2023 Brasada Ranch Design Review Guidelines

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2023
RanchDesignReviewCommittee
SWBrasadaRanchRd. PowellButte,OR97753
5043223
Design Review Guidelines March
Brasada
16986
541

An Impression

From the pages of the Atlas of Oregon: BeyondthewalloftheCascades,whichcuts thestateintotwosectionssharplycontrasting topographically,stretchesalandwhose characteristhatoftheplateausanddeserts andmountainsoftheRockiescountry.Yet eventheclimateofthiseasternregionhasits enthusiasts,andhasbeenthusdescribedby ClaireWarnerChurchill:“…itsuspendsitself incelestialmomentsofsheerclaritythat heartenthesoul.Whateverelseitmaydo,it challengesratherthanenervates.Ratherthan complacencyitbreedsphilosophy.”

Brasada Ranch Design Review Guidelines March 2023 Page i

BRASADA RANCH VISION

“WalkSoftlyontheLand”ThedevelopmentofhomesitesatBrasadaRanchbeginswitharespectand considerationofthisnaturalenvironment.Dedicatedrespectforthesenaturalsurroundingsaswellas continuityinthebuiltenvironmentformthebasisofplanningatBrasadaRanch.

Architectureandlandscape,inalltheirsubtledetail,mustworkwithinthecontextofBrasadaRanch naturalpalette.Itisatimelessandorganicarchitecture;subordinatetotheexistinglandscape.The buildingscreatedatBrasadaRanchmustquietlydefertothesurroundinglandscapeaswellasexist harmoniouslywiththeneighboringhomes.Thearchitectureandlandscapecreatesupportive relationshipsbetweenindividualcomponentsandtheoverallconcept.

Ratherthanbeingviewedasindividualstructures,thehomesatBrasadaRanchareconsideredpartofa cohesivefabricthatweavestogethertheplaceswherepeoplelivewiththenaturalbeautythatdraws peopletothiscommunity.Puttinglivingspacesoutdoorsandincorporatingelementsoftheoutdoorsin thebuildingshelpstoestablishthismarriageofenvironmentanddomicile,andisconsideredacore elementofeveryhomeatBrasadaRanch.

Characterandvarietyareencouraged;contrastsanddifferencesofform,size,massing,colorand materialsfromonehomesitetothenextarediscouraged.Itisnotthepurposeoftheserequirementsto createlook-a-likehomesortosuggestthattheyallhaveidenticalcolorsandmaterials,buttocreatea harmoniousarchitectureandlandscapeenvironmentthatarecompatiblewith,andcomplementaryto, theexistinglandscape.Noparticularresidentialimprovementprojectshouldstandapartinitsdesignor constructionsoastodetractfromtheoverallenvironmentandappearanceofBrasadaRanch. 1

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1 VisionisincollaborationwithLahontanL.L.C.
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An Impression .....................................................................................................................................................................i BRASADA RANCH VISION................................................................................................................................................ ii Introduction........................................................................................................................................................................1 CHAPTER ONE: Energy Efficient Building Guidelines.............................................................................................2 ENERGY STAR® or Energy Performance Score - EPS™ .................................................................................................... 2 Energy Trust of Oregon............................................................................................................................................................... 2 Energy Performance Score ........................................................................................................................................................ 2 CHAPTER TWO: Architectural Design.........................................................................................................................4 2.1 Design Approach............................................................................................................................................................. 4 2.2 Size, Mass and Form....................................................................................................................................................... 5 2.2.1 MaximumHeightLimitation 5 2.2.2 MaximumEnclosedArea 6 2.2.3 MinimumEnclosedArea 6 2.2.4 SetbackAreas..........................................................................................................................................................................................................6 2.2.5 GeneralMassingRequirements......................................................................................................................................................................6 2.2.5.1 Roofs 8 2.2.5.2 Garages 9 2.2.5.3 Porches,BalconiesandOtherOutdoorSpaces.............................................................................................................................9 2.2.6 Detached/AncillaryStructures..................................................................................................................................................................10 2.2.7 ChimneysandVerticalElements 10 2.2.8 FireplacesandStoves 10 2.2.9 Fenestration:DoorsandWindows 11 2.2.9.1 Windows 11 2.2.9.2 Doors............................................................................................................................................................................................................12 2.2.9.3 General........................................................................................................................................................................................................12 2.2.9.4 GarageDoors 12 2.2.9.5 Skylights 13 2.2.10 Colors 13 2.2.10.1 WindowFrames......................................................................................................................................................................................13 2.2.10.2 Doors 13 2.2.11 ExteriorFinishMaterialsandDetails 14 2.2.12 Foundations 14 2.2.13 ExteriorSidingMaterials..........................................................................................................................................................................15 2.2.14 RequirementsbyMaterialType.............................................................................................................................................................15 2.2.14.1 WoodSidingMaterials.........................................................................................................................................................................15 2.2.14.2 Stone 15 2.2.14.3 Stucco 16 2.2.14.4 ExteriorMetalSiding 16 2.2.14.5 ProhibitedSidingMaterials................................................................................................................................................................16 2.2.15 RoofMaterials................................................................................................................................................................................................16 2.2.15.1 RoofColors 17 2.2.16 GuttersandDownspouts 17 2.2.17 Trim,Details,TextureandOrnamentation 17 2.2.18 Porches/Balconies/OutdoorSpaces................................................................................................................................................18 2.2.19 ExteriorLightFixtures...............................................................................................................................................................................18 2.2.20 MiscellaneousRequirements..................................................................................................................................................................18 2.2.20.1 TrashStorage,SatelliteDishes,HVACEquipmentandUtilityMeters 18 2.2.20.2 PetEnclosuresandDogRuns 19 2.2.20.3 SolarApplications...................................................................................................................................................................................19
Table Of Contents
Brasada Ranch Design Review Guidelines March 2023 Page iv CHAPTER THREE: Site and Landscape Design......................................................................................................20 3.1 Location of the Home on the home site.................................................................................................................20 3.2 Building Home site Diagram.....................................................................................................................................21 3.2.1 TheBuildingEnvelope 21 3.2.2 TheNaturalArea(Seealsosection3.15) 21 3.3 Combining Home sites ................................................................................................................................................21 3.4 Tree and Shrub Thinning and Removal................................................................................................................21 3.5 Tree Removal in the Building Envelope ...............................................................................................................21 3.6 Driveways and Parking...............................................................................................................................................22 3.7 Grading.............................................................................................................................................................................23 3.8 Retaining Walls..............................................................................................................................................................23 3.9 Drainage...........................................................................................................................................................................24 3.10 Parking .............................................................................................................................................................................26 3.11 Exterior Hardscape Design: Outdoor Stairs, Paths, Courtyards, Terraces...............................................26 3.12 Walls, Fences and Gates..............................................................................................................................................27 3.13 Landscape Structures, Site Furnishings and Outdoor Art..............................................................................28 3.14 Water Features, Spas and Pools...............................................................................................................................29 3.15 Planting Design..............................................................................................................................................................29 3.16 Irrigation / Water Conservation .............................................................................................................................32 3.17 Exterior Lighting..........................................................................................................................................................32 CHAPTER FOUR: Design Review Committee...........................................................................................................34 4.1 Design Review Committee Membership...............................................................................................................34 4.2 DRC Administrator and Staff.....................................................................................................................................34 4.3 Appointment and Term of Members .....................................................................................................................34 4.4 Resignation of Members.............................................................................................................................................34 4.5 Functions of the DRC....................................................................................................................................................34 4.6 Amendment of the Design Review Guidelines ...................................................................................................34 4.7 Non-Liability...................................................................................................................................................................35 CHAPTER FIVE Design Review Process ....................................................................................................................36 5.1 Project Types for Review ...........................................................................................................................................36 5.1.1 NewConstruction...............................................................................................................................................................................................36 5.1.2 Alterations,AdditionsorRehabilitationofanExistingStructure 36 5.1.3 Majorsiteand/orlandscapeImprovements 36 5.1.4 ViewPreservation 36 5.2 Design Review Process Overview ...........................................................................................................................37 5.2.1 DesignReviewProcess–NewConstructionorMajorImprovements(SeeFlowchart,AppendixD)..........................37 5.2.2 DesignReviewProcess–MinorImprovements 37 5.3 Actions and Approvals ................................................................................................................................................38 5.4 Design Review................................................................................................................................................................38 5.4.1 PreliminarySubmissions................................................................................................................................................................................38 5.4.2 DesignReviewSubmissionMaterials........................................................................................................................................................39
Brasada Ranch Design Review Guidelines March 2023 Page v 5.4.3 Staking,StringLayoutandTreeTaping 40 5.4.4 DesignReviewMeeting....................................................................................................................................................................................40 5.4.5 Pre-ConstructionConference 41 5.4.6 ChangestoApprovedPlans 41 5.4.7 ResubmittedPlans 41 5.4.8 CountyApproval.................................................................................................................................................................................................41 5.4.9 SubsequentChanges.........................................................................................................................................................................................41 5.4.10 NoticetoComply...........................................................................................................................................................................................42 5.4.11 NoticeofCompletion 42 5.4.12 Variance 42 5.4.13 Non-Waiver,NoInadvertentPrecedents 42 5.4.14 Non-Liability...................................................................................................................................................................................................42 5.4.15 FeesandDeposits.........................................................................................................................................................................................42 5.4.16 ApplicationFormat 43 CHAPTER SIX: Construction Guidelines ...................................................................................................................44 6.1 Construction Area Plan...............................................................................................................................................44 6.2 Site Inspections .............................................................................................................................................................45 6.3 Final Inspection.............................................................................................................................................................45 6.3.1 FinalConstructionInspection 45 6.3.2 FinalLandscapeInspection 45 6.4 Damage and Compliance Deposit............................................................................................................................46 6.5 Vehicles and Parking Areas.......................................................................................................................................46 6.6 Storage of Materials and Equipment .....................................................................................................................47 6.7 Hours of Construction and Ranch Access.............................................................................................................47 6.8 Fire and Safety Precautions ......................................................................................................................................47 6.9 Construction Trailers and/or Temporary Structures .....................................................................................48 6.10 Sanitary Facilities .........................................................................................................................................................48 6.11 Debris and Waste Removal .......................................................................................................................................48 6.12 Excavation and Grading..............................................................................................................................................48 6.13 Vegetation and Habitat Protection.........................................................................................................................49 6.14 Foundations....................................................................................................................................................................49 6.15 Air Quality Control .......................................................................................................................................................49 6.16 Construction Schedule ................................................................................................................................................50 6.17 Damage Repair and Restoration .............................................................................................................................50 6.18 Right to Fine....................................................................................................................................................................50 6.19 Construction Signs........................................................................................................................................................51 6.20 No Pets ..............................................................................................................................................................................51 6.21 Security.............................................................................................................................................................................51 6.22 Noise Control..................................................................................................................................................................51 6.23 Speed Limit......................................................................................................................................................................51 Appendix A: Glossary of Terms...................................................................................................................................52 Appendix B: Plant List...................................................................................................................................................56 Appendix C: Approved Design Professional ...........................................................................................................64
Brasada Ranch Design Review Guidelines March 2023 Page vi Appendix C-1: Design Professional Application....................................................................................................66 Appendix D: Construction Area Parking Plan .......................................................................................................69 ATTACHMENTS................................................................................................................................................................72 Brasada Broadband Conduit Communication Panel Connection Guidelines.............................................73 Approved Sample Board Example.............................................................................................................................78 Approved Builders Construction Sign......................................................................................................................79 Utility Requirements.....................................................................................................................................................82 Schedule of Fees..............................................................................................................................................................87 New Home/Ancillary Structure Application Form...............................................................................................88 PROCEDURE FOR OBTAINING DESIGN REVIEW COMMITTEE APPROVAL:....................................................89 FULL SUBMITTAL CHECKLIST .....................................................................................................................................91 OUTLINE OF SPECIFICATIONS & PROCEDURES TO BE USED IN CONSTRUCTION .......................................96 Landscape Plan Application Form – New Construction .....................................................................................98 Owner Construction Agreement................................................................................................................................99 Builder’s Agreement....................................................................................................................................................100 Owner Construction Agreement - Additions/Remodels...................................................................................101 Landscape Improvement/Alteration Plan Application– Existing Homes..................................................102 Contractor Gate Access Agreement 2023 .............................................................................................................103 Gate Access - Contractor Vehicle Log .....................................................................................................................104 TREE AND SHRUB REMOVAL PERMIT.....................................................................................................................105 Building Term Extension Agreement New Construction..................................................................................106 Final Inspection Request and Compliance Deposit Request Form................................................................107 DRC Final Inspection Report.....................................................................................................................................108 Inspection Checklist.....................................................................................................................................................109

TheseGuidelineswerecreatedtoenhancetheoverallexperienceofbuildingahomehereatBrasada Ranchsoyoucanlivethe‘CentralOregonRanchLife’.

TheessentialmissionoftheseGuidelinesistoprotectandenhancethevalueofBrasadaRanchby creatinggoverningprinciplesandrestrictionsforthedesignofhomeswithinthecommunity.Theyhave beencreatedwiththebestofintentandaredrawnfromtheexperienceoftheirauthorsandlessons learnedfromnumeroussuccessfulcommunitiesofsimilarstyle,locationandquality.Theyare,however, uniquetoBrasadaRanchandaredesignedtocreateastyleandformofarchitectureandlandscapethatis notonlyelegantandappealingbutalsoappropriatetothecommunity,theregionandtheclimate.The designreviewprocessandtheconstructionguidelinesaresimilarlydrawnfromexperienceand successfulexamplesfromlikecommunities.

TheDesignReviewCommittee(DRC)ischargedwiththeresponsibilitytoimplementtheseGuidelines withanevenhandandwiththeprimarypurposeofpreservingandenhancingvalueoftherealproperty withinBrasadaRanch.Thestandardshereinarerigorousintheirrequirementsforhighqualitydesign, constructionandbuildingmaterials.DesignsforresidencesinBrasadaRancharerequiredtobe consistentwithtraditionalformsandmaterials.Theydo,however,permitflexibilityinthedetailsand exteriorfinishestherebyallowingarelativelybroadrangeofstylesofWesternRancharchitecturefrom strictlytraditionaltomorecontemporaryinterpretationsoftraditionaldetails,patternsandornaments.

ThecommercialbuildingsconstructedatBrasadaRanchareenvironmentallysensitiveandaremeeting thestrictrequirementsforLEEDGoldcertification.Inkeepingwiththevision“WalkSoftlyontheLand”, theDRCisrequiringthatallhomesbeingbuiltatBrasadaRanchareEarthAdvantage(orapproved equivalent)certified.

AswasthecasewiththecreationoftheseGuidelines,thereviewprocessistobeimplementedwiththe bestofspiritfromboththeDRCandApplicantsproposingdesignsforreview.Itiswithgreatenthusiasm thattheseGuidelinesarepresentedtotheOwnersofBrasadaRanch.

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Introduction

CHAPTER ONE: Energy Efficient Building Guidelines

ENERGY STAR® or Energy Performance Score - EPS™

OneofBrasadaRanch’sguidingprinciplesistoprotectandmaintainthenaturalenvironment,an essentialandenjoyableelementofthe‘CentralOregonRanchLife.’

 Toensureadherencetothisprincipleandtoprovideguidancetohomebuyersandhomebuilders inthehomedesignandconstructionprocess,BrasadaRanchisparticipatingintworeputable programs,ENERGYSTARHomesNorthwestandEnergyTrustofOregon’sEPS. Allhomebuyers andhomebuildersarerequiredtomeettherequirementsforcertificationbytheEnergyTrustof OregonortheEnergyStarprogram,orotherpre-approvedprogramofthesameobjective.

ENERGYSTARVersion3.2andEnergyTrustofOregonEPSprogramaretwodistinctbutcomplementary andcollaborativeprograms.Bothprogramsfollowthe“houseasasystem”approachtobuildingand requirethird-partyinspections,performancetestingandcertifications.Bymeetingtherequirements ofbothoftheseprograms,BrasadaRanchhomeownersreceivenotonlyalloftheamenitiesfound inotherqualitynewhomes,butalsoreceiveanaddedvaluepackageofenergyefficientand environmentalfeatures.

ENERGYSTARqualifiedhomesareatleast15%moreenergyefficientthanhomesbuilttostandard Oregoncode.Thesesavingsarebasedonheating,coolingandhotwateruseandaretypicallyachieved throughacombinationof:

 Tightductsystems

 Upgradedheatingandairconditioningsystems

 ENERGYSTARqualifiedwindows

 Increasedinsulation

 High-efficiencywaterheatingequipment

 ENERGYSTARqualifiedappliances

 ENERGYSTARqualifiedlighting

TherequiredspecificationsfortheENERGYSTARHomesNorthwestlabelaredefinedinBuilderBooklet. Itisaprescriptivemethod.IfahomemeetsallrequirementsoftheBuildersBooklet,thenitearnsthe ENERGYSTARlabel.

https://www.energystar.gov/partner_resources/residential_new/program_reqs/pacific_northwest Energy Trust of Oregon

 EnergyTrustisanindependentnonprofitorganizationdedicatedtohelpingOregoniansinvestin andbenefitfromenergyefficiencyandclean,renewableenergy.

 EnergyTrustservesCentralOregoncustomersofPacificPowerandCascadeNaturalGas.

 EnergyTrustprovidesservicesandcashincentivestosingle-familyhomeowners,multi-family propertyowners,businesses,industryandagriculture,schooldistricts,cities,countiesandother governmentfacilities.EnergyTrustalsoprovidesno-andlow-costenergy-savingtipsforrenters andexpertenergyadviceforthepublic.

 ProvidestheEnergyPerformanceScore,(EPS).

Energy Performance Score

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EPS™isascoringsystemthathelpsdefineahome’senergyconsumption,utilitycostsandcarbon footprint.It’salsoapathwayforbuildingandsellinghomesthatdeliversuperiorcomfort,durabilityand efficiency.EnergyTrustintroducedEPSin2009,andsincethenmorethan20,000newlybuilthomes haveearnedascore.

https://www.energytrust.org/residential/new-homes-solutions/

FormoreinformationaboutENERGYSTARHomesNorthwestand/orEnergyTrustofOregonEPS programcontactyourlocalrepresentativeat541.550.8185.

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CHAPTER TWO: Architectural Design

2.1 Design Approach

HomesinBrasadaRancharetobedesignedbothtoallowtheirnaturalsettingtoremaindominantandto complimentthesurroundingnaturalenvironment.BrasadaRanchislocatedinCrookCountyintheState ofOregonthereforeOregonandCrookCountybuildingcodesareusedinconjunctionwiththeDesign ReviewGuidelinesinthedesignofahome. IfthereisaconflictbetweencountyandBrasadaRanch guidelines,themorestringentguidelinewillprevail.

ThearchitectureofhomesinBrasadaRanch,ingeneral,istodrawfromthespiritofstatelyWestern ranchesandfarmdwellings.Theseclassicstructureswerecharacterizedby:

 Simpleformscombinedintoattractivecompositions,

 Formsbasedontheinherentstructuralqualitiesofstoneandwood,

 Deepoverhangs,

 Gableandsheddormersonsimpleprimaryroofforms,

 Exposedbeamsandraftertails,

 Materialsindigenoustotheregion.

Thesecharacteristicsaretobeinterpretedintothecontemporarycontextofcurrentconstruction technologyandactualusageofranchhomes.

TheseGuidelinesarerelativelyrestrictiveintheirrequirementsfortraditionalmassingandforms andexteriormaterials.BrasadaRanchhomeswillbecharacterizedbyconsistencyinformsand exteriormaterialsbutmorelatitudewillbepermissibleinthestyleoftheexteriordetailsand fenestrationpatterns.

HomesatBrasadaRanchwillrangeinstylefromarustic,traditionalappearancetoacleaner,more contemporarylookbasedontraditionalformsandmaterials.

Itisimportanttoprovidevisualorderandharmonyintheoverallhousedesign.Approvalofplansis likelytobedeniedorconditionsofapprovalimposedwhenplansincludevisuallyconfusing,loudor disorderedfacades(includingroofforms,massing,windowanddoorshapesandsizes).Itisimportant thatthegeneralproportionsofthehome,includingthewindows,doors,andotherexteriorarchitectural elementsresultinaquietlydignifiedcompositionandcomplementtheremainderofthehomedesigns inthecommunity.

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Windows,andotherhuman-relatedelementsthathelpcommunicateinterioruse,shouldappear dominantatthemain,lowerlevelofthehome.

Whilemoreflexiblestylistically,averyhighlevelofqualityisrequiredforallmaterialsandcraftindesign andconstruction.TheDRCwillscrutinizedesignstoensuretheyarewelldetailedandwillfavorthose thatincorporateartandartistryintothecraftsmanship.

2.2 Size, Mass and Form

2.2.1 Maximum Height Limitation

Whilethebuildingheightrestrictionsmayhelpprotectviews,itisnottheirprimarypurpose. Heightlimitscontributetoaruralcharacterandhelptodevelopacommunitywithhumanscale. AllArchitectsorDesignersdesigninghomesatBrasadaRanchshouldincludeintheirdesign considerationstheintendedappearanceofthecommunityatfulldevelopmentanddesign accordingly.

BecausecontroloverbuildingheightiscriticaltothesuccessfulimplementationoftheBrasada RanchVisionandthetopographyvaries,eachhomesitewillbeconsideredindividuallyaspartof theorientation,reviewandapprovalprocess.

HomesatBrasadaRancharepreferred tobelimitedtooneandone-half(1½)storiesinheight (abovegrade)withtheexceptionofhomesonsteepslopedareaswithwalk-outbasementsthat maybetwoandone-half(2½)storiesinheightoneandone-half(1½)storiesabovetheexposed areaofthebasement. Singlestoryhomesarealsowelcomed.

Oneandone-half(1½)storiesisdefinedasahomewheretheupperlevelisfitsignificantlywithin theatticorroofstructurespacetypicallyreducingtherealandapparentheightofthehome.

ThepreferredMaximumHeightislimitedto27feetmeasuredfromexistinggradetothehighest pointoftheroofasdemonstratedinthesketchabove.

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2.2.2 Maximum Enclosed Area

MaximumEnclosedArealimitsareestablishedat35%foreachhomesiteinordertoensure thathomesdonotdominateneighboringhomes,theirhomesitesorthenaturallandscape. SeeAppendixA-GlossaryofTermsforthedefinitionofEnclosedAreaforthepurposesof thisindividualsection.

TheMaximumEnclosedAreaincludesallareasofthehomeincludinggaragesbutnotincluding coveredwalkwaysandporchesandotheroutdoorareas.EnclosedAreaofeachfloorismeasured fromthefaceofitsexteriorwalls.

Theoveralldesignofahomehasamajorimpactonhowlargeorsmallitappears,regardlessofits actualmeasuredEnclosedArea.TheDRCthereforehaswidelatitudeeithertorestrictfurtherthe MaximumEnclosedAreaofahomeortorequireadjustmentsinitsoveralldesignifitfeelsthat thehomeisinviolationoftheintentofthissectionoftheGuidelines.

2.2.3 Minimum Enclosed Area

MinimumEnclosedArealimitisestablishedasthesquarefootageoflivablespace.Theminimum limitwillbeestablishedat2,000squarefeet,excludinggarage.SeeAppendixA-GlossaryofTerms forthedefinitionofEnclosedAreaforthepurposesofthisindividualsection.

2.2.4 Setback Areas

ToenhancetheBrasadaRanchvision“WalkSoftlyonTheLand”itiscriticalthatsetbacksareused topreserveortorestorethenaturalundisturbedareas.Exceptforthedriveway,utilitiesandthe relateddrainageandslopedesign,alldisturbancesarerequiredtobeplacedclearofthesetback areas.Thisincludesfoundationwalls,decks,roofoverhangs,gradingoranyabovegroundbuilt structures.Fencingcomplyingwiththerequirementsofsection3.12Walls,FencesandGatesmay beallowedwhenapprovedbytheDRC.

Therequiredminimumsetbacksfromhomesitepropertylinesareasfollows:

 Front 30’

 Side 20’

 Rear 20’

Thesesetbacksareinadditiontoanddonotincludethe“BuildingEnvelope”asdescribedin sections3.2.1TheBuildingEnvelopeand6.1ConstructionAreaPlan. A“LotDiagram”displaying thesetbacksforeachplattedhomesiteisincludedwiththeowner’sdocuments,setbacksplotted onthe“lotdiagram”supersedetheserequirements.

Improvementswithinthesetbackareaarenotallowed. NewLandscapingislimitedtothat allowedbySection3.15PlantingDesign.

2.2.5 General Massing Requirements

ThegeneralformandmassingofhomesinBrasadaRancharetodrawfromtraditionalranch residentialarchitecturethattypically:

 Respondstoclimate-includingsnowfallandsolarexposure.

 Respondstoothernaturalconditionssuchastopographyandviewsheds.

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 Workswithinthestructurallimitsofstone,woodandothernaturalmaterials.

 Isdesignedatascalecommensuratewithitsintendeduse,

 Iscomposedofmultiple,simplevolumeswhichmayhavebeenaddedtoanoriginal smallerstructureovertime.

 CombinestheinfluencesofarchitecturaltraditionsfromEuropeanimmigrantcultures withthepracticalspiritofthepioneerswhosettledintheCascadesandotherwestern ranchingareas.

ThedesignforahomeinBrasadaRanchmustthereforeaccomplishthefollowing:

 Appearresidentialinscale.

 Includesinglestoryelements.

 Becomposedofmultiple, simplevolumesasappropriate forthescaleofahome.

 Arrangethosevolumeswith balanceandrhythmbutinan asymmetricpattern.

 Incorporateroofformsthat stepdownfromadominant, usuallycentralvolumeand therebycreatethevisualeffect ofroofsthatappearto"cascade"downwardfromthehighestridgeline.

 Expressthenatureandorganizationofthehome'sinteriorspacesthrougharticulationof volumesandfenestrationpatterns.

 Stepupordownwithexistinggradeusingvariationintheheightsoffoundations,walls androofformssuchthatthestructureappearsintegratedintoitsnaturalsetting.

 Includecoveredand/oruncoveredspacessuchasbalconiesandporchesthatenhancethe compositionofthelargervolumesofthehome.

 Useformsthatappearstructurally"honest"orappropriaterelativetothematerials ofwhichtheyarecomposedsuchthatthosematerialsareor,atleast,appeartobe loadbearing.

 Includethegarageinthecomposition suchthatitappearssubordinatetothe restofthehome.

Additionally,designofhomesthateitherareor appeartobedividedintomultiplestructuresis stronglyencouraged.Detachedstructuresinclude butarenotlimitedtogarages,guesthouses, homeofficesandgardensheds.

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TheEnclosedAreaoftheupperfloormaynotexceed60%oftheEnclosedAreaofthemainfloor SeeAppendixA-GlossaryofTermsforthedefinitionofEnclosedAreaforthepurposesofthis individualsection.

Thepreferredmaximumunbrokenhorizontal lengthofexteriorwalls,roofplanesandridgelines is35feet.Forthiscalculation,roofoverhangsare notincludedinthemeasurementofthehorizontal length.Intheassessmentofroofplanesand exteriorwalls,theDRCwilldeterminewhat constitutesa"break"intheplane;forexample,a smalldormermaynotbedeemedasufficient "break"whilealargerdormermaysuffice.

AllelementsofahomeinBrasadaRanchmustappeartobeeitherself-supportingorsupportedby appropriatelyscaledstructuralelementsandsystems.Cantileveredorsuspendedmassesare generallyprohibitedunlesstheirstructuralsystemsareclearlyexpressed.

