1.0 Purpose
The purpose of these Homeowner Architectural and Landscape Guidelines and Standards ("Guidelines") is to insure visual continuity, high-quality, consistency in design and a sense of order throughout the residential area of the Green Valley Ranch Community. These Guidelines provide criteria for design review and an objective basis for the decisions and recommendations of the Green Valley Ranch Architectural Review Committee ("ARC") created by the Declaration of Covenants. Conditions. Restrictions. Reservations and Easements of Green Valley Ranch filed for record on April 29, 1994, in Book 940429, as Instrument No. 00717, in the Office of the County Recorder, Clark County, Nevada, in its review of any proposed improvements. These Guidelines are a supplement to the Declaration and amplification thereof and binding on any person or entity which intends to construct, reconstruct or modify any permanent or temporary structure or improvement within the residential area of Green Valley Ranch.
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2.0 Design Review Process
2.1 Construction Activities that require review
Any site development construction, reconstruction, refinishing or alteration of any part of the exterior of any structure or other improvement including, but not limited to, walkways, driveways, patios and landscaping, is prohibited until Applicant first obtains approval from the ARC. {{{ back to top }}}
2.2 Submittal Procedure
In order to obtain review by the ARC, the general provisions of the Declaration as set forth in Article 11 and the following procedures and requirements must be followed by the Applicant:
A. Submit two (2) sets of the complete "submittal package," which includes
the following items that apply to the proposed improvement. (See attached figures 1, 2 and 3 for typical submittal exhibits.)
1. Form of Application. The appropriate application form completely filled out and payment of fees as determined by the ARC for review of the proposed plans and other materials. The application shall be attached to each set of plans. The plans shall be a maximum of 24x36 format, but 11x17 is encouraged.
2. Site Plan. Depict the new structure or improvement on the lot in relation to existing structures and improvements. Accurate measurements of all aspects (height, length, width, required setbacks, etc.) must be indicated. The homes on adjoining lots affected by the structure or improvement must be indicated with exterior windows and doors labeled to indicate the rooms behind and their relative height from the ground. Indicate any pertinent topographical variations on the lot and the relative grade of the adjacent lot.
3. Landscape Plan. Provide a landscape plan accurately depicting the lot, residence; property lines, existing walls and fences, concrete or masonry walkways and patios, air conditioning unit pad and proposed improvement(s). Landscape materials, such as sod, trees and shrubs must be located and labeled on the plan with common name and pot size, particularly any plant material being installed to screen any addition, RV parking, etc., from any adjoining lots. Provide samples of decorative rock or indicate the size and color on the plan. The landscape plan shall be at 1"=20' scale minimum.
4. Architectural Floor Plan. Where applicable, provide dimensioned plan (horizontal view) of the structure. All adjacent rooms should be labeled, and the square footage of the new structure indicated, as well as the increased footage of the home.
Please note that the City of Henderson has strict coverage and floor area ratio (F.A.R.) requirements which govern the size of a structure in relation to the lot it occupies. Check with the city before proposing any new additions to an existing structure to confirm it will be allowed. The floor plan shall be at 1/4" = 1'-0" scale minimum.
5. Exterior Elevations. Where applicable, provide drawings of exterior facade for all sides of the proposed structure with all materials and heights labeled. The scale shall be 1/4"=1'-0" scale minimum.
6. Typical Cross-Section. (Optional) Provide cross-section if it helps explain the nature of the improvement or its relation to adjoining lots. (A cross-section is the profile of the structure or lot as it would appear if cut through by an intersecting plane).
7. Color and Material Boards and Product Brochures. Where applicable, provide manufacturer's color paint chips, roofing material, etc., attached to a 11x17 board (or labeled in an envelope) for any materials or colors that are deviating from the original home colors, along with color photographs of the original structure. Provide brochures or pictures of proposed prefabricated gazebos, patio covers, fencing, etc.
8. Consent Forms. Certain improvements visually impact the adjoining and surrounding homeowners. These Guidelines later outline those instances when a consent form is required as part of the submittal package.
