in acceptable condition by the owner of the sign. Signs which have deteriorated or are deemed in unacceptable condition in the sole opinion of the Association will not be permitted within the Community. • Other Open House violations include but are not limited to: Usage of unauthorized signs, improperly located signs, more than two (2) signs per residential Open House (three directional and one at the home); posting of signs overnight or not within the perm itted hours; attaching balloons or other objects or information to the signs. Exhibit 39 ARCHITECTURE -21 • Realtors or residents who violate these policies may have their Open House privileges suspended for sixty (60) days. • This policy is an effort by the Association to accommodate Open Houses for the marketing of a specific home for sale. It is not the intention of the Association to allow for spec homes to be used as continual Open Houses for construction/sales offices to sell other homes. • For Sale signs must include/comply with all the new provisions. o Only one "For Sale" sign is permitted per property. The sign is not to exceed the real estate industry standard size of 18 inches by 24 incites (not to exceed 432 square inches) o One hanger may be attached to the sign that is again in compliance with the industry standard of 6 incites by 24 inches (not to exceed 144 square inches). There may be one information tub or box attached to the signpost, and the signs must be professionally produced and hand lettering or stenciling on the sign will not be permitted. o The signpost may be wooded, metal or composite material, The shape may be either one vertical post no higher than 48 inches above ground with one horizontal post no longer than 36 inches. We would prefer two posts set apart no further than 40 inches and no higher than 48 inches above ground with actual sign hung between the two posts. o The post may not be any larger than 4 inches by 4 inches and the color may be earth tone, white or black. o The signpost may not be installed any closer than 10 feet from the pavement in front of the property based 011 the address of the property. The 10.foot limitation is in consideration of utility easements as well as appearance. o The signpost is to be installed so that the sign is pe1pendicular to the street as determined by the property address. o One sign may be placed on the signpost, or one sign may be placed inside an interior front window or in the case of the town house with no visible front window the sign may be attached to the front of the garage, at a height, no greater than 8 feet. For Sale signs will not be permitted on the golf course side of the property. Signposts must be removed within 48 hours of close of escrow or termination of the listing, Exhibit 39 LANDSCAPE – 22 The Northwest is the lushest, most biologically complex, landscaping in the world, supporting some 3,500 native species of plants. It covers nearly 100,000 square miles in Western Washington State. The goal of landscape design is to maintain the regional character of the environment and to provide continuity between the undisturbed hillsides and the planned residential developments. Front yards and areas directly visible from the street, common areas or the golf course shall incorporate the restricted plant palette for Pleasant Harbor. All private rear yard landscaping should blend harmoniously with the golf course landscape theme or the native landscape. Supplemental planting within disturbed areas should not appear sparse or barren. Plants should be massed to create relief areas of shade, greenery and flowering vegetation, that thrives on drip irrigation. All areas disturbed by construction or re-grading (as in Mira Vista) must be revegetated with containerized plant material and a native xeriscaping seed mix. A specially prepared hydroseed mix with specifications is provided in the Appendix to be used by each Builder in all disturbed areas. Granite areas along walkways shall be feathered into hydroseed or natural areas. MAJOR LANDSCAPING CATEGORIES All landscape elements and treatments for Pleasant Harbor are integral components of enhancing the most positive environmental and aesthetic aspects of this extraordinary property. See Figure 3 "Building Envelope Concept". • NATURALAREAS The Natural Area is that portion of a lot that lies outside the building envelope. The Natural Area must remain as natural. Cleaning of debris and limited trimming are allowed, and in certain cases supplemental landscaping is required if there is existing damage. Any required repair to the Natural Area shall be the responsibility and the expense of the Builder. No work in the Natural Area is permitted without the prior written approval of the Committee. Plans for improving any Natural Area must be submitted to the Committee as part of the Landscape Plan Requirements. • TRANSITIONAL AREAS The Transitional Area is that part of the building envelope that lies between the Natural Area and the wall of a residence or improvement and is visible from adjacent properties, common areas, or public spaces. Upon completion of construction, this area must be restored using the plant materials and densities common to the site. Plants from the Approved Plant List in the Guidelines