Homesbuiltonslopingsitesmuststepdownwiththetopography,breakingtheapparentfloor androoflinesatlocationsasdeterminedbytheextremityoftheslope.

2.2.5.1 Roofs

Roofformsarelimitedtogableandhipformswithdormersandlimitedshedsassecondary forms.Flat,lowslopeandcurvedroofsmayalsobeusedasaccentsbutnotasthemainroof form.Mansardroofsarenotpermitted.

The minimum roof pitch for the main or dominant roof is 8:12. TheDRCmayrequirearoofpitchto besteeperonparticularlywide volumesiftheroofappearstobetoo flat.Roofoverhangsmustbea minimumoftwofeetasmeasured alongtheplaneoftheroof,but overhangsgreaterthantwofeet areencouraged.

No more than 40% of the total roof may be designed as a single plane. Nomorethan 75%oftheroofmaybedesignedasasinglegable;theDRCmayreducethismaximum requirementforparticularlylargehomesasitdeemsnecessary.Asheddormermaynot exceed2/3oftheareaoftheroofplanetowhichitisattached.

Minimumroofoverhangs:theminimumdistancefromanexteriorwallsurfacetoany adjacenthorizontalroofsurfacetermination(eave)is24”.Theminimumdistancefroman exteriorwallsurfacetoanadjacentslopingrooftermination(rake)is12”.

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2.2.5.2 Garages

Garagelocationlendssignificantshapetothe designandplacementofthehome.When planningahomeatBrasadaRanch,attemptto minimizethepotentialviewofthegaragedoors fromthestreet.Thegaragemaybeplacedina separatestructurewithorwithoutanenclosed connectiontothemainhouse.

Wherevisible,garagedoorsarehighlyencouragednottofacethestreet,unlesssite conditionsaresuchthataparticularfacingconditionisunavoidable.TheDRCmay requirespecialdesignfeatures(roofform,deeperoverhangs,etc.)onsuchconditions.

Garagesmaynotexceedfourbaysinsize.Abayisdefinedasthewidthanddepthrequired toreasonablyenclosedonevehicle. Garagesinexcessofthreebaysmustbeseparatedsuch thatnomorethanthreebaysopenonanysingleelevationorbeoffsetifthewidthis greaterthan35’.Asdescribedpreviously,theDRCmayfurtherlimitthesizeofthegarage asitdeemsnecessarytomaintainthescaleofthegarageinproportiontotherestofthe home.Forparticularlylargehomes,theDRCmayallowmoregaragebaysbutonlywhen,in itsview,thedesignmitigatesthevisualimpactofsomanygaragedoors.

2.2.5.3 Porches, Balconies and Other Outdoor Spaces

Porchesandothercoveredoruncoveredoutdoorspacesthataredesignedtobeextensions ofthearchitectureofthehomeareenthusiasticallyencouragedandarethereforenot includedinthecalculationforMaximumEnclosedArea.

Aspartoftheformandmassing composition,outdoorspacessuchas porches,balconies,coveredwalkways; elevatedpatiosaretobeproportionatein scaleandlogicalextensionsofthe predominanthorizontalelementsofthe volumetowhichtheyareattached.

AcoreelementoftheBrasadaRanchvision istheutilizationofthecoveredfrontporch orfront-facingterrace.Properlydesigned, thiscanaugmentthetraditional,more privateuseofthebackyard.Thehistoric frontporchorlandscapedterraceassists thiseffortinanumberofways:

 Thefocalpointofthehomebecomesthepeople-orientedentrance.

 Thereareoftenexcellentviewsfromthefrontofthehome.Aspaceforlimited seating,withthebenefitofalowwallandanoverhangingroof,facilitatesbeingable totakeadvantageofviews.

 Thelivingareaofthehomeismadetofeellargerbyopeningupthefrontyardand streetwithanoutdoorspace.

 Asenseofcontinuityisdevelopedbetweentheoutdoorlandscapeandthehome.

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 Coveredporchesandtrellisescreateshadows,thussofteningthevisualimpactof wallsbehindthem,aswellascreatingalayerofprivacyscreeningfortheoccupants ofthehome.

2.2.6 Detached / Ancillary Structures

Detachedgarages,guestquarters,homeoffices,artstudios,playhouses,gardenshedsandother ancillarystructuresareenthusiasticallyencouraged.Theymust,however,bedesignedaspartofa compositionwiththeprimarystructure,subordinateinscaleandconsistentwithitsarchitectural vocabularyandbeconstructedwithorafterthemainstructure.

Detachedstructuresmustbeconsistentinmassing;materialsandstylewiththeprimarystructure andarealsosubjecttotheseGuidelines.

Ancillarystructuresthatarenotsubmittedwiththeoriginalresidencesubmittalwillbetreatedas anewsubmittalrequiringanewapplication,submittalmaterialsincludinggrading,drainageand landscapeplansandbesubjecttoallofthereviewfeesassuch.

2.2.7 Chimneys and Vertical Elements

ChimneysareimportantelementsintheoverallformalcompositionofhomesatBrasadaRanch andarehighlyrecommended.Theyarerequiredtobeexpressedasiftheyareservingawood burningfireplaceinscaleandheight.Anapprovedsparkarrestorandflueshroudisrequiredon allchimneys.TheuseofastoneonchimneysisrequiredunlessotherwiseapprovedbytheDRC.

Towerorturretelementsarenotinkeepingwithtraditionalranchresidentialarchitectureand are,therefore,generallynotpermittedandmustnotexceed36”inheightatthehighestform.The DRCdoes,however,havethecapacitytomakeexceptionsfortowerelementsthat,initsjudgment, areinkeepingwiththespiritoftheseGuidelines.

Whenadjacenttoanexteriorwall,thechimneymuststartbelowgrade,beoffsetfromtheexterior wallaminimumof1footandbeofsufficientheighttoserveafireplace.Ifnecessary,tomeetthis requirement,thechimneymayexceedtheheightofthehighestridgebyasmuchas4feet. Chimneysmustappeartobeofsufficientscaletobeself-bearing.

Verticalprojectionsforothermechanicalequipmentsuchasventsandfluesmustbediminutivein sizeorenclosedandhiddenfromviewasbestpossible.Plasticand/ormetalroofventsontheroof surfacearenotallowed.

2.2.8 Fireplaces and Stoves

WoodburningfireplacesandstovesarediscouragedatBrasadaRanchandallfireplacesand stovesarerequiredtobeplumbedfornaturalgas.

Whilewoodburningfireplacesandstovesarediscouragedanexceptionmaybegrantedfor1 interiorfireplace/stovetoburnwood(andisgasready)bytheDRCifincludedwiththeinitial plansanddocumentssubmittedforconstruction.

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2.2.9 Fenestration: Doors and Windows

Windowsanddoorsmustbedesignedinscaleandpatterns thatarebothcomplimentarytotheformofthehomeandalso expressiveoftheinternalorganizationofthehome.In combinationwiththeformofthevariouscomponentsofthe building,anobserveroftheexteriorofthehomeshould largelybeabletoidentifythefunctionsoftheroomsbehind thewindows.

Windowanddoorpatternsaretobecharacterizedbysimple formsandahighlevelofdetail.

Frontdoors,inparticular,aretobeofhighqualityandcraftand consistentwiththerequirementsforsimpleformsandpatterns fortherestofthearchitectureofhomesinBrasadaRanch.

2.2.9.1 Windows

Windowsmustberectangularorsquareinformandverticallyoriented.Specialexceptions maybegrantedbytheDRCforhorizontalorbandedwindowswhendeemedappropriate tothestyleoftheproposedarchitectureprovidedthatthestylemeetsDRCapproval. Archedwindowsarepermissibleonlyinareassuchasstonewallswheretheyare consistentwithastructuralorload-bearingexpression.Triangle,ellipticalandround windowsarenotallowed. Trapezoidalwindowsarediscouragedbutmaybeallowedwith DRCapproval. Glassblockisprohibitedforallexteriorapplications.

Doublehung,singlehung,casement,awningandfixedwindowsareappropriate.Other windowtypeswillbeconsideredbytheDRCiftheproposedtypeachievesthedesired textureanddetailonthefacadeofthehome. Theuseofmuntinbarsisencouraged, howevertheymustbeappliedtotheexteriorsurfaceoftheexteriorglasspane.Muntin barsthatarelocatedbetweenglasspanesarenotpermitted Inordertopreserve unobstructedmajorviews,large,undividedviewwindowsupto40squarefeetmaybe usedwhensurroundedbysmallerwindowseitherdividedorarrangedinapatternthat achievesasimilareffect.

Methodsthathelptoreducetheimpactofthereflectivity(orhelptoearnincreasedglazing areas)include,butarenotlimitedto,structurallyseparatingglazingintosmallerunits, increasingmulliondensity,andprovidingsubstantialopportunitiesforshadeandshadow throughtheuseofelementssuchasdeeperroofoverhangs,coveredporchesandtrellises.

Windowsarehighlyencouragedtobewoodormetalclad. TheDRCwillconsiderhigh qualityvinyl,fiberglassormetalwithcolorsthatarecompatibletothecolorpaletteof thehome. Submitdetailedinformationonwindowtype,manufactureanddetailing withapplication.

Glassmaybecoatedortintedtocontrolheatgainbuthighlyreflectiveormirroredglass surfacesareprohibited.Ataminimum,windowsmustbeinsulatedunits.

Obscuredglazingtreatmentsmaybeconsideredonacase-by-casebasis.

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Windowsthataresetinstonewallsarestronglyencouragedtoberecessedaminimumof4 inchesandusestoneorwoodheadersandsills.

Thesolarorientationofwindowsmustbeconsideredintheirdesign.Onsouthandwest facingexposures,appropriateoverhangsintheformofshedroofsorextendedoverhangs arerecommended.

2.2.9.2 Doors

All doors aretobeconstructedfromnaturalwood,fiberglassand/ormetal. Glasslightsin doorsmaybeincorporatedprovidedtheglassisnotthedominantelementandis appropriatelyscaled.ArtglassmaybeincludedbutissubjecttospecialreviewbytheDRC. Hardwareforexteriordoorsincludinghinges,latches,handlesandpullsmustbechosenfor theirhighqualityandartisticexpression.Wroughtiron,bronze,copperorsimilarmaterials areencouraged.Matteorbrushed,non-reflectivefinishesinwarmanddarkertones arerequired.

Front Entry Doors mustbeincludedinthedesignproposalandaresubjecttospecial reviewtoensurethatitisinkeepingwiththecommunity’shighstandardsofqualityand consistentwiththeoveralldesignofthehome.AFrontEntryDooratBrasadaRanchmay portraymorepresencethanotherelementsofthehome;however,overlydecorative elementswillnotbeapproved.Fullglassdoorswillbereviewedonacasebycasebasis. An idealFrontEntryDoorshallbecustomdesignedtocomplementthecharacterofthehome; itwouldbewell-detailedinafunctionalmannerandsubstantialinproportion andconstruction.

Exterior Sliding Glass Doors and Glass Movable Walls requirespecificapprovalbythe DRC. ForconsiderationbytheDRCapplicantwillberequiredtosubmitdetailed informationonthedoortype,scale,materials,details,trimandexteriorcolors.Generally, theDRCwilljudgethedoororwallelementbasedon,butnotlimitedto,the followingconsiderations.

 Scale,proportionsandpatternoftheopeningelementinrelationshiptothe buildingformandadjacentopenings.

 Consistencyoftheopeningframes,materials,detailing,trimandcolorwithother windowordooropenings.

 ForstandardSlidingGlassDoorAssemblies,theuseofdoorsdesignedwithwide stileandrailsdesignedtoappearasFrenchDoorswillberequired.

2.2.9.3

General

Allelevationsmusthavesufficientfenestrationtocreatevisualinterestandtopreventthe appearanceofblankwallareas.Windowsanddoorsmustbebalancedsuchthatthe majorityofopeningsarenotconcentratedonsingleelevations.Trimistobeconsistentin material,colorandproportionwiththedetailsoftherestofthestructure.

2.2.9.4

Garage Doors

Single-widegaragedoorsarepreferredoverdouble-wide.Garagedoorsmustbemadeof materialsandincludedetailsthatarecommensuratewiththehighstandardsofthese Guidelinesandcomplimentwiththeexteriorfinishofthehome.

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Garagedoorsmustbedesignedwiththearchitectureofthehomeinmind. Garagedoors withglasspanelswillbeconsideredonacasebycasebasis. Garagedoordesignsthat incorporateglassmayrequiretheuseoffrostedorobscureglasstoreducesightlinesto theinteriorofthegarage

Double-widedoorsarepermittedprovidedthatthedoorisdesignedwithcladdingto appearastwosingle-widedoors.Doorsandbaysscaledtoallowrecreationalvehicleswill besubjecttospecialreviewoftheDRCwhowillrequirethatsuchoversizedelementsbe integratedintothedesignsuchthattheyblendintothearchitectureandarenotvisible fromofftheHomesite.

2.2.9.5 Skylights

Ingeneral,dormersarepreferredoverskylights.Skylightsare,however,maybepermitted providedthattheyare(1)locatedinareasthatcannotbeseenbyneighboringhomes,(2) utilizeflatglassinlieuoftheolderplastic"bubble"designsand(3)arecoloredtomatch theroof.Skylightsmaybeapprovedonacasebycasebasis;however,theDRCreservesthe righttorequiremitigationofanynuisancelightcausedbytheskylightincludingsunlight glareandnighttimelightpollution. Assuch,anyapprovedskylightsmustusenonreflective glassandhaveinteriorshadinginstalledtopreventimpactonneighboringhomes.Inthe eventofnighttimelightpollution,theresidentmayberequiredtoensurethatshadesare drawnovertheskylighttoreduceimpactinourdarkskycommunity.Inthecaseof sunlightglare,theresidentmayberequiredtoaddexteriorshadesorcoatingsto eliminatetheglare.

2.2.10 Colors

Colorselectionsaretoreflectthecolorsofthesurroundingenvironmentincludingthecolorofthe surroundingearthandotherindigenouselements.

AllexteriorcolorsaresubjecttoreviewandwrittenapprovalbytheDRCforbothoriginalpainting andsubsequentrepaintingwhenthecolorsareproposedtodeviatefromtheoriginallyapproved colors. Exteriorcolorsmustbeofmediumtodarktones. Exteriorcolortreatmentshouldbe continuousonallelevations.WarmEarthtonecolorsofbrown,grayandgreenarestrongly recommended. Verylightorbrightbodycolorswillgenerallynotbeacceptable.Careshallbe takentoavoidduplicatingcolorsofnearbyhomes. Naturalwoodsiding,exposedbeams,peeled logsandnaturalshakesmustbestainedortreatedwithanaccentorcomplementarycolor.

2.2.10.1 Window Frames

Windowframecolorsaretobecomplementarytothecolorpaletteoftherestofthehome andaretobedrawnfromthefollowing:black,bronze,copper,brownorotherearthtones.

2.2.10.2 Doors

Doorsaretobestainedor(withtheexceptionofglassandsometypesofmetaldoors)and aretobeeitherthesamecolorastheexteriorsidingoraslightlydarkercolorthatisstill withinthegenerallyapprovedearthtonesandhues.Exceptionstothisrequirementwillbe grantedfordoorsthatincludedecorativedarkerelementssuchasmetalcladding, ornamentalmetalorornamentationandwoodpatternedinlays.

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2.2.11 Exterior Finish Materials and Details

TheexteriorfinishmaterialsanddetailsofhomesinBrasadaRanchmustappearnaturaland complementarytothesurroundingnaturalenvironmentincolor,textureandpattern.The selectionofexteriorfinishesanddetailsistheareainwhicharchitectshavethemostflexibilityin BrasadaRanchtodefinethestyleoftheproposedhome.Homescanbetraditionalorrusticin naturebycombiningtraditionalsidingpatternswithdetailssuchasexposedheavytimbersand trusses.Ontheotherendofthespectrum,theexteriorskinofhomescantakeonacleaner appearancewithmorerefineddetailsusingsmallerscaleelementsandasmootherskin.Because thiscleaneraestheticrequiresahigherlevelofarchitecturaldetailingandisgenerallymore difficulttoexecutewell,theDRCwillscrutinizeproposeddesignsthatleantowardsamore contemporaryexpressionoftraditionalmaterials.Inallcases,theapplicationofexteriormaterials anddetailsmustbecoherentlyappliedacrosstheentirehomeinamannerconsistentwiththe overallstylisticintentofthedesign.

Allmaterialsaretobeusedinsuchamannerastoappearstructurallycorrect.Stonewallsand columns,timberpost,beamsandtrussesandotherstructuralelementsmustappeartobeselfsupportingand/orappropriatelymassivefortheirtask.

Materialchangesmustoccuratlogicaltransitionpoints.Verticaltransitionsmustoccuratinside cornersandhorizontaltransitionsmustoccuratappropriateheightswithdividingledgesstoneor trimmaterials.

2.2.12 Foundations

FoundationsandfinishgradinginBrasadaRanchmustbedesignedsuchthatthehomeappearsto beintegratedintotheearth.

Foundationwallsthatareabovegradebymorethan8inchesmustbecladwithsiding,stone, architecturallydesignedconcretefinishorothersuitablefinishmaterial.Fauxstoneisprohibited unlessspecialexceptionisgrantedbytheDRC.

Onslopingsites,foundationsmustbesteppedwiththecontourstoavoidhighretainingwalls. Retainingwallsthatareinexcessof4feetinheightaregenerallydiscouragedunlesstheDRC determinestheuseappropriateforanextraordinarycircumstance.

Foundationventsmusteitherbeconcealedinsomefashionorbemadetobedecorative.In general,theyshouldberectangularinshape.

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2.2.13 Exterior Siding Materials

ThepredominantmaterialstobeusedforexteriorwallsatBrasadaRancharetobewoodand stone.Woodistobefinishedtotakeadvantageofitsnaturalgrain.Woodandstonecolorsand patternsmustcomplementthesurroundingnaturalenvironment.

HomesatBrasadaRanchmustuseaminimumoftwoexteriorwallmaterialswiththeexception thattheentirehomeiscoveredwithstone.

2.2.14 Requirements by Material Type

2.2.14.1 Wood Siding Materials

Woodisencouragedtobethepredominantmaterial,withtheexceptionthattheentire homeiscoveredwithstone. Woodisencouragedtobefinishedwithclearorsemitransparentstains,suchthatthenaturalwoodcharactershowsthrough. Solid-bodystains arepermitted.

Approvedwoodtypes:

 BoardandBatten(nowoodsheetgoods)

 Lap:straight

 TongueandGroove,BeveledEdgeorBoardonBoard

 ShinglesorShakes

 RecycledBarnWood

 LogPlankwithdarkchinking

Alternativewoodtypes:Withtheadvancementofbuildingtechnologiesandmaterials theDRCwillreviewalternativewoodproductsusagewithregardstoapplication, styleandlocation.

2.2.14.2 Stone

TheuseofstoneisrequiredonhomesatBrasadaRanch.Aminimumof10%oftheexterior wallsmustbecoveredwithstone.Theuseofstoneonchimneysisstronglyencouragedand theareamaybeincludedinthe10%requirement.

Stoneissubjecttothefollowingrequirements:

 Stonemustappeartobesourcedfromwithintheregionandworkwithinthe overallcolorpalette.Extremecontrastbetweenstoneandsidingcolorswill notbeapproved.

 Riverrockisprohibited.

 Stonemustappeartostartbelowgradeandbedesignedtoappearstructural andnotaveneer.

 Stonemustextendaroundbuildingcornersandreturntoinsidecornersorother approveddesignelements.

 Limiteduseofmasonrybetweenstonesisrequiredunlessanexceptionis specificallyapprovedbytheDRC.Generally,adrystackappearanceispreferred.

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 Openingsforwindowsmustincludesufficientlysizedsillstoappearstructural.As analternative,archedopeningsarepermissibleprovidedthatthestoneworkis appliedtoappearstructurallycorrect.

Stonemustbenatural. Theuseofculturedstoneorpanelizedstoneproductsisstrongly discouragedandrequiresDRCapproval.

Ingeneral,claddingwholemassesispreferredoverwainscoting.Whenused,stone wainscotingmustbeeitherdiscontinuousorvariedinheight.Stonewainscotingmusthave aledgestone.

2.2.14.3 Stucco

StuccoistobeusedsparinglyatBrasadaRanchandonlyasanaccentmaterial.Itsuseis limitedtonomorethan20%oftotalexteriorwalls.

2.2.14.4 Exterior Metal Siding

Rustedcorrugatedmetalorsimilarnon-reflectivemetalmaterialsispermissibleasan exteriorsidingmaterialbutislimitedtocoverageofnomorethan15%ofthetotalareaof theexteriorwalls.Galvanizedmetalsarenotpermitted,evenwhenpromotedasnonreflective.

2.2.14.5 Prohibited Siding Materials

Thefollowingmaterialsareprohibitedforuseassiding:

 PlasticsorVinyl

 Concrete-eithermasonryunits,pre-castorformed

 Plywood,T-111,OSBorotherengineeredwoodsheetgoods

 Compositeshingles

2.2.15 Roof Materials

Roofingmaterialsaretobenon-reflective,texturedandavariegateddarkcolorthatiscompatible withthesurroundingnaturalenvironment.Theiruseshouldalsobeconsistentwiththepractical requirementsofthelocalenvironment,includingdesignforeithersnowbuilduporshedding.Flat orlowslopingroofsdesignedas“GreenRoofs–Roofswithplantmaterialsinstalledontheroof covering”arenotpermitted.

Approvedroofingmaterialsinclude:

 Slateandhigh-qualityfauxslatetiles

 Oxidizedcoppershingles

 Compositethickbuttasphaltshingles

 Non-reflective(brushed,matteornon-specular) standingseammetal

 Oxidizedcopperstandingseam (asanaccentmaterialonly)

 Oxidizedcorrugatedmetal(asanaccentmaterialonly)

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Prohibitedroofingmaterials:

 Allwoodshinglesandshakes

 Allreflectivemetals

 Plasticshinglesortiles

 Metalpanelsdesignedtoappearasothermaterials

WiththeadvancementofbuildingtechnologiesandmaterialstheDRCwillreviewsimulated materialusagewithregardtoapplication,styleandlocation.

Flues,ventsandotherpenetrationsthroughtheroofplanemustbepaintedtomatchtheroofif notenclosedinaconcealingstructure.

2.2.15.1 Roof Colors

Approvedcolorsinclude:

 DarkerEarthandothermutedforesttones

 Variegatedblacks

 OxidizedCopper,OxidizedBronzeorotherOxidizedMetals(asaccentonly)

2.2.16 Gutters and Downspouts

Guttersanddownspoutsaretobeintegratedintotheoveralldesignofthehomeinform, locationandcolor.

 Plasticorothernon-metalguttersanddownspoutsareprohibited.

 Guttersanddownspoutsmustbepaintedincolorschosentodiminishtheirvisualimpact byblendingintoadjacentcolors.

Allwaterrun-outfromtheoutletsofdownspoutsmustbecontainedwithintheBuildingEnvelope withtheuseofdry-wells,drycreekbedsorotherin-groundabsorptionmethodsapprovedby theDRC.

2.2.17 Trim, Details, Texture and Ornamentation

ArichnessofarchitecturaldetailingisrequiredatBrasadaRanch.Theselectionofdetailshasa majorimpactontheapparentstyleofthedesign.Detailsmustbesubstantialinscalerelativeto thestructureandtotheirinherentstructuralproperties.Inallcases,elementsthatarestructural orcladstructuralcomponentsmustbescaledanddetailedsuchthattheyappearfunctionaland structurallyappropriate.

Trimmustbeaminimumof4inchesinwidthand1inchthick.Preferreddetailsinclude:

 Exposedtimberandlogposts,beamsandtrusses

 Brackets,Corbelsandkickers

 Shuttersthataresizedtobeabletocoveradjacentwindows

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 Exposedraftertails

 Architecturalatticventsinrectangularorgableshapes

TheDRChaswidelatitudetoensurethatanappropriatelevelofdetailandornamentationis includedinproposeddesigns.TheDRCwillalsodeterminewhetherornotanelementappearsto bestructurallyappropriateinscaleanddetailingforitsapparentloads.

2.2.18 Porches / Balconies / Outdoor Spaces

Wherevisibletheundersideofporchesandbalconiesmustbefinishedcomparablytotheeaves andoverhangsofroofs.

Porches,whenlowtotheground,mustbedesignedtoscreentheviewbelowtheporch.Wood, plasticormetallatticeorsimilarskirtingthatisdeemednottobesufficientlysubstantialbythe DRCisprohibited.Structuralelementssuchascolumns,bracesandkickersmustbedesignedto appearappropriatelymassive.

2.2.19 Exterior Light Fixtures

Exteriorlightfixturesattachedbothtothehomeandinstalledelsewhereonthesitemustbe limitedintheirimpactinordertopreservethenighttimedarkskybyminimizingtheamountof exteriorlighting.Allexteriorfixturesmustbelabeledandcertifiedasdarkskycompliant. They mustbelowintensity,indirectlightsourcestotheextentrequiredforsafetyandsubtleaccenting ofthearchitectureandlandscape.TheHOAandDRCstronglyencourageallexteriorlighting(both residentialandlandscape)issetontimersscheduledtobeturnedoffnolaterthanmidnightinan efforttopreservethedarkskyenvironment.

Thequalityandstyleofthefixturesmustbeinkeepingwiththearchitectureofthehome.Polished brassfixturesareprohibited.Wroughtiron,patinaedbronze,oxidizedcopper,tarnishedbrassand othernon-reflectivemetalsareencouraged.

TheDRCwillreviewexteriorlightfixtureswithahighamountofscrutinytoensurethattheir qualityanddesigniscommensuratewiththeoverallrequirementsoftheseGuidelinesandthe hometowhichtheyaretobeinstalled.Theirscalemustbeappropriatetotheiruse;oversized fixturesasdeterminedbytheDRCwillbeprohibited.Fixturesthatareorappeartobehand craftedareencouraged.

2.2.20 Miscellaneous Requirements

2.2.20.1 Trash Storage, Satellite Dishes, HVAC Equipment and Utility Meters

Allmetersandutilityhook-upsshouldbescreenedfromviewfromboththestreetand neighboringhomesiteseitherbytheirlocationonthehomeorwithlandscapewallsor similarstructures.Theymustbeshownontheelevationsofproposeddesigns.

ExteriortrashstorageandHVACequipmentmustbescreenedwithanappropriatewallor otherstructureandmustbedesignedtoallowaccessfortrashremovalbytheappropriate agent. Minimumheightrequirementis4½feetandmustscreenequipmentandtrash containers

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Satellitedishesarepreferredtobeapproximately25inchesindiameterandshouldbe discreetlylocatedandpaintedtoblendwiththestructure. TheDRCmayrequireadditional screeningifnecessary.TheDRCisavailableforconsultationpriortotheirinstallation.

2.2.20.2 Pet Enclosures and Dog Runs

Dogrunsandpetenclosuresmaybeprovidedonhomesiteswhenapprovedinadvanceby theDRC.Theymustbeintegratedtothefullestextentpossiblewiththehomeandmaynot befreestanding.Fencingfordogrunsandpetenclosuresmustbeasunobtrusiveas possibleandblendasavisualextensionoftheresidence.

2.2.20.3 Solar Applications

Equipmentusedtocapturetheenergyofthesun-suchasphotovoltaicpanelsorshingles andhotwatercollectorsareencouragedbutmustbebothintegratedintothearchitecture andlargelyhiddenfromprimaryviewsheds.TheDRCwillworkwiththeOwnersorAgents whowishtointegratesuchpanelsandotherequipmentintotheirhomeswithasmuch flexibilityaspossiblewhilemaintainingitsmainrequirementofmitigatinganypotential negativeaestheticimpacts. Materialsmustbelowglareandnon-reflective.

