CC - Updated Design Guidelines Pura Vida Ridge Ranch
Architectural Design Guidelines
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TABLE OF CONTENTS
INTRODUCTION 2
DEFINITIONS & CONFLICTING LANGUAGE 4
REQUIREMENT FOR APPROVAL OF PLANS 4
MEMBERSHIP OF THE ARC 4
PROCESS 5
STANDARDS FOR REVIEW 5
APPROVAL OR DISAPPROVAL BY ARC 5
INSPECTION OF WORK 5
COMPLIANCE DEPOSIT 5
DESIGN SUBMITTAL 6
START OF CONSTRUCTION 7
ARC PROCEDURE 8
ELEMENTS OF COMPOSITION 10
DESIGN GUIDELINES 12
EXTERIOR WALLS 12
ROOFS 13
SITE DEVELOPMENT & LANDSCAPE 15
LANDSCAPING REQUIREMENTS 18
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I INTRODUCTION
Pura Vida Ridge Ranch will be a residential community offering a tranquil and healthy
lifestyle, surrounded by natural beauty providing public and private open spaces, nature
reserve and wetlands connected by integrated pedestrian and cycle links encouraging
health & fitness. It is in the community's interest to keep it this way by protecting and
enhancing the natural environment and ensuring that the visual quality of the built
environment is in harmony supported by building mass, color and material selections.
The intent of the following Design Guidelines is to establish standards to ensure the
homes constructed at Pura Vida Ridge Ranch achieve a degree of continuity without
diminishing personal taste in choice of building style; to allow as much flexibility as
possible while at the same time defining a basic level of quality and consistency of the
residential design, which will be consistent with and maximize the quality of the overall
Project. It is the desire of these guidelines to help maintain architectural integrity and
eclectic designs throughout the Pura Vida Ridge Ranch Community and avoid "tract
development" housing types. Design elements should address the direction of current
residential trends, incorporating the features and materials that will be laid out in further
sections.
The following architectural design standards and guidelines are intended to complement
any applicable Zoning Code and any protective covenants, which govern this Project
("Declaration"), and to clarify the intention for the design of residences for this Project.
Specifically, these guidelines set forth design criteria which address the residence design,
location, landscaping, and other improvements. The unique design elements of the
Declarant, Building Contractor, Architect, and Owners for both the landscaping and the
residences will be respected. Individual expression is encouraged, provided they are
harmonious with the overall plan of the area and the Project.
Except insofar as its duties may be extended with respect to a particular area by the
Association, the Declarant or Architectural Review Committee (ARC), created by the
Declaration, shall review and approve or disapprove all plans and specifications submitted
to it for any proposed improvement.
No construction or structural alteration of any improvement or any work affecting the
external appearance of any improvement shall be made, erected, altered, placed or
permitted to remain upon the Lot until a site plan, floor plans, elevations, trim details,
specifications and landscaping showing the design, location, material(s), and color(s)
together with the name of the contractor has been submitted to and such site plan and
specifications are approved in writing by the ARC.
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Definitions and Conflicting Language
Unless otherwise defined herein, capitalized terms shall have the definition provided in
the Declaration. In the event any of these design guidelines and standards conflict with
the Declaration, the design guidelines and standards in this document shall prevail.
Requirement for Approval of Plans
See Article X of the Declaration.
Membership of the Architectural Review Committee
See Article X of the Declaration.
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PROCESS
Standards for Review
It shall be the applicant's responsibility to ensure that all proposed construction shall
comply with the Uniform Building Code (or the code currently enforced by the City of
Meridian or the State of Idaho), National Plumbing Code, the National Electrical Code, and
the Design Guidelines. All plans must be harmonious with the overall plan for the Project.
All plans, materials and specifications must be suitable to the site, adjacent properties and
the neighborhood. All improvements must be compatible with the surrounding properties
so as to not impair or degrade property aesthetic or values.
Approval or Disapproval by the Committee
Upon receipt of a complete application, the ARC has thirty (30) business days to approve
or disapprove the location, construction design, landscaping, and materials used for the
residence, followed by a seven (7) day period upon the applicant's request for a response.
