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ARCHITECTURAL & LANDSCAPING GUIDELINES

Background, Guiding Principles and Intent of Guidelines

Bel Air Ridge is a planned development composed of attached town homes and detached single-family homes that are part of the Bel Air Ridge Homeowners Association (“the Association” or “Bel Air Ridge”).  A planned development is a community that is developed pursuant to a master plan designed to create a total living environment.  Part of the concept of a total living environment is the allocation of different parcels of land for different uses and the maintenance of landscape and architectural design throughout the community that is in conformance with specific community standards.  The Architectural and Landscaping Guidelines (“Guidelines”) would allow for reasonable individual expression within a standard of attractive aesthetic appearance to maximize property values in the community.  This planning concept is for the benefit of all of those who live in the community and, if applied properly and consistently, will help Bel Air Ridge maintain its unique appeal and to foster a growth in property values.  Pursuant to the Association’s Covenants, Conditions and Restrictions (the “CC&Rs”), the Architectural and Landscape Committee (“ALC”) has been appointed by the Board of Directors (the “Board”) to implement the provisions of the CC&Rs related to Architectural Controls/Guidelines and specific supplemental rules to ensure that these Guidelines are met.  Those Rules follow.

Rules and Guidelines

** All architectural and landscaping improvement application plans/requests will require notice to the applicant’s neighbors in the immediate radius, which will be provided by the ALC.   The ALC at its discretion may notify other neighbors in the vicinity of the applicant.  The input from any neighbor will be considered by the ALC, but will not be binding.  For purposes of clarification, “immediate radius” shall be defined as the neighbors on both sides, the three neighbors across the street, and the three neighbors in back of the applicant’s property, if applicable.

** The ALC may require that homeowners submit an “as built” plan at the completion of their property improvements, to confirm that there are no deviations from the ALC approved plan.

** If you vary from the criteria that have been pre-approved, you may be required to remove those items.

1. Within the Walls of Each Home: Owners may make changes in this area without ALC approval unless the changes made inside the walls are visible from the outside.  Building and Safety regulations must be observed.

2. Common Appurtenant Area ("CAA"): Defined:  CAA is the area outside of the walls of each home, such as front, side and back yards, that is not Common Area.  An owner may construct or install an improvement on Common Appurtenant Area provided that the improvements are approved by the ALC and complies with all applicable laws and regulations.  The ALC’s decision will be based upon the Guidelines as set forth throughout this document. For ease of reference, the following sections list some common CAA improvements:

A. Exterior Decorative Objects, Lighting, and Grilles: Owners may install these items without ALC approval unless the improvements are visible from outside the CAA or cause a nuisance outside of the CAA.

Other improvements which do not require ALC approval include exterior lights or fixtures included with original structures, flagpole staffs less than six feet (6’) in height, house numbers and sign posts that are either attached to a mailbox or do not exceed 4” in height and 12” in length.  If the improvements are visible from outside the CAA and do not fall within the specifically pre-approved Guidelines, ALC approval is required.  These improvements include but are not limited to exterior decorative objects, birdbaths, wagon wheels, sculptures, fountains, pools, freestanding poles of all types, and flagpoles.

B. Swing Sets and Play Houses: Swing sets and playhouses may be installed without ALC approval in the rear Common Appurtenant Area and must be well maintained.

C. Landscaping:  To the extent the improvement will change the appearance of the CAA, ALC approval is required if the improvement is visible from outside the CAA or cause a nuisance outside of the CAA.

D. Decks:  Decks may be constructed only with approval of the ALC, subject to the following:

i. Plans/requests submitted to the ALC should show details, colors and types of materials of construction, with a rendering so that the ALC can visualize what is proposed. The plans must show the position of the deck on the lot and its relation to neighboring houses and lots and property lines.

ii.The deck may be constructed over the CAA, and with approval by the ALC, may also be constructed over Common Area but deck and support structure shall not touch/penetrate Common Area.

iii.  No footings of any kind are permitted in or on the slope, and nothing can rest on the slump-stone wall on the top of the slope.

iv. Designs must be in context with surrounding structures and plantings.

v.  Deck must be constructed of Fire Retardant materials. If a deck is constructed over a Common Area, it must be at least as fire safe as the Common Area was prior to construction, and provide equal or better access to safety personnel.

vi. No fencing or screening on projecting decks will be permitted which will block the side views of neighbors.