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CHAPTER THREE: Site and Landscape Design

ThefollowingchaptersetsforthGuidelinesforallsitework relatingtothehomesite,includinggrading,planting,sittingof structures,designofoutdoorareasandpreservationand enhancementofthelandscapeandviews.

Intent of the Site and Landscape Guidelines

DesignfortheSiteandLandscapeatBrasadaRanchmust achievethefollowing:

 Preserve,protectandenhancetheexistingnatural environmentofBrasadaRanch.

 Situatehomessuchthattheypreservetheintegrityofthe surroundinglandscapebymaintaining anaturalbufferbetweenthehouseandstreet,neighboring homesites,CommonAreasand thegolfcourse.

 Limittreeremovaltowhatisnecessarytoaccommodatethehome

 Designlandscapetoencourageandpromotewaterconservation.

 Incorporateuniquedesignsolutionsthatareresponsivetothespecifichomesites topography,climateandenvironment.

 Sitebuildingstominimizegradingandmaintainalow,subordinateprofileagainstthebackdrop ofthesurroundingarea.Outdoorareasaretobedesignedtotakeadvantageofsunlight,provide windprotectionandcaptureviews.

 Includecourtyards,decksandoutdoorspacesthatemphasizetheoutdoor-orientedlifestyle oftheRanch.

 Designlandscapethatblendsthearchitecturewiththenaturalenvironment.Incorporatenatural andexistinglandscapefeaturessuchasrockoutcroppings,nativevegetationandtopographyinto landscapedesignstohelpachievethetransitionbetweenthebuiltandnaturalenvironments.

 Usenaturalandindigenousbuildingmaterialsforlandscapesitewallsandoutdoorareas includingwoodandstonebuildingmaterials.

3.1 Location of the Home on the home site

HomesinBrasadaRanchmustbesituatedontheirhomesitessuchtheyachievethefollowingobjectives:

 Minimizegrading.

 Maximizeprivacy.

 Enhanceviewsheds.

 Minimizedisruptionofnaturaldrainagepatternsandcontainrunofffromimpervioussurfaces withineachhomesite.

 Protect,enhanceandmaintainthenaturalvegetationthroughoutthecommunity.

 Protectandenhancethedistinctivenaturallandforms,wildlifeandvegetationonthehomesite. And,preservethedominanceofthenaturalsettingbysituatingbuildingssuchthattheyblendinto theirsurroundings.

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3.2 Building Home site Diagram

Asamplebuildinghomesitediagramillustratingthesetbacks,variances,buildingenvelopeandthe Naturalareaisshowninsection3.2.1. TopographyisnotshownontheBuildingHomesiteDiagramso anonsiteinspectionandsurveyisimportanttoyourdesignprocessandsiteplanning.Inadditionto compliancewiththedesignguidelinesoftheBrasadaRanchDRC,developmentonslopesexceeding25% mayrequireadditional geotechnicalstudyandreportstomeetCrookCountylanduserequirements.

3.2.1 The Building Envelope

TheBuildingEnvelopeistheareainwhichthehomeandpotentialancillarystructurescanbe constructedaswellasotherimprovementssuchasterraces,landscapewalls,ornamentalstreams andpools,swimmingpoolsorspasandauto-courts. Itisalsotheareainwhichlandscapingsuch asgardensandlawnsmaybecreatedandofferstheleastrestrictionsonwhattypesofvegetation canbeinstalled. Thebuildingenvelopeshallnotencroachonanysetbacksandisinadditionto establishedsetbacks.

3.2.2 The Natural Area (See also section 3.15)

TheNaturalAreaofthehomesiteistheareaaroundtheperimeterandoutsideoftheBuilding Envelope.TheNaturalAreaistoremainnaturalorrestoredtoanaturalcondition.Withthe exceptionofdriveways,walkingpathsandminimalcomplementaryimprovementssuchas addressmarkers,noconstructionofanykindmaytakeplacewithintheNaturalArea. Any damageordisturbanceswithinthenaturalareaarerequiredtoberestored.

3.3 Combining Home sites

Priortocombiningtwoormorehomesites,approvalistobeobtainedfromtheDeclarantduringthe DevelopmentPeriodorfromtheDRCthereafter.Whencombiningtwoormorehomesites,theDRCwill designatenewBuildingEnvelopeandanewMaximumEnclosedArea.

3.4 Tree and Shrub Thinning and Removal

Atree/shrubremovalpermitisrequiredforremovalofanynativetreesorshrubsonestablished homesites.

TreesmaybelimbedandshrubsthinnedintheNaturalareaonlyifperformedbyanarboristand approvedbytheDRC.

3.5 Tree Removal in the Building Envelope

TherestrictionslimitingtreeandshrubremovalorpruningareconsistentwithintheBuildingEnvelope.

Withinthebuildingenvelope,treesandshrubscanberemovedtoaccommodatethefoundationofthe newhomeanditsancillarystructures.Outsideofthearearequiredforconstruction,existinghigh-quality treesaretobeincorporatedintothelandscapeplantothegreatestextentpossible.

Theremovalofanytreethathasadiametergreaterthan6inches,asmeasured4feetabovegrade,orany shrubmeasuringgreaterthan5feetinheight,mustbeapprovedbytheDRC.

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FailuretoobtainDRCapprovalfortree/shrubremovalmayresultinafinepertree/shruband/or additionaltree/shrubmitigationasspecifiedbytheDRC.TheDRCreservestherighttoperiodically adjustfinesforunapprovedtree/shrubremoval.

TheDRCwillworkwithOwnerstoencouragethepreservationofparticularlylargeandhigh-quality treesandmayrequireanadjustmentinthelocationofanimprovementtoachievethisgoal,providedthe requirementdoesnotpreventthereasonableuseandenjoymentofthehomesite.Ownersandarchitects arerequiredtomakeareasonableattempttopreservesuchtreesandtoworkwiththeDRCtowardsthis importantgoal.

3.6 Driveways and Parking

Eachhomesitemaybeaccessedbyasingledrivewayonlyandshouldbelocatedtopreserveandprotect importantnaturalfeatures. Drivewaysarenottobelocatedwithin20feetofneighboringdriveways unlessotherwiseapprovedbytheDRC.

Allentriesofdrivewaysarerequiredtohaveapaverapronofatleast30feetinlengthstartingatthe pavementedgeoftheroadway.Tomaintainconsistencyacrosstheresort,theapronpavertypemustbe SFRimainwalnutblendcolor,availablefromWillametteGraystone

Appropriatepavingmaterialsfordriveways,parkingandturnaroundareasinclude:

 Decorativeconcretesuchascolored,stamped,exposedaggregate,broomfinished and/orpatterned(submitcolorandpatternforapproval)

 Pre-castconcretepavers

 Asphalt

 Turfblockorsimilarstructuredturfinlowvolumeareas

Inappropriatepavingmaterialsinclude:

 Plaingray,un-textured,uncoloredconcrete

 Gravel

 Redcinders

Thepavedsurfaceofadrivewayshouldbeatleast10feetwideandshouldnotexceed12feetinwidth exceptwherethedrivemeetsthestreetwhereitcanflairto24feetwidemax. Pavedsurfacesofgarage entrances,guestparkingandturnaroundsmustbelocatedwithintheBuildingEnvelopeandbuffered fromoff-siteviewsbysupplementalplantingsasapprovedbytheDRCaspartoftheLandscapePlan.

Drivewaygradientsarenottoexceed12%andsurfacesmaynotencroachintoanysideorrearsetback withoutapprovaloftheDRC.

AllwaterrunofffromimpervioussurfacesmustbecontainedwithintheBuildingEnvelopewiththeuse ofdry-wells,drycreekbedsorotherin-groundabsorptionmethodsapprovedbytheDRC.Ifadrainage ditchexistswherethedrivewaymeetstheroad,aculvert(minimum12”galvanized)willberequiredto maintaineffectivewaterconveyance.

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3.7 Grading

GradingPolicy:Thegradingofthesiteshall,tothegreatestextentpossible:

 Blendgradingimprovementsintothenaturaltopographyofthehomeconstructionsite.

 Preservenaturaldrainage

 Retainallstormwaterrunoffonsite.

 Limitgradingtominimalamountstoretainthecharacterofthesite'snaturaltopographyand existingvegetation.

Gradinganddrainageshouldbedesignedtominimizeimpactstotheexistingsiteandlandscape, minimizetheremovaloftheexistingtrees,preserveexistingrockoutcroppingsandpromotetheuseof thenaturaldrainagesystemswithinthehomeconstructionsite.

Grading,drainage,utilitylocations,re-vegetationandsedimentationanderosioncontrolmeasuresforall newconstructionmustbeincludedonthesiteplan.

ThefollowingstandardsaretobeintegratedintoallgradingplansforBrasadaRanch:

 Totheextentpossible,thelongaxisofthebuildingistorunparalleltoexistingcontoursinorder tominimizesitedisturbance Wherefeasible,buildingfoundationsandmainfloorsaretostep withtheexistingtopographyasitrisesandfallstocreatesplitfloorlevelsratherthangradingto developoneflatbuildingpad.Whileitisrequiredthatbuildingmassesfollownaturalsite contours,nothingintheseguidelinesshallprohibitasinglefloorlevelprovidedthatthebuilding height,massingandgradingguidelinesaremet.

 Allcuts,fillsandretainingwallsaretocreatesmoothtransitionsatthetopandbottomofslopes thatappearasextensionsofthenaturallandform.Gradingdesignsaretoprotectandretainas manyexistingtrees,shrubsandrockoutcroppingsaspossible.(Nostraightcut/fillshapes.)

 Slopesarepreferrednottoexceed2:1.Slopesshouldappearnaturalinformandnotengineered.

 GradingmaynotextendoutsideoftheBuildingEnvelopewiththeexceptionofthatassociated withdriveways,pathsandutilityimprovements.Inrarecases,theDRCmayapprovesmall extensionsoflandscapeterracesand/orgradingoutsideoftheBuildingEnvelopeifitachievesa morenaturallookingsolutionand/orenhancessitedesignandcompatibility.

 Cutandfillslopesaretobere-vegetatedwithplantingsfromtheapprovedlistinAppendixBand appropriatetothesitetoblendthemintothesurroundingenvironment.Re-vegetationistobe completedassoonaspossibleanderosioncontrolmeasuresimplementeduponcompletionof grading.Temporaryirrigationsystemsmayberequired.

Fillmaynotbeusedtosignificantlyraisethefinishfloorelevation. Homesshouldbesetintothenatural gradeofthehomesite.

3.8 Retaining Walls

RetainingWallPolicy: Retainingwallsshallcomplywiththefollowing:

 Theheightshallbeminimizedtotheextentpossible

 Blendwiththenaturaltopography

 Beconstructedofstonethatappearstobelocallysourcedorcoloredtoblendintothesiteordark colored,heavytexturedboardformconcreteorothertexturestobeapprovedonacase-by-case basisbytheDRC.

Thetopsofwallsaretobeshapedtoblendwithnaturalcontours.Endsofwallsarenottoendabruptly, butaretocreatenaturallookingtransitionswithexistinglandformsandvegetation.

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Retainingwallsarenottoexceed4feetinheight.Wallsthatexceed3feetwillrequiredesigningbya qualified,licensedengineer.Wheregradechangesexceed4feet,stepped-backorterracedwallstructures withampleplantingterraces(4-footminimumwidth)aretobeused.Higherwallsmaybeconsidered onlyiftheyarenotvisiblefromoff-siteandifdoingsosignificantlyreducesoverallimpactstothesite and/oradjacentland.Wallstallerthan2feetmustbebatteredata2:12slope.

Retainingwallsarenottobebuiltwithin20feetofpropertylineswiththeexceptionofthoserequired fordrivewayaccess.

RetainingwallsmayonlybeconstructedintheNaturalAreatoaccommodateadrivewayorfootpath.

Boulder Retaining Walls

BoulderRetainingWallsaredefinedasthoseusedtoformretainingwalls,sloperetainageelementsor similarsitedesignelementsandareallowedwhenapprovedbytheDRC.

BoulderRetainingWallsmaybeconstructedofnativesurfaceboulders(basalt,lavaorotherwise approvedbytheDRC).Bouldersshouldbesizedandselectedasrequiredtoexposeonlytheweathered, mossandlichenencrustedsurfaces. Shotorbrokenrock,buriedrock,brokenandmechanicallyscared bouldersarenotacceptable.

Bouldersshallbeplacedasfollows;

 Toresultinoverallaveragegradenogreaterthan1verticalto4horizontalslope,generally measuredtothetopoftheboulder.

 2/3oftheboulderburied1/3(weatheredportion)exposed.

 Spacedtoallowpocketsforplantmaterials.

 Toresemblewindexposednativeornaturallookingrockoutcroppings.

3.9 Drainage

Fornewhomeconstruction:Drainagesystemsshallbeprovidedthatreducethepotentialimpacttothe newhomeconstructionfromstormwaterenteringthehomeandtoreducethepotentialthatwaterwill bedivertedinamanneranddirectionthatimpactsotherpropertiesthatwouldnototherwisebeaffected. Wherestormwaterenterstheproperty,thenaturaldrainagepatternthroughthepropertyshouldbe preservedifatallpossible,throughtheuseoflandscapedswalesor,wherenecessary,culverts. Atlots thathaveaneighborhooddrainageswalealongtheedgeoftheroad,a12”corrugatedgalvanizedsteel

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culvertwillberequiredtobeinstalledunderthedrivewaytonotdisruptthedrainagesystem. Where culvertsarerequired,theymustbeclearlyindicatedonboththesiteplanandgradinganddrainageplan. Eachhomeownerisresponsibleformanagingdrainagethroughtheirpropertyinwaysthatreduce potentialforimpactsonneighboringproperties.Trenchingfordrainagelinesisnottoencroachwithin thedriplineofexistingtrees.

Inaddition,stormwatercontrolfacilitiesshallbeplannedandconstructedthatcontainstormwaterfrom allimpervioussurfaces(roofs,driveways,sidewalks,patios,etc.)onthepropertywithoutdischargeoff site. TheDRCmaygrantavariancetoon-siteimperviousstormwatercontainmentifnaturalconditions oftheproperty(steepslopes,etc.)makecontainmentoverlyburdensomeorimpracticableANDifthereis anadequate,area-widestormwaterconveyancesystemthatcanaccommodatetheaddedflowwithout riskoffloodingtootherpropertiesdownslope. Anyvarianceofthisnaturewillrequireadrainagestudy fromalicensedcivilengineerinordertobeconsidered. On-sitestormwatercontainmentsystemsmust beadequatelysizedtocontaina100-year,45-minutestormevent(1.3inches/hour). Containment systemsmayincludeswalesordrywellsprovidedthedrywellsareregisteredwiththeOregon DepartmentofEnvironmentalQuality.

Forremodels:Drainagesystemsshallbeprovidedtoreducethepotentialimpactontheexistinghome constructionfromstormwaterenteringthehomeandtoreducethepotentialthatwaterwillbediverted inamanneranddirectionthatimpactsotherpropertiesthatwouldnototherwisebeaffected. Natural drainagecoursesandpatternsshallbeprotectedorreconstructedandmaintained,whereverfeasible. Trenchingfordrainagelinesisnottoencroachwithinthedriplineofexistingtrees.

Fornewhomeconstructionandremodels,gradingplansanddrainagesystemsmustbedesignedbya qualifiedprofessionalengineer,architect,landscapearchitectorqualifiedlicensedcontractor.

Required submittals to DRC:

1. Atopographicalplanviewoftheexistingpropertywithelevationcontourintervalsatamaximum onefoot. Thelocationsofcurrent,existingsources(naturalorotherwise)ofstormwaterentering thepropertyshallbeshownonthismap.

2. Atopographicalplanviewoftheproposedpropertydevelopmentwithproposedcontourintervals atamaximumonefoot,overlaidovertheexistingtopographicalcontours. Thelocationswhere stormwater(naturalorotherwise)entersthepropertyandhowitwillbemanagedtoprotectthe structureonthesiteandneighboringproperties.Fornewhomeconstructiononly,aplanofhow stormwaterfromon-siteimpervioussurfaceswillbecollected,containedanddisposedonsite withoutdischargeoffsite. The facilitiesshallbedesignedtocontaina 100-year,45minutesstormevent(1.3 inches/hour).Theplanshallspecify thetotalsquarefootageofall impervioussurfaceincluding driveways,sidewalks,pavedpatios, andallotherimpervioussurfaces.It shallbesolelythepropertyowner’s responsibilitytoproperlymaintain andoperateallstormwater containmentfacilities.

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Newdrainagecoursesaretoappearandfunctionlikenaturaldrainageways.Vegetationcoveristobe usedtonaturallyfilterrunoffandpromoteinfiltrationanddispersion.Impervioussurfaces(suchas concretepaving)aretobeminimizedtotheextentfeasibletoencouragewaterpercolationintothe ground.Theuseofmorepervious(waterpermeable)materials,suchasporousasphaltoropen-celled paversisencouraged.Surfacedrainagestructuressuchasstormwaterswalesanddetentionbasinsare requiredtobevegetatedtoappearnatural. Locallysourcedriverrockordecorativedrainagerockmay beplacedinthebottomoftheswaleorbasintohelpwithinfiltration,howeverrock-linedswalesor detentionbasinsthatappearengineeredarenotpermitted.

Materialsandsizesforallculverts,headwalls,visibledrainagestructuresanddrivewaysaretobe approvedbytheDRCtoensurestructuresappearnaturaland"disappear"intothelandscape.Drainage acrossorunderdrivewaysistobeincorporatedintodrivewayandaprondesignandconcealedwith stoneheadwalls.

3.10 Parking

Eachhomeshouldbeservedbyaminimumof2enclosedand2uncoveredvehicleparkingspaces.The uncoveredvehicleparkingspacesmaybeachievedbyparkingcarsintandemalongthedriveway,in frontofthegaragedoors,indrivewayturnaroundsandindesignatedparkingareas. Thelayoutofthe parkingareashouldachievethefollowing:

 Minimizevisibilityofparkingareasfromthestreet.

 AccommodateallparkingneedswithintheBuildingEnvelope.

 Minimizeheadlightglaretoadjacentneighborsthroughtheplacementoflandscaping.

3.11 Exterior Hardscape Design: Outdoor Stairs, Paths, Courtyards, Terraces

TheconfigurationofHardscapeareasshouldbedictatedbythelandscapedesignconceptandinsome casestheshapeorconfigurationofthechosenpavingmaterial.Hardscapemaybeconsideredintherear setbacks.

 Createoutdoor"rooms"asextensionsofindoorrooms.

 Designoutdoorspacesthattakeadvantageoftheclimate.

 Designoutdoorimprovementstorespondtothehomesitestopographyandlandscape characteristics.

 Designoutdoorlivingspacesthatcomplementthearchitecturaldesignofthehome.

AppropriatepavingmaterialsforexteriorHardscapeareasinclude:

 Naturalstone

 Decorativeconcrete(allconcreteshallhaveintegralcolororstain;plaingrayconcreteisnot permitted)

 Brickorpre-castconcretepavers

 Brownandtaffydecorativegravelforsecondarywalkwaysonly

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InappropriatepavingmaterialsforexteriorHardscapeareasinclude:

 Claytile

 Non-colored,plaingrayconcrete

 Asphalticconcrete

 Redcinders

 Greyconstructiongravel

Designsaretominimizetheuseofseveraldifferenttypesofpavingmaterialsinordertoproducean understated,unifieddesign.Materialsaretoaugmentandcomplementarchitecturalmaterials.

Outdoorspacesaretotransitiongraduallyfromthemoreformal,geometriclinesassociatedwith buildingstothemoreorganicformsofnature.Terracesaretoconformtoexistingtreesand/orrock outcroppings,whichmaybeusedtocreateagradualtransitionfromthebuilttothenaturalenvironment.

Designforcourtyardsandterracesaretotakeintoconsiderationshade,sun,windandotherclimatic requirements.Plantmaterials,walls,architecturaldevicesand/orlandscapestructuresaretobe incorporatedintothedesignofoutdoorspaces.Designofaterraceoroutdoorroomaroundafocalpoint suchasatree,shrub,rockoutcropping,ornaturallookingwaterfeatureisencouraged.

Allpaths,outdoorstairsandterracesaretobelocatedwithintheBuildingEnvelopewiththeexceptionof secondaryfootpathsthatmaybelocatedintheNaturalArea.FootpathsmayentertheNaturalArea providedtheyfollownaturalcontoursandutilizeperviousmaterialsthatblendincolorwiththeexisting landscapeasappropriate.FootpathsthroughtheNaturalAreaarerestrictedtoamaximumwidthof5 feet.

3.12 Walls, Fences and Gates

 Minimizethevisibilityofwalls,fencesandgatesfromoff-siteviews.

 Constructhighqualitywallsandfencesoutofstoneorwoodinadesignthatiscomplementaryto thearchitectureofthehomeandtheauthenticityofBrasadaRanch.

Fencesaretobeminimizedtothegreatestextentpossible.Fences,wallsandgatesmustbecontained withintheBuildingEnvelope,unlessotherwiseapprovedbytheDRC,andaretorelatetotheresidence andsitetopographyratherthantopropertyand/orsetbacklines.Perimeterfencingisprohibited.

Fencingmaterialsaretocomplementand/orextendfromtheprincipalbuildingwalls,sitewallsand/or landscapestructures.

Fencingusedtoencloselargeareasandishighlyvisiblefromoffsite,asdeterminedbytheDRC,islimited tothefollowing:

 “Open”(non-solid)splitrailfences(stackedsplitrails,mortisandtendonsplitrails)areapproved. SplitRailfencingmaybeofrecycledwoodrails,ornewwoodrailsstainedtoappearweathered. Darkcoloredopenwiremeshmaybeinstalledontheinteriorsideofthefencingtohelpcontainor keepsmallanimalsout.

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OtherFencingusedtoenclosesmallareasandextendingfromornearthehomeanddesignedto complementthebuildingmayinclude:

 “Open”(non-solid)splitrailfences(stackedsplitrails,mortisandtendonsplitrails). SplitRail fencingmaybeofrecycledwoodrails,ornewwoodrailsstainedtoappearweathered. Dark coloredopenwiremeshmaybeinstalledontheinteriorsideofthefencingtohelpcontainorkeep smallanimalsout

 Lowstonewallsnottoexceed4feetinheight

 Wingwallextensionsthatmatchbuildingmaterials

 Wroughtiron

 Solidboard

Inappropriatefencingmaterials/typesinclude:

 Formalhedges

 Chainlink

 Picketfences

 Stucco

 Plastic

Woodenfencesandgatesaretobetreatedorstainedsothattheyblendwithsurroundingtrees andvegetation.

Poolandspafencesrequiredbycodemayrequireadditionaldetailingandlandscapetreatments,as specifiedbytheDRC,tomitigateoff-sitevisibility.IfallowedbyCrookCounty,theuseofnon-fencing solutions,suchaslockingpoolcovers,shouldbeconsidered.

Fencinginareasvisiblefromoff-siteisnottoexceed48inchesinheight.Deer/wildlifefencingthatisnot visiblefromoff-site,andfencingthatextendsfromthehousetocreateaprivateterrace,suchasto concealahottub,mayextendupto6feetinheight.VegetableandornamentalgardensvisiblefromoffsitebutwithintheBuildingEnvelope,however,maybefencedwithupto6feettallwoodstructureand ornamentalsteelfencingperapprovalbytheDRC.Thefencingforsuchinstallationsmustbedesignedto appearcommensuratewiththearchitectureofthehomeandtherigorousstandardsforqualityofdesign andconstructionoftheseGuidelines.

Transitionsinfenceand/orwallheightsaretobegraduallystepped.

Privacyorscreenfencingistobeusedtoblockviewsofutilities,mechanicalequipment,trashenclosures andoutdoorworkareas,andmayextendupto6feetinsuchareas,ifthefenceisclosetothehouseand doesnotadverselyaffectoff-siteviews.

3.13 Landscape Structures, Site Furnishings and Outdoor Art

 Designlandscapestructuresthatappearasextensionsand/oradditionalbuildingcomponentsof themainResidence.

 Incorporatelandscapestructurestohelpamelioratetheclimateandcreateshade,shadowand texture.

 Screenoutdoorartandotherornamentationfromoff-siteviews.Incorporatelandscapestructures suchastrellisestoprovidesummershadeontheresidenceandtocreateshadowandtexture.

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Sitefurnishings,outdoorartandlandscapestructures,suchasarbors,gazebos,pavilions,Portecocheres, greenhousesand/ordecks,arepermittedwithintheBuildingEnvelope.Theheight,color,materialsand styleofoutdoorstructuresaretobethesameorsimilartothatoftheResidence.

Ingeneral,thesameGuidelinesthatapplytoarchitectureapplytothedesignoflandscapestructures. Playstructuresaretobeprimarilyconstructedofnaturalmaterialsandfinishedsothattheyrecedeinto thelandscape.Brightlycoloredplaystructuresorfurnishingswillnotbeapproved.

Sportscourtswillbeconsideredonahomesitebyhomesitebasisandwillbeapprovedatthesole discretionoftheDRCiftheyarenotvisiblefromoff-siteanddonotsignificantlyimpactexisting vegetationpatternsandlandforms.Suchcourtsandassociatedstructuresaretobeconstructedfrom naturalappearingmaterialsandcolors.

3.14 Water Features, Spas and Pools

 Locatepools,spas(hottubs)andplungepoolssothattheirvisibilityisminimizedfromareas outsidethehomesite.Waterfeaturesmaybevisiblefromoutsidethehomesiteprovidedtheyare designedtoappearasiftheyarenatural.

 Designpoolsandwaterfeaturesthataugmentoutdoorspacesandextendthearchitecturalstyleof theResidence

Pools,spasandotherwaterfeaturesaretobelocatedwithintheBuildingEnvelope,visuallyconnectedto theResidenceanddesignedasanintegralpartofthehome’sexteriordesign.

Waterfeaturessuchassmallponds,waterfallsandstreamsaretobeappearingnaturalandnot contrived.Theymustbemadeoutofmaterialsthatappearindigenoustothesiteandbelandscapedsuch thattheyappeartohaveoccurrednaturally.

Swimmingpoolswillbeapprovedonahomesitebyhomesitebasisandmustbebufferedtominimize visibilityfromthestreet,adjoininghomesites,golfcourseandanyothercommonareas.Poolsafety measuresaretobetakeninaccordancewithlocalgovernmentalregulations.Designsolutionsthat eliminatetheneedforapoolfencewhilecomplyingwithsafetycodeissuesareencouraged.

Poolandspacoversaretobedarkandmutedincolortorecedefromview.Spasaretobesetdowninto theground,terracesand/ordecks,orscreenedfromadjacenthomesite,commonareasandstreetswith abuiltscreen.

Spaandwaterfeatureequipmentenclosuresaretoappearasextensionsofthehomeand/orlocatedin undergroundvaultstocontainnoise.Solidnoiseabsorbingcoversforequipmentmayberequiredafter installationifitisdiscoveredthattheequipmentisaudiblefromadjacentproperties.Waterfeaturesare tobedesignedusingrecirculatingwater.Standingwateron-site,includingstormwaterrun-off,isnot permitted.SpasandPoolsarenotpermittedintheNaturalAreas.