are suitable for the Transition Area. The Transition Area is designed to transition between the native plant materials of the Natural Areas and the non-indigenous plants that are submitted in the Landscape Plan and approved by the Committee. • PRIVATEAREAS The Private Area is that part of the building envelope that is in the rear of the home or backyard and is within an enclosed wall or landscaped hedge five (5) to six (6) feet high. The Private Area also includes an entry way to the home's front door if the entry way extends at least ten ( l 0) feet inside the front edge of the home and is no more than twelve (12) feet wide. Plants within the Private Area can be non-native plants, see "Additional Plants Approved for Private Area" for examples of plants that will do well in our climate. Plants from the "Approved Plant List” can also be used in the Private Area. Within Courtyards or Atriums in the front of the home, not surrounded by a three (3) - four (4) foot high wall the plants must be from the "Approved Pl ant List”. • FRONTYARD The area between the home and garage and the street and the sides of the residence back to a wall or gate shall be considered the Front Yard. The only plants permitted in the Front Yard are listed in the "Approved Plant List”. Planters and potted plants may contain flowering plants, provided they are not at or along the entrances and sidewalk. Exhibit 39 ____________________________________________________________________ LANDSCAPE DESIGN & APPROVED PLANT LIST _______________________________________________________________________________________ Exhibit 39 LANDSCAPE -23 • ROAD EDGES AND STREETSCAPES Consistent with the overall landscape theme, road edges should be designed to mitigate potential erosion and to visually integrate the slopes with the surrounding natural te1Tain. Planting on such slopes will include a carefully orchestrated composition of indigenous material that replicates the native plant densities. Where appropriate, the slopes should be treated as natural rock outcroppings adorned with wildflowers. Special consideration shall be applied to the street zone, primarily addressing pedestrian access at front entryways. These areas should be framed with shade trees, flowering shrubs, and accent plants to provide a more intimate neighborhood character. Parking areas will also require additional screening such as low walls, boulders, trees and medium height shrubs. • NATURAL WASH CROSSINGS As much as possible, driveways and secondary wash crossings should follow existing natural grade. Such drives will likely be subject to carrying occasional runoff. It would be both functionally and aesthetically advantageous to treat these areas in a special stabilizing manner. Recommended culvert options include: • Integrally colored concrete with a heavy broom finish parallel to the water flow, • Exposed aggregate concrete, or • A cobblestone effect of larger stones set in integrally colored concrete. The full distance of the wash crossing should be graded to smooth out the contour of the wash and should be provided with concrete cut-off walls on both the up-stream and down-stream sides of the crossing. The concrete cut- off walls should either be integrally colored or stained to match the adjacent floor. It is important to provide a smooth transition between the driveway edge and the natural grade. The surrounding swale should be repaired as necessary with stones, decomposed granite and native vegetation . IRRIGATION Irrigation of the Natural Area is not permitted (unless it is needed to establish restored areas as approved by the Committee). Native vegetation does not require additional water and irrigating these areas can lead to disease and death of the native plants. Since efficient watering systems must be utilized to sustain plant life and preserve the precious water supply, a drip irrigation system should be designed for all containerized plant material. Automatic irrigation time clocks should be cycled for efficient deep watering and spray heads may be incorporated into hillside hydroseed areas to supplement seasonal rainfall. Layout and nozzle adjustments require special consideration to avoid over spray onto adjacent lots or fences. A tempora1y drip system may be installed to maintain Transitional and Restored Natural Areas. It is critical that these systems be monitored to avoid over-watering the native landscape. Irrigation plans are to be included in the landscape plan submitted to the Committee. If irrigatio n systems are not proposed, a maintenance plan for establishing the plant materials and a replacement policy shall be submitted. The replacement policy must ensure that the Builder shall be responsible for restoring the disturbed areas. If plant materials fail from lack of irrigation, maintenance, etc., they must be replaced at the expense of the Owner/Builder. Exhibit 39 LANDSCAPE-24 NATIVE PLANTS Native trees of six (6) inches in diameter or more that are in the construction area must be protected and reused on the site if they are in good health. FRONT YARD PLANTING REQUIREMENTS Each front yard landscape shall include a minimum of two (2) trees from the Approved Plant List. Shrubs and groundcovers shall be planted in adequate quantities