The thirty (30) day time period will not start until after the detailed site plan, floor plans, roof
plans, trim details, project specifications, color samples, sample materials and landscaping
plans have all been submitted to the ARC. If the ARC feels that insufficient plans, project
specifications, color samples, sample materials or landscaping plans have been submitted
either by the Lot Owner or the Owner's representative, then the ARC may notify the Owner
in writing of the incomplete submittal. If the ARC sends such notice of an incomplete
submittal, the Owner will have thirty (30)days to resubmit a completed submittal. Upon re-
submittal of the complete application, the ARC will then have an additional thirty (30) days
to review the re-submittal. If the Owner does not receive a response from the ARC within
thirty (30) days of receiving notice the application is complete, the Owner may request, in
writing, a response and the ARC shall then have seven (7) days to respond. As a protection
to the Owner, if the Owner has been notified in writing by the ARC of the starting date of the
thirty (30) day approval period and the ARC does not respond with approval or disapproval
by the end of the thirty (30) day approval period, and the Owner submits a written request
for a response and no such response is sent by the ARC within seven
(7) days, then the approval shall be deemed granted. Any plans, specifications, samples,
and proposals approved, either expressly in writing or by the expiration of the seven (7) day
period hereinabove provided, shall then permit the Owner to commence construction in
accordance with said plan, but any deviation from said plan which, in the judgment of the
ARC, is also: a) a deviation of substance from either the Design Guidelines; b) the
requirements of the Declaration; or c)a detriment to the appearance of the structure or to the
surrounding area, shall be promptly corrected to conform with the submitted plan by the
Owner or corrected by the Association at the Owner's expense. The ARC is not responsible
for review or approval of code issues. The Owner and the Owner's building team are
responsible for Code compliance.
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Any final decision of the ARC may be appealed in writing to the Declarant or the Board.
Any such appeal must be submitted in writing to the Declarant or the Board within fifteen
(15) days after the date the appealing Member receives notice of the final decision by the
ARC. The written notice of the appeal shall specifically state the appealing member's
grounds for appeal. The Declarant or the Board may adopt and promulgate procedures and
grounds for appeals. The decision of the Declarant or the Board, with respect to all appeals,
shall be final and determinative.
Inspection of Work
Upon the completion of any Improvement, if the ARC finds that such work was not done in
compliance with all approved plans and specifications submitted or required to be submitted
for its prior approval, it shall notify the Owner and the Association of such noncompliance, and
shall require the Owner to remedy the same. If, upon the expiration of seven (7) business
days from the date of such notification, the Owner has failed to commence to remedy such
noncompliance or reached agreement with the ARC on a plan for such remedy, the
Association shall determine the nature and extent of noncompliance thereof and the
estimated cost of correction or removing the same. The Association shall notify the Owner
in writing of the estimated cost of correction or removal. The Owner shall then only have
five (5) days to commence such remedy and thirty (30) days to complete such remedy,
unless the ARC extends such time period.
If the Owner still does not comply with the Association's ruling within such designated
period, the Association, at its option, may either remove the non-complying improvement or
remedy the noncompliance, and the Owner shall reimburse the Association upon demand
for all expenses incurred in connection therewith. If such expenses are not promptly repaid
by the Owner to the Association, the Association shall levy an assessment and file a lien
against such Owner and the Improvement in question and the land on which the same is
situated for reimbursement and the same shall be enforced and/or foreclosed upon as set
forth in the
Declaration.
The ARC may inspect all work in progress and give notice of noncompliance as provided
above.
Compliance Deposit
Each contractor must submit a compliance deposit of $5,000 for each property prior to
receiving final approval from the ARC to ensure compliance with the ARC guidelines and
CC & R's. This deposit must be received before any construction can begin. Deposits will
be returned, without interest, after the final construction compliance inspection has been
completed and signed off by the ARC. At the final walkthrough, the ARC representative will
confirm that the project adheres to the previously approved plans and or variances. Any
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fines levied for noncompliance with the guidelines set forth by the association and the ARC
will be deducted prior to the release of the compliance deposit.