3.15 Planting Design

TheexistinglandscapeatBrasadaRanchisoneofthecommunity’smostintriguingfeatures. Vegetation willhelptosubduethevisualimpactofnewconstructionand,intime,provideameasureofprivacyfor thehomeowner. Nativeplantspeciesareencouraged,astheyhavethebestchanceoflong-termsurvival andaretheleastdisruptivetotheecology. Sincetheplantspeciespermittedforre-vegetationare

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limited,everymethodtopreserveexistingvegetationmustbeemployed. Plantingdesignforallhome siteshallaccomplishthefollowing:

 Plantmaterialsandspeciesshouldbevariedinmaturesizeandgroupedorclusteredtoappear natural.

 Theplantingdesignshouldcomplementthearchitecturebyframingmainentries,createvisual interestatkeyarchitecturalfeaturesorfocalpoints,andsoftenlargefacades.

 Utilizeplantingstocreateoutdoorspaces.

 Layeredplantingdesignshouldbeusedaroundthefoundationofthehome. Foundationplanting shouldbeutilizedaroundallsidesofthehome.

 Useplantsthatareadaptedtotheclimate,arenon-invasiveandrequirelesswaterand maintenance. Plantmaterialsshallbegroupedaccordingtowaterconsumptionneeds.

 Areasofirrigatedlandscape,sprayordrip,arenottoexceed20%oftheareaoftheBuilding Envelope. Sprayanddripirrigatedlandscapeistobecalculatedbasedonthegrosssquarefootage oftheareawhereeachsystemisproposedtobeprovided.

 Minimizethevisibilityofnon-nativeplantmaterials,asviewedfromoff-site.

 PreservetheexistingNaturalAreasandexistinghighqualityandlargertreeswithintheBuilding Envelope. Includephotographsofexistinggroundcoverconditionpriortoanyexcavationorsite clearing.

 Theuseofplantmaterialsthatareresistanttodeer,elkandotherwildlifeisencouraged.

 Toreduceriskofwildfires,properlyspacetreesandshrubstopreventfuelladders.

 Newplantingareasmaybemulched(organicmulchcontainingatleast50%mineralsoil), sparingly,includingtreesinlawnareas,toretainsoilmoisture,reduceerosionandprovidefor weedcontrol.

 BecauseBarkToppingsandWoodChipsarehighlycombustibleandcreateafirehazard,theyare notallowedinneworrenovatedlandscapeseffectiveJanuary2023. Landscapeswithexisting BarkToppingsandWoodChipsshallbephasedoutand may not be refreshed. Landscapeareas coveredwithexistingBarkToppingsandWoodChipsmayberemoveddowntomineralsoiland replacedwithdecorativestoneorotherapprovednoncombustiblegroundcover.

 LandscapeplansaretocomplywiththeCrookCountyandBrasadaRanchnoxiousweedcontrol programs.

 Plantingdesignshallincorporateappropriateplantspacingtoachieve80%coverageofthe groundsurfaceafterthree(3)growingseasons. Largeareasofbaredirtormulchwillnotbe permitted.

 Plantsymbolsonlandscapeplansarerequiredtobedrawntoscaleatmaturesizes.

BrasadaRanchisrecommendinga4-zoneLandscapingdesignforallhomesitestocreatealandscaping planthattransitionsthenaturalareatothestructureofthehomeinanaestheticallypleasingmanner. Thezonesaredescribedbelow:

1) Interior Zone: This is the area closest to the structure of the home. This area may have the most formal landscape designs, variety of approved plant materials, and other decorative items.

a) Plant materials should have a mix of sizes and be spaced in natural, informal patterns. Shrubs, ground covers and vines are to be used to soften and reduce the perceived height of foundation walls.

2) Transition Zone: This is the area that is within the building envelope but creates a visual transition between the Interior Zone and the Natural Area. A fusion of approved plant materials may be used in this area to integrate the overall landscape plan.

a) Manicured or groomed yards are to be limited due to water consumption needs.

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b) Trees and shrub plantings are to be of a sufficient quantity and size to effectively continue the native vegetation. Trees and other vegetation are to be planted so that they define outdoor spaces, buffer views of buildings and frame views. Cut and fill slopes are to be re-vegetated with plantings appropriate to the site to blend them into the surrounding environment.

3) Natural Area: This is the part of the home site that is outside the building envelope but within the lot lines and not part of the Allowable Landscaping in the Setbacks. It includes the 20 ft. setbacks on the sides and back of the home site and a 30 ft. setback on the front of the house (to the street). Applicants are required to submit photos of the pre-construction, undisturbed native vegetation on site with along with the planting design.

a) Irrigation in the Natural Area is to be temporary for establishment only. Refer to chapter 3.16 for temporary irrigation system requirements.

b) If any landscaping restoration or drainage systems are needed in the Natural Area, it must appear natural using same/similar plants, trees, rocks, etc. to blend the landscape with adjoining lots or landscapes.

c) Efforts should be taken in this area to eliminate weeds to reduce the risk of wildfires and to prevent the spread of noxious weeds.

d) Mulch top dressings are not permitted in the Natural Area.

e) Disturbed native areas are to be restored to their previous condition or planted such that they appear to be natural. Design for re-naturalization should be tailored to blend with the surrounding vegetation. The following formula should be used as a starting point for re-naturalization, and species and ratios adjusted to blend with the surrounding native vegetation:

i) Native bunch grasses 24”-36” on center (18”-24” at 2:1 slopes):

(1) Festuca idahoensis (Idaho fescue) – 60%

(2) Koeleria macrantha (prairie June grass) – 20%

(3) Achnatherum hymenoids (Indian rice grass) – 20%

ii) Groupings of 5-7 native perennials mixed in throughout the re-naturalization areas

(1) Eriogonum umbellatum (Sulphur buckwheat)

(2) Linum perenne (blue flax)

(3) Lupin species

(4) Achillea species

iii) Native shrubs mixed-in, quantities and species to match the surrounding native areas:

(1) Artemisia tridentate (Big sagebrush)

(2) Chrysothamnus nauseous (grey rabbit brush)

(3) Ribes cereum (wax currant)

4) Allowable Landscaping in the Setback Areas

a) Driveway Zone: The area surrounding the driveway, within the 30 ft. frontal setback, is permitted to have a transition zone of landscaping a maximum of 6 feet from the pavement into the natural area on each side of the driveway. This is encouraged but not required as it creates a focal sense of arrival to each residence.

b) Transition Zone: Landscaping the in setback areas: Transition Zone Landscaping is permitted, but not required, to extend into the setback areas for a length not to exceed 50% of each individual setback (front, rear and each side), but in no case shall such landscape extend more than 20 feet into the front setback, 10 feet into the rear setback and 10 feet into the side setbacks. These areas are in addition to the landscaping allowed in the Driveway Zone.

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3.16 Irrigation / Water Conservation

 Minimizetheamountoflandscapeirrigationrequiredthroughwatersensitivelandscapedesign.

 Utilizeautomatedirrigationsystemsthatprovideefficientwatercoverageandminimizewater usageandrunoff.

 Useweathersatellite-controlledsystemsand/orsmartcontrollerwithrainsensors.

 Wherebarktoppingsaretobeincorporatedthoseareasrequirepermanentspratirrigation.

Allirrigationinstallationsaretocomplywithapplicablecodes,includingtheuseofapprovedbackflow preventersandanti-siphondevices.Iffrost-proofstandpipesaredesiredbytheOwner,designand installationaretobeincorporatedintoconstructionactivitiesforotherworkstominimizedisruptionof nativevegetation.

Incorporatebubblerordripirrigationsystemsthatprovidedeeproot-zoneirrigationoftreesandshrubs. Treesaretobeirrigatedonabubblerordripsystemexceptwhereplantedinirrigatedlawns.Trenching forirrigationlinesisnottoencroachwithinthedriplineofexistingtrees.

Allpermanentirrigationsystemsaretobebelowgroundandfullyautomatic.Theuseofwater conservingsystems,suchasdripirrigation,moisturesensors,rainsensorsand/orweathersatellite controllers,isrequired. Temporaryirrigationsystemsarerequiredatallrevegetationareas.These systemsaretoberemovedonceplantingshavebeenclearlyestablishedandafteraminimumofone growingseasonandamaximumoftwogrowingseasons. Abovegroundtemporaryirrigationmustbe installedwithblackpolypipeorPVCpaintedblackandmustberemovedafterrevegetationis established.

3.17 Exterior Lighting

Thefollowingprinciplesshallbeutilizedinallexteriorlightingdesigns;

 Preservethenighttimedarkskybyminimizingtheamountofexteriorlighting.

 Utilizelowintensity,indirectlightsourcestotheextentrequiredforsafetyandsubtlevisualeffect.

 Exteriorfixturesmustbeconstructedwithhighquality,non-reflectivematerials.

 Cut-sheetsmustbeprovidedtotheDRCforapprovalofallexteriorlighting;includingalldriveway andpathwaylighting.

 Allexteriorlightsshallbefullyshieldedtominimizelightpollution-noexposedlampsshallbe permitted.

 Exteriorbuildinglighting,eitherattachedtooraspartofthebuilding,istobetheminimum neededtoprovideforgeneralillumination,securityandsafetyatentries,patios,outdoorspaces andassociatedlandscapestructures.Subtlelightingofplantmaterialsmaybeapprovedifnot visiblefromoff-siteandachievedthroughhiddenlightsources.

LightingfixturedesignistobeconsistentwiththearchitecturaldetailsoftheResidence.Thesourceof anyunshielded/non-recessedexteriorlightistobeobscuredbyutilizingseededorotherwiseopaque glass.Pathlightingfixturesaretobeamaximumheightof24inches.Withtheexceptionoflow-level drivewaylights,alllightingmustoccurwithintheBuildingEnvelope.Polemountedlightingisnot permitted.

HolidaylightingisallowedpursuanttotheMasterAssociationCC&R’sandshouldbeconservative indesign.

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Exteriorlightingistofallwithinthefollowingwattagerages-or LED equivalent rating:

 Architecturallightsthatarefullyrecessedanddownwardfacingarenottoexceed75watts.

 Allotherarchitecturallightsarenottoexceed40watts.

 Alllandscapelightsarenottoexceed20watts.

 Thecoloroffluorescentlightistofallbetween2,700and3,500degrees.

 Minimalup-lightingmaybeproposedforconsiderationinkeyareasaroundthefrontentryand outdoorlivingareasonevergreenspecimentreesonly. Up-lightswillnotbeconsideredon deciduoustreesandsmallerinsignificantlandscapefeatures. Lightsmustbepositionedand aimedawayfromneighboringproperties. Inordertopreservethedarkskyenvironment, effectiveJanuary2023,allexteriorlighting(bothattachedtotheresidenceandinstalledinthe landscape)shallbeinstalledontimersscheduledtobeturnedonnoearlierthanduskandturned offnolaterthanmidnight

ThefollowinglimitsonLandscapeLightingwillbeenforcedbeginningJanuary2023.

 GhostTrees–1allowedperproperty. Maybeanup-light.

 SignificantLandscapeFeatures-1allowedfrontand1allowedbackofresidenceforatotalof2. Maybeup-lights.

 Conifer(evergreen)trees-2allowedfrontand2allowedbackofresidenceforatotalof4.Maybe up-lights.

 DrivewayLights-1pereach40feetofdrivewayandparkingperimeter,eachside. DarkSkyLabelrequired.

 PathandPatioLights-1per20feetofpathorpatioedge. DarkSkyLabelrequired.

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CHAPTER FOUR: Design Review Committee

ThefollowingdescribestheorganizationoftheDesignReviewCommittee(DRC),includingits membership,functionsandpowers.ForacompletedescriptionofthepowersandlimitationsoftheDRC, OwnersaretorefertotheDeclarationofCovenants,Conditions,Restrictions,andEasementsforBrasada RanchResidentialAreas(theDeclaration).

4.1 Design Review Committee Membership

TheDesignReviewCommitteewillconsistofatleastthreemembersappointedbytheDeclarant.The Declarantshallendeavortoselectindividualswhoseoccupationsoreducationwillprovidetechnical knowledgeandexpertiserelevanttomatterswithintheDesignReviewCommittee'sjurisdiction.After theDeclarantnolongerownsanyproperty,theResidentialAssociationBoardwillappointmembersto theDesignReviewCommittee.

4.2 DRC Administrator and Staff

ADRCAdministratorandsupportstaff(asnecessary)mayassisttheDRCinadministering,scheduling andreviewingallsubmittalsfordesignreview.TheAdministratorshallnotbeavotingmemberofthe DRC,butmaymakerecommendationstotheDRCregardingdesignreviewsubmittals.TheDeclarantmay requiretheDRCAdministratortakeonthedutiesofavotingmemberandvoteasdeemednecessary.

4.3 Appointment and Term of Members

TheDeclarantmay,atitsdiscretion,appointneworadditionalmemberstotheDRCatanytime.

4.4 Resignation of Members

AnymemberoftheDesignReviewCommitteemayatanytimeresignuponwrittennoticetothe Declarantstatingtheeffectivedateofthemember'sresignationtotheDeclarant.Anymembermaybe removedatanytimebythebodythatappointedthem,withorwithoutcause.

4.5 Functions of the DRC

ItwillbethedutyoftheDesignReviewCommitteetoconsiderandactuponsuchproposalsorplansthat aresubmittedtoitinaccordancewiththedesignreviewproceduresestablishedbytheseGuidelinesand theDeclaration.TheDRCwillalsoperformanyotherdutiesassignedtoitbytheDeclarantassetforthin thisdocumentandtheDeclaration.

TheDesignReviewCommitteewillmeetfromtimetotime,asneededtoperformitsduties.Themajority oftheDRCmembershavethepowertoactonbehalfoftheentireDRCwithoutthenecessityofameeting orofconsultingtheremainingmembersoftheDRC.Decisionswillberenderedinwritingandwillbe final.

4.6 Amendment of the Design Review Guidelines

TheDeclarantshallhavethesoleandfullauthoritytoamendtheDesignReviewGuidelinesduringthe DevelopmentPeriod(asdefinedintheDeclaration)unlesstheDeclarantdelegatessuchpowertothe DRC.UponterminationordelegationoftheDeclarantrighttoamend,theDRCshallhavetheauthorityto amendtheDesignReviewGuidelineswiththeconsentoftheBoard.

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EachOwnerisresponsibleforobtainingacopyofthemostrecentlyrevisedDesignReviewGuidelines priortobeginningdesignorconstructionprojects.

4.7 Non-Liability

ProvidedthatDesignReviewCommitteemembersactingoodfaith,neithertheDRCnoranymemberwill beliabletotheDeclarant,anyOwneroranyotherpersonforanydamage,lossorprejudicesufferedor claimedonaccountofactionsbytheDRCorDeclarant. Theseactionsinclude,butarenotlimitedto,the following:

 ApprovingordisapprovinganyApprovedDesignProfessionalapplication(AppendixC-1)or removalofanypreviouslyApprovedDesignProfessionalfromtheApprovedListatanytime.

 Approvingordisapprovinganyplans,specificationsandothermaterials,whetherornotdefective.

 Constructingorperformingwork,whetherornotpursuanttoapprovedplans,specificationsand materials.

 ThedevelopmentormannerofdevelopmentofanylandwithinBrasadaRanch.

 Executingandrecordingaformofapprovalordisapproval,whetherornotthefactsstatedtherein arecorrect.

 PerforminganyotherfunctionpursuanttotheprovisionsoftheDesignReviewGuidelines.

 RevisionstotheDesignReviewGuidelinesfromtimetotimeasdeemednecessarybythe DeclarantortheDRC

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CHAPTER FIVE Design Review Process

Thedesignreviewprocesshasbeendevelopedtoensurethatallnewconstruction,alterationsand renovationstoexistingbuildingsandmajorsiteImprovementsconformtotheguidingprinciplesof BrasadaRanchasoutlinedintheDesignReviewGuidelines.Thedesignreviewprocesshasbeen structuredtoeliminateexcessivedelays.TheDRCsuggeststhatthepropertyOwnerorAgentbeginthe reviewprocessearlytoallowampletimetoobtainrequiredpermits.Whenreviewingdesignand constructionprojects,theDRCwillbelookingforcompliancewiththeprinciplesoutlinedinthis document.

5.1 Project Types for Review

5.1.1

New Construction

Constructionofanynew,freestandingstructure,whetherasaResidence,AncillaryStructureor landscapestructure.

5.1.2 Alterations, Additions or Rehabilitation of an Existing Structure

Anynewconstructionorrehabilitationtoanexistingbuildingorlandscapestructurethatalters theoriginalmassing,exteriorfinishes,windowplacement,roofdesign,exteriorlighting,interior lightingvisiblefromoff-siteand/orothersignificantdesignelements.

5.1.3

Major site and/or landscape Improvements

AnymajorImprovementsorchangestoImprovements,including,butnotlimitedto,grading(for anyexcavationand/orfillinvolvingmorethan50cubicyardsofdirt),plantingofnon-native plants,treeremoval,irrigation,swimmingpools,driveways,fencing,pavingand/ordrainage,that alteranexistinglandscape.

TheDRCevaluatesalldevelopmentproposalsonthebasisoftheseGuidelines.Someofthe Guidelinesarewrittenasbroadstandardsandtheinterpretationofthesestandardsisleftupto thediscretionoftheDRC.

5.1.4 View Preservation

Plantingofvegetationonahomesiteshallnotimpairtheviewofotherhomesiteowners. The DRCshallbethesolejudgeofsuchimpairment. Anyownerplantingvegetationwhichinterferes withtheviewsofotherhomesiteownersshallberesponsibleforitsremoval,atthedirectionof theDRC. Ifnaturalvegetationneedstoberemoved,andtheownerofthepropertycontainingthe obstructionagrees,thebenefitedpartyshallberesponsibleforanycostsassociatedwiththe removaland/ortrimmingofsuchvegetation,subjecttothereviewandapprovalrequirementsfor trees/shrubsasstatedintheseGuidelines.

AnownermayrequesttheDRCtoinspectandmakeadeterminationonaviewimpairment situationinvolvingnon-nativevegetationonanearbyhomesite. Suchrequestshallbemadein writingandmustbeaccompaniedbysufficientphotosand/ordrawingstoidentifytheview impairmentconcern. Bysubmittingsucharequest,thesubmittingownergrantspermissionto theDRCmemberstoenteruponowner’slottoevaluatetheclaimedviewimpairment. Owners areresponsibletocommunicatedirectlywitheachregardingremovalofnaturalvegetationandto submitforandobtainthenecessaryapprovalsfortree/shrubremovalfromtheDRCasrequired intheseGuidelines. Iftherequestinvolveslandscapingornativevegetationthatislocatedon

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associationproperty,theassociationboardofdirectorswillneedtoapproveanyremovaland/or trimmingofsuchvegetation.

5.2 Design Review Process Overview

AflowchartisprovidedinAppendixDforavisualaidinunderstandingthestepstakeninthe reviewprocess.

5.2.1 Design Review Process – New Construction or Major Improvements

(See Flowchart, Appendix D)

TheBrasadaRanchresidentialdesignreviewprocess,unlessotherwisenotedtakesplaceinthe followingsteps:

1. Conceptual/PreliminarySubmission(required)

2. SubmittalofApplicationForm,FeesandCompleteDesignPackage

3. CompletePackagereviewedbytheconsultingarchitect

4. DesignReviewCommitteeMeeting

5. NotificationofDRCDecision

6. Pre-ConstructionConference

7. FinalInspections

Anyimprovementasdescribedabovewillrequireandbeprecededbythesubmissionofplansand specificationsdescribingtheproposedimprovementsandaccompaniedbyanapplicationfee.The OwneristoretaincompetentassistancefromapprovedDesignProfessionalsandalicensedand bondedBuilderasappropriate.TheOwnerorAgentistocarefullyreviewtheDeclarationandthe Guidelinespriortocommencingwiththedesignreviewprocess.

HavingsecuredfinaldesignapprovalfromtheDRC,theOwnerorAgentistoalsomeetall submittalandapprovalrequirementsoftheCrookCountyBuildingDepartmenttoobtainany necessarybuildingpermits.

InaccordancewiththeDeclaration,theOwnerorAgentistocommenceconstructionwithinone yearoffinaldesignapprovalandistodiligentlypursuecompletionofconstructionwithin eighteenmonths(18)ofstart.Theapprovedlandscapeinstallationistobecompletedwithinnine (9)monthsofthetimeoccupancyofthehomeisapproved;however,intheeventofdelaysdueto weatherconditions,theDRCmaygrantareasonableextensionofthiscompletionperiod.A writtenextensionrequestandafeemustbesubmittedtotheDRCinorderforanyconstruction and/orlandscapingtoextendbeyondthetimelimitsnotedabove. Anysuchextensionmustbe approvedinwritingbytheDRC.

5.2.2 Design Review Process – Minor Improvements

MinorImprovements(including,butnotlimitedto,constructionof,oradditionto,fences,walls, and/orenclosurestructures)whicharebeingcompletedindependentofanymajor Improvements,donotneedtoproceedthroughallstepsofthegeneraldesignreviewprocess. MinorImprovementsmaygenerallybesubmittedaspartofanabbreviatedreviewprocess:

1. SubmittalofApplicationForm,FeesandImprovementPackage

2. CompletePackagereviewedbyoutsideArchitect

3. DesignReviewCommitteeMeeting

4. NotificationofDRCDecision

5. FinalInspections

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Specificsubmissionrequirementsandfeeswillbedeterminedonacase-by-casebasisasrequired bythenatureoftheImprovement.OwnerorAgentshouldcontacttheDRCtoverifywhetheran Improvementqualifiesfortheabbreviateddesignreviewprocess.Uponreceiptofpermissionto proceedwithanabbreviatedprocess,theOwnerorAgentwillobtainalistofspecificsubmission requirementsfromtheDRC.

5.3 Actions and Approvals

TheDRC'sactionsonmattersaretobebyamajorityoftheDRCmembers.Anyactionrequiredtobe takenbytheDRCmaybetakenregardlessofitsabilitytomeetasaquorum,ifamajorityoftheDRCis abletoreviewthematterindividuallyandcometoamajorityopinion.Insuchcases,theDRCshallmake everyefforttofacilitateadiscussionofthematterbetweenallmembersthroughteleconferencingand/or othermeansofcommunication.TheDRCwillkeepandmaintainarecordofallactionstakenbyit.

IfanOwnerorAgentdisagreeswiththeDRC'swrittenconclusionsfromameeting,theOwnerorAgent shouldlistspecifically,inwriting,whichportionsofthewrittenrecordrequireclarificationorcorrection. TheDRCwillthenreviewtherequestedclarificationsorcorrectionsandeitheramendtherecord accordinglyorletitstand,whilenotingtheissuesraisedbytheOwnerorAgent.Inthelattercase,a subsequentmeetingshallbeheldbetweentheOwnerorAgentandtheDRCtoresolvethedifferencein interpretation.However,thedecisionoftheDRCwillbefinal.

AftertheDeclaranthasdelegatedtotheBoardtheappointmentofDRCmembers,anyOwnerorAgent mayappealDRCactionstotheBoardasdescribedintheDeclaration.

ThepowersoftheDRCrelatingtodesignreviewwillbeinadditiontoallpermittingrequirements imposedbyCrookCountyandanyothergoverningbodywithlegalauthority.

5.4 Design Review

OwnerorAgentistosubmitawrittenapplicationanddesigndocumentsforDesignReview.Achecklistof therequireddesigndocumentsisprovidedontheApplicationForm.

TheDesignReviewwillinsurethat:

 Allstructuresaresitedtostepwiththetopography,blendintothelandscapeandminimize gradingandsiteimpact.

 Thetransitionbetweenthebuildingandthesurroundingenvironmentaccomplishestheintent andspecificsoftheGuidelines.

 Theroofs,massing,buildingmaterials,landscapematerialsandothersiteandarchitectural Improvementsareconsistentwithanyadjoiningbuildingsand/oroutdooramenitiesandthe Guidelines.

5.4.1 Preliminary Submissions

Ownersand/ordesignrepresentativesarerequiredtosubmitsketchesand/orconceptualdesigns forDRCfeedbackpriortosubmittingthecompleteplanandfeesforDesignReview.Pleasereferto thePreliminaryChecklistforsubmittalinformation. Onsensitivesitesandprojects,theDRCmay, atitsdiscretion,requestanOwnerorAgenttosubmitrevisedconceptualplansforreviewpriorto theFullDesignReview.

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5.4.2 Design Review Submission Materials

TheApplicantistoprepareandsubmittotheDRCforreviewandapprovalaDesignReview packagethatadequatelyconveyscompliancewiththeGuidelines.Finaldesigndocumentsareto generallyconformtotheapprovedDesignReviewdocuments.Allarchitecturalplansaretobe preparedbyanApprovedHomeDesignProfessional(SeeAppendixC).Alllandscapeplansareto bepreparedbyanApprovedLandscapeDesignProfessional.

ThepackageistoincludePDFFilesandonepapersetof11”x17”(toscalewithdimensionsand emailedtotheDRC;PDForCADpreferred)reductionsofthefollowingdrawingsand/ormaterials. Submissionsfornewconstructionandadditionstoexistingbuildingsshouldsubmitallitems listedbelow.Submissionsforthealterationand/orrehabilitationofanexistingstructureand/or majorlandscapeImprovementsneedonlysubmititems3through9andthecolorboardas applicable.

1. Applications – Application Packet is to be completed and submitted.

2. Staking & String Layout Plan - (1/8” = 10’ 0”" minimum scale), illustrating the layout of Building Envelope (with construction fenced area) and Natural areas may be required to demonstrate compliance.

3. Site Plan - (1/8” = 10'-0" minimum scale) showing existing topography and proposed topography (1' contour interval), building footprint (including accessory structures) with finished floor grades, building setbacks, easements, driveway, address marker, parking area, drainage, utilities, fences/walls, patios, decks, pools and any other site amenities. Existing vegetation patterns, all existing 6” caliper and greater trees (as measured 4 feet from the ground); all shrubs greater than 5’ in height, proposed clearance areas and trees to be removed and/or preserved are to be indicated.

4. Grading, Drainage and Erosion Control Plans - (1/8" = 1'-0" minimum scale), showing existing and proposed grades, all drainage structures, drainage calculations and/or other drainage design solutions, and cut and fill calculations. Location of roadside drainage culverts must be indicated on plans. Plans are to also indicate the size of stockpiles, where they are to be located on the construction site and the length of time they will remain. The measures taken to control erosion during grading and construction are also to be indicated.

5. Foundation, Floor and Roof Plans - (1/8" = 10'-0" minimum scale), for all buildings, including all proposed uses, room dimensions, total square footage for conditioned and unconditioned spaces, door and window locations and sizes, location and type of all exterior lighting fixtures. Roof plans are to indicate ridge elevations, roof pitches and locations of drainage systems, chimneys, vents, flues, satellites, antennas, and solar panels. Visual screening of satellites, antennas and solar panels is to likewise be addressed.

6. Elevations - (1/8" = 1'-0" minimum scale), illustrating the exterior appearance of all views labeled in accordance with the site plan. Indicate the height of chimney(s) as compared with the ridge of the roof, the highest ridge of the roof, finished floor elevations, and existing and finished grades, a line showing a 27’ offset from existing grade (see illustration in Section 2.2) for each elevation. Describe all exterior materials, details, colors, and finishes (walls, roofs, trim, chimneys, windows, doors, light fixtures, etc.).

7. Lighting Plan - (1/8" = 1'-0" minimum scale), including locations of all exterior architecture and landscape light fixtures. Cut sheets are to be submitted for all proposed fixtures and bulb types, including wattage and lumen specifications for each fixture and the total lumen output calculation for the home site. Exterior Fixtures must be Dark Sky Certified.

