2023 Eastside Highlands Design Review Guidelines

Page 1

EASTSIDEHIGHLANDS

Phase14–Lots717-745inclusive

Phase15–Lots768-817inclusive

Design Review Guidelines

March 2023

BrasadaRanchDesignReviewCommittee 16986SWBrasadaRanchRd.

PowellButte,OR97753

541.504.3223

March 2023 Page 1
Brasada Ranch South Design Review Guidelines

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 South 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.Noparticularresidentialimprovementprojectshouldstandapart initsdesignorconstructionsoastodetractfromtheoverallenvironmentandappearanceofBrasada Ranch.1

Brasada Ranch South Design Review Guidelines March 2023 Page ii
1
VisionisincollaborationwithLahontanL.L.C.
Brasada Ranch South Design Review Guidelines March 2023 Page iii 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 ........................................................................................................................................................ 3 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 MaximumUnbrokenExteriorWallHeight.................................................................................................................................................5 2.2.3 MaximumEnclosedArea....................................................................................................................................................................................6 2.2.4 MinimumEnclosedArea 6 2.2.5 SetbackAreas 6 2.2.6 GeneralMassingRequirements 6 2.2.7 Detached/AncillaryStructures.....................................................................................................................................................................9 2.2.7 ChimneysandVerticalElements....................................................................................................................................................................9 2.2.8 FireplacesandStoves 10 2.2.9 Fenestration:DoorsandWindows 10 2.2.10 Colors.................................................................................................................................................................................................................12 2.2.11 ExteriorFinishMaterialsandDetails..................................................................................................................................................12 2.2.12 Foundations....................................................................................................................................................................................................13 2.2.13 ExteriorSidingMaterials 13 2.2.14 RequirementsbyMaterialType 13 2.2.15 RoofMaterials 15 2.2.16 GuttersandDownspouts...........................................................................................................................................................................16 2.2.17 Trim,Details,TextureandOrnamentation.......................................................................................................................................16 2.2.18 Decks/Balconies/OutdoorSpaces 16 2.2.19 ExteriorLightFixtures 16 2.2.20 MiscellaneousRequirements 17 CHAPTER THREE: Site and Landscape Design.......................................................................................................18 3.1 Location of the Home on the home site.................................................................................................................18 3.2 Building Home site Diagram.....................................................................................................................................18 3.2.1 TheBuildingEnvelope.....................................................................................................................................................................................19 3.2.2 TheNaturalArea (See also section 3.15) ..................................................................................................................................................19 3.3 Combining Home sites ................................................................................................................................................19 3.4 Tree and Shrub Thinning and Removal................................................................................................................19 3.5 Tree Removal in the Building Envelope Allowances .......................................................................................19 3.6 Driveways and Parking...............................................................................................................................................20 3.7 Grading.............................................................................................................................................................................20 3.8 Retaining Walls and Site Walls ................................................................................................................................21 3.9 Drainage...........................................................................................................................................................................22 3.10 Parking .............................................................................................................................................................................24 3.11 Exterior Hardscape Design: Outdoor Stairs, Paths, Courtyards, Terraces...............................................24 3.12 Walls, Fences and Gates..............................................................................................................................................25
Brasada Ranch South Design Review Guidelines March 2023 Page iv 3.13 Landscape Structures, Site Furnishings and Outdoor Art..............................................................................26 3.14 Water Features, Spas and Pools...............................................................................................................................26 3.15 Planting Design..............................................................................................................................................................27 3.16 Irrigation / Water Conservation .............................................................................................................................29 3.17 Exterior Lighting..........................................................................................................................................................29 CHAPTER FOUR: Design Review Committee...........................................................................................................31 4.1 Design Review Committee Membership...............................................................................................................31 4.2 DRC Administrator and Staff.....................................................................................................................................31 4.3 Appointment and Term of Members .....................................................................................................................31 4.4 Resignation of Members.............................................................................................................................................31 4.5 Functions of the DRC....................................................................................................................................................31 4.6 Amendment of the Design Review Guidelines ...................................................................................................31 4.7 Non-Liability...................................................................................................................................................................32 CHAPTER FIVE: Design Review Process...................................................................................................................33 5.1 Project Types for Review ...........................................................................................................................................33 5.1.1 NewConstruction...............................................................................................................................................................................................33 5.1.2 Alterations,AdditionsorRehabilitationofanExistingStructure................................................................................................33 5.1.3 Siteand/orlandscapeImprovements 33 5.1.4 ViewPreservation 33 5.2 Design Review Process Overview ...........................................................................................................................34 5.2.1 DesignReviewProcess–NewConstructionorMajorImprovements.......................................................................................34 5.2.2 DesignReviewProcess–MinorImprovements...................................................................................................................................34 5.3 Actions and Approvals ................................................................................................................................................35 