Design Submittal
See Article X of the Declaration.
All Design Submittals shall include the following materials:
1. Site plans including landscaping, walks and decks, existing & proposed
topography and drainage patterns. (Scale: 1/8" = 1'-0" or similar engineering
scale)
2 Complete Construction Drawings signed by licensed architect. One set shall be
submitted to the ARC for approval (digital format is preferred). This includes floor
plans, exterior elevations of all sides, roof plan, building sections, specifications,
electrical/lighting plan, construction details, structural plans & details, all fire
protection systems including a separate drawing describing the fire protection
system. (Scale 1/4" = 1'-0")
3. Samples of all exterior materials with their respective color proposals in an
adequate size to evaluate properly. Preliminary digital submittals are acceptable
with the understanding that physical material samples may be requested at a later
date. Upon receipt of the plan package, the fire protection authority having
jurisdiction shall be notified to review the fire protection system.
4, A review fee will be required at the time of submission of all the design submittal
documents and materials. The Owner shall submit the required design review fee
to the ARC. It shall be the duty of the Association to establish the amount of the
design review fee. The purpose of the design review fee shall be to defray the
Association's cost of review of all proposed site plans and specifications
submitted to them. The current review fee total will be calculated at $1 per SF
based on the livable square footage. For example, a house planned at 3,200 SF
shall have a design review fee of$3,200. If review time including revisions
exceeds 10 hours, additional ARC work will be billed at $250.00/hr. There will be a
$500.00 review fee for remodels and exterior home modifications. If remodel
review time exceeds 2 hours, additional ARC work will be billed at $250.00/hr.
5. Should the applicant and designer wish to have their project reviewed in the
schematic stage to determine the appropriateness of their design, a preliminary
review is encouraged. No additional review fee will be required, and any requested
changes by the ARC can be more effectively incorporated into the final design.
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6. Compliance Deposit asspecified.
Start of Construction
No construction work shall be initiated without a building permit or Land Use permit issued
by appropriate governing authority (if such permits are required) and without written
approval of the plans by the ARC. All building construction and landscaping must conform
to both the final approved plans by the City of Meridian, if required, and the ARC. Storage
of anything on the Lot prior to construction is completely forbidden, unless permission is
obtained in writing from the ARC.
Dogs are not permitted on the construction site unless owned by Home Owner.
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ARC PROCEDURE
ARC Review Procedures
A complete set of construction documents must be submitted to the ARC for approval.
Plans will only be accepted on the first Thursday of each month. The ARC will have up
to 30 days to review the proposed plans. No requests for rushed reviews will be accepted.
Pre-Construction
It is the Owner's/Builder's responsibility to make certain the site is staked prior to
construction in order to determine that the building site falls within designated setbacks
(site staking to include all major corners of the house, driveway, property lines and
setbacks — work to be done by a civil engineer or licensed surveyor). A signed and
stamped certification letter from the civil engineer or licensed surveyor verifying correct
property staking standards shall be sent to the ARC prior to start of construction.
Pre-Construction Checklist
- COMPLETESET OFARC-APPROVED CONS TRUCTIONDRAWINGS
-$5,000 COMPLIANCE DEPOSIT
-SITE IS STAKED AS OUTLINEDABOVE
-LOT IDENTIFICATION SIGN WITH ADDRESS
-COPY OF COUNTYAPPROVED LAND USE PERMIT
Notification of Completion and Final Release
Upon completion of the project, the contractor must contact the appropriate
representative at Pura Vida Ridge Ranch, who will arrange a meeting for a final walk
through between a representative from the ARC and the contractor. At this time, the ARC
representative will review the plans to ensure that the building was constructed as
designed and that all aspects of completed construction are in compliance with the
previously approved plans. Discrepancies between submitted plans and completed
construction are subject to a Notice of Non-Compliance and fines may be assessed
accordingly and deducted from the compliance deposit. The ARC reserves the right to
require that any unapproved changes be rebuilt as originally specified in the approved
drawings. Pending approval of the final project, the ARC will submit written notice that will
serve to indicate that funds remaining in the compliance deposit be released to the
General Contractor or Owner.