8. Construction Schedule - include start and completion dates for both building and landscape construction.

9. All relevant deposits and fees. (See Fee Schedule in the Application Packet)

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10. Landscape and Irrigation Plans (1/8" = 1'-0" minimum scale), landscape and irrigation plans must be submitted with the building plan and any changes to the approved landscape and/or irrigation plan must be submitted to the committee for review. The designer must include in the landscape plan the proposed plant materials, sizes, and locations; trees to be removed; tree protection plan; areas of planting, and include in the irrigation plan the locations of main irrigation lines, areas of automatic irrigation, type of controls and type of heads, water features, and both plans are to include patios, decks, courtyards, utility layout, service areas and any other significant design elements.

11. Sample Exterior Materials Board (materials must be labeled and displayed on a board) Must be built and submitted for approval and inspection. Deliver to the DRC office when completed.

 Roof material and color

 Wall materials and colors

 Exterior trim material and color

 Window material and color

 Stone/rock materials

 Exterior rails & fencing

 Paving materials (if different than the driveway entry pavers)

 Lighting fixture cut sheets

TheDRCreservestherighttoamendtheDesignReviewsubmissionrequirementsonacase-bycasebasisasrequiredbyconditionsandconsiderationsparticulartoeachspecificprojectand/or property.

5.4.3 Staking, String Layout and Tree Taping

UponsubmittalofDesignReviewdocuments,applicantsaretostakeandstringthebuildings’ footprint,andinstallaconstructionfencetoprotecttheNaturalareas(seefencingrequirements section6.1)

Treesproposedforremovalaretobemarkedinthefieldwithyellowsurveyribbon.Treestobe prunedand/orlimbedaretohavebluesurveyribbontiedtothelimband/orareaoftrimming. Plantsorbushesproposedfortransplantingaretobetapedwithorangesurveyribbonandastake placedintheproposedlocationoftransplant.

5.4.4 Design Review Meeting

TheDRCmeetsonapredeterminedscheduletoreviewDesignpackages.TheDRCwillissue designapprovalinwritingwithin(thirty)30daysofthecommittee’sdecision. TheDRCreserves therighttocapmaximumsubmissionsforanymeetingtoensurepropertimeandattentionfor thereviewprocess. Applicationswillbeaddedtotheagendaintheorderthattheyarereceived. Anyincompleteapplicationswillbereturnedandnotaddedtotheagendauntilallrequired informationisreceived.

ProcessofNotification-Uponrequest,theDRCwillprovidealinktoneighboringpropertyowners toviewtheblueprintsunderreview.

Constructionmustcommencewithinoneyearoffinaldesignapprovaloraresubmittalfordesign approvalshallberequired. AnyresubmittalwillbesubjecttotheGuidelinesandFeeSchedulein placeatthetimeofresubmittal.

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5.4.5 Pre-Construction Conference

TheAdministratorfortheDRC,oncethecommitteehasmadeitsdecision,willmeetonsitewith theBuilderandOwnerorAgenttoreviewthedecisionand/orrecommendationsmadebythe committee. TheAdministratorwillbringtheapprovedstampedcopiesofplanandsiteplantothis meetingandreconfirmtheDRCpolicies,guidelinesanddecisionsand/orrecommendations.After acompleteinspectionofthesiteandreviewoftheplans,theparticipatingpartieswillsignand datethedocuments,onceCrookCountyhasapprovedbothsetsofplansofthebuildingandsite; onecopyofeachistoremainonthejobsite.Duringconstruction,theDRCwillchecktoensure compliancewiththeapproveddesigndocuments.Ifchangesoralterationshavebeenfoundthat havenotbeenapproved,theDRCwillissueaNoticetoComply.

5.4.6 Changes to Approved Plans

TheDeclarationcontainsprovisionsthatanyimprovementsbythepropertyOwnerorAgentmust conformtoapprovedplans.Therefore,thefinalapprovalofaproposeddesignconstitutesan agreementwiththeDeclarantthattheproposedhomeormodificationtoahomebeconsistent withtheapprovedplansandspecifications.TheDRC,however,understandsthattheconstruction processmayultimatelyresultineitheraneedordesiretomakeachangeintheapproved drawingsandwillwelcometheopportunitytoreviewproposedchanges.Intheeventachangeis desired,theBuilderand/orOwnerorAgentmustsubmittheproposedchangesinwrittenand graphicformtotheDRCforreview.TheDRCwillworkinareasonablemannertorespondtoa requestforchangeasquicklyaspossible,butthereviewprocesswillremainconsistentwiththe aforementionedpoliciesandguidelines.Applicationsforchangestoapprovedplansshallinclude thefollowing:

 Aclearwrittenstatementofthescopeoftherequestedchange

 Awrittenstatementsupportingthereasonsforthechange.

 Revisedplansexhibitingtherequestedchange. Allrevisionsshouldbeclouded.

Note:IfchangesaremadetotheapproveddrawingswithoutDRCreviewandapproval,astop worknoticemaybepostedontheprojectuntilsuchtimeastherequiredapprovalisobtained.To avertdelaysinconstruction,submitchangesasearlyaspossibleforDRCapproval.

5.4.7 Resubmitted Plans

IntheeventthatfinalsubmittalsarenotapprovedbytheDRC,theOwnerorAgentwillfollowthe sameproceduresforaresubmissionasfororiginalsubmittals. Anadditionaldesignreviewfee mayberequiredtoaccompanyeachresubmissionasdeterminedbytheDRC.

5.4.8 County Approval

TheOwnerorAgentistoapplyforallapplicablebuildingpermitsfromCrookCountyBuildingand PlanningDepartments.AnyadjustmentstoDRC-approvedplansrequiredbytheCountyreview aretoberesubmittedtotheDRCforreviewandapprovalpriortocommencingconstruction.The issuanceofanyapprovalsbytheDRCimpliesnocorrespondingcompliancewiththelegally requireddemandsofotherGovernmentalAuthorities.

5.4.9 Subsequent Changes

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Subsequentconstruction,landscapingorotherchangesintheintendedImprovementsthatdiffer fromapprovedfinaldesigndocumentsaretobesubmittedtotheDRCforreviewandapproval priortomakingchanges.

5.4.10 Notice to Comply

IntheeventthattheDRCfindschangesand/oralterationsduringtheconstructionprocessthat havenotbeenapproved,theDRCwillissueaNoticetocomplypertheproceduresoutlinedin Chapter6.

5.4.11 Notice of Completion

Uponcompletionofconstructionofthehomeandthelandscaping,theBuilderand/orOwneror AgentwillsubmittotheDRCaFinalInspectionRequestformforanyimprovement(s)givenfinal designapprovalbytheDRC.TheDRCwillmakeafinalinspectionofthepropertywithin15 workingdaysofnotification,weatherpermitting;dormantwinterconditionsmaydelaythe inspectionofcompletedlandscapinguntilthefollowingspring.SeeChapter6.

5.4.12 Variance

TheDRChastheauthoritytoapprovevariancesfromportionsoftheGuidelinesthatarenot mandatedbyGovernmentalAuthoritiesortheDeclaration.Itshouldbeunderstood,however,that anyrequesttodeviatefromtheseGuidelineswillbeevaluatedatthesolediscretionoftheDRC. PriortotheDRCapprovinganydeviationfromtheDesignReviewGuidelines,itmustbe demonstratedthattheproposalisconsistentwiththeoverallobjectivesoftheseGuidelinesand thatthedeviationwillnotadverselyaffectadjoiningpropertiesorBrasadaRanchasawhole.

TheDRCalsoreservestherighttowaiveanyoftheproceduralstepsoutlinedintheguidelines providedthattheOwnerorAgentdemonstratesthereisgoodcause.

5.4.13 Non-Waiver, No Inadvertent Precedents

AnapprovalbytheDRCofdrawings,specificationsorworkdoneorproposed,orinconnection withothermattersrequiringapprovalundertheGuidelines,includingawaiverbytheDRC,shall notbedeemedtoconstituteawaiveroftherighttowithholdsubsequentapproval.Forexample, theDRCmaydisapproveanitemshowninthefinaldesignsubmittaleventhoughitmayhave beenevidentandcouldhavebeen,butwasnot,disapprovedattheDesignReviewMeeting.An oversightbytheDRCofnon-complianceatanytimeduringthereviewprocess,construction processorduringitsfinalinspectiondoesnotrelievetheOwnerorAgentfromcompliancewith theseGuidelinesandallotherapplicablecodes,ordinancesandlaws.

Anyerror,omissionormisjudgmentbytheDRCinanyoneinstanceshallnotconstitutethe creationofaprecedentgoverningfutureapprovalsanddecisions.TheDRCreservestherightto learnfromanysucherrorsormisjudgmentsandshallnotberequiredtoapproverepetitionsof them.

5.4.14 Non-Liability

TheDRCoranymember,employeeoragentoftheDRCwillnotbeliabletoanypartyforany action,orfailuretoactwithrespecttoanymatterifsuchactionorfailuretoactwasingoodfaith andinaccordancewiththeactualknowledgepossessedbytheDRCoritsmember,employeeor agent.

5.4.15 Fees and Deposits

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Inordertodefraytheexpenseofreviewingplans,monitoringconstructionandrelateddata,and tocompensateconsultingArchitects,Designers,LandscapeArchitectsandotherprofessionals, theseguidelinesestablishafeeforprocessingapplicationssubmittedtotheCommittee.In addition,acompliancedepositisrequiredbytheDRCandwillbeheldtoensurecompliancewith therequirementsoftheGuidelinesandthespecificapprovalissuedforahome. TheAssociation hasalsosetaPavementAssessmentfeethatwillbecollectedbytheDRCandpaidtothe Association’sassetreservefundtocovertheincreasedwearandtearonAssociationstreets duringtheconstructionprocessandtocoverdamagenotdirectlyattributabletoasingle contractorevent. Suchfeesanddepositsarepayableuponsubmittaloftheapplication.Feesfor resubmissionaretobeestablishedbytheDRConacase-by-casebasis.Feesanddepositsmaybe amendedfromtimetotime,asneeded.AcurrentfeeschedulemaybeobtainedfromtheDRC office.

5.4.16 Application Format

AnapplicationandinformationpackageisavailablefromtheDRCforeachsubmission.Each submissionistobeaccompaniedbytherequiredinformation,asspecifiedintheapplication packageinstructionsandtheDesignReviewGuidelines.

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CHAPTER SIX: Construction Guidelines

ToassuretheconstructionofanyImprovementwithinBrasadaRanchoccursinasafeandtimelymanner withoutdamagingthenaturallandscapeordisruptingresidentsorguests,theseGuidelineswillbe enforcedduringtheconstructionperiod.TheBuilderand/orOwnerorAgentisresponsibleforensuring allsubcontractors,suppliersandotherpersonnelareawareofandcomplywiththeseGuidelines.

Priortobeginninganyconstructionforaproposedproject,theBuilderand/orOwnerorAgentandany otherkeyprojectteammembersaretomeetwiththeDRCAdministratorforamandatorytrainingclass. Duringthistraining,theDRCwillexplaintotheprojectteamtheirresponsibilitiesinimplementingthe Guidelines,environmentalissuesandtheconductoftheworkforceduringconstruction.Thisclasswill initiatethereviewandapprovalprocessandallowanyquestionsregardingbuildingrequirements, interpretationoftheGuidelinesorthedesignreviewprocess.

ConstructionwillnotbeginuntilfinalapprovalshavebeenissuedfromtheDRCandallbuildingand otherpertinentusepermitsobtainedfromCrookCountyandanyapplicableGovernmentalAuthorities.

6.1 Construction Area Plan

PriortotheConstructionConference,theBuilder,OwnerorAgentistoprovidetheDRCwithadetailed ConstructionAreaPlan,showingtheareainwhich,allConstructionActivitieswillbeconfined,andhow theremainingportionsofthehomesitewillbeprotected.Accessduringallstagesofconstruction, includingaftercompletionofframing,istobeaddressedtoinsurethecontinuedprotectionofexisting trees.ConstructionActivitiesaretobelimitedtowithin20feetofproposedstructures,unlessotherwise approvedbytheDRC,withtheexceptionofaccessdrives,andutilityImprovements.

 Vehicularaccessroute(maximumofone,coincidingwiththeapproveddrivewaylocation)

 Extentofconstructionfence

 Neighboringandcrossstreethomesitesropedoff

 Extentoftreeprotectionfencing

 Locationandsizeoftheconstructionmaterialstorage

 Parkingareas(includingmaximumnumberofvehicularparkingspaces)

 Locationsofthechemicaltoilet,temporarytrailer/structure,dumpsteranddebrisstorage,and firefightingequipment

 Fuelingandstagingareas

 Areasofutilitytrenching

 Limitofexcavation

 Locationandsizeofstockpilesandthelengthoftimestockpilesaretoremain

 Drainagepatterns

 Erosioncontrolmeasures

WiththeapprovaloftheDRC,aconstructionfencemustbeinstalledtoenclosetheConstructionArea.In specialcasesandwhenapprovedinadvance,theDRCmayallowmaterialstobestoredoutsidethe constructionfence.Constructionfencesaretomeetthefollowingguidelines:

 TheapprovedconstructionfenceistofollowinsideoftheBuildingEnvelopedefiningthe ConstructionAreaboundary,haveasingleentrancelocatedatthedrivewayandbemaintained intactuntilthecompletionofconstruction.

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 ConstructionFencingmustbeofonetypeandcontinuouscolor,black. Wedonotallowanyother colorsofconstructionfencing. Thefencemustbeaminimumof4feetinheightwithsolidcorner bracesandmustbetensionedwithintermediatefencepostsatadistanceofnomorethan10feet apart.

 Constructiontrailer(s)(ifapprovedbytheDRC),portabletoilet(s),constructionmaterialstorage anddumpstersarealltobecontainedwithintheconstructionfence.

6.2 Site Inspections

InadditiontothebuildinginspectionsrequiredbyCrookCounty,TheDRCwillconductrandom inspectionsduringconstructionandinitialanddatetheinspectioncard.Ifduringtherandominspections theDRCobservesnon-complianceand/orachangefromtheapprovedplansaNoticetoComplywillbe issued.TheBuilderand/orOwnerorAgenthas5workingdaystomakecorrectionsandreturnto compliance,ifatthattimetheBuilderand/orOwnerorAgentfailstocomply,aStopWorkOrderwillbe placedineffectandafinewillbeassessed.Nofurtherconstructionmaycontinueuntilthenoncomplianceiscorrectedandthefineispaid.

6.3 Final Inspection

FinalconstructionapprovalbytheDRCtakesplaceintwostepsasdescribedbelow:

6.3.1 Final Construction Inspection

ThisinspectionistobedonepriortoapplyingforCertificateofOccupancywithCrookCountyand maybescheduledwhenallImprovements,withtheexceptionofLandscapingandanylandscape lighting,havebeencompleted.

 Toschedulethismeeting,seven(7)workingdayspriortotherequestedmeetingdate,the Builderand/orOwnerorAgentistosubmittotheDRCtheFinalInspectionRequestForm signedbytheBuilderandOwnerorAgent,statingtheconstructionwascompletedin substantialconformancewiththeapproveddrawings.

 Duringthisinspection,theDRCwillverifythatfinalconstructionandexteriorlighting installationhavebeencompletedinaccordancewithapprovedplans.TheBuilderand/or OwnerorAgentistobringas-builtplanstotheobservationforcomparisonwithDRCapprovedfinalplans.

 Ifapproved,theDRCissuesawrittenapprovalwithinten(10)workingdays.Ifnot approved,theDRCissuesaNoticetocomplywithinseven(7)workingdays.Intheeventa NoticetoComplyisissued,theBuilderand/orOwnerorAgentistorectifythe discrepanciesfoundandscheduleanadditionalinspection.

6.3.2 Final Landscape Inspection

Thisobservationistobedonesubsequenttotheinstallationofalllandscapingandanyassociated lightinghasbeeninstalled.

 Toschedulethismeeting,seven(7)workingdayspriortotherequestedmeetingdate;the Builderand/orOwnerorAgentistosubmittotheDRCtheFinalInspectionRequestForm.

 Duringthisinspection,theDRCwillverifythatfinallandscapeandlightinginstallationhas beencompletedinaccordancewithapprovedplans.

 Ifapproved,theDRCissuesawrittenapprovalwithinten(10)workingdays.Ifnot approved,theDRCissuesaNoticetocomplywithinseven(7)workingdays.Intheeventa

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NoticetoComplyisissued,theBuilderand/orOwnerorAgentistorectifythe discrepanciesfoundandscheduleanadditionalinspection.

6.4 Damage and Compliance Deposit

Aspartofthesubmittalprocess,ComplianceDepositsaretobedeliveredtotheDRC,onbehalfofBrasada Ranch,assecurityfortheproject'sfullandfaithfulperformanceduringtheconstructionprocessandin accordancewithDRC-approvedfinalplans.

TheDRCmayuse,applyorretainanypartofaComplianceDepositstotheextentrequiredtoreimburse theDRCforanycostitmayincuronbehalfoftheproject'sConstructionActivity.TheDRCisthentobe reimbursedbytheBuilderand/orOwnerorAgentforanyfeesincurredtorestoretheCompliance Deposittoitsoriginalamount.ConstructionActivityshallbehalteduntiltheComplianceDepositis broughtuptotheoriginalamount.

TheDRCshallreturntheComplianceDeposittothedepositorwithinthirty(30)workingdaysafterthe issuanceofaNoticeofCompletionfromtheDRC(forbothconstructionandlandscapingcompletion).

6.5 Vehicles and Parking Areas

EachBuilderisresponsibleforensuringhis/hersubcontractorsandsuppliersobeythespeedlimitsand trafficregulationspostedwithinBrasadaRanch.Fineswillbeimposedbythelocalpoliceand/ortheDRC againsttheBuilderandOwneranddeductedfromtheComplianceDepositforrepeatedviolations. The Builderandallsub-contractorswillneedtoacquirehangingGateAccessPassforvehiclesthatareatthe worksite. Vehiclesthatareactivelyloadingorunloadingitemswillnotberequiredtohaveahanging GateAccessPassontheirvehicles.

AllvehicleandparkingareasshouldbeinaccordancewiththeParkingAreaPlan(seeappendix)withthe followingrequirements:

 Thevehicularaccessroute,stagingandparkingareasaretobeincludedontheConstructionArea PlansubmittedtotheDRCatConstructionConference.

 AdherencetothespeedlimitsistobeaconditionofcontractbetweentheBuilderandhis/her subcontractors/suppliers.TheDRCmaydenyrepeatoffendersfutureaccess.Constructioncrews arenottoparkon,orotherwiseuse,othersitesoranyopenspace.

 AllvehiclesonsiteforConstructionPurposesmusthaveacurrent/validhangingGateAccessPass.

 PrivateandConstructionVehiclesandmachineryaretobeparkedonlywithintheConstruction AreaorotherareassodesignatedbytheDRCandtheDeclarant.

 Allvehiclesaretobeparkedsoasnottoinhibittraffic.Anyvehicleparkedovernightmustbein thebuildingenvelope. Wedonotallowovernightonstreetparking

 Drivingorparkingwithinthedripline(canopy)oftreesisnotpermitted.

 Stagingandparkingareasaretobelaidoutwith2inchesofgraveloverthearea.

 Constructionsiteaccessfrompavedroadsmusthaveatleast3inchesof3-inchroadbaserockto mitigatetransferofmudanddirtontoroadways

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6.6 Storage of Materials and Equipment

Thefollowingguidelinesregardingmaterialandequipmentstoragearetobeadheredto:

Allconstructionmaterials,equipmentandvehiclesaretobestoredwithintheDRC-approved ConstructionArea.

 Equipmentandmachineryaretobestoredon-siteonlywhileneeded.

 Allflammableproductsaretobestoredinametalcabinetwithdoors.

 Equipmentistobeinspecteddailyfordamagedhoses,leaks,andhazards.Equipmentthatisnotin properworkingorderisnottobeutilizedandremovedfromthesite.

 Equipmentcleaning,maintenanceandpaintingmaynotoccurundertreecanopies.

 ProposedstoragefacilityareasaretobedesignatedintheConstructionAreaPlan.

 Paints,stucco,primers,etc.aretobestoredinanenclosedareathatisbermedorseatedfrom spills.

 Fuelingandfluidfillingistobeconfinedtocontainedanddesignatedstagingareasasshownon theConstructionAreaPlan.

6.7 Hours of Construction and Ranch Access

Thetimeofconstructionwillbelimitedtobetweenthehoursof7:30a.m.and6:00PM,Monday-Friday, andfrom9:00AMto5:00PMonSaturday,unlessotherwiseapprovedbytheDRC.ConstructionActivities maynotoccuronSunday,MemorialDay,the4thofJuly,LaborDay,ThanksgivingDay,ChristmasDayand NewYear’sDayand/ortheofficiallyrecognizedlegalholidayaswellastheactualholiday. Personnelare nottoremainattheConstructionSiteafterworkinghours.

RanchAccessforallconstructionpersonnel,equipmentanddeliveriestothe“eastside”shallbethrough theRangelandorStarviewRoadGatesforallconstructionactivitieseastofShumwayandAlfalfaRoads. NoaccesswillbeallowedthroughthemainownerandguestgatelocatedonBrasada RanchRoad.

6.8 Fire and Safety Precautions

ThefollowingfireandsafetyprecautionsaretobeadheredtoatallConstructionSites:

 Allfiresaretobereportedevenifitisthoughttobecontained,extinguishedoralreadyreported.

 Oneormorepersonsaretobeappointedastheindividualsresponsibleforreportingemergencies and/orphoning911.

 AnapprovedFirstAidstationmustbepostedonsite.

 Accessforemergencyvehiclesistobemaintainedatalltimes.

 Accesstofirehydrants,emergencywatertanksandemergencyturnoutsarenottobeblockedat anytime.

 Smokingmaterialsaretobediscardedinapprovedcontainers.

 Ashovelandfireextinguisher,ratedatleast4A,2OBC,aretobemountedinplainview.

 Allmotorizedequipment,includingsmalltools,istoutilizeaworkingsparkarrestor.

 Nowarmingfiresarepermittedonproperty,evenifcontainedinaburnbarrel.

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6.9 Construction Trailers and/or Temporary Structures

Theuseandsittingofanyconstructiontrailerorthelikeistobeincompliancewiththeapproved ConstructionAreaParkingPlan.TheDRCwillworkcloselywiththeBuilderandOwnerorAgenttosite thetrailerinthebestpossiblelocationtominimizeimpactstothesiteandtoadjacentOwners.Ifa constructiontrailerisnotindicatedontheParkingPlan,itwillnotbeallowedonsite. Allsuchfacilities willberemovedfromthepropertypriortoFinalInspection.

6.10 Sanitary Facilities

Sanitaryfacilitiesaretobeprovidedforconstructionpersonnelon-siteinalocationapprovedbythe DRC.Thefacilityistobemaintainedregularlyand,ifpossible,screenedfromviewfromadjacent propertiesandroads.Sanitaryfacilitiesmaynotbesituatedcloserthan50feetfromdrainagesand/or sensitiveresources.

6.11 Debris and Waste Removal

ThefollowingdebrisandwasteremovalproceduresaretobeadheredtoatallConstructionSites:

 BuildersaretocleanupalltrashanddebrisontheConstructionSiteattheendofeachday.Trash istobesecurelycoveredtopreventwildlifeaccess.

 TrashanddebrisaretoberemovedfromeachConstructionSiteatleastonceaweekand transportedtoanauthorizeddisposalsite.

 Tothegreatestextentpracticable,theBuilderistodevelopandmaintainawastemanagement programthatseparatesallconstructionwasteon-siteforrecyclingorreuseanddivertsitfrom landfilldisposal.Buildersaretocheckwithlocalwastedisposalagenciestodeterminewhich recyclingservicesareavailableforconstructionwastematerials.Salvagemayincludethe donationofmaterialstocharitableorganizations.

 Lightweightmaterial,packagingandotheritemsaretobecoveredorweighteddowntoprevent windfromblowingsuchmaterialsofftheConstructionSite.

 Temporaryconcrete"washpits"aretobesituatedinapprovedlocationsandcleanedbythe Builderaftercompletionofconstruction.

 Paints,solventsandotherhazardousmaterialsarenottobedisposedofon-site.Buildersarenot todump,buryorburntrashanywhereonthehomesiteorotherpropertywithinBrasadaRanch.

 Duringtheconstructionperiod,eachConstructionSiteistobekeptneatandtidytopreventit frombecomingapubliceyesoreoraffectingadjacentareas.

 Dirt,mudordebrisresultingfromactivityoneachConstructionSiteistobepromptlyremoved fromroads,openspaces,drivewaysorotherportionsofBrasadaRanch.

 Anyclean-upcostsincurredbytheDRC,theDeclarantorAssociationinenforcingthese requirementswillbetakenoutoftheComplianceDepositorbilledtotheBuilderand/orOwneror Agentasneeded.

6.12 Excavation and Grading

Duringconstruction,erosionistobeminimizedonexposedcutand/orfillslopesthroughpropersoil stabilization,watercontrolandrevegetation.Toensurepropercontroloferosionandsedimentation,the followingproceduresaretobeadheredto:

 Siltfencingistobeplacedaroundthedown-slopeperimeterofgradedareas,whilestillproviding adequatespaceforconstructionactivities.Soilmaynotbeplacedagainstthefence.

 Outerslopesaretobecompletedfirstandstabilizedimmediately.

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 Modificationand/orrepairoffencingistobeperformedassoonasneedisevident.Inspect erosioncontrolmeasuresregularly,especiallyduringstormcycles.Performpre-andpost-storm inspections.

 VegetationdisturbancesaretobelimitedtowithintheImprovementEnvelopeandwithin5feet ofdrivewaysunlessotherwiseapprovedbytheDRC.

 Topsoilistobeproperlystockpiled,coveredtominimizeblowingdustwithintheConstruction Areaandreusedaspartofthesite.

 Sloperoughening/terracingmaybedesirabletostabilizere-vegetationonexposedcutbedrock slopes.

 DisturbedareasaretobewateredtopreventdustfromleavingtheConstructionArea.

6.13 Vegetation and Habitat Protection

Thefollowingproceduresaretobeadheredto:

 TreesarenottoberemovedwithoutpriorapprovalfromtheDRC.(RefertoChapter3)

 Beforeconstructionstarts,fencingistobeinstalledaroundtheperimeterofthedriplineofall treesnotapprovedforremoval

 Thedriplineisdefinedasthepointwherethedistancefromtheedgeofthetreecanopytothe trunkisthegreatest.

 Fencingmaterialistobehighlyvisibleandsturdyandplacedaccordingtoanapprovedworkarea plansuchthatitdefinestheworkarealimitsandtrapsmostdebris.

 Vehicleandequipmentparkingandmaterialsstorageisnotallowedwithinthedriplineoftrees.

 Soilcompactionistobeavoidedaroundalltrees.

6.14 Foundations

ItisrecommendedthattheOwnerorAgentseektheassistanceofalicensedsoilsEngineertoexamine andtestsoilconditionspriortoundertakinganydesignorconstructionoffoundations.TheDeclarant andDRCmakenorepresentationsorwarranties,expressedorimplied,astothesoilconditions.

 TheBuilderandOwnerorAgent,Architect,DesignerorEngineeraretogivedueconsiderationto thedesignofthefoundationsystemsofallstructures.

 ItistheBuilderand/orOwnerorAgentresponsibilitytoconductanindependentsoils engineeringinvestigationtodeterminethesuitabilityandfeasibilityofanysiteforconstructionof theintendedImprovement.