E. Fences: Fences may be either grape-stake, of the style used in the development, or of wrought iron.  Walls may be of slump stone, stucco, or brick, or any combination thereof.  The design of the fences and/or walls require prior ALC approval. Any other fence or wall material will be considered using the Guidelines set forth herein.  No chain-link fences will be permitted in any location.  Fences must be constructed of Fire Retardant material. 

Generally, the height of any fence will be limited to six (6) feet.  However, approval to exceed that height will be considered in light of the Guidelines.  Access to adjoining lots and to Association property, which is required for maintenance of the Common Areas, must be provided by a gate or gates in all fences.  In the townhouse areas, access to adjoining lots must be maintained by the owners.  Gates must be kept clear and operable at all times so they can be used in case of an emergency, such as a fire or an earthquake.

F. Basketball Hoop:  Portable basketball hoops may be utilized by owners subject to the owner removing the hoop when not is use and that the hoop only be used from 9:00 a.m. to 7:00 p.m. or dusk, whichever occurs first.  All other plans/requests for basketball hoops are subject to ALC approval that will be considered under the Guidelines.

G. Front Doors: Owners may install up to “double width” size doors in an Association Approved Paint color or a Natural Wood Stain color without ALC approval.

H. Garage Doors: Pre-approved garage door styles have been selected and do not require ALC approval. Photos of the pre-approved garage doors can be viewed in the Management Office or online at www.belairridgehoa.com under the Architectural and Landscaping Guidelines of the Rules and Regulations.  Garage doors must be in an Association Approved Paint color.  All other garage door styles will require prior ALC approval. 

I. Mailboxes: Pre-approved mailbox designs have been selected and do not require ALC approval.  Photos of the pre-approved mailboxes can be viewed in the Management Office or online at www.belairridgehoa.com under the Architectural and Landscaping Guidelines of the Rules and Regulations. All other mailbox designs will require prior ALC approval.

J. Satellite Dishes:  To the extent these rules do not conflict with any Federal, State or local law, regulation or code, satellite dishes which do not exceed 24 inches in diameter and which are professionally installed in an area which is not visible from the Common Area or street do not require ALC approval.  All other installations require ALC approval, which will not be unreasonably withheld.

K. Solar Energy Panel California: law permits associations to “impose reasonable restrictions on solar energy systems” without significantly impacting the system’s cost or performance efficiency.  Since the ALC is charged with preserving the external design of the structures in the community, and in order to expedite the review and approval process of plans/requests to install solar energy panel systems, all such plans/requests shall include but not be limited to:

  1. A letter “explaining” the components of the proposed solar energy panel system, explaining where the components will be installed on the house and/or property, and explaining how the components will be installed.

  2. Drawings/plans/renderings “illustrating” the components of the proposed solar energy panel system (including material, shape, measurements, color, etc.), illustrating where the components will be installed on the house and/or property, and illustrating how the components will be installed.  The drawings/plans/renderings shall also include a sufficient number of elevations of the house and/or garage with the proposed panels installed in place to show the entire installation in context.

  3. Written documentation from the solar energy panel company that details the test results when determining the proposed system’s installation location, as well as the percentage difference in the system’s performance efficiency, if any, if the panels were placed in less obvious/obtrusive locations on the house and/or property.

  4. Written documentation from the solar energy panel company that details the difference in the cost of the system, if any, if the panels were placed in less obvious/obtrusive locations on the house and/or property.

L. Paint Colors: The CC&Rs refer to specific approved colors.  Those colors can be viewed in the Management Office.  In addition to those colors, the chart of colors (the “Approved Color Chart”) currently approved is set forth below.  Unless otherwise indicated, all colors refer to those colors available at ICI Dulux Paint Stores (formally Sinclair Paints).  Naturally, Owners may use different brands of paint that are similar in color, and these specific brands and colors are for reference and to simplify the approval process.  Colors shall be in the indicated finishes.  With regard to “shared wing walls,” the Owner performing the most recent painting shall paint the front of the “shared wing wall(s).”