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ELEMENTS OFCOMPOSITION
In an effort to achieve the highest level of design integrity for homes at Pura Vida Ridge
Ranch, each project submitted for review will be evaluated in accordance with the
following elements of composition and will ultimately be subject to the discretion of the
ARC for acceptance:
i. Site Integration:
Each residence within Pura Vida Ridge Ranch must be integrated into its
particular site. This includes: proper location within setbacks, easements, and
other governing restrictions, well designed and thought-out floor plans,
appropriate massing with regards to existing grades and natural features,
adequate integration of drainage responding to existing and proposed surface
water flows, and appropriate and thoughtful use of exterior materials.
Design Concepts:
1. Articulation of main entrances. Each residence shall have a
clearly defined main entrance that is articulated by roof and
building massing as well as landscaped design elements such
as sidewalks, planting, lighting elements, etc. The main entrance
shall face the street.
2. Orientation of residences. Each residence shall be oriented to
the unique environment of the Project. The residence may be
additionally oriented to distant views.
2. Scale:
Homes should be appropriately scaled relative to the property in
regards to vertical massing and overall home size. Generally
speaking, the scale for each home shall be as small as possible
while remaining consistent with the Owner's lifestyle needs, as well
as design concept and style. Site features are to be taken into
consideration as well.
3. Proportion:
Each design element should be inherently proportional to the overall
structure. This applies to roofs, windows, doors, details, posts and columns,
facia, entry areas, exterior walls, and site walls. This is true for the
programmatic elements of a residence as well. For example, a Great Room
volume should appear visually dominant over a bedroom suite. The intent is
to make certain all elements of a home shall be in pleasing proportion to
each other and the composition as awhole.
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4. Rhythm:
Rhythm refers to the overall continuity between a project's massing and
detailing. Architecture should exhibit a distinct rhythm in regard to
component size, shape, and patterns within the recurrence of overall forms
such as window and door openings, roof lines, structural support elements,
colors, and materials.
5. Balance:
Balance is the overall composition of visual forms; the integration and
placement of exterior materials, proportion of window areas to wall mass,
and the composition and arrangement of different building masses.
6. Color:
The use of color should be an integral part of a project's design and a key
component in the project's overall context. The colors used must be muted
earth tones and also harmonize and complement the surrounding site and
neighboring residences; the goal is to create a diversity of color that adds
charm to the entire community. Trim colors should demonstrate only subtle
color changes from the main body of the building. Limited use of bolder
accents may be used if demonstrated to the ARC to be compatible with the
character of the development.
7. Texture:
Keeping in mind the propensity for smooth surfaces to reflect
sunlight, it is imperative a project's design incorporate a rich and
varied palette of textures on roof and wall surfaces to minimize
reflectivity. Dramatic, overly-done textures should be avoided
however, since they can be distracting visually. Subtle textures
are preferred.
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DESIGN GUIDELINES
Exterior Walls
The exterior walls are one of the most important aesthetic elements in
the building design and will reflect the image of the entire subdivision.
Elements of specific concern are scale, proportion, texture and color.
The scale and proportion of the exterior walls must have inherent
interest and diversity, and harmonize with the high-quality nature of
the development. All buildings will be of new construction and there
will be no log, manufactured, mobile, pre-assembled, or modular
buildings allowed.
1. Materials. The materials that are acceptable to provide the
desired look and texture are stone and brick, timber beams,
wood siding (painted or stained) and stucco. If determined
appropriate by the committee, properly selected and laid
cultured stone will be allowed. The ARC will consider other
building materials on the market that maintain the aesthetic
character of the subdivision.
2 Concrete. Exposed concrete shall be limited to a maximum of
6 inches from the bottom of the siding to the finish grade.
Exposures of more than 6 inches shall be covered by shrubs,
masonry veneer, textured concrete surfaces such as exposed
aggregate or synthetic stucco. Board form concrete may be
considered as an appropriate material but must be presented
to the ARC for approval.