6.15 Air Quality Control

Airqualitycontrolproceduresaretobeinaccordancewiththefollowingrequirements:

 Constructionequipmentexhaustemissionsarenottoexceedlocalcoderequirementsforair pollutionlimitations.

 Openburningisnotpermitted.

 Thecontrolofblowingdustormaterials.

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6.16 Construction Schedule

Constructionmustcommencewithinoneyearoffinaldesignapprovalorare-submittalfordesign approvalshallberequired.Re-submittalwillinvolveadditionalfeesasestablishedonthefeeschedule. AllImprovementscommencedonahomesite(withtheexceptionoflandscapingandlandscapelighting) aretobecompletedwithineighteen(18)monthsaftercommencementaccordingtoapprovedFinal DesignReviewplans.Alllandscapingandassociatedlightingaretobecompletedwithinthegrowing season;homescompletedduringwintermonthsmaybegrantedareasonableextensionbytheDRC. For newhomeconstruction,anextensionapplicationandapplicablefeesmustbefiledwiththeDRC60days priortothe18-monthdeadlineinorderforanyconstructiontoextendbeyondthetimelimitsnoted above. Anextensionmustbeappliedforinwriting,detailingthereasonfortheneedoftheextensionand anyextraordinarycircumstanceswhytheprojecthasbeendelayed.(ExtensionAgreementincludedin ApplicationPacket)TheDRCreservestherighttograntordenyapprovalofanyextensionapplication. A maximumoftwoextensionsmayberequested.Thefirst60-dayextensionfeeis$1500.00andthesecond 60-dayextensionfeeis$3000.00.Iftheextensionisdeniedornoextensionisrequestedorreceivedorif anImprovementiscommencedandconstructionisthenabandonedformorethan90days,theDRCmay imposeafineofnotlessthan$100.00perday(orsuchotherreasonableamountasmaybeset)tobe chargedagainsttheBuilderand/orOwnerorAgentofthepropertyuntilconstructionisresumed,orthe Improvementiscompleted,asapplicable,unlesstheBuilderandOwnerorAgentcanprovetothe satisfactionoftheDeclarantandDRCthatsuchabandonmentisforcircumstancesbeyondthetheir control.

6.17 Damage Repair and Restoration

Damageandscarringtootherproperty,includingadjacentproperties,existingbuildings,roads, drivewaysand/orotherImprovementswillnotbepermitted.Ifanysuchdamageoccurs,itistobe repairedand/orrestoredpromptlyattheexpenseofthepersoncausingthedamageortheBuilder, OwnerorAgentoftheproperty.

IftheBuilderand/orsub-contractorscrossintoprotectedareasorotherareasoutsidethelimits,the Builderisto:

 Revegetationtheareadisturbedimmediatelyandmaintainsaidvegetationuntilestablishedtothe Owner'ssatisfaction.

 PayanyfinesimposedbyBrasadaRanch,CrookCountyorothergovernmentalagenciesasaresult ofsaidviolation.

Uponcompletionofconstruction,eachBuilderandOwnerorAgentwillberesponsibleforcleaningup theConstructionSiteandfortherepairofallpropertythatwasdamaged,includingbutnotlimitedto restoringgrades,plantingshrubsandtreesasapprovedorrequiredbytheDRC,andrepairofstreets, driveways,pathways,drains,culverts,ditches,signs,lightingandfencing.Anypropertyrepaircostsas mentionedabove,incurredbytheDRC,DeclarantorAssociation,willbetakenoutoftheCompliance DepositorbilledtotheBuilderandOwnerorAgent.

6.18 Right to Fine

TheDRCreservestherighttoissuefinestotheBuilder,OwnerorAgent,ortoapplythefinetotheposted ComplianceDeposit,fortheviolationofanyoftheproceduressetforthintheseGuidelines.Allfines imposedwillberesponsivetothenatureandconsequencesoftheviolation.TheDRChastherightto recommendastandardizedfinescheduleforratificationbytheBoard.

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6.19 Construction Signs

AllsignsatBrasadaRanchwillconformtoaunifiedstandardprescribedbytheDRC(seeexamplein Appendix)anderectedatthecommencementofconstruction.Noadditionalsignagemaybeaddedfor planboards,temporaryelectricalservicesetc.…Additionally,noparkingtrailersorequipmentwithlarge companysignagemaybeparkedonsitetocircumventthisrule. Anytrailersleftovernightmustbefully parkedwithinthebuildingenvelopeandmaynotbeparkedonanyshoulders. Temporaryconstruction signswillbelimitedtoonepersiteandaretobeinstalledparalleltothestreet.Atemporaryconstruction signdetailmaybeobtainedfromtheDRCandisincludedintheGuidelines.Allconstructionsignsareto bereviewedandapprovedbytheDRCpriortoinstallation.Layoutforthesignistobesubmittedtothe DRCten(10)workingdayspriortoaregularlyscheduledmeeting.Constructionsignsaretoberemoved atthecompletionofconstructionasdeterminedbytheDRC.

6.20 No Pets

ConstructionpersonnelareprohibitedfrombringingpetsofanykindintoBrasadaRanch.

6.21 Security

SecurityprecautionsattheConstructionSitemayincludetemporaryfencingapprovedbytheDRC. Securitylights,audiblealarmsandguardanimalsarenotallowed.

6.22 Noise Control

Thecontractoristomakeeveryefforttokeepnoisetoaminimum.Inordertominimizedisturbanceto neighborsandwildlife,radios,stereosorsimilardevicesarenotallowed.

6.23 Speed Limit

Allvehiclesaretoadheretopostedspeedlimits.Fineswillbeissuedforthoseexceedingthespeedlimit aspostedorasrequiredbyroadandweatherconditions.

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Appendix A: Glossary of Terms

UnlessthecontextotherwisespecifiesorrequiresthefollowingwordsorphrasesintheseDesign Guidelinesshallhavethefollowingmeanings:

Agent -AnArchitect,DesignerorBuilderworkingfororauthorizedbyanOwnertodobusinessonbehalf ofanOwner.

Ancillary Structures -Anystructuredetachedfromthemainresidence,includingbywayofexample only,guesthouse,poolhouses,pavilions,storagesheds,pottingshedsand/orartstudios.

Applicant -AnOwnerand/orOwner'sAgentthatisapplyingforapprovalonthenewconstruction, renovation,alteration,additionand/oranyotherImprovementtoanybuildingand/orsite.

Architect -ApersonlicensedtopracticearchitectureintheStateofOregon.

Association -RefertodefinitioncontainedwithintheBrasadaRanchResidentialAreasDeclaration.

Association Board or Board -RefertodefinitioncontainedwithintheBrasadaRanchDeclaration.

Builder -ApersonorentityengagedbyanOwnerforthepurposeofconstructinganyImprovement withinBrasadaRanch.

Building Height -Theverticaldistancebetweenthepointsatthecenterofeachmajorvolumeofthe buildingatexistingorfinishedgrade,whicheverismorerestrictive,totheridgeofthehighestsloping roofabove.

Building Envelope -Thatportionofahomesite,whereinallImprovementsmaytakeplace(as establishedbyfront,rearandsidesetbacks),includingallbuildings,terraces,pools,parkingand/or garages,withtheexceptionofsomelandscapeplanting,utilities,patios,terraces,wallsanddriveways.

Building Home site Diagram -Adiagramillustratingtheplattedhomesitedimensions,setbacks, variances,BuildingEnvelopeandtheNaturalAreas.

Common Area -RefertothedefinitioncontainedintheDeclaration.

Construction Activity -Anysitedisturbance,construction,additionoralterationofanybuilding, landscapingoranyotherImprovementonanyConstructionSite.

Construction Area -TheareainwhichallConstructionActivity,includingConstructionVehicleparking, isconfinedonaparticularhomesite.

Construction Fence -Atemporaryfencethathasaweb-likedesignmadeofplasticorpoly-materialand isaminimum4feetinheight,withsolidcornerbracesandmustbetensionedwithintermediatefence postsatadistanceofnomorethan10feetapart.OnlyBlackFencingisallowed.

Construction Site -AsiteuponwhichConstructionActivitytakesplace.

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Construction Vehicle -Anycar,truck,tractor,trailerorothervehicleusedtoperformanypartofa ConstructionActivityortotransportequipment,suppliesorworkerstoaConstructionSite.

Consultant -ApersonretainedbyanOwnertoprovideprofessionaladviceorservices.

Damage and Compliance Deposit -ThedepositthatisrequiredtobedeliveredtotheDRCpriorto commencinganyConstructionActivity.

Declarant -RefertodefinitioncontainedwithintheDeclaration.

Declaration -TheDeclarationofCovenants,Conditions,RestrictionsandEasementsforBrasadaRanch ResidentialAreasrecordedintheofficialrecordsofCrookCounty,Oregon.

Designer -Apersonwhodesignsorillustratesabuildingorlandscapedesign.

Design Review Guidelines (Guidelines) -Thearchitectural,landscape,designandconstruction standards,restrictionsandreviewproceduresadoptedbytheDeclarantandenforcedbytheDesign ReviewCommitteeassetforthinthisdocumentandanyfuturebooksoraddendathatmaybeadoptedby theDesignReviewCommittee.TheBrasadaRanchDesignGuidelinesshallapplytoallhomesitesat BrasadaRanch.ReferalsotodefinitionprovidedinDeclaration.

Design Review Committee (DRC) -TheDesignReviewCommitteeappointedbytheDeclarantas providedintheDeclarationtoreviewandeitherapproveordisapproveproposalsand/orplansand specificationsfortheconstruction,exterioradditions,landscaping,orchangesandalterationswithin BrasadaRanchResidentialAreas.

Development Period -RefertodefinitioncontainedwithintheDeclaration.

Enclosed Area

Forthepurposesof sections2.2.2MaximumEnclosedAreaand2.2.3MinimumEnclosedarea: Thesum ofthehorizontalareasofallfullyenclosedspaceson allfloorsofallstructures,asmeasuredtothe exteriorfaceofwallsandincludinglofts,stairways,fireplaces,halls,habitableattics,basements, bathrooms,closets,storage,mechanical/utilityareas,shops,andgarages.Coveredwalkways,verandas, porches,orotheroutdoorspacesshallbeexcludedfromthemaximumandminimumEnclosedArea calculations

Forthepurposesofsection2.2.560%MaximumUpperFloorarea: Thesumofthehorizontalareasofall livingspacesonallfloorsofallstructures,asmeasuredtotheexteriorfaceofwallsandincludinglofts, stairways,fireplaces,halls,habitableattics,basements,bathrooms,closets,storage,and mechanical/utilityareas.Garages,shops,storageareaswithoutaheatedconnectiontothelivingareas shallbeexcludedfromtheMaximumUpperfloorareaCalculation.Coveredwalkways,verandas,porches, orotheroutdoorroomsshallbeexcludedintheMaximumUpperFloorareacalculation.

Engineer or Professional Engineer or Civil Engineer -Apersonlicensedtopracticeasaprofessional engineerwithintheStateofOregon.

Faux -Artificialorimitationmaterials.

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Fenestration -Thearrangementofwindowsanddoorsinabuilding.

Fire Free Zone -Thefiresafetyzoneformingaperimeteraroundallstructuresonthehomesite.The areaistobekeptclearofallcombustiblematerials,includingforest/wooddebrisanddry/dead vegetation.

Governmental Authority -RefertodefinitioncontainedwithintheDeclaration.

Home site -AsubdividedresidentialhomesitewithinBrasadaRanch.

Improvement -Anychanges,exterioralterations,additionsorinstallationsonahomesiteincludingany grading,excavation,fill,clearing,Residenceorbuildings,AccessoryStructures,roads,driveways,parking areas,walls,retainingwalls,stairs,patios,courtyards,hedges,posts,fences,signs,mailboxes,sportsand playequipmentoranystructureofanytypeorkind.

Landscape Architect -ApersonlicensedtopracticelandscapearchitectureintheStateofOregon.

Lot Diagram -Acopyoftheplattedhomesitewithsetbacksand/orvariances.

Mass or Massing -Theoverallsize,volume,spread,expressionandarticulationofbuildingforms, includingthemainhouse,accessorystructures,coveredterracesandotherroofedareas,astheyrelateto thetopographyandlandscapeofeachparticularproperty.Abuilding'scompliancewiththeMaximum EnclosedArearequirementisnecessarybutmaynotbesufficienttodemonstrateabuildinghascomplied withMassingrequirementsasdescribedintheseGuidelines.

Master Plan -SeedefinitioncontainedintheDeclaration.

Mullion -Averticalbarordividerinawindow.

Natural Area -ThatareaofahomesitethatliesoutsideoftheBuildingEnvelope.TheNaturalAreaisto remaininanaturalvegetatedstatetocreatescreensthatobscurebuiltImprovementsfromneighboring homesites,streets,CommonAreasand/orthegolfcourse.

Owner -Theterm"Owner"shallmeantherecordownerofanyhomesitewithinBrasadaRanch.The Ownermayactthroughanagentprovidedthatsuchanagentisauthorizedinwritingtoactinsuch capacity.

Percolation -Totrickleorfilterthroughapermeablesubstance.

Privately Owned Amenity -SeedefinitioncontainedintheDeclaration

Residence -Thebuildingorbuildings,includinganygarage,orotherAncillaryStructures,usedfor residentialpurposesconstructedonahomesite,andanyImprovementsconstructedinconnection therewith.

Story -Thatportionofanybuilding(includinggarages)includedbetweenthesurfaceofanyfloorandthe surfaceoftheflooraboveit,orifthereisnofloorabove,thenthespacebetweenthefloorandtheceiling nextaboveit.

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½ Story -Afloorlevelthatisincludedwithinaroofareaofasingle-storybuilding. Forexample,ahome wheretheupperlevelisfitsignificantlywithintheatticorroofstructurespacewhichtypicallyreduces therealandapparentheightofthehomeandreducesmassing.

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Appendix B: Plant List

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Deciduous Trees: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds Ash,Green Fraxinus pennsylvanica Sun Mod.to Low 40’60’ X X Ash,Sitka Mountain Sorbus sitchensis Pt.Shade toSun Moistto Dry 10’20’ Aspen,Quaking Populus tremuloides Sun Moistor Dry 30’40’ X Cherry,Bitter Prunus emarginata Pt.Shade toSun Moistto Dry 20’50’ Chokecherry Prunus virginiana Pt.Shade toSun Moistto Dry 15’30’ X Chokecherry, Amur Prunus maackii Pt.Shade toSun Mod. 10’25’ X Hawthorn, EnglishPaul's Scarlet Crataegus laevigata Sun Mod.to Low 15’20’ X X X Lilac,Japanese Tree'IvorySilk' Syringa reticulata Pt.Shade toSun Mod.to Low 15’20’ X Maple,Ginnala Acer ginnala – multistem varities Pt.Shade toSun Mod. 15’18’ X X Maple,Vine Acer circinatum Shadeto PartSun Mod. 12’15’ X X Maple,Rocky Mountain Acer glabrum Pt.Shade toSun Mod.to Low 10’15’ X Crabapple Malus coronaria Shadeto PartSun Mod.to Low 10’15’ X X Serviceberry Amelanchier alnifolia Pt.Shade toSun Mod. 8’-20’ X X RussianOlive Elaeagnus angustifolia Sun Mod.to Low 15’25’ X X
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Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds ColoradoBlueor GreenSpruce Picea pungens var. glauca Sun Mod. 50’70’ X Juniperspecies Juniperus species Sun Mod. 10’50’ Pine,Austrian Pinus nigra Sun Mod.to Low 40’50’ X Pine,Bosnian Pinus heldreichii Sun Mod.to Low 30’40’ X Pine,Bristlecone Pinus aristata Sun Mod.to Low 10’30’ X Pine,Limber Pinusflexilis Sun Mod.to Low 30’40’ Pine,Lodgepole Pinus contorta latifolia Pt.Shade toSun Mod.to Low 50’70’ Pine,Mugo Pinus Mugo Sun Mod.to Low 2’-20’ X Pine,Murrayana Pinus contorta murrayana Sun Low 40’60’ Pine,Ponderosa Pinus ponderosa Sun Low 50’60’ X Spruce,Norway Picea abies Sun Mod. 50’70’ X Evergreen Shrubs: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds Buckbrush Ceanothusvelutinus Pt.Shade toSun Low 2’-10’ GrapeHolly, Oregon Mahonia aquifolium Pt.Shade toSun Mod.to Low 3’-6’ X X Holly,Creeping Mahonia repens Pt.Shade toSun Mod.to Low 12”18” X
Conifers:
Brasada Ranch Design Review Guidelines March 2023 Page 58 Kinnickinnick Arctostaphylos uvarursi Sun Mod.to Low 6”-8” X Mountain Mahogany,Curlleaf Cercocarpus ledifolius Sun Mod.to Low 10’15’ PurpleSageor Salvia Salvia species Sun Low 16”18” X X Sagebrush Artemisia tridentata Sun Low 3’-6’ X Yucca Yucca species Sun Mod.to Low 2’-4’ X X Deciduous Shrubs: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds AshLeafSpirea Sorbaria sorbifolia SuntoPt. Shade Mod. 6’-8’ X X Barberry Berberis species Pt.Shade toSun Mod.to Low 4’-6’ X BurningBush, Dwarf Euonymus alatus 'Compactus' Pt.Shade toSun Mod. 4’-6’ X Coralberry,Indian Currant Symphoricarpos orbiculatus Sun Mod.to Low 3’-5’ Cotoneaster, Cranberry Cotoneaster apiculatus Pt.Shade toSun Mod. 3’ X X Dogwood,Red TwigorYellow Cornus sericea varieties Pt.Shade toSun Mod. 5’-8’ X X Fernbush Chamaebatiaria millefollium Sun Low 3’-6’ X X Forsythia Forsythia cultivars Sun Mod.to Low 6’-8’ X Honeysuckle, ArnoldRed Lonicera tatarica Pt.Shade toSun Mod.to Low 8’-10’ X X X Lilac Syringa varieties Pt.Shade toSun Mod.to Low 8’-12’ X X
Brasada Ranch Design Review Guidelines March 2023 Page 59 Ninebark Physocarpus species Pt.Shade toSun Mod.to Low 6’-8’ Plum,Cistenaor PurpleleafSand Cherry Prunus x cistena Sun Mod.to Low 4’-6’ Potentillaor Cinquefoil Potentilla fruticosa Sun Mod.to Low 2’-4’ X Privet,European Ligustrum vulgare Pt.Shade toSun Mod.to Low 3’-4’ X X Rabbitbrush,Gray Chrysothamnus nauseous Sun Low 2’-6’ X Rose,Wood's Rosa woodsii Pt.Shade toSun Mod. 3’-6’ X Sage,Russian Perovskia atriplicifolia Sun Mod.to Low 3’-5’ X Snowberry Symphoricarpos albus Pt.Shade toSun Mod. 4’-6’ X X Spirea,BlueMistor Bluebeard Caryopteris x clandonensis Pt.Shade toSun Mod.to Low 3’-5’ X X Spirea,varieties Spiraea species Pt.Shade toSun Mod. 2’-4’ X X Viburnum, CompactAmerican Cranberrybush Viburnum trilobum 'Compactum' Pt.Shade toSun Mod. 4’-6’ X X X Viburnum, Nannyberry Viburnum lentago Pt.Shade toSun Mod.to Low 15’18’ X Viburnum, WayfaringTree Viburnum lantana Pt.Shade toSun Mod.to Low 10’15’ X Ornamental Grasses: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds AvenaGrass,Blue orBlueOatGrass Helictptrichon sempervirens Sun Mod. 2’-4’
Brasada Ranch Design Review Guidelines March 2023 Page 60 BlueFescue Festuca glauca varieties SuntoPt. Shade Mod.to Low 1’-2’ FeatherReed Grass,Karl Foerster Calamagrostis acutiflora Sun Mod.to Low 3’-6’ GreatBasinWild Rye Leymus cubereus Sun Mod. 3’-4’ IdahoFescue Festuca idahoensis Sun Low 12” IndianGrass Sorghastrum nutans Sun Mod.to Low 3’-6’ X PrairieJunegrass Koeleria macrantha Pt.Shade toSun Low 1’-2’ RedSwitchGrass Panicum virgatum varieties Sun Mod.to Low 3’-4’ X SheepFescue Festuca ovina SuntoPt. Shade Low 12”16” Groundcovers: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds Dianthus,Garden CarnationorPinks Dianthus species Pt.Shade toSun Mod.to Low 2”12” X X HensandChicks Sempervivum species Pt.Shade toSun Low 2”-6” X Iceplant,Purpleor Yellow Delosperma cooperi or nubigenum Pt.Shade toSun Low 1”-3” X Penstemonvarities Penstemon species Sun Low 8”24” X X X Penstemon, Pineleaf Penstemon pinifolius Sun Low 6”12” X X X Periwinkle Vinca major varities Pt.Shade toSun Mod.to Low 8”24” X X Phlox,Creepingor Moss Phlox subulata Sun Mod.to Low 4”-6” X
Brasada Ranch Design Review Guidelines March 2023 Page 61 Primrose,Mexican Evening Oenothera berlandieri 'Siskiyou' Sun Mod.to Low 6”-8” X X SeaThrift Armeria maritima Pt.Shade toSun Mod.to Low 6”10” X Snow-in-Summer Cerastium tomentosum Pt.Shade toSun Mod.to Low 6”12” X X Stonecrop Sedum species Pt.Shade toSun Low 2”12” X Thyme Thymus species Pt.Shade toSun Mod.to Low 1”-4” X X Thyme,Wooly Thymus pseudolanuginosus Sun Low 1”-3” X X Perennials: Common Name Botanical Name Exposure Moisture Need Ht. Fire Resistant Deer Resistant Attracts Birds Arrowleaf Balsamroot Balsamorhiza sagittata Sun Low 8”30” Aster,LongLeaved Aster chilensis Sun Mod.to Low 1’-2’ Basket-of-Gold Aurinia saxatile Sun Mod.to Low 6”18” X X Black-eyedSusan Rudbeckia species Pt.Shade toSun Mod.to Low 1’-4’ X BlanketFlower Gaillardia varieties Sun Mod.to Low 8”36” X X Buckwheat, Creamy Eriogonum heracleoides Sun Low 6”14” X Buckwheat, Sulphur Eriogonum umbellatum Pt.Shade toSun Low 6”12” Catmint Nepeta racemose SuntoPt. Shade Mod.to Low 2’-3’ X Coneflower Echinacea purpurea Sun Mod.to Low 2’-3’ X X
Brasada Ranch Design Review Guidelines March 2023 Page 62 Coreopsisor Tickseed Coreopsis species Pt.Shade toSun Mod.to Low 10”24” X X Columbine Aquilegia species Shadeto PartSun Mod. 16”30” X X Cranesbill Geranium varieties Pt.Shade toSun Mod. 1’-2’ X X Crocosmia Crocosmia varieties Sun Mod.to Low 2’-3’ X Daisy,Shasta Leucanthemum x superbum SuntoPt. Shade Mod.to Low 18”36” X Daylily Hemerocallis species Pt.Shade toSun Mod.to Low 1’-4’ X X Delphinium Delphinium varieties Pt.Shade toSun Mod.to Low 1’-7’ X X Flax,Blue Linum perenne Sun Mod.to Low 12”20” X X Gilia,Scarlet Ipomopsis aggregata Sun Low 24”30” HummingbirdMint orHyssop Agastche species Sun Mod.to Low 2’-3’ X X Iris,TallBearded Iris hybrids Sun Mod.to Low 16”30” X X Lavender Lavendula varieties Sun Mod.to Low 12”30” X X X Lupine Lupinus varieties Pt.Shade toSun Mod.to Low 1’-3’ X X MonkeyFlower, DwarfPurple Mimulus nanus Sun Low 2’-3’ Penstemonor Beardtongue Penstemon species Sun Low 8”24” X X X PincushionFlower Scabiosa species Pt.Shade toSun Mod.to Low 18”30” X
Brasada Ranch Design Review Guidelines March 2023 Page 63 Poppy,Oriental Papaver orientale Pt.Shade toSun Mod.to Low 2’-3’ X X PrairieConeflower Ratibida columnifera Sun Mod.to Low 18”24” X X OregonSunshine Eriophyllum lanatum Sun Low 8”12” X TorchLilyorRedhotPoker Kniphofia uvaria Sun Low 1’-4’ X X Yarrow Achillea species Sun Low 1’-4’ X X

Appendix C: Approved Design Professional

Itisimportantthatownersusedesignprofessionalsandbuilderswhohaveexperiencewiththedesigns referencedintheguidelinesaswellasfamiliaritywiththereviewprocessitself. Pleaseseethereview processoutlineonthefollowingpage. TheDesignReviewCommitteehasreviewedthetermsusedinthe DesignReviewGuidelinesinsections5.2,5.4.2,andelsewheretoclarifywhatconstitutesanApproved DesignProfessional(Architect,Designer,LandscapeArchitectorLandscapeDesigner)Thefollowing definitionshavebeenprovidedtoclarifytheseterms:

Approved Architect:

 Licensed/registeredasanArchitectinthestateofOregon.

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes andstructuresinBrasadaRanch.

 HasmetandattendedtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Approved Designer:

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes andstructuresinBrasadaRanch.

 HasmetandattendedtherequiredannualDesignGuidelinesTrainingRequirements.

Approved Landscape Architect:

 Licensed/registeredasaLandscapeArchitectinthestateofOregon.

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhome sitesandlandscapesinBrasadaRanch.

 HasmetandattendedtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Approved Landscape Designer:

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes sitesandlandscapesinBrasadaRanch.

 HasmetandattendedtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Design Professional Approval Process:

TobecomeanApprovedDesignProfessional(Architect,Designer,LandscapeArchitectorLandscape Designer)submitacompletedapplicationform-AppendixC-1, alongwiththerequiredapplication requirementstotheBrasadaRanchDesignReviewCommittee(DRC) forreviewandconsideration. Allowaminimumof45daysforreviewandresponsefromtheDRC. TheDRCwillrespondinwriting andmayrequestadditionalinformation,acceptorrejecttheapplication.

IftheapplicationisacceptedbytheDRC,andyouhavecompletedtherequiredDesignReviewGuidelines Training;

 YournameandtitlewillbeaddedtotheApprovedDesignProfessionalList; TheDRCwillacceptDesignReviewApplicationscontainingdesigndrawingsandotherdesign documentspreparedunderyourname.

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 TheBrasadaDRCwillforwardthemostcurrentcopyoftheApprovedDesignProfessionalslistto homesiteownersorthoseconsideringpurchasingahomesiteatBrasadauponrequest.

Review of Approved Design Professional List

FromtimetotimetheDRCwillreviewtheApprovedDesignProfessionallistanddetermineifthereare DesignProfessional(Home/StructureandLandscape)shouldremainonthelist,beremovedfromthe list,oraskedtoresubmitanupdatedapplicationforre-consideration. TheDRCmayuseanycriteriafor thisevaluationtheybelievetoberelevantandattheirsolediscretion.

Brasada Ranch Design Review Guidelines Training Requirements:

TheBrasadaDRCwillconducttrainingseminarsforApprovedDesignProfessionalsandbuildersnewto BrasadaRanch. TheseminarswillbeofferedatalocationinBrasadaRanchonaquarterlybasis beginninginJanuaryofeachyear,oratintervalsasotherwisedeterminednecessarythroughouttheyear. CheckwiththeDRCregardingthecurrentscheduleoftrainingdates.