to soften the transition from building to ground, accent courtyard walls, provide accent and color at entry paths, and soften large areas of granite. Shrubs and groundcovers should be planted in pleasing groupings, harmonious with their respective growth characteristics. Shrubs shall be selected from the Approved Plant List and the density should meet and may exceed the surrounding natural densities. BACK/REAR YARD PLANTING REQUIREMENTS Non-pollinating xeriscaping be planted at a maximum of 40% of the total landscaped area in the rear yard. If turf is to be used, it shall be maintained in a "green" condition year round except during mandatory restrictions. Over seeding is required and the turf shall be contained by an approved header board material. Rain gutters should be used to channel water from roofs toward proper drain areas (not toward stucco walls). GROUND COVER MATERIAL All yard areas except turf shall receive a covering of¾ to ½ inch minus Madison Gold decomposed granite. These granite areas will be kept in a neat and weed free manner. Accent areas of boulders and moundings can also be used. If a physical separation is required between granite and lawn or granite and other groundcovers, header board shall be of colored concrete or brick. Specifically prohibited are 2X4 wood header boards, above grade railroad ties, vertical wood poles, scalloped pre-cast concrete elements, or similar elements. BOULDERS Granite boulders (one half ton and larger) are encouraged to enhance visual appearance, provide for transitional grades, and to contain steep slopes. "Surface select" granite boulders must be used in front yards along high visibility areas. Large "pit run" boulders may be used to retain slopes. The colorant should mimic the weathered patina coloring of the native rock. All boulders must be buried a minimum of 1/3 to provide a massive, naturalistic impression. Boulders may be stacked along steep slopes with 25% void areas for planting pockets. Planting densities shall be designed to blend with the natural areas. Crevasse areas between rocks should be sprayed with the native hydroseed mix. Planting densities shall include one plant per four (4) square feet and one tree per 150 square feet. BOULDERS TO BE FREE OF PAINT, CONCRETE ETC. BOULDERS TO BE NATIVE, LOCAL SURFACE – SELECT GRANITE IN HIGH VISIBILITY AREAS. USE A VARNISH TO TOUCH UP MINOR SCARRING FROM TRANSPORT. PLANTING POCKETS FINISH GRADE LOCATE BOULDERS BEST SIDE UP, PROPERLY FACED. USE CABLES OR STRAPS TO PLACE BOULDERS. BOULDER RETAINING WALLS MAY BE PIT RUN ROCK, PLACED WITH BEST SIDE UP AND TREATED WITH A VARNISH COLORANT TO OBTAIN NATURAL CHARACTER OF THE ROCK. SUBGRADE Exhibit 39 LANDSCAPE-25 RETAINING WALLS All double retaining wall planters shall be landscaped, drip irrigated and maintained by the Owner. Plant material for double retaining walls facing streets shall be from the "Approved Plant List” to match existing natural areas. LANDSCAPE LIGHTING All landscape lighting shall conform to the guidelines found in the Architecture section. YARDS ADJACENT TO THE GOLF COURSE Unless specifically approved by the Committee, no structures other than approved landscaped shrub fencing may be built within twenty (20) feet of any property line that abuts the Golf Course. While all yards adjacent to the golf course will be handled on a case-by-case basis, Builders should be aware that the character, including the character of any landscaping, along the golf course is to be as open and free from visual interference as good site design will permit. Exhibit 39 LANDSCAPE -27 FRONT COURTYARDS Courtyards are an extension of the House architecture and must blend with the house color and materials with a 2 - or 3-foot-high stucco wall around the area. The Courtyard should be set back as far as possible from the street/sidewalk so as to provide maximum privacy while restricting visibility from the street. Plants inside the Courtyard may be in the ground or in pots and/or planters. A small patio type table and chairs and bench may also be inside. Examples of items that must not be stored inside the Courtyard include: Umbrellas, barbecues, bicycles, toys, yard tools and equipment. Homeowners wishing to build a Courtyard must provide a detailed plan/drawing showing dimensions from the house, sidewalk/street, color of walls design of deck and materials to be utilized for the Courtyard floor. In addition to the detailed plan for the hardscape, plans for additional trees, shrubs, and ground cover must also be provided. All requests should be submitted to the Community Property Manager who will Coordinate the review/approval by the Committee, (See Forms) Exhibit 39 LANDSCAPE - 28 APPROVED PLANT LIST FOR NORTHWEST WATER FRONTAGE APPEARANCE Plants from this list are required for the Front Yard, Transitional Area, Natural Area and Road edges and Streetscape. These plants are also strongly recommended for the Private Area. Please see "Prohibited Plant Material". Botanical Name Common Name TREES Acer macrophyllum Big leaf maple Prunus emarginata Bitter cherry Populus balsamifera Black cottonwood Crataegus suksdorfii Black hawthorn Rhamnus purshiana Cascara Pseudotsuga menziesii Douglas-fir Abies grandis Grand fir Fraxinus latifolia Oregon ash