3 Wall Form. No wall shall consist of a single finish treatment for
more than 14 horizontal feet without interruption by a wall
projection, window, wall corner, wall recess, porch or other
architectural form that adds interest.
4, Windows and Doors. Windows are an important architectural
elements and therefore are required to be designed in a manner
consistent with the residential area of the subdivision.
Additionally, projections and recesses, and divided light
windows are encouraged to accentuate a residential feel.
a. All windows shall be of double or triple glazing.
b. Low "E" coatings are permitted. No mirrored glass or
heavily tinted glasswill be allowed.
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c. Clad wood windows are required.
d. Unclad wood and Vinyl windows are not acceptable.
Metal-clad, wood, and metal windows are acceptable.
e. All exterior doors, including garage doors, must be submitted for
approval.
f. The patterns, sizing, symmetry (or asymmetry) of
windows and doors determines the scale and feel of a
building. The ARC will require that the following aspects
be carefully addressed in the window and door design:
1. Consistency of types and shapes.
2. Special shapes used for "feature" windows in appropriate
areas.
3. Use of window patterns consistent with the
design and massing of the structure.
4. Consistent use of window forms in conjunction
with adjacent window forms.
5. Garages. Each may have a maximum of 2 garage doors.
Roofs
Roofs are a major element in the building design and therefore will
be emphasized by the Committee.
1. Shape and Form. It is the intention of these guidelines to require
traditional gable, hip, and shed roof designs used in creative and
aesthetically pleasing combinations. The traditional forms not
only help establish the rural feel desired, but also make the
structure more practical for the owners. Secondary roof forms
are highly recommended in designs for the Project. These are
particularly useful to give proper scale to large roof masses.
In addition, no roof ridge line shall extend more than forty feet
(40')without interruption by an intersecting roof line, secondary
roof structure, or step-down roof in order to break up the overall
roof mass. For further illustration, see drawing below. A
variance to this requirement can be applicable with submittal
and approval from the ARC on a case by case basis.
2 Roof Pitches. The minimum roof pitch shall be 6:12 for the
major components of any roof. Minor components and
secondary roof structures, such as shed roofs and dormer
roofs may have pitches as low as 4:12 (3:12 if determined
appropriate by theARC).
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a. Under certain special circumstances the roof design
may incorporate, as a minor component of the overall
roof design, a flat roof (<3:12 if determined appropriate
by the ARC).
3 Secondary Roof Structures. Skylights, chimneys, and solar
collectors are not considered secondary roof structures.
Dormers and most other secondary roof structures are
encouraged, both to add interest and scale to major roof areas
and to make habitable use of space within the roofs. Dormers
and other secondary roofs may have gable, hip, or shed forms
and may be stacked in multiple forms. When designing the
location of skylights, consideration should be given to the
exterior appearance of the unit. Locations should also be
coordinated with window and door locations. Skylights shall be
located away from valleys, ridges, and all other areas where
drifting snow and snow ice may hinder the performance and
safety of the unit. Solar collectors can be very unsightly, and
therefore, shall be integrated into the overall roof design, and
shall be placed parallel with the slope of the roof or wall of the
building.
4 Eaves, Soffits, and Facia. All major roof components shall
have a minimum horizontal eave projection of 30 inches
measured from the finished wall. Minor roof structures may
have a reduced eave projection as necessary to maintain
proper proportion for a specific architectural effect
demonstrated to the ARC. Eaves may have a horizontal or
angled return to the wall. Soffits shall be required to cover all
rafter tails and rough framing material except where framing
members are finished and protected from exposure.
a Gutters, Downspouts, and Flashing. Gutters and downspouts
are allowed, but they must be of a color and finish that blends
with the finish colors of the structure. Unpainted gutters,
downspouts or flashing will not be allowed. Flashing materials
shall be of copper or anodized sheet metal.
f Equipment and Ventilating Roof Projections. Should roof-
mounted equipment be needed, it shall be integrated into the
overall roof design and screened. All roof mounted HVAC
equipment will be screened from view with an architectural
element consistent with the design of the building and oriented
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away from the street side of the building. Other non-roof
mounted equipment shall likewise be screened from view
either with architectural elements such as approved fencing or
with the use of landscaping.
a. All Metal Chimney Caps must be painted flat black. No other color
is allowed.