Required Attendance;

 byrecentlyAcceptedDesignProfessionals-beforefinalapproval

 anyGeneralContractorwishingtobuildatBrasadaRanch

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Appendix C-1: Design Professional Application

Design Review Committee

Design Professional Application

DesignProfessionalNameandTitle:

MailingAddress

PrimaryPhone:

AlternatePhone:

Email:

Website:

TheDesignReviewCommittee(DRC),asprovidedforintheDeclarationofCovenants,Conditions, RestrictionsandEasementsforBrasadaRanchResidentialAreas,existstomaintainhighstandardsfor designdevelopmentandappropriateuseofhomesandproperty. Completionofthefollowingpagesand submitteddocumentswillprovidetheCommitteewiththeinformationnecessarytoreviewyour applicationtobecomeaBrasadaRanchApprovedDesignProfessional.TheDRCadministratormaybe contactedforinformationandassistance.

Application being submitted for:

 HomeandStructureDesignProfessional

 HomesiteandLandscapeDesignProfessional

 Both

Fill in the following information on this application form

NumberofyearsofpracticeastheDesignProfessionalinthedisciplineindicatedabove.

Provide three client references forresidentialprojectsconstructedwithinthelast5years.

Name: Project:

Phone: Emailifavailable:

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Name: Project:

Phone: Emailifavailable:

Name: Project:

Phone: Emailifavailable:

Provide three residential contractors whohavebeenresponsiblefortheconstructionofcompleted residentialprojectsthatyouhavedesignedinthelast5years.

Name: Project:

Phone: Emailifavailable:

Name: Project:

Phone: Emailifavailable:

Name: Project:

Phone: Emailifavailable:

Providethefollowingfor four completed residential projects (byaddress)whichrepresenttherange ofyourdesigncapabilities. Ideally,twooftheprojectsshouldincorporatesimilardesigncharacteristics tothoserequiredbytheBrasadaRanchDesignReviewGuidelines. Ifyouhavesubmitteddesignstothe BrasadaRanchDRC,feelfreetoincludethoseasexamplesforthecommittee.

 Provide1-3photos(orrenderingsiftheprojectisnotyetcomplete),foreachofthefourprojects

 ProvideonesetofdrawingsandanyotherdocumentspreparedbyyouthatwereusedforaDesign ReviewsubmittalonaResortProjectwithrequirementssimilartothatofBrasadaRanch.

 Describeyourresidentialdesignandservicephilosophyinacoverletter. Inyourletter,identify otherparticipantsinyouragencywhoroutinelyprovideactiverolesinthe“design”ofthe residentialprojectsyouareresponsibleforalongwithadescriptionoftheroleorservicethey provide.

Please provide PDF’s for the Committee to review:

 Allrequesteddocumentslistedabove

 Coverletter

 Plansfortheaboveapplication

 Photosorrenderingsofeachofthefourhomesfromabove

DeliverthumbdriveoremailtotheBrasadaRanchDRCoffice.

Allowupto45daysforreviewandresponsefromtheDRC.

Brasada Ranch Design Review Guidelines March 2023 Page 67

If mailing, please thumb drive

BrasadaRanchDRC

16986SWBrasadaRanchRoad

PowellButte,OR97753

Ifyouhaveanyquestions,pleasecalltheDRCofficeat541-504-3223.

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Appendix D: Construction Area Parking Plan

Anindividualparkingplanwillbeestablishedforeachconstructionsite,whetheritisnewconstruction oraremodel.ADRCrepresentativewillmeetwiththebuilder/contractortoestablishtheapproved parkingplanforeachsiteatthepre-constructionmeeting.

Constructioncrewsmaynotparkon,orotherwiseuse,anyhomesiteotherthantheowner's,oranyopen spaces.VehiclesmayonlybeparkedwithintheBuildableAreaordrivewayorwithintheapproved constructionparkingplanboundaries,specificallyapprovedbytheDRCorHOA.On-sitesubcontractor parkingmayaccommodateuptoeightadditionalparkingspacesduringconstruction.Overnightparking ofconstructionvehicles,ifnecessary,isonlyallowedonthehomesite(notinthestreetorshoulder).If theapprovedparkingisinthenativeareaofthehomesite,theaffectedareamustberestoredtoanative state.

Eachownerand/orgeneralcontractorisresponsibleforthesubcontractorsandsuppliersfortheir projecttoensuretheyallobeytheconstructionparkingrequirementsandspeedlimitspostedinBrasada Ranch.Violatorsmaybefinedortheuseofflaggersmayberequiredinproblemareas.Repeatoffenders maybedeniedfutureaccesstoBrasadaRanch.

Nocontinuoustemporaryconstructionrelatedparkingareamayexceed150feetwithouta50-footNo Parkingareaonbothsidesofthestreet.Thetemporarydrivewayforthehomeunderconstructionmay bewithinthe150-footdesignatedareaorthe50-footNoParkingarea(seeFigureI)

Parkingisnotpermittedoneithersideofthestreetwithin50feetofanexistingdriveway.Thiswillbe measured25feetEACHwayfromthecenteroftheexistingdriveway.Thetemporarydrivewayforthe homeunderconstructionmaybewithinthe150footdesignatedareaorthe50-footNoParkingarea(see FigureII).

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Parkingisnotpermittedbetweenexistingdrivewayswithoutatleast25feetofclearancenetofthe50footno-parkingareasasdescribedin"b"above.Thetemporarydrivewayforthehomeunder constructionmaybewithinthe150-footdesignatedareaorthe50-footNoParkingarea(seeFigureIII).

Allparkingmustbeononesideofthestreetunlessa100-foottransitionbetweenparkingareasis maintained(seeFigureIV).

General Policies

 Parkingisnotpermittedwithin100feetofthecenterofstreetintersections

 Parkingisnotpermittedwithinfivefeetoffirehydrants.

 Parkedvehiclesmaynotblockgolfand/orpedestrianpathways.Aminimumofaten-footclear spacemustbemaintainedadjacenttothegolfand/orpedestrianpathways.

 Allparkingareasshallbedesignatedbystakesflaggedandmaintainedbythebuilderand/or ownertoclearlyidentifytheparkingarea(s)foreachhomeconstructionoraddition/remodel project.ForconsistencyinBrasadaRanch;green,five-footsteel"T"postswithorangesurvey flaggingmustbeusedtodesignateparkingareas.

 Approvedparkingplansaresubjecttoreview,andmodificationbasedonchangingcircumstances. Forexample:Anewbuildingprojectonalotfrontedwithparkingallocatedtoanabuttinglot.The newprojectwillbeallocatedtheparkinginthestreetimmediatelyadjacenttothelotandthe previouslyapprovedparkingplanwillbemodified,movingtheparkingtothenearestavailable space.

 Tires/wheelsmustbeonthepavedstreetorgravelshoulder.Noportionofanyvehiclemaybein thenativearea.

 Vehiclemirrorsmustbefoldedorbeinthestowedpositionallowingthemaximumtravellane width.

 Damagetonativeareasadjacenttodesignatedparkingareaswillbetheresponsibilityofthe builderand/orownerandmustberestoredtothesatisfactionofboththeDRCandHOA.

 Deliveryvehiclesmustusethedesignatedtemporaryconstructionparkingareaortheareaonthe approvedsiteplan.Loadingorunloadingmaynotblockthetravellanes.

 ConstructionparkingisprohibitedintheRanchHouseandRangeparkinglotsaswellasthe Tennis

 Court,AdultPoolandAthleticCenterparkingareas.

 Whensnowremovalisneeded,theDRCandHOAwillworkwiththeownerand/orbuilderto facilitatekeepingtheroadwaysandapprovedparkingareasopen.

 VehiclesthatareinviolationofthisparkingpolicywillbeclearlymarkedbytheeitherGuest Services,anHOAorDRCrepresentative,notingtheparkingviolation.Additionally,thelicense platenumberwillberecorded,andthevehiclewillbephotographeddemonstratingtheparking violation.Allviolatorsaresubjecttoa$100.00fineand/ortowingperday.Allfineswillbelevied tothelotownerand/orgeneralcontractor.Non-paymentofafinemayresultinastopworkorder oralienontheproperty.

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 ThisParkingPolicywillbemonitoredandenforcedbytheBrasadaRanchHOAandDRC.

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ATTACHMENTS

Brasada Broadband Conduit Communication Panel Connection Guidelines

BrasadaRanchUtilitiesLLC(BRUC)wouldliketowelcomeyoutothegrowingpropertythatisBrasada Ranch. Inthefollowingpages,wewillbeexplainingwhatBRUCdoes,provides,andwhatyou,asthe builder,needsfordeliveryoftheinternetandphoneservicestothehomeowner.

First,thisisapartnership. BRUCcannotcompletetheirinstallationanddeliveryofservicewithoutyou andyoucan’tcompleteyourinstallationanddeliveryofthenecessaryinfrastructurewithoutknowing what’sneededfromus. Second,whenweworktogether,wecanmakethedeliveryofthefiberutilities easyandseamlesstotheowner.

Thisisabriefhistoryandwhatexactlywedelivertothehouse. Duringtheinitialdevelopmentof BrasadaRanch,manybasicutilitieswerenotavailablefromtraditionalutilityproviders. Thismeant BrasadaRanchhadtodeveloptheirownutilitysystemtobeabletodelivernecessaryservicesand utilities. BRUCandthedevelopershadtheforethoughttodesignthepropertywithfiberfordeliveryof telephoneandinternet,whichincludestheabilityinthefuturetodeliverotherservices. Thismeantthe deliveryofhundredsofmilesoffiberrunswiththousandsofmilesoffiber. Insomeareasonproperty, therearefibercableswith244individualfibersrunningthroughtheground,vaultorbuilding. Thisis knownasfibertothehomeorFTTH. Whilefiberisahighlyversatilemethodfordatatransport,itisnot withoutitsdifficultyinconnectingtoendpointsandsusceptibilitytobreakage. Ittakesspecializedparts &equipment,experiencedinstallersandcarefulhandlingofthefiberitselftopreventdamage. Wehave theabilitytogrowanddeliverarobustsystemthatallowsanalmostunlimitedoptionforservicesovera highspeednetwork,foreveryhomeonproperty. Ashomeownerneedsgrow,sowillourservices.

Currently,BRUCworkstomonitorprogressonhomesbeingbuiltwithafewitemsinmind;

 Checkthatelectricalditchisexcavatedneartheelectricalpedestalandthefiberconduitthatwas runfromtheneighborhoodfibervaultontothepropertyhasbeenexposed.

 Whenthefiberconduitfromthecornerofthepropertytothehousehasbeenlaid,ensureboth endsareexposedandeasilyfound.Inaddition,thefiberissweptuptoandlocatedatorabovethe groundlevel,orwithinanapprovedenclosure.

 Pullstringislocatedwithintheconduitfromthecornerofthepropertyandthestub-up,going unbrokenintotheFTTHcommunicationpanel.

 ElectricalwireorRomexhasbeenrunintotheFTTHcommunicationpanelforthenecessary outlet.

 EthernetcableshavebeenrunintotheFTTHcommunicationpanel(atleasttwocables,moreare recommended).

 CATVcable,suchasRG8,hasbeenrunintotheFTTHcommunicationpanel.

 AsbuildingprogressesandsidingiscompletedonthewallwheretheFTTHcommunicationpanel islocated,BRUCputsinanorderforfibertobepulledtothehouse.

 Finally,whenthehomeownerrequestsandcompletestheirserviceagreementfortelephone and/orinternet,BRUCinstallsthecustomerpremiseequipment(CPE,aka.ONT)and uninterruptiblepowersupply(UPS)thattranslatesthefiberintoatelephoneportandEthernet portsfordeliveryofservice.

BuildersandGeneralContractorsneedtomakesurethenecessaryinfrastructureisinplaceatthe appropriatetime,sothefiberdeliverycancompletedwithminimalornoissues. Thisinfrastructureisof thefollowing.

 Minimum1inchconduitfromthecornerofthepropertywheretheexistingfibercomesontothe property,bothendssweptup(existingconduitandnewconduit)togethertothesurface, continuingunbrokenintotheFTTHcommunicationpanel(newconduit).

 Anybendsintheconduitneedstobedonewithsweeps,nosharp45degreeor90degreebend fittings.

 PullstringfromFTTHcommunicationpaneltotheendoftheconduit. Doesnotneedtocontinue intothevault.

 ElectricityisavailableintheFTTHcommunicationpanelwithaGFCIoutletlocatedinthepanel,or beforetheoutlet,suchasinsidethegarage.

 Ethernetcables,Cat5Eminimumorbetter,endingintheFTTHcommunicationpanel,andgoing intothehouse. Minimumoftwo(2)cables,butfour(4)ishighlyrecommended. Atleastone EthernetcableendterminatedwithRG45end,oradistributionboxwithaRG45jack.(Seepage64 oftheDesignReviewGuide)

 CATVRG6cables,minimumoftwo(2),endingintheFTTHcommunicationpanel,andgoinginto thehouse.

 Unobstructed,andproperlyclosingFTTHcommunicationpanel. Currently,thisneedstobea Benner-Nawman,Incmodel14326W-ULexteriorsemi-recessedenclosure.(seepage67ofthe DesignReviewGuide)

BelowareexamplesofthenecessarynetworkandCATVwiringforthefibercommunicationpanel. Ifyoudonotsupplyterminatednetworkconnections,BRUCwillterminateoneconnectionontheoutside withaconnectiontotheCPE.

Brasada Ranch Design Review Guidelines March 2023 Page 74

DuetothenecessaryequipmentthatBRUCinstalls,thereshouldbenocustomerequipmentinstalledin thefibercommunicationpanel. BelowisanexampleofwhatBRUCinstalls.

Brasada Ranch Design Review Guidelines March 2023 Page 75

Belowarepicturestakenofproperconduitstubs,fibercommunicationpanelconnectionsandfinallya finishedinstallationafterBRUChasinstalledallnecessaryhardware.

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Brasada Ranch Design Review Guidelines March 2023 Page 77

Approved Sample Board Example

Must be kept at lot until Final Inspection

Displays all exterior materials in selection color with legend, no smaller than 2’ x 2’ and no larger than 3’ x 4’, OwnerName,LotNumber,ColorNumber,StyleNumber,ModelNumber,orFixtureNumber(where applicable),Typeoffinish(BrushedNickel,Copper,Satin,Clear,etc.),whereproductwillbeusedor installedonthehome.

Owner:Jones Builder:ABCBuilders Lot:123 Date:3/10/15

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Approved Builders Construction Sign

PB BUILDERS

CCB# ABC123

P: 541-111-1111

F: 541-111-1112

pbbuilders@email.com

Approved additional information:

Mr.&Mrs.Apple

12345SWBrasadaRanchRoad

Signdimensions: 24”x18”

Maximumheightwhenposted: 36”

Description:MetalwithnegativereliefletteringtomatchBrasadaRanchsignage

DanaSignsisBrasadaRanch’spreferredvendorandhasallspecificationsonfileforBrasadaRanch Builder sign must be removed before the Final Inspection

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Brasada Ranch Design Review Guidelines March 2023 Page 80
Brasada Ranch Design Review Guidelines March 2023 Page 81

Utility Requirements

Prior to the start of any construction,thebuilder/ownermustcontactAvionWater,Brasada Broadband,CascadeNaturalGas,CentralElectricCooperativeandOregonWaterUtilitiestoconfirm meterlocationsandconnectionrequirementswitheachindividualentity.

Additionally,sitemusthaveaccesstobothwaterandelectric. TemporaryPowerandWaterMetersmust behookeduporarrangementsmustbemadeforaccesstotheseutilitiesonsitepriortostartofany construction.

Contact Numbers for Utility Companies:

AvionWater(541)382-5342

BrasadaBroadband–Fiber/Phone(541)323-6099

CascadeNaturalGas(888)522-1130

CentralElectricCooperative(541)548-2144

OregonWaterUtilities–Sewer(541)504-2305

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Design Review Committee

Schedule of Fees

Effective January 1, 2023

New Construction Including Ancillary Structures: Initial Review includes a Preliminary and up to 2 committee reviews. Any further reviews require an additional fee of $500 per review. The Application Fee must be received before any reviews.

uponfinalinspectionandapproval)

(checkpayabletoBrasadaRanchReserve)

Remodel/Addition/Landscape Changes (after initial home Review/Approval):

FINES: See Chapter 6 of the DRG for more information on these offenses

-Any unauthorized changes from submitted plans or drawings

-Any unpermitted driving, storage of materials, etc. on property belonging to anyone other than the owner Builder’sConduct(subcontractors,suppliers,workers)

-Plus cost

replace trees at discretion of DRC Administrator

-The start of any unapproved construction, additions, landscaping or excavating

Brasada Ranch Design Review Guidelines March 2023 Page 87
ApplicationReviewFee $4,500 ComplianceDeposit
$5,500 PavementAssessment
$1200 BrasadaBroadbandConnectionFee
$2000 IncompletePlanSubmittal–administrativefees $150
(refundable
Fee
–Fiber
ApplicationReviewFee $500 ComplianceDeposit(Refundable) $1,000 Extension: First60dayConstructionExtension
$1500 Second60dayConstructionExtensionRequest $3000
FailuretodisplayContractorGatePass $50 GateAccessViolation(workingoutsideconstructionhours) $250 Constructionnon-compliance– $1,000
Trespassing– $2,000
Request
FirstOffense Warning SecondOffense $500 ThirdOffense $1,000 FourthOffense 7-dayworksuspension ConstructionSiteviolation $500 -Condition of
Unauthorizedtreeremoval/trimming $1,000
Unauthorizedconstruction $2,000
site, improper storage of equipment and materials
to

New Home/Ancillary Structure Application Form

PropertyOwner:

MailingAddress:

PrimaryPhone: ___________________ AlternatePhone:____________________Email:

Contractor/BuilderCompanyName: __________________________________________CCB#:

ContactPerson:______________________________Phone:____________________ Email:

DesignerName:_______________________________Phone:______________________ Email:

LandscapeDesignerName:______________________Phone: Email:

Squarefootageofhome: __________________ Lot#:_________________

PropertyAddress:

TheDesignReviewCommittee(DRC),asprovidedforintheDeclarationofCovenants,Conditions, RestrictionsandEasementsforBrasadaRanchResidentialAreas,existstomaintainhighstandardsfor designdevelopmentandappropriateuseofhomesandproperty. Whenanownerwishestoconstructa homeorremodelanexistinghome,applicationistobemadetotheCommitteeusingthisform. CompletionofthefollowingpageswillprovidetheCommitteewiththeinformationnecessarytoreview theproposedconstructionforcompliancewiththeGuidelines. TheDRCadministratormaybecontacted forinformationandassistance.

Please be aware of the following:

1. Design Review Committee (DRC) approval is valid for 12 months for new homes and nine (9) months for remodeling. If construction has not begun in that time, a new application must be made with an additional application fee required.

2. All proposed exterior construction on your lot must be completed within eighteen (18) months from the date construction has begun or an extension agreement must be filed.

3. All landscaping must be installed/completed within three (3) months of completion of the exterior of the home. The landscape application and plan are required with the full submittal packet

4. The DRC assumes no liability for encroachments into platted setbacks, solar setbacks or onto easements or neighboring property. Be sure to check the plat of your lot and property lines to avoid encroachments and trespass. If pins cannot be located, a survey must be conducted to locate property lines.

5. All applicants are required to submit all required paperwork in both PDF and paper formats. Due to the detailed information required for the site plan and the on-site building stakeout/string line requirements, the DRC advises the applicant to have a professional surveyor prepare the site plan and place the stakes and sting lines.

Brasada Ranch Design Review Guidelines March 2023 Page 88

PROCEDURE FOR OBTAINING DESIGN REVIEW COMMITTEE APPROVAL:

 Complete and submit this application, cut sheets, Builder’s and Owner’s Construction Agreements The DRC requires PDF and paper copies of all submittal documents and PDF and 11X17 copies of both the structural and landscape plans

 Enclose Review Application Fee of $4,500 made payable to Brasada Ranch (check #_____________).

 Submit Brasada Broadband Connection Application and Fee of $2000 made payable to Brasada Ranch (check#_______________ attached).

 Submit Refundable Compliance Deposit of $5,500 made payable to Brasada Ranch (check#____ _________ attached).

 Submit Pavement Assessment Fee of $1200 made payable to Brasada Ranch Reserve (check# attached).

 Energy Performance Score Checklist to demonstrate intent to comply with the Guidelines.

 Notice of Action (approval or further review) by the Committee will be sent to applicant designated above within 30 days of the Design Review Committee meeting. Applicant or builder must respond to the Committee in writing regarding any concerns expressed about the application/design remitted and changes made to submitted plans to comply.

 Once approved, schedule the pre-construction site visit with the Design Review Administrator.

Pleasesubmitallchecksinasecuredenvelopewithapplication!

PRELIMINARY CHECKLIST

A. TOPOGRAPHICAL SURVEY

 Licensedsurveyorstamp

 Drawingtoscale(recommended:1"=10'-0")

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedon planswithdistanceanddimensions.

 Existingsitetopographyatminimum1’intervals

 Existingtrees6”DBHorlarger,rockoutcroppingsandothernaturalfeatures

 Edgeofadjacentroadways

B. SITE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale(recommended:1"=10'-0")

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedonplanswith distanceanddimensions.

 Existingsitetopographyat1’intervals(neededforpreliminarydrainageinformation)

 Topofwallelevationsforallsitewalls(maybeshownonseparategradingplan)

 Proposedsitetopographyat1’intervals

 Stormwaterbasinlocations

 Buildingfootprint

 Highestridgenoted

 Finishfloorelevationnoted

 Drivewayandparkingareas

 Walkways

Brasada Ranch Design Review Guidelines March 2023 Page 89

 Sitewallsand/orretainingwalls

 Existingtreesproposedtoremain

 Existingtreesproposedtoberemoved

 Decks,patiosandterraces

 Spasorpools

 Serviceyards(a/cenclosuresandtrashenclosures)

 LotCoverageSummary

 Stormwaterdrainagecalculations

C. FLOOR PLAN

 Drawingtoscale(1/4"=1'-0")

 Northarrow

 Squarefootageheatedspace

 Squarefootageofgarageandunheatedstoragespace

 Serviceyards(a/cenclosuresandtrashenclosures)

 Accuratefloorplan

 Floorplansmustaccuratelyreflecttheelevations

D. ELEVATIONS

 Drawntoscale(1/4"=1'-0")

 Allexteriorcomponents,featuresandmaterials

 Proposedfinishgradeline(typicallyshownasasolidline)

 Existinggradeline(typicallyshownasadashedline)

 Maximumheightline–a27’offsetlinefromexistinggrade.Whereheightexceedsthe27’preferred height,providetheelevation&heightofthehighestpointonthehighestroofsegmentinrelationto theexistinggrade.TheDRCmayatitsdiscretionrequeststorypolestoevaluatetheimpacton adjacentproperties.

 Buildingelevationsmustaccuratelyreflectthefloorplans

E. CONCEPTUAL LANDSCAPE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Propertyboundaries,setbacks,andeasements

 Buildinglocationsandbuildingprojectionlocations(eaves,corbels,etc.)

 Existingtrees,significantshrubs,andnaturalfeatures

 Existingsitetopographyat1’intervalsminimum

 Proposedsitetopographyat1’intervalsminimum

 Exteriorhardscapesandoutdoorlivingspacesandothersiteimprovements

 Stormwaterdetentionbasins

 Proposedturfareas

 Proposedtransitionalzoneareas

 Proposednativerestorationareas

 Proposedtreelocationswithgeneraldescriptionoftreetype(ie.columnarevergreenvs.small floweringdeciduous)

F. 3-DIMENSIONAL PERSPECTIVE DRAWINGS

Brasada Ranch Design Review Guidelines March 2023 Page 90

FULL SUBMITTAL CHECKLIST

-Must be complete in order to receive full review comments

The applicant shall submit the following for final review.

A. TOPOGRAPHICAL SURVEY

 Licensedsurveyorstamp

 Graphicscale(recommended:1"=10'-0")

 NorthArrow

 Propertyboundaries,setbacksandeasementsallnotedonplanswithdistanceanddimensions.

 Existingsitetopographyatminimum1’intervals

 Existingtrees,rockoutcroppingsandothernaturalfeatures

 Edgeofadjacentroadways

B. SITE PLAN (1 set 11x17 plans and 1 digital copy sent via emailed PDF)

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 PropertyLinesdimensionedfrompintopin

 Setbacksandeasementsshownasdashedlinesandlabeledanddimensioned.

 BuildingEnvelope,or“NoBuild”zone(ifany)

 Buildinglocationsandbuildingprojectionlocations(eaves,corbels,etc.)

 Utilities/Fiberbox-SeePullboxspecificationsincludedinGuidelines

 Existingtrees,significantshrubsandnaturalfeatures

 Areatabulation(inlowerrightcornerofSitePlan). Includebasement,mainlevel,upperlevels,total livingarea,garageand/orshop,totalbuildingarea. Maximumenclosedareacalculation. Minimum stonetowallareacalculation.

 Driveways,pathways,parkingareas

 Privacyscreensandfences

 Constructionstagingandtemporarystructures

 Existingsitetopographyat1’intervalsminimum

 Proposedsitetopographyat1’intervalsminimum

 ExistingTreesandvegetationproposedtoberemoved

 Illuminatedaddresssignlocationneardrivewayconnectedtopowersource (seesignspecsincludedinGuidelines

AdditionallySitePlanistoIncludeStagingAreasandProtectiveFencingDiagramsforapproval

Please include-

 LocationofStockpiledBuildingMaterials

 LocationofStockpiledSoil&Gravel

 LocationofGarbageStaging

 Constructionfencingencompassinglimitofdisturbedareas.

 Treeprotectionfencingfortreestoremainwithinthelimitofdisturbedareas.

 On-siteparkingareas

 Locationofchemicaltoilet

 Locationofdumpster

 Stagingareas

Brasada Ranch Design Review Guidelines March 2023 Page 91

 Erosioncontrolmeasuresforthesiteincluding

 Strawwattlesonslopes

 Siltfencingwherenecessarytopreventerosionontoneighboringproperties

 Stormwaterrunoffcontainmentareasonproperty

 Photographsofexistingpre-constructionroadandsidewalkconditions

C. CONSTRUCTION AREA PLAN

 SiteplanshouldbeusedasabasetotheConstructionAreaPlan,showingthefollowing:

 Propertyboundary,setbacksandeasements

 Proposedbuildingfootprintlocations

 Existingandproposedtopography

 Existingtrees,significantshrubsandothernaturalfeaturestoremain

 Existingtreestoberemoved

 Proposedstormwaterdetentionareas

 Stagingarea

 Locationofstockpiledsoilandgravel

 Constructionfencingencompassinglimitofdisturbedareas.

 Treeprotectionfencingfortreestoremainwithinthelimitofdisturbedareas.

 On-siteparkingareas

 Locationofchemicaltoilet

 Locationofdumpster

 Erosioncontrolmeasuresforthesiteincluding:

 Strawwattlesonslopesforallslopesgreaterthan4:1

 Siltfencingwherenecessarytopreventerosionontoneighboringproperties

 Stormwaterrunoffcontainmentareasonpropertyduringconstruction

 Photographsofexistingpre-constructionroadandsidewalkconditions

D. GRADING AND DRAINAGE PLAN (may be combined with site plan if clear)

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Setbacksandeasementsshownasdashedlinesandlabeledanddimensioned.

 Buildinglocationsandbuildingprojectionlocations(eaves,corbels,etc.)