9. Context Photography. Where applicable, provide pictures of adjacent facades, fences, etc., affected by this work of improvement.
B. Within forty-five (45) days of receipt of a complete "submittal package," the ARC will notify the Applicant, in writing, of the ARC's approval or disapproval of the application. The ARC will notify the Applicant in writing if any additional time is needed to review the application.
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3.5 Fencing
A. Frontyard fencing shall match in color, materials and character the adjacent architecture. All frontyard fencing or hedges will need to be approved by the ARC. Submit dimensioned plot plan, gate and fence elevations, and landscape plan for review and approval. Location and height shall meet applicable City of Henderson codes as well as complying with the following criteria.
Maximum height of a solid or metal frontyard fence shall be 4'0". The height will be reduced to 2'-8" for solid wall within required frontyard setback.
There shall be a minimum 5'-0" planting strip between property line and fence.
Wood and chainlink are prohibited frontyard fencing materials.
Any plant screen or hedges planted to create a wall shall follow same setback and height criteria as a solid wall.
B. Sideyard and rearyard fencing visible to public view is to be blocked with split face, slump, or stucco finish. Wrought iron fencing can be used at open space opportunities if approved by ARC. The wall shall have a color that matches adjacent architecture or perimeter wall. Metal gates are permitted and should be painted to match (or be compatible with) colors of adjacent architecture. The fences shall have maximum height of 6'-0" measured from highest finished grade within 3'-0" of wall or as prescribed by the City of Henderson.
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3.6 Sports Apparatus and Play Equipment
A. Whether permanent or portable, all sports equipment including basketball backboards, batting cages, trampolines, etc., or play equipment such as swing sets, treehouses, etc., must have prior approval of the ARC. A dimensioned site plan; pictures or drawings of proposed equipment; and landscape plan must be submitted to the ARC for review and approval. The following standards shall pertain:
Permanent equipment or apparatus will be allowed in the rearyard or sideyard if proper setbacks and screening is provided.
Portable equipment or apparatus will be allowed in a frontyard during use only in specific pre-approved locations. The equipment or apparatus is to be stored in an area screened from public view between uses and at night.
Any "night lighting" shall be screened from all neighbors' views and utilized only during hours of operation which are limited to Standard Time of 5:00 p.m. and Daylight Savings Time of 7:00 p.m. to 10:00 p.m.
Permanent basketball backboards shall maintain a 15'-0" setback from any property line. Provide and maintain a 12'-0" height landscape screen.
Batting cage shall maintain a 15''-0" setback from any property line. Provide and maintain a 12'-0" height landscape screen.
Tree houses, pool slides, swing-sets, etc., over 6'-0" in height shall maintain a 3'-0" setback from visible portions to property lines. Provide and maintain a landscape screen of sufficient height and mass to screen equipment from public view.
Any other equipment or appararus more than 6'-0" in height, or which elevates a user more than 8'-0" in height, will require a 5'-0" setback to property line and landscape screen.
Hours of operation. Under no circumstances shall any equipment or apparatus be utilized between the hours of 10:00 pm and 7:00 am. A violation may result in the revocation of the ARC approval.
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3.7 Satellite Dishes
Subject to the limitations set forth in Section 907 of the Federal Comrnunication Act of 1996 (U.S.C. ¤ ) and anv rule or regulation promulgated thereunder by the Federal Communication Comrnission regarding the installation and maintenance of certain satellite dishes and anteMa for the reception of television signals, the following rules and regulations shall apply to the installation and maintenance of satellite dishes and anteMas:
A. Dishes 21" or smaller may be installed but must be submitted to the ARC to approve placement.
B. Dishes must be painted the color of the house.
C. All other roof or wall mounted antennas or dishes are prohibited.
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3.10 Mailboxes
A. Use only ARC approved mailbox designs and locations.
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3.11 Clothesline
A. No permanent or temporary clotheslines or supporting structures shall be visible to public view or adjacent lots. Maintain height below 6'-0" and provide landscape screening as necessary.