ALC approval is not required for approved colors/color schemes.  ALC approval is required for non-approved colors, which will not be unreasonably withheld.  If a non-approved color is approved, it may be added to the Approved Color Chart.  The ALC will apply the Guidelines in making its determination.

Approved Color Chart

Stucco
(Flat Finish)
Garage Door, House Trim and Front Doors
(Satin or Semi-Gloss Finish)
Wood Gates and Fences
(Satin Finish)
Wrought Iron Gates and Fences
(Satin Finish)
Swiss Coffee (1)
Swiss Coffee (2)
Swiss Coffee (1)
Swiss Coffee (2)
Swiss Coffee (1)
Swiss Coffee (2)
Swiss Coffee (1)
Swiss Coffee (2)
Bone White (1)
Bone or
Stucco Tan (2)
Bone White (1)
Bone or
Stucco Tan (2)
Bone White (1)
Bone or
Stucco Tan (2)
Bone White (1)
Bone or
Stucco Tan (2)
Pebble Beach (1)
Verona Beach (2)
Pebble Beach (1)
Verona Beach (2)
Pebble Beach (1)
Verona Beach (2)
Pebble Beach (1)
Verona Beach (2)
Desert Breeze (1)
Desert Suede (2)
Desert Breeze (1)
Desert Suede (2)
Desert Breeze (1)
Desert Suede (2)
Desert Breeze (1)
Desert Suede (2)
Gypsy Rose (1)
Gypsy Rose (1)
Gypsy Rose (1)
Gypsy Rose (1)
Cool December (2)
Louisburg Green (3)
Battle Harbor (2)
Natural Wood Stain (4)
Verdigris or Hunter Green
1
Natural Wood Stain (4)
1
Black
1
1
1
Chocolate Candy
Brown (3)
Chocolate Chunk (2)
1
11
1
Morning Coffee (3)
Burns Cave (2)
  1. = ICI Dulux (formerly Sinclair Paints) Stock Name
  2. = Dunn Edwards Stock Name
  3. = Benjamin Moore Stock Name
  4. = Wood Stain Requires Prior Approval, which will be given on a case by case basis

The following color “Schemes” for Benjamin Moore paint colors for houses, house trim, wrought iron fences/gates, shutters, and front doors shall be added to the Approved Color Chart.  The colors within each “Scheme” shall only be used with other colors within the same “Scheme:

  Scheme 1  
     
  Stucco:  “Valley Forge Tan” (AC-35)
  House Trim: “Revere Pewter” (HC-172)
“Glacier White” (AC-40)
“Snow White” (OC-66)
  Wrought Iron, Shutters or Front Doors: “Iron Mountain” (2134-30)
“Black Beauty” (2128-10)
     
  Scheme 2  
     
  Stucco: “Revere Pewter” (HC-172)
  House Trim: “Shenandoah Taupe” (AC-36)
“Glacier White” (AC-40)
“Snow White” (OC-66)
  Wrought Iron, Shutters or Front Doors: “Iron Mountain” (2134-30)
“Black Beauty” (2128-10)

The following Dunn Edwards paint colors for house trim shall be added to the Approved Color Chart, and shall only be used with Stucco colors, “Swiss Coffee,” “Bone White,” or “Cool December:”

House Trim
                       
            “Weathered Brown” (DEC756 – LRV 8)
            “Espresso Macchiato” (DET680 – LRV 7)
            “Black Bean” (DE6385 – LRV 7)

“Weathered Brown,” “Black Bean,” and Espresso Macchiato” are approved for wood gates/fences, wrought iron gates/fences, shutters, garage doors, and front doors, as well. 

Procedure for ALC Approval

1.  The ALC meets regularly at 7:00 P.M. on the third Monday of each month at the Claray Clubhouse.  The meeting schedule is typical, and is subject to change due to schedule conflicts and/or holidays.