 Existingtrees,significantshrubsandnaturalfeatures

 Finishfloorelevationformainhouseandgarage

 Existingsitetopographyat1’intervalsminimum

 Proposedsitetopographyat1’intervalsminimum

 Existingandfinishgradespotelevationsatallcornersofthehome

 Retainingwallsincludingtopofwallelevations

 Drainagecalculations

 Applicablegradinganddrainagedetails

Brasada Ranch Design Review Guidelines March 2023 Page 92

E. BUILDING ELEVATIONS (To be drawn with actual grade reflected in elevation.)

 Scale: Allsidesofthehomeshownataminimumscale¼”–1’(matchscaleusedforfloorplans)

 Doorandwindowopenings–showgridsifapplicable

 Exteriorbuildingfeatures(roofing,siding,fireplacechimneyandvents,railings,trim,foundation, masonry,heatpumpandpropaneshrouds,etc.)

 Locationofallexteriorlightfixtures

 Notethetypesofallexteriormaterialsandfinishestobeused(notelapexposureforlapsiding)

 Pleaseshowstonepercentagecalculationonthissheet(mustbe10%minimum)

 Noteordescribedetailingofarchitecturalfeatures,includingdoor/window/cornertrimsizes, fascia&shadowboardsizes,sizesoftimberposts/beams/braces/outlookers/exposedtruss members,height/material(s)ofhand&guardrails.TheDRCmayatitsdiscretionrequestadditional detailsofspecificfeatures.

 IMPORTANT –showtheproposedstructure’splateheightsandridgeheightsinrelationshipto existinggrade. Showalineparallelwithexistinggradeoffset27feetaboveexistinggradeat exteriorwalllineonallelevations.Whereheightexceedsthe27’preferredheight,providethe elevation&heightofthehighestpointonthehighestroofsegmentinrelationtotheexistinggrade.

 Elevationsdrawnshowingexistingandproposedfinishedgradealongtheexteriorbuildingwalls, decksorotherfeatures.

 ShowExistingandProposedgradelinesalongexteriorwalls,deckandotherimprovements

 Elevationofthehighestpointoftheroofridgeinrelationtotheexistinggradenotedoneach buildingelevation

 Eachbuildingelevationmustbeshownintheiritscorrectorientation

F. FLOOR PLANS AND ROOF PLAN

 Scale¼”–1’–noteonplan

 NorthArrow

 Squarefootageofheatedspaceatfloorlevelandtotalsquarefootageofhome

 Squarefootageofgarageandunheatedstoragespace

 Floorplansmustaccuratelyreflecttheexteriorelevations

 Dimensionsofallinteriorandexteriorwalls

 Locationandsizesofallwindows,doorsandopenings

 Locationsofdecks,patios,porchesandprivacyscreens

 Labelallrooms(Dining,Bedroom,Kitchen,etc.)

 ExteriorLightFixturelocationsandtype.

 ShowRoofridges,valleys,overhangsandotherrooffeatures. (Maybeshownonthefloorplanora separateplansheet).

 ShowRoofRidges,valleys,overhangs,gutters,skylightsandotherrooffeatures

G. ROOF PLAN

 Scale¼”–1’–noteonplan

 NorthArrow

 Showadjacentsetback(s)whereeavesfallwithin12”ofanysetback

 Showandlabelridges,valleys,hips&gutters.Indicatetheslopeofeachroofplane

 Showthelineofexteriorwalls,posts,andbeamsbelow

 Indicatethedistancefromthefinishsurfaceofeachwallsegmenttothefaceofeachadjacentfascia segment

 Labelallrooffinishmaterials

 Elevation&heightofthehighestpointonthehighestroofsegmentinrelationtotheexistinggrade

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H. LANDSCAPE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Propertyboundaries,setbacksandeasements

 Buildinglocationsandbuildingprojectionlocations(eaves,corbels,etc.)

 Existingtrees(6”DBHorlarger),significantshrubsandnaturalfeaturestoremain

 Existingsitetopographyat1’intervalsminimum

 Proposedsitetopographyat1’intervalsminimum

 Exteriorhardscapesandoutdoorlivingspacesandothersiteimprovements

 Hardscapematerialspecifications(ifnotspecifiedonthesiteplan)

 Existingmature(6”DBHorlarger)treestoremainortoberemoved.

 Existingnaturalfeaturessuchasrockoutcroppings,drainagefeatures,ghosttrees,etc.

 Proposedplantmaterialdrawingwithsymbolstoscaleatmaturity. Plantinglegendshouldinclude:

 Botanicalandcommonnamesforallplantspecies

 Plantcontainerorcalipersizes

 Quantitiesforeachplantspecies

 Delineateareasthatwillreceivemulchandmulchtype

 Soilamendmentspecifications

 Re-naturalizationareasandformula

 Exteriorlighting(ifproposed)

I. IRRIGATION PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Propertyboundaries,setbacksandeasements

 Existingsitetopographyat1’intervalsminimum

 Proposedsitetopographyat1’intervalsminimum

 Buildingfootprintandeavelines

 Exteriorhardscapesandoutdoorlivingspacesandothersiteimprovements

 Existingmature(6”caliperorlarger)treestoremainortoberemoved.

 Irrigationequipmentandlayout

 Irrigationcalculationsasdescribedinchapter3.16

 Notesdescribingtemporaryabovegroundirrigationsystemfornativere-naturalizationareas

J. 3-DIMENSIONAL PERSPECTIVE DRAWINGS

K. REQUIRED CUTSHEETS

 GarageDoor

 EntryDoor

 Windows

 SlidingDoors(asapplicable)

 ExteriorLightFixtures(mustbedarkskycompliant)

Brasada Ranch Design Review Guidelines March 2023 Page 94

L. REQUIRED PDF SUBMITTALS TO DRC

 1PDFOFTHEPLANSET

 SitePlan

 GradingandDrainagePlan

 Elevations

 FloorPlan

 1PDFof3-DDRAWINGSOFALLFOURELEVATIONS-MINIMUM

 1PDFOFTHELANDSCAPEPLAN

 LandscapeApplication

 LandscapePlan

 IrrigationPlan

 1PDFIncludingtheApplicationMaterials

 1PDFIncludingAlloftheRequiredCutsheets

 1PDFwiththeEPSchecklist

M. Required Paper Copies to DRC Office

 11x17copyofthestructuralplans

 11x17copyofthelandscapeplans

 AllApplicationPagesfilledoutinfull

 EPSchecklist

 Allcutsheets(pleasedonotprovidecatalogs)Pleasecloudyourselections

Brasada Ranch Design Review Guidelines March 2023 Page 95

OUTLINE OF SPECIFICATIONS & PROCEDURES TO BE USED IN CONSTRUCTION

1. Provisions for construction period:

a. Temporary structures, (what and where):

b. Location of staging and material storage areas:

c. Measures to be taken to protect topography, native areas and neighboring property from damage:

2. Sitework:

a. Walkways and driveway (material):

3. Foundation:

a. Type and material:

4. Exterior masonry: (samples to be submitted on sample board)

a. Type and location

5. Exterior metals: (flashing must be painted)

a. Type and location

6. Exteriorwood: (samplestobesubmittedonsampleboard)

a. Sidingdescription;noteexposurewidthatlapsifalapsidingisused,etc.:

b. Trimdescription:

c. Exposedframingdescriptionandlocation

7. RoofConstruction:

a. Roofingmaterials:(colorsandsamplestobesubmittedonsampleboard) Pitch Brand/Color/Style

b. Flashing/RoofMetals(materialsandtype–mustbecoloredorpaintedtoblendwithroof) Locations:

c. Skylights (type and color of glazing to be used)

8. Exterioropenings: Submitallproduct cutsheetsattimeofinitialplansubmittalwithapplication

a. Doors(materialsandfinish)-Providemanufacturesproductinformationand/ordetailing forFrontDoorandanyslidingglassorspecialtydoors.

Type: Color:

Brasada Ranch Design Review Guidelines March 2023 Page 96

b. Windows(materialsandfinish)–Providewindowmanufacturesstandardproduct information

Type: Color:

9. Exteriorpaintingandstaining:(submitcolorsamples)

a. SidingType: Color:

b. SidingType: Color:

c. TrimType: Color:

d. AccentColors(frontdoor,shutters,etc.)

Location: Color:

e. Metals-Type: Color

10.Heating/CoolingSystem:(includetype,locationandifspecifyingtheuseofsolarorotherexterior equipment,includingheatpumps,pleaseindicate):

a. ScreeningMaterial-Type: Color:

11.Garageoverheaddoor:Designtobeshownonplanorsubmitcatalogcutsheetshowingdesign features.Submitallproduct cutsheetsattimeofinitialplansubmittalwiththisapplication

Type: Color:

SAMPLE BOARD –Submittedwithin30daysofFinalapproval (Seeexampleonpage64). Pleasecall theDRCwhencolorboardhasbeencompleted. TheDRCadministratorwillconductasitevisitto photographtheboardforapproval. Afterapproval,boardistobekeptatthelotsiteuntilFinal Inspection.Approvedexteriorchangesmustbereflectedonboard.

 Legendwithcolornumbers,stylenumbers,modelnumbers,orfixturenumber

 SizeRequirements:Minimum:2’x2’ Maximum:3’x4’

 OwnerNameanddate

 LotNumber

 ColorNumbers

 StyleNumbers

 ModelNumber,orFixtureNumber(whereapplicable)

 Typeoffinish-BrushedNickel,Copper,Satin,Clear,etc.

 Locationproductwillbeusedorinstalledonthehome

Brasada Ranch Design Review Guidelines March 2023 Page 97

Landscape Plan Application Form – New Construction

PropertyOwner:

MailingAddress:

PrimaryPhone: __________________ AlternatePhone:___________________Email:

LandscapeDesignerCompanyName: ______________________________________________CCB#:

ContactPerson:____________________________Phone:____________________ Email:

LandscapeDesignerCompanyMailingAddress:

Lot#:_________________ PropertyAddress:

LandscapePlansmustbesubmittedwiththeapplicationpacket. Landscapeplansmustbesubmittedon ascaled(siteplan)drawingshowingallelementslistedonthechecklistbelow.Overlayallitemsonthe previouslyapprovedsiteplan,cloudandclearlynoteanychangestotheapprovedsiteplanbeing proposed. Separatesheetspreventplanfromlookingcluttered.

LANDSCAPING PLAN AND SITE PLAN

 TitleBlockwithLotNumberandApplicantsName, ScaleandNorthArrow

 ExistingTreesandrockoutcroppingslabeled,indicateifprotectedorremoved

 BuildingEnvelopeshowingsetbacks

 Gradeschanges–showexistingandproposedgrades

 Drainagestructuresorelements(showtheseasshownontheapproveddrainageplanand calculationsclearlymarkanychangeproposedfromtheapprovedplan)

 Hardscapeareas(providematerialsampleandcolorselectionsifnotalreadysubmittedand approved)

 Walkways(withdimensions)andPlantingBedMaterials(gravel,bark,mulchorothertoppings)

 PlantingZoneslabeled(InteriorZone,TransitionZone,NaturalArea,DrivewayZone)

 PlantMaterialsidentifiedbyCommonNameasshownonplantlist(seeplantlistAppendixD)

 LawnorTurfareas

 ScarredAreastoberestored(includerestorationplantmaterials,densityorspacing)

 LandscapeLighting (cutsheetsofallexteriorlighting,wattage,dimensionsand finishesclearly marked)

 IrrigationSystemPlanandDescription(onaseparatesheet)

REQUIRED SIGNATURES PrintOwnerName Owner’sSignature Date

Brasada Ranch Design Review Guidelines March 2023 Page 98
______________________________________________
__ _____________ PrintLandscapeDesigner’sName LandscapeDesigner’sSignature Date

Design Review Committee

Owner Construction Agreement

New Construction

Property Owner:

Date:

Mailing Address:

Primary Phone: Alternate Phone: Email:

Lot#: Property Address:

AsapropertyowneratBrasadaRanch,I/wehavereadandwillconformtothecurrentDesignReview GuidelinesestablishedbytheDesignReviewCommittee(“DRC”)andthesubmittalformandapplication. I/Wefullyunderstandtherequirementsofthissubmittal.Further,I/weunderstandthehomemaynotbe occupieduntilthehomepresentsafinishedappearancewhenviewedfromanyangle,includingpainting andallexteriorfinishesasspecifiedinSection7.13“CompletionofConstruction”intheDeclarationof Covenants,Conditions,RestrictionsandEasementsforBrasadaRanchResidentialAreas,Determination ofthiscompletionstatuswillbemadebytheDRCAdministrator

AnychangeintheexteriorfromanapprovedsubmittalmustberesubmittedtotheDRCforapproval.

I/Weassumefullresponsibilityforthelocationofthepropertylinesofmy/ourlotandwilllocateallpins orconductasurveytoconfirmthecorrectpropertylines. Inaddition,I/weareawareofthebuilding contractorregulationsandthesignpoliciessetforthintheDRCGuidelinesandagreetoinformthe contractoroftheseregulationsandpoliciesandtoabidebythesepolicies. I/Weassumefull responsibilityforanyandalldamagebythecontractortoadjacentlots,commonarea,andmy/our propertyduringtheconstructionofmyhome,includingunauthorizedoraccidentaltree/shrubremoval ordamage.

OWNERSIGNATURES(Signatureofallownersontherecordedpropertydeed)

Brasada Ranch Design Review Guidelines March 2023 Page 99
______________________________________________ PrintOwnerName OwnerSignature Date PrintOwnerName OwnerSignature Date

Design Review Committee

Builder’s Agreement

BuilderName: _______________________________________________________________

CCB#: ______________________________

MailingAddress: ____________________________________________________________________________________________________

PrimaryPhone: _________________ AlternatePhone:__________________Email: ___________________________________

Lot#:________PropertyAddress: ___________________________________________________________________________________

Ihaveread,fullyunderstandandwillconformtothecurrentDesignGuidelinesestablishedbythe BrasadaRanchDesignReviewCommittee(“DRC”),inconnectionwithallconstructionworkperformed bymeandmysubcontractorsontheabovereferencedproject.

IamawareofthebuildingcontractorregulationssetbytheDRC,andthesignpolicysetforthintheDRC Guidelinesandagreetoabidebythesepolicies. Iunderstandanyfinesmaybeassessedagainstme and/orthelotownerforviolationoftheseGuidelinesbytheDRC

For Office Use Only

Brasada Ranch Design Review Guidelines March 2023 Page 100
BUILDER SIGNATURE PrintBuilderRepresentative’sName BuilderRepresentative’sSignature Date

Design Review Committee

Owner Construction Agreement - Additions/Remodels

PropertyOwner:_________________________________________________________________ Date:

MailingAddress:

PrimaryPhone:__________________ AlternatePhone:___________________ Email:

Lot#:___________ PropertyAddress:

AsahomeowneratBrasadaRanchrequestinganaddition/remodeltothehomelistedabove,I/wehave readandwillconformtothecurrentDesignReviewGuidelinesestablishedbytheDesignReview Committee(“DRC”)andthesubmittalformandapplication. I/Wefullyunderstandtherequirementsof thissubmittal.

AnychangeintheexteriororLandscapingfromtheoriginalapprovedsubmittalmustberesubmittedto theDRCforreviewandapproval.

Enclosedistheapplicationfeeof$500alongwiththerefundable$1,000ComplianceDepositforatotal dueof$1,500madepayabletoBrasadaRanchforthereviewofthisproject($1500Check#_______________ attached).

Uponcompletionoftheproject,pleasesubmittheFinalInspectionRequestandComplianceDeposit RequestFormandsetupanappointmentforthefinalinspectionoftheprojectwiththeDRC Administrator.

Uponfinalinspectionapprovalthe$1,000ConstructionComplianceDepositlessanyfinesfrom complianceviolationswillberefundedbytheDRC.

Brasada Ranch Design Review Guidelines March 2023 Page 101
For Office Use
Date Received: Submitted by: Received by: OWNERSIGNATURES(Signatureofallownersontherecordedpropertydeed) PrintOwnerName OwnerSignature Date PrintOwnerName OwnerSignature Date
Only

Landscape Improvement/Alteration Plan Application–

Existing Homes

PropertyOwner:

MailingAddress:

PrimaryPhone: _______________________ AlternatePhone:________________________Email:

LandscapeDesignerCompanyName: ____________________________________________CCB#:

ContactPerson:______________________________Phone:______________________ Email:

Lot#:_________________ PropertyAddress:

Landscapeimprovementplansmustbesubmittedonascaled(siteplan)drawingshowingallelements listedonthechecklistbelow Overlayallitemsonthepreviouslyapprovedsiteplan,cloudandclearly noteanychangestotheapprovedsiteplanbeingproposed. Separatesheetspreventplanfromlooking cluttered.

Enclosedistheapplicationfeeof$500alongwiththerefundable$1,000ComplianceDepositforatotal dueof$1,500madepayabletoBrasadaRanchforthereviewofthisproject($1,500Check#_______________ attached). Uponfinalinspectionapprovalthe$1,000ComplianceDepositlessanyfinesfromcompliance violationswillberefundedbytheDRC.

LANDSCAPING PLAN AND SITE PLAN

 TitleBlockwithLotNumberandApplicantsName, ScaleandNorthArrow

 ExistingTreesandrockoutcroppingslabeled,indicateifprotectedorremoved

 BuildingEnvelopeshowingsetbacks

 Gradeschanges–showexistingandproposedgrades

 Drainagestructuresorelements(showtheseasshownontheapproveddrainageplanand calculationsclearlymarkanychangeproposedfromtheapprovedplan)

 Hardscapeareas(providematerialsampleandcolorselectionsifnotalreadysubmittedand approved)

 Walkways(withdimensions)andPlantingBedMaterials(gravel,bark,mulchorothertoppings)

 PlantingZoneslabeled(InteriorZone,TransitionZone,NaturalArea,DrivewayZone)

 PlantMaterialsidentifiedbyCommonNameasshownonplantlist(seeplantlistAppendixD)

 LawnorTurfareas

 ScarredAreastoberestored(includerestorationplantmaterials,densityorspacing)

 LandscapeLighting (cutsheetsofallexteriorlighting,wattage,dimensionsand finishesclearly marked)

 IrrigationSystemPlanandDescription(onaseparatesheet)

REQUIRED SIGNATURES

Brasada Ranch Design Review Guidelines March 2023 Page 102
PrintOwnerName Owner’sSignature Date PrintLandscapeDesigner’sName LandscapeDesigner’sSignature Date

Contractor Gate Access Agreement 2023

Builder/Sub-ContractorCompany: ________________________________________________________________________________

Representative’sName:___________________________________________________________CCB#:__________________________

MailingAddress:_____________________________________________________________________________________________________

PrimaryPhone: _____________________AlternatePhone:_____________________Email:_______________________________

OneGatePassisrequiredforeachindividualvehicleonproperty.AccessPassesarerequiredtobe displayedinallconstructionvehiclesonproperty.Allgatesonpropertyaremonitoredandauditedfor gateusesecurity.Anyviolationorabuseofthisproceduremayresultinfinesorthecodebeingrevoked. GateCodesandAccessPassesareeffectiveforonecalendaryear.NewGateCodesandAccessPassesare assignedinJanuaryofeachyearthroughtheDesignReviewCommittee[DRC]office.

GatePassholdersarerequiredtoabideallbytheDRCguidelinesandregulationsincluding;

Thetimeofconstructionwillbelimitedtobetweenthehoursof7:30a.m.and6:00PM,Monday-Friday, andfrom9:00AMto5:00PMonSaturday. ConstructionActivitiesmaynotoccuronSunday,Memorial Day,the4thofJuly,LaborDay,ThanksgivingDay,ChristmasDayandNewYear’sDayand/orthe nationallyrecognizedholiday.Essentiallyquietactivitiesthatdonotinvolveheavyequipmentor machinerymayoccuratothertimessubjecttothereviewandapprovaloftheDRC.Personnelarenotto remainattheConstructionSiteafterworkinghours. ______________initial VehiclesaretoparkonlywithintheConstructionAreaandnottoinhibittraffic.______________initial Allvehiclesmustadheretopostedspeedsigns,maximumspeedis24mph._______________initial Constructionpersonnelmaynotbringpetsofanykindtothejobsite._____________initial Radios,stereos,orsimilardevicesarenotallowed.__________initial

Anyviolationorabuseofthesepoliciesmayresultinfinesand/orthepassbeingrevoked.

QUANTITYREQUESTED(1PASSPERVEHICLE) __________Ihaveread,fullyunderstandandwillfollow thecurrentDesignReviewGuidelinesestablishedbytheBrasadaRanchDesignReviewCommittee[DRC].

CONTRACTOR

PrintRepresentative’sName: SignatureofRepresentative: Date:

Datereceived:

by:

by:

Brasada Ranch Design Review Guidelines March 2023 Page 103
-------------------------------------- For Office Use Only --------------------------------------
OfficeUseOnly Code:# Quantity: TotalFeePaid($30each): Pass#s: -
For
Submitted
Received
SIGNATURE _______________________________

Gate Access - Contractor Vehicle Log

Brasada Ranch Design Review Guidelines March 2023 Page 104
LicensePlateNumber GateAccessPass Number(ifavailable) Make/Model VehicleDescription

TREE AND SHRUB REMOVAL PERMIT

Toestablishandpreserveaharmoniousrelationshipbetweentheexistingnaturallandscapeand proposedimprovements,atreeandshrubremovalpermitisrequiredfortreeswithatrunkdiameter greaterthan6”measuredat12”abovegradeorshrubsover3’inheight.

PropertyOwner:

MailingAddress:

Telephone:_______________________ Lot:_____________ Phase: __________________

Numberoftreestoberemoved:

Numberofshrubstoberemoved:

Owner’ssignature: Date:

SUBMITTAL:

Provideascaledsiteplan,1”=20’,thatshowstheexistingtreeswithatrunkdiametergreaterthan6” measuredat12”abovegradeandshrubsover3’inheightdenotingwhichonesareproposedforremoval.

Flagallitemsproposedtoberemovedwithcoloredtape-Nopaint.

Conditionsofapproval:

Approvedby: Date:

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Design Review Committee

Building Term Extension Agreement

New Construction

PropertyOwner: _____________________________________________________ Date:__________________________

Builder/ContractorName:_________________________________________________________________________________

BuilderPhone: ____________________ BuilderEmail:

Lot#:______________ PropertyAddress:__________________________________________________________________

OriginalStartDate:_____________________OriginalAnticipatedCompletionDate:_____________

ProposedExtendedCompletionDate:_____________________________________________________________________

Allimprovementsonahomesitearetobecompletedwithineighteen(18)monthsofDRCapproval.An extensionmaybeappliedforinwriting,detailingthereasonfortheneedoftheextensionandany extraordinarycircumstanceswhytheprojecthasbeendelayed. TheDRCreservestherighttograntor denyapprovalofanyextension. UponapprovalbytheDRC,thebuilderwillsubmitanextensionfeeof $1500forthefirstadditional(sixty)60dayperiodand$3000.00forthesecondsixty(60)daysto completetheproject;amaximumoftwoextensionsmaybefiledforanindividualjob.Iftheextensionis denied,ornoextensionisrequestedorreceived,theDRCmayimposeafineofnotlessthan$100.00per day(orsuchotherreasonableamountasmaybeset)foreachdaypastthe18monthconstructionperiod, tobechargedagainsttheBuilderand/orOwnerorAgentofthepropertyuntilconstructioniscompleted, asapplicable,untiltheBuilderandOwnerorAgentcanprovetothesatisfactionoftheDeclarantandDRC thattheprojectiscomplete.

OWNERSIGNATURES(Signatureofallownersontherecordedpropertydeed)

For

Office Use Only

Brasada Ranch Design Review Guidelines March 2023 Page 106
Date Received: Submitted by: Received by:
______________________________________________ PrintOwnerName OwnerSignature Date ___ PrintOwnerName OwnerSignature Date

Final Inspection Request and Compliance Deposit Request Form

PropertyOwner: ____________________________________________________________________ Date:

MailingAddress:

PrimaryPhone: ____________________ AlternatePhone:___________________Email:

Lot#:____________ PropertyAddress:

DateConstructionBegan:________________________ DateofCertificateofOccupancy:

MakeCheckPayableto:

MailingAddressforcheckifdifferentthanabove:

PropertyOwnerSignature:

Check the appropriate box for the deposit you are requesting:

 ExteriorCompletionInspection

 LandscapeFinalInspection

 ExteriorAlteration/RemodelInspection

Remit this form with a copy of the following to the address below:

 CertificateofOccupancy

 EarthAdvantageCertificate(orequivalentifpre-approved)

BrasadaRanch

Attn: DesignReviewAdministrator 16986SWBrasadaRanchRoad

PowellButte,OR 97753

TheDRCshallreturntheComplianceDeposittothedepositorwithinthirty(30)workingdaysafterthe issuanceofaNoticeofCompletionfromtheDRC(constructionandlandscapingcompletion).

ForOfficeUseOnly

DepositAmount:_________________

RefundAmount:_________________

Reasonfordifference(ifapplicable):

Difference: _________________

DRCVerification&Approval: ___________________________Date:

AccountingVerification&Approval: ___________________________________Date:____________________________

Review Guidelines March 2023 Page 107
Brasada Ranch Design

DRC Final Inspection Report

HomeSite:

DateofInspection:

InspectedBy:

The$5,500refundablecompliancedepositguaranteescompliancewithDRCapprovalconditions,policies andguidelines,contractorrules,andprovidesuretyagainstdamagedonetoBRROAcommonareaand improvementsduringthecourseofconstruction.Cleanupofsiteisrequiredpriortoreturnofany portionofthecompliancedeposit.

Suchdamageitemsmayinclude,butnotlimitedto:

 Concretespills

 Brokenberms

 Unauthorizedremovaloftreesorshrubs

 Damagetoneighboringpropertiesduetotrespass

 Damagetoroadways

ThefollowingitemshavebeeninspectedpursuanttotheDRCPoliciesandGuidelinesasoutlinedin sections2and3aswellasinaccordancewiththeDRCapprovedplans,submittalsandconditions:

TheDRCassumesnoliabilityforencroachmentsintoplattedsetbacks,solarsetbacksorontoeasements orneighboringpropertyandthereforethisisexcludedfromthisexteriorcompletioninspection.

INSPECTION RESULTS

 Approvaloftheexteriorcompletioncompliancedepositrecommended

 Approvalofpartialcompliancedepositrecommended:

 ApprovaloftheexteriorcompletioncompliancedepositNOTrecommended

-Seeattachedinspectionchecklistandcommentsbelow

Brasada Ranch Design
Guidelines March 2023 Page 108
Review
Brasada Ranch Design Review Guidelines March 2023 Page 109 Inspection Checklist Date: Inspectedby: Sect. Material Compliance NonCompliance Notes 1 EarthAdvantageCertificate 6 CertificateofOccupancy 3 BuildingPlanCompliance 3 LandscapePlanCompliance 2 ColorBoardandMaterial Compliance 3 DrainageSwalesPresent 2 WalkwayMaterial 3 DrivewayMaterial -Paversatentrance(30ft.) 3 DrainageCulvert 2 Masonry/Stone(10%) 2 Metals-oxidized 2 Wood/Sidingpainted/stained 2 RoofingMaterial 2 RoofFlashing/Metal/Ventsmustbepaintedblack 2 GarageDoor 2 ExteriorDoors 2 Windows

3 ExteriorLightsmustbe darkskycertified

2 Heating/CoolingScreening

2 FoundationVentScreening

6 BuilderSignRemoved

6 Sitecleanandclearof debris

2 IlluminatedAddressSign

Broad band Fiber Box

Communication Infrastructure(pullbox, conduit,communication cabinet,anddedicated circuitinstalled)

Brasada Ranch Design Review Guidelines March 2023 Page 110
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