7. Fire Protection. Residences that are 3,600 square feet or larger
are required to have a sprinkler fire suppression system. This
sprinkler fire suppression system should comply with code
requirements, designed and engineered (with appropriate
stamps and signatures), and installed in accordance with the
current edition of the appropriate National Fire Protection
Standard for the building and its use, and must be approved by
the "fire protection authority having jurisdiction." Garages are
exempt from the square footage.
Site Development and Landscape Guidelines
All site improvement plans shall be reviewed and approved by the ARC
prior to commencement of construction or alteration. Minor
adjustments to the landscaping after initial construction shall not
require submittal of plans. Minor adjustments shall include
replacement of dead or dying vegetation and the addition of trees,
shrubs or other landscaping features providing that such additions are
consistent with the Site Development and Landscape Guidelines.
1. Setbacks and Easements. With the exception of fences and
privacy screens as described in these guidelines, all buildings
or structures shall be erected, placed, constructed or
remodeled so as to be in compliance with the R-8 setbacks
allowed by the City of Meridian's Uniform Development Code.
2 Driveways. All driveways and parking areas shall be surfaced
with asphalt or concrete.
3, Fences and Privacy Screens. One of the primary goals of the
Project is to create an atmosphere that is open and expansive.
Any lot fencing shall be open style, wrought iron, steel or
aluminum, unless approved by the ARC for specific reasons
demonstrated by the applicant. Privacy screening and fencing
for screening of mechanical equipment only will be allowed.
Fencing should be only as high as necessary to screen the area
or equipment in question and will in no instance exceed 6 feet
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(6')in height unless specifically approved in writing by the ARC.
Walls and fences must be an integral part of the residence.
Materials allowed must be the same as the privacy screening
discussed below.
4, Kennels. In general, kennels are discouraged in favor of the
"invisible fence" system. A kennel shall not exceed 300 sf. ft.
Kennels or dog runs must be placed within the area allowable
for side or rear yard fencing. Kennels shall be integrated into
the dwelling (attached)to avoid isolation and to provide as much
aesthetic appeal as possible. Kennels shall not be higher than
six (6) feet in height and must be built using the same building
materials as Privacy Screening. Kennels must be kept clean
and free from obnoxious odors or undue barking dogs. Chain
link kennels are not allowed. All kennels and dog runs must be
approved by the ARC.
5� Privacy Screening. Privacy screens will be allowed but must
be constructed of wood siding, stucco, brick, or stone, and they
shall be an integrated part of the main building. Privacy
Screening shall not exceed into more than 1/3 of the required
setback on the front or sides, nor more than 1/3 of the setback
on the rear elevation, nor be more than 1/3 the width of the
structure on the front, side, or rear elevation. Plans for privacy
screening must be submitted and approved by the ARC.
6. Exterior Lighting. See the Declaration. Additionally, all lighting
for the buildings and walk areas shall be concealed or recessed
into the structure where possible. Also, where wall mounted
fixtures or bollard type lighting for pedestrian circulation areas
are required, all lighting will be of a type that has the luminaire
of the fixture shielded from view from any angle with the
exception of the area intended to be illuminated. A high quality
illuminated house number is also required. No permanent
colored lighting will be permitted. Exceptions may be made for
seasonal decorations as a temporary condition. Florescent
fixtures are to be fitted with "warm" lamps.
7. Utilities. All utilities including, but not limited to, natural gas,
electricity, telephone and cable TV shall be located
underground.
a No Storage Sheds. Storage needs should be anticipated in the
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planning stage and will be required to be an integral part of the
design of the building.
R Fire Pits. No wood burning fire pits allowed.
1Q Temporary Structures. No temporary structures, trailers,
campers, motor buildings, tents, shacks, or similar structures
shall be used at any time on the lot. During construction, a
temporary construction trailer may be allowed.
11. Construction Materials. Storage, Clean Up, and Debris. A list of
acceptable procedures and guidelines will be given to the
Owner prior to actual construction commencing and will require
the written acceptance of compliance by the Owner prior to
starting construction or construction will not be approved.