Malus fusca Pacific crabapple Salix lasiandra Pacific willow Alnus rubra Red alder Salix scouleriana Scouler’s willow Pinus contorta var. contorta Shore pine Picea sitchensis Sitka spruce Salix sitchensis Sitka willow Acer circinatum Vine maple Tsuga heterophylla Western hemlock Thuja plicata Western red cedar Pinus monticola Western white pine SHRUBS & FERNS Corylus cornuta Beaked hazelnut Blechnum spicant Deer fern Vaccinium ovatum Evergreen huckleberry Oemleria cerasiformis Indian Plum Athyrium filix-femina Lady fern Philadelphus lewisii Mock orange Holodiscus dicolor Oceanspray Mahonia aquifolium Oregon grape (tall) Pysocarpus capitatus Pacific ninebark Myrica californica Pacific wax myrtle Sambucus racemosa Red elderberry Ribes sanguineum Red-flowering currant Vaccinium parvifolium Red huckleberry Cornus sericea Red osier dogwood R. nutkana, R. pisocarpa Rosa species Gaultheria shallon Salal Rubus spectabilis Salmonberry Amelanchier alnifolia Serviceberry Symphoricarpos albus Snowberry Polystichum munitum Sword fern Rubus parviflorus Thimbleberry Exhibit 39 GROUNDCOVERS & PERENNIALS Fragaria chiloensis Beach Strawberry Dicentra Formosa Bleeding heart Camassia quamash Camas Vancouveria hexandra Inside-out-flower Arctostaphylos uva-ursi Kinnikinnick Iris tenax Oregon iris Trillium ovatum Western trillium Oxalis oregana Wood sorrel Exhibit 39 ____________________________________________________________________ APPENDIX _______________________________________________________________________________________ Exhibit 39 APPENDIX -33 DESIGN REVIEW SUBMISSION REQUIREMENTS PRE-DESIGN MEETING A conference with the Property Manager and Consulting Architect should be scheduled to answer process questions and review ideas for the New Home prior to extensive architectural design work and prior to submittal for Preliminary Review by the Architectural Design Review Committee. All new construction submittals must be burned onto a CD and sent to the following address: Pleasant Harbor Design Review, c/o the Management Company PRELIMINARY REVIEW SUBMITTAL The submittal must include the following items burned onto a CD to allow for proper review: • Completed application showing Owner/ Builder/Designer contact information • Civil Engineered Site Plan showing Grading and Drainage, including cut / fill and disturbance calculations • Floor Plan(s) • All four (4) Exterior Elevations showing proposed and natural grade, and site walls. • Site Cross Section (across the steepest direction of the site) showing roof height from natural grade. • Roof Plan • Color and Materials. Include digital scans and cut sheets for paint chips, window frame, glass, any stone, roof material, exterior lighting, any ornamental metal, etc. • Native Plant Invento1y, if necessary • A Non-refundable design review fee • A refundable builder deposit DO NOT proceed beyond this point in your planning efforts until you have received written PRELIMINARY APPROVAL of your plans from the Design Review Committee. At this time, a STREET AND CURB inspection should be scheduled to record the condition of the streets and curbs prior to the start of construction. A letter responding to the comments from the Preliminary Review should be sent to the Property Manager. Final Submittals should address all concerns/stipulations noted in the Preliminary Approval. FINAL REVIEW SUBMITTAL The submittal must include any item not supplied with the Preliminary Submission and include the following: • Site Grading/ Drainage Plan with cut/ fill and disturbance calculations and sealed by Civil Engineer • Floor Plan(s) • All four (4) exterior elevations showing proposed and natural grades, site walls and material callouts. • Site Cross Section (across steepest direction of the site) showing roof height from natural grade. • Roof Plan • Color and Materials (if not complete in Preliminary Submittal. Include paint chips, window frame, glass, any stone, roof material, exterior lighting cut sheets, any ornamental metal, etc.). Color sample for flat roofs where applicable. Color must closely match the wall color. • Landscape plan including pools, spas, and any hardscape. • Proposed Builder Signage to identify the lot • Proposed Construction Schedule. THE APPLICATION FOR PLAN REVIEW MUST BE COMPLETED AND WRITTEN FINAL APPROVAL BY THE PLEASANT HARBOR DESIGN REVIEW COMMITTEE MUST BE RECEIVED PRIOR TO ANY CLEARING, GRADING OR CONSTRUCTION ACTIVITY ON YOUR LOT. IT IS STRONGLY Exhibit 39 RECOMMENDED THAT THE PRELIMINARY APPROVAL BE OBTAINED BEFORE SUBMITTING THE PLANS TO JEFFERSON COUNTY PLANNING DEPARTMENT. APPENDIX -34 FINAL INSPECTION AND LETTER OF COMPLIANCE Up to forty-five (45) days after a Certificate of Occupancy has been issued by Jefferson County, the Owner/Builder should request a Final Inspection from the Property Manager to assure compliance with approved architectural and landscape plans. Upon successful inspection, the $10,000 builder deposit (less any fees or fines) will be returned and a Letter of Compliance issued. DESIGN REVIEW FEE SCHEDULE Please be advised that complete fee and deposit is due at the time the submission is made to the Property Manager. SUBMITTAL TYPE FEE REFUNDABLE DEPOSIT Custom Home Submittal $12,000 $10,000 Addition $300* $1,250 Pool (separate submittal/addition) $300 $1,250 Deposit to cross common areas $3,000 Landscape New Home (separate submittal) $500 $1,000 Renovation (of plants, BBQ, fireplace) $300* $1,000* Plant Additions/Minor Replacements NO CHARGE NONE Exterior Lighting NO CHARGE NONE Gravel Replacement NO CHARGE NONE Walls $300* $1,000* Paint Color NO CHARGE NONE Driveway Renovation NO CHARGE NONE Special Review Meeting $200 hr. (1 hour min.) A quorum must be in attendance for the special Design Review Committee meeting. If this cannot be established, the meeting will be cancelled and can be rescheduled for a later date. Should the meeting be cancelled by the Owner/Builder without 48-hour notice, the minimum fee will be charged as well as any fees incurred by the Architect. *indicates that the fee and deposit may be adjusted at the discretion of the Committee according to the complexity of the project and the review required. DEPOSITS MUST BE IN THE FORM OF A CHECK OR MONEY ORDER. NO SURETY AND/OR PERFORMANCE BONDS OR OTHER TYPE OF COLLATERAL WILL BE ACCEPTED. The Association will place any deposits in a trust account. The cost of the trust account will be shared equally between the Association and the Owner. Any interest earned on any deposits shall become a part of the deposit. If the construction project is abandoned, the Association may determine the appropriate use of the deposits. NOTE: Even if there is no charge associated with a change or improvement to your lot or house, approval by the Design Review/landscape Committee is required prior to the start of any change or improvement. Exhibit 39 APPENDIX-38 GOLF BALL NETTING GUIDELINES AND SPECIFICATIONS Given the potential negative aesthetic impact of netting, all potential mitigating measures should be evaluated for effectiveness prior to request for netting. These include but are not limited to position of the windows or screening material on windows, planting of mature trees, and the use of break proof substances. All golf ball netting installations shall be reviewed on a case-by-case basis, with the installation requirements determined by the nature, severity and frequency of the impact problem, the on -site conditions of the property effected and the potential aesthetic impacts to surrounding lots, tracts, golf course and public areas. Netting shall be unobtrusive to the landscape, the natural form of the land and adjoining properties. Every effort shal l be made to blend the supporting structure(s) into the background of natural and man made structures while attempting to not compromise the protective use of the netting. DESIGN REVIEW PROCESS Begins with a site meeting including the Owner, Director of Golf, Property Manager and a representative of the Committee. The Owner is responsible for submitting appropriate materials for review. SITE PLAN SUBMITTAL • Site Plan (at ½ or ¼" = l '-0" scale) showing location of netting structure. • Materials: height, style, design and color of netting material and method of attachment. • Landscape: any changes needed to existing landscape, addition of vegetation, etc. • Any other materials required by the Committee or Director of Golf needed to make an assessment of the proposed improvement. APPROVAL PROCESS The Property Manager will submit the information to the Committee and notify the Owner of the Committee's approval or denial decision. FINAL INSPECTION At completion of construction, the Owner will inform the Property Manager who will schedule a Final Inspection with the Director of Golf and a member of the Committee. After such inspection, the Property Manager will notify the Owner of approval or denial of Inspection. *All golf ball netting installations are deemed disapproved unless they are reviewed and expressly approved in writing by the Committee and the Golf Course. Importantly, after review and approval by the Committee, all golf course netting installations must be granted a Special Use Permit by the Committee prior to installation. LOCATION Netting and supporting structures shall be located in such a manner as to limit their visibility from adjoining properties and the overall impact on aesthetics and views. To accomplish this objective, when possible, netting installations should be encouraged to set back within the property line and close as possible to the area or structure to be protected. All netting installations must conform with applicable Town setback requirements which require set back equal to the height of the netting structure, unless consent is granted by the neighboring property owners. The applicant shall provide a site plan that specifically identifies the location of all netting and supporting structures such as poles, guide wires, etc. HEIGHT The height of the netting structures shall be governed by both aesthetics and reasonable judgment with respect to the protection required. In no event shall any portion of any netting structure exceed the lesser of: • The maximum height permitted by Jefferson County and Exhibit 39 • The maximum height of the adjoining structure (not inclusive of chimney). When possible, height should be limited to the lowest point of the eaves of the adjacent roofline. Height shall be measured from immediately adjacent grade. APPENDIX -39 COLOR All