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4. Standards for Landscaping
4.1 Modification of Frontyard Landscaping
A. Any modification to frontyard landscaping must be submitted to and approved by the ARC, including, but not lirnited to, masonry or concrete walkway and patio, driveway, landscaping materials and lighting.
B. The frontyard landscape must maintain a minimum of 50% "green" exclusive of minimum driveway. Additional driveway provided for a recreational vehicle or boat parking, etc., shall not reduce the 50% green requirement. The use of a grass paving system at extra driveway is encouraged and will be considered "green" in calculation. ( See attached figure 10 for the calculation method.) The "green" can consist of approved lawn, ground cover, shrubs, or grass paving system. The 50% "green" space is not intended to break-up a large space into several small ones, but to create spaces with a purpose by utilizing trees, shrubs, and ground covers in organized groupings and massings with occasional accents. Grass and other ground covers should be utilized to create areas of greenery and dense vegetation. (See attached Figure 11 for examples.)
C. The frontyard landscape must include a minimum of two (2) "approved" trees in 24" boxes per lot with maximum 10' to 12' setback from back of curb to centerline of trunk, ten (10) five gallon shrubs, and twentyfive (25) one gallon shrubs and/or ground covers or lawn/sod with 25 % frontyard coverage.
D. Freestanding flag poles can be a maximum of 20'-0" in height.
E. Permanent religious, secular, etc. displays are prohibited. Fountains, individual pieces of sculpture, etc., must be submitted to the ARC prior to installation with site plan and picture. Approval will be on an individual basis and will depend on the individual circumstances and the impact to the overall community image.
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4.2 Landscaping and Maintenance
A. Builder-installed frontyard landscaping
Maintain vigorous and healthy growing plants and lawn.
Do not install grass within 2'-0" of structure.
Lawn areas shall be minimum of 3'-0" in any dimension. Install grass configuration which best matches the irrigation spray. (Configure grass area to be 10'-0" to 12'-0" if 12' radius lawn spray heads are used).
Provide grass edging of concrete, brick pavers set on concrete, or steel edging. No plastic edging allowed.
B. Sideyard and rearyard landscaping to be installed and maintained within 18 months of the close of escrow.
C. Sideyard and rearyard areas are not to be used for material storage, unless adequately covered or screened.
D. Rearyard landscaping criteria
1)Utilize landscape design intent (Sections 4.2A and 4.3) and Irrigation Design Intent (Section 4.5) criteria.
2)Use small screen trees when landscape space is less than 10'-0" from walls, walks, and structures.
3)Trees shall be located to avoid blocking neighbor's views or overhanging into neighbor's yards.
E. At all full size trees, provide 10' to 12' setback from walls, walks, and structures to centerline of trunk.
F. Be sensitive to neighboring yards. Compliment and harmonize by using similar shapes and materials.
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4.3 Landscape Design Intent
A. Plant material must be tolerant of the Las Vegas climate. Landscape designs for the residence shall reflect a mixture of no more than two of the three landscape zones identified. Each landscape zone has a distinct character and if used properly they will complement the different architectural styles used throughout the Ranch. The three landscape zones are as follows:
Zone 1 Mini Oasis
This landscape zone consists of plants that are lush in appearance and typically not drought tolerant. This zone requires irrigated turf, trees, and shrubs.
Zone 2 Southwest Desert
This landscape zone would include plants that are low water users particularly rich with color and texture; commonly found throughout the southwest desert region. This zone would require drip irrigation.
Zone 3 Mojave Desert
This landscape zone consists of using the natural vegetation found in the local desert region. The landscape patterns would be enhanced by increasing the density of plants that can survive on rainfall alone. Wildflower seed would also be used for color and texture change. This zone is one of the most difficult to design and special consideration should be given to its use.
B. Slopes. All Slopes shall be landscaped after grading for erosion control. Sloped lawn areas shall be kept under the 3:1 ratio (3'-0" horizontal for 1'-0" of rise). It is bst for lawn areas to use a 5:1 ratio of water run-off protection. All landscape areas with sloped that exceed the 3:1 ratio shall be retained by walls or rock boulders. It is important that the existing drainage away from the house itself be maintained.
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