Construction materials shall not at any time prior to or during
construction be placed or stored in the street or placed
anywhere else so as to impede, obstruct or interfere with
pedestrians within the street right of way. Construction
materials shall be removed from the entire Lot within thirty (30)
days of substantial completion of construction.
12 Construction Sites and Surrounding Road. Shall be kept clean,
neat, and well organized, keeping all dirt, mud, concrete
cleaned up daily. Any construction debris shall be the
responsibility of the Building Contractor and Owner and shall be
kept clean and properly stored. If construction debris blows onto
another Owner's lot, it is the responsibility of the Owner's
Contractor to clean it up immediately. If not conforming, Pura
Vida Ridge Ranch HOA will clean and charge Lot Owner. No
dumping is allowed on any non-under construction lot. There is
no onsite dumping in Pura Vida Ridge Ranch. All contractors
are responsible for haul off of materials. Contractors shall be
aware of the annoyance of excessively loud radios and music
disturbing the neighboring properties, and take steps to mitigate
this problem. Of particular concern to the Declarant is street
cleanliness. Any construction debris, and most especially dirt,
gravel, rocks, and concrete which find their way into the street
shall be removed by the end of every business day. Owners are
highly encouraged to notify their Building Contractors in writing
of this important condition prior to signing their construction
contract with them.
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a Grading and Drainage. It is the Owner's responsibility not
to alter grades in such a way that would affect the overall
drainage pattern of each individual lot. It is however,
encouraged that grading be used to create a private
garden(s). Mounding and earth berms are encouraged if
they fit into the homeowner's landscape design and
accommodate prescribed lot drainage and are natural in
appearance per ARC approval. Grading plans indicating
drainage must be submitted to the ARC with the landscape
package for review and approval. All grading plans which
change a lot's drainage pattern should be prepared by a
landscape architect, soils engineer, or a civil engineer to
ensure proper design. Positive drainage shall be
maintained away from all surrounding property lines and
on-site buildings.
b. Surface drainage swales within lots are to be directed
towards the drainage swales at the street or to existing,
natural drainage courses on site.
13 Creek Side Lots. Lots adjacent to existing creek must adhere to
setback restrictions defined by the Army Corps of Engineers.
No grading or manicured landscaping is allowed within the
setback boundaries defined on the Lot. No structures are
permitted within the setback boundaries.
Landscaping
Landscaping will be required to enhance the value of the property and
the aesthetics of the site. The entire site shall be landscaped,
including up to the actual edge of the road. Land- scape, grading and
irrigation plans shall be submitted and approved by the ARC. In
locating shrubs, perennials, vines, groundcovers and trees,
consideration must be given to surrounding neighbors concerning
view corridors and sun penetration to their site. Owners shall maintain
the transition from the formal landscaping around the buildings and
the Open Space areas that will be maintained by the Association
according to the Wildland-Urban Interface Fire Safety Plan. In no
case shall the mown turf area of the landscaping exceed 10,000
square feet. An underground sprinkler system will be required and
sod must be installed. Landscaping must be complete within sixty
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(60) days of occupancy, weather and season permitting.
Landscaping Maintenance: Lawns and landscaping shall be
maintained in a manner that shall not detract from the appearance and
value of the adjoining Lots ordiminish the aesthetics of the subdivision.
Infractions will be dealt with as set forth in the Declaration. The intent
of this provision is to ensure that every Lot in the Project is maintained
in a uniform manner.
Landscaping Requirements for IndividualResidences
Each proposed residence will provide a Landscape Plan for review
and approval by the ARC. This plan will show all foundation and
perimeter plantings, irrigation system plans, sidewalks, and other
landscape elements. This landscape plan will be designed to soften
the transition between the building and the landscaped lot and will be
consistent with the approved landscape plan of the Project.
Landscape beds shall be edged and mulched in washed gravel or
bark mulch. Yard irrigation system timers/clocks are required to be
on the exterior of the home as part of the ARC approved landscape
plan.
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