supporting structures shall be primed and painted to inhibit rusting or staining and be a color that blends the structure into the surrounding background. Suitable colors may incl de the adjacent house body color, the adjacent p1ivacy or view fence color, or an alternative color that b t blends with the natural or man made background when viewed from adjacent properties. Pursuant to County Ordinance and the Community design philosophy, mature vegetation should be used to screen the netting and supportin g structure from view as deemed appropriate by the Committee and Town staff. (See Paint Application) NETTING AND SUPPORTING STRUCTURES All supporting structures shall be required to be engineered by a certified structural engineer to ensure their stability as required by the Town. Structures may include poles of a maximum 4.5" outside diameter and perimeter rope and guide wires not exceeding 3/8". Top rails between poles are prohibited. Netting material shall be of only a Black polyester type (Redded Marine #930 or equivalent). INSTALLATION AND MAINTENANCE Installation and maintenance of netting material and supporting structures and components is the responsibility of the Lot Owner and installations must be maintained by the owner in good condition, free from holes, fading, chipped paint and other damage that may be caused by failure of the netting and/or supporting structure. Lot Owners must gain approval to access any adjacent lots, tracts, golf course or public property for the purpose of installation or maintenance prior to such activity. DESIGN REVIEW PROCESS Begins with a site meeting including the Owner, Director of Golf, Property Manager and a representative of the Committee. The Owner is responsible for submitting appropriate materials for review. SITE PLAN SUBMITTAL • Site Plan (at ½ or ¼"= l '-0" scale) showing location of netting structure. • Materials: height, style, design and color of netting material and method of attachment. • Landscape: any changes needed to existing landscape, addition of vegetation, etc. • Any other materials required by the Committee or Director of Golf needed to make an assessment of the proposed improvement. • APPROVAL PROCESS The Property Manager will submit the information to the Committee and notify the Owner of the Committee's approval or denial decision. FINAL INSPECTION At completion of construction, the Owner will inform the Property Manager who will schedule a Final Inspection with the Director of Golf and a member of the Committee. After such inspection, the Property Manager will notify the Owner of approval or denial of Final Inspection. Exhibit 39 APPENDIX -40 POOLS AND SPAS If a pool or spa is to be installed after construction of the home, the following guidelines and submission materials are required to be submitted for review by the Landscape Committee prior to construction: SUBMISSION REQUIREMENTS: • Site Plan to a measurable scale showing adjacent home, outside tenace and surrounding walls (if applicable). The plans may be submitted on 81/2" X 14" or I I"XI7" reduced copies. • Location of any deck(s) or additional terrace(s) with samples of proposed finish and directional degree of slope. Caution must be taken to direct surface water away from retaining walls. • Color samples for interior of pool and pool deck. • Negative Edge Pool troughs must be finished with either stone, tile or Pebble Tech., in a finished surface must match or, at best, blend with the color of the adjacent walls to the negative edge. All negative edge finishes, both color and material, must be submitted to the Committee for approval prior to installation. • Location of pool equipment and method of screening. Screening may be a screen wall, or a combination of screen walls and landscaping. Screen walls for this purpose will be between three (3) feet and four (4) feet high and painted to match wall or home color. Equipment must be screened so that it can not be seen from the street, golf course or neighbors. • Any new lighting with cut sheets from manufacturer. • Location, size and design of any water features, boulders, etc. The maximum height of these water features is four (4) feet. • Any built-in features such as BBQ's, balconies, etc., with appropriate elevations. (See Forms) Describe how entry for construction will be made into the back yard. During installation of pool, fencing between homes and /or common areas, cannot be removed and common areas cannot be accessed without obtaining prior written authorization and posting a refundable deposit of $3,000.00. Describe where pool backwash and draining water will drain. Pool design cannot allow backwash or draining water to go onto common area or street at any time. All water including backwash/draining must be directed to the owner's sewer line or contained on each owner's private property. *During installation of the pool, the pool company cannot backwash or flush any debris, water or other substances onto common areas, washes, streets or golf course. CAUTION: • Advise concrete delivery drivers, or any othe1/contractor that they cannot wash out their shoots or equipment within the confines of Pleasant Harbor If this happens the Owners will incur substantial costs due to the damage to roads and washes. • Owner