2.  All property improvement plans/requests should be submitted for approval no later than 12 noon eleven (11) calendar days prior to the meeting to ensure it will be on the agenda.  A cover letter explaining the plan/request should be included. If plans/requests are submitted less than eleven (11) calendar days prior to the meeting, the ALC will use its best efforts to review and vote on them at its next meeting, but cannot guarantee it.

3.  Plans/requests should be delivered to the ALC at the Association Management Office in Claray Clubhouse, 2760 Claray Drive.

4.  Twelve (12) copies of all plans/requests must be submitted (maximum size 11” x 17” if possible - for photocopying purposes) and to the extent reasonably practicable to show size and dimensions of all improvements proposed (including but not limited to, fences and patio covers).  Plans/requests should also include location of the proposed improvements in relation to the existing improvements, property lines, the plot plan of the lot showing all streets abutting the property and other perimeter structures such as slopes, with an indication, by arrow, at the direction of any existing view from the property.

A. Landscaping Plans:  The plan/request shall  include the common name and photographs of all the proposed trees, flowers,  shrubs, and grasses to be planted and the placement of such trees, flowers,  shrubs, and grasses on the property.

B. Spas and/or Pools: The improvement plan/request shall show the proposed location of the pool / spa and related equipment in relation to the plot lot lines, the proposed pool / spa’s dimensions, and the location of existing and proposed new drain lines. The plan/request shall also include the sound absorption specifications for the pool / spa’s equipment. A completed geotechnical soils report shall accompany all requests / plans submitted.

C. Paint: The application shall contain a color sample, and if possible the brand and color of the paint or other covering.

5.  Upon receipt of the plan/request/application, the ALC may visit your property to compare the specifications depicted on the plans with the actual property. The ALC will review each property improvement plan/request received and render a decision based upon a majority vote of the ALC members present at the meeting. You will then receive written notice from the ALC regarding its decision of your submitted plan/request after its meeting.

In connection with the Architectural & Landscaping Committee (“ALC”) determining, under the CC&Rs, that expert consultation is required to review an improvement plan/request for which the applicant may have to reimburse the Association, the applicant shall have the opportunity to be heard on the merits of securing such consultation, prior to the decision being made by the ALC to retain such consultation.

The ALC shall have no power to approve any architectural or landscaping improvement / alteration plan/request submitted by an owner who is deemed by the ALC or the Board, at the time the plan/request is submitted, to be in violation of any of the provisions of the governing documents of the Association or is otherwise not in good standing.  Any such plan/request shall be deemed denied and the owner shall be so notified in writing.  When and if the violation has been fully remedied or cured, including, without limitation, payment has been received of any fines which are outstanding, the owner may submit a new plan/request or application which shall be ruled upon by the ALC in accordance with the governing documents.

All architectural and landscaping improvement application plans/requests will require notice to the applicant’s neighbors in the immediate radius, which will be provided by the ALC.  The ALC at its discretion may notify other neighbors in the vicinity of the applicant.  The input from any neighbor will be considered by the ALC, but will not be binding.  For purposes of clarification, “immediate radius: shall be defined as the neighbors on both sides, the three neighbors across the street, and the three neighbors in back of the applicant’s property, if applicable.

ALC meetings are open to all Owners.  Owners submitting plans/requests are encouraged to attend meetings at which their plans/requests will be evaluated and discussed.  After the question and answer period, the ALC will go into closed session for further discussion and evaluation of each submission and a final vote will take place.

If the ALC approves your request, you will obtain one of the plan/request copies which you submitted bearing the ALC’s stamped approval.  If the ALC rejects a plan/request, the Owner has an automatic right of appeal to the Board, pursuant to California law.

Construction and Landscaping Activities

Construction and landscaping activities shall be limited to the hours of 7:00 a.m. to 5:00 p.m. Monday through Friday and from 8:00 a.m. to 5:00 p.m. on Saturdays.  No work may take place on Sundays or national holidays.

 


(Amended October 2016)

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