will be responsible for all damages incurred during installation, including damage from contractors. • Posting of signs by the pool company is strictly prohibited. • Upon receipt of your request, a site inspection may be scheduled. • Approval shall be contingent upon Owner obtaining all applicable Town, State, and County permits and meeting all applicable Town, State, and County requirements. • Upon completion of pool installation, an inspection will be scheduled. • Upon approval, refundable deposit will be refunded. • Owner will be responsible for any water damage to stucco wall or retaining walls. Exhibit 39 ____________________________________________________________________ CONSTRUCTION GUIDELINES _______________________________________________________________________________________ Exhibit 39 THE HAMLET OF PLEASANT HARBOR COMMUNITY ASSOCIATION APPLICATION FOR ARCHITECTURAL PLAN REVIEW NEW CONSTRUCTION – SINGLE FAMILY HOME Homeowner’s Name:_________________________________________ Today’s Date:______________________ Email Address:_________________________________________Homeowner’s Phone #:___________________ Parcel #:___________________ Lot #: _____________________ Alternate Phone #:_______________________ Address:_____________________________________________________________________________________ Request for:__________________________________________________________________________________ Contractor’s Name/Phone/License #:______________________________________________________________ Mailing Address: ______________________________________________________________________________ ______________________________________________________________________________ Architect/Designer: ____________________________________________________________________________ Builder’s Name: __________________________________________________ License #: ___________________ Builder’s Mailing Address: ______________________________________________________________________ Phone #: ______________________ Fax #: ___________________ Email Address: ________________________ Point of Contact’s Name: ____________________________________ Phone #: ___________________________ This application must be accompanied by (2) separate checks payable to “The Hamlet of Pleasant Harbor Community Association” in the amount of: $12,000.00 (Design Review Application Fee) and $10,000 .00 refundable (Builder Deposit). The $12,000.00 Design Review Application Fee is non-refundable and includes concept review, up to two (2) Preliminary Reviews, up to two (2) Final Reviews, pre -construction street and curb inspection and the Final Inspection at completion of construction. Additional reviews (such as incomplete plans, new/changed concepts, etc.) will be subject to billable hours allocated to applicant. The $10,000.00 Builder Deposit (less any fines, fees, street/curb or general repairs needed) may be refunded upon successful Final Inspection. NOTE THAT NO CLEARING, GRADING OR CONSTRUCTION ACTIVITY MAY OCCUR ON YOUR LOT WITHOUT THE PRIOR WRITTEN APPROVAL OF THE PLEASANT HARBOR DESIGN REVIEW COMMITTEE. ANY CHANGES TO THE APPROVED PLANS MUST BE APPROVED IN ADVANCE BY THE DESIGN REVIEW COMMITTEE. **FEES ARE SUBJECT TO CHANGE AND SHOULD BE CONFIRMED WITH MANAGEMENT Owner Signature: _________________________________________________ Date:_______________________ For Committee use only: Received:______________ Meeting Date: ________________ Approved as is Disapproved Conditional Approval Conditional Approval subject to the following conditions: _______________________________________________________________ _________________________________________________________________________________________________________________ Signed:___________________________________________________________ Date: _________________________________________ Project must begin within ______ days. Project must be completed within ________ days. Exhibit 39 THE HAMLET OF PLEASANT HARBOR COMMUNITY ASSOCIATION APPLICATION FOR ARCHITECTURAL PLAN REVIEW RENOVATION / ADDITION – SINGLE FAMILY HOME Homeowner’s Name:_________________________________________ Today’s Date:______________________ Email Address:_________________________________________Homeowner’s Phone #:___________________ Parcel #:___________________ Lot #: _____________________ Alternate Phone #:_______________________ Address:_____________________________________________________________________________________ Request for:__________________________________________________________________________________ Contractor’s Name/Phone/License #:______________________________________________________________ Mailing Address: ______________________________________________________________________________ ______________________________________________________________________________ Architect/Designer: ____________________________________________________________________________ Builder’s Name: __________________________________________________ License #: ___________________ Builder’s Mailing Address: ______________________________________________________________________ Phone #: ______________________ Fax #: ___________________ Email Address: ________________________ Point of Contact’s Name: ____________________________________ Phone #: ___________________________ This application must be accompanied by (2) separate checks payable to “The Hamlet of Pleasant Harbor Community Association” in the amount of: $12,000.00 (Design Review Application Fee) and $10,000.00 refundable (Builder Deposit). The $12,000.00 Design Review Application Fee is non-refundable and includes concept review, up to two (2) Preliminary Reviews, up to two (2) Final Reviews, pre -construction street and curb inspection and the Final Inspection at completion of construction. Additional reviews (such as incomplete plans, new/changed concepts, etc.) will be subject to billable hours allocated to applicant. The $10,000.00 Builder Deposit (less any fines, fees, street/curb or general repairs needed) may be refunded upon successful Final Inspection. NOTE THAT NO CLEARING, GRADING OR CONSTRUCTION ACTIVITY MAY OCCUR ON YOUR LOT WITHOUT THE PRIOR WRITTEN APPROVAL OF THE PLEASANT HARBOR DESIGN REVIEW COMMITTEE. ANY CHANGES TO THE APPROVED PLANS MUST BE APPROVED IN ADVANCE BY THE DESIGN REVIEW COMMITTEE. **FEES ARE SUBJECT TO CHANGE AND SHOULD BE CONFIRMED WITH MANAGEMENT Owner Signature: _________________________________________________ Date:_______________________ For Committee use only: Received:______________ Meeting Date: ________________ Approved as is Disapproved Conditional Approval Conditional Approval subject to the following conditions: _______________________________________________________________ _________________________________________________________________________________________________________________ Signed:___________________________________________________________ Date: _________________________________________ Project must begin within ______ days. Project must be completed within ________ days. Exhibit 39 THE HAMLET OF PLEASANT HARBOR COMMUNITY ASSOCIATION APPLICATION FOR ARCHITECTURAL PLAN REVIEW RENOVATION / ADDITION – SINGLE FAMILY HOME Homeowner’s Name:_________________________________________ Today’s Date:______________________ Email Address:_________________________________________Homeowner’s Phone #:___________________ Parcel #:___________________ Lot #: _____________________ Alternate Phone #:_______________________ Address:_____________________________________________________________________________________ Request for:__________________________________________________________________________________ Contractor’s Name/Phone/License #:______________________________________________________________ PAINT INFORMATION: Manufacturer of Paint: __________________________________________________ Name & Color Code for Body: ___________________________*LRV: _______ (LRV for Body must be between 43-20) Name & Color Code for Trim: ___________________________*LRV: _______ (LRV for Body must be between 43-10) *The variance LRV between Body and Trim colors must be between 7 – 15 Garage Door will be painted the same as: (Check one:___Body ___Trim) Additional Color Details (if applicable): list below the following: manufacturer code, color name, LRV (which must be 43 or l ess) _____________________________________________________________________________________________________________________ _____________________________________________________________________________________________________________________ PLEASE NOTE: 1. At least TWO (2) paint colors MUST be used. 2. 2 x 2-foot samples of each color being used must be painted on front of the house (accessible to DRC) in both sunny and shady locations. Samples must be applied for all paint jobs – even where same color is being repainted. 3. Walls must be painted: Body Color, Trim Color, or Pleasant Harbor____ wall color. 4. Garage door must be same color as body or trim. 5. All colors are still subject to review and approval. 6. Applications submitted without all required information (including painted samples on home) will be deemed incomplete and therefore denied. The Pleasant Harbor design review committee will have up to 45 days to review completed submittals. 7. Please ensure the stucco surfaces are only painted using flat paint. Homeowner agrees to comply with all applicable City and State laws, and to obtain all necessary permits. Approval by the Pleasant Harbor Design Review Committee shall not be deemed a warranty or representation of the workmanship or the quality of the alter ation, addition, repair, installation, construction, change or other work, or that work conforms to any applicable building codes, or other federal, state or local law, statue, ordinance, rule or regulation. Owner Signature: _____________________________________________________________ Date:___________________________________ For Committee use only: Received:______________ Meeting Date: ________________ Approved as is Disapproved Conditional Approval Conditional Approval subject to the following conditions: _______________________________________________________________ _________________________________________________________________________________________________________________ Signed:___________________________________________________________ Date: _________________________________________ Project must begin within ______ days. Project must be completed within ________ days. Exhibit 39