5.4 Design Review................................................................................................................................................................35 5.4.1 ConceptualSubmissions 35 5.4.2 PreliminarySubmissions 36 5.4.3 FullDesignReviewSubmission...................................................................................................................................................................36 5.4.4 Staking,StringLayoutandTreeTaping...................................................................................................................................................37 5.4.5 DesignReviewMeeting 37 5.4.6 Pre-ConstructionConference 38 5.4.7 ChangestoApprovedPlans 38 5.4.8 ResubmittedPlans.............................................................................................................................................................................................38 5.4.9 CountyApproval.................................................................................................................................................................................................39 5.4.10 SubsequentChanges 39 5.4.11 NoticetoComply 39 5.4.12 NoticeofCompletion 39 5.4.13 Variance............................................................................................................................................................................................................39 5.4.14 Non-Waiver,NoInadvertentPrecedents...........................................................................................................................................39 5.4.15 Non-Liability 40 5.4.16 FeesandDeposits 40 5.4.17 ApplicationFormat 40 CHAPTER SIX: Construction Guidelines ...................................................................................................................41 6.1 Construction Area Plan...............................................................................................................................................41 6.2 Site Inspections .............................................................................................................................................................42 6.3 Final Inspection.............................................................................................................................................................42 6.3.1 FinalConstructionInspection.......................................................................................................................................................................42 6.3.2 FinalLandscapeInspection............................................................................................................................................................................42
Brasada Ranch South Design Review Guidelines March 2023 Page v 6.4 Damage and Compliance Deposit............................................................................................................................43 6.5 Vehicles and Parking Areas.......................................................................................................................................43 6.6 Storage of Materials and Equipment .....................................................................................................................43 6.7 Hours of Construction and Ranch Access.............................................................................................................44 6.8 Fire and Safety Precautions ......................................................................................................................................44 6.9 Construction Trailers and/or Temporary Structures .....................................................................................44 6.10 Sanitary Facilities .........................................................................................................................................................44 6.11 Debris and Waste Removal .......................................................................................................................................45 6.12 Excavation and Grading..............................................................................................................................................45 6.13 Vegetation and Habitat Protection.........................................................................................................................46 6.14 Foundations....................................................................................................................................................................46 6.15 Air Quality Control .......................................................................................................................................................46 6.16 Construction Schedule ................................................................................................................................................46 6.17 Damage Repair and Restoration .............................................................................................................................47 6.18 Right to Fine....................................................................................................................................................................47 6.19 Construction Signs........................................................................................................................................................47 6.20 No Pets ..............................................................................................................................................................................47 6.21 Security.............................................................................................................................................................................47 6.22 Noise Control..................................................................................................................................................................48 Appendix A : Glossary of Terms..................................................................................................................................49 Appendix B: PLANT LIST...............................................................................................................................................52 Appendix C: Approved Design Professional ...........................................................................................................60 Appendix C-1: Design Professional Application....................................................................................................62 Appendix D: CONSTRUCTION AREA PARKING PLAN.............................................................................................64 Brasada Broadband Conduit Communication Panel Connection Guidelines.............................................68 Approved Sample Board Example.............................................................................................................................73 Approved Builders Construction Sign......................................................................................................................74 Utility Requirements.....................................................................................................................................................77 Schedule of Fees..............................................................................................................................................................82 New Home/Ancillary Structure Application Form...............................................................................................83 PROCEDURE FOR OBTAINING DESIGN REVIEW COMMITTEE APPROVAL:....................................................84 CONCEPTUAL REVIEW CHECKLIST............................................................................................................................84 PRELIMINARY REVIEW CHECKLIST...........................................................................................................................85 FULL REVIEW CHECKLIST ............................................................................................................................................87 OUTLINE OF SPECIFICATIONS & PROCEDURES TO BE USED IN CONSTRUCTION .......................................90 Landscape Plan Application Form – New Construction .....................................................................................93
Brasada Ranch South Design Review Guidelines March 2023 Page vi Owner Construction Agreement................................................................................................................................94 Builder’s Agreement......................................................................................................................................................95 Owner Construction Agreement - Additions/Remodels.....................................................................................96 Landscape Improvement/Alteration Plan Application– Existing Homes....................................................97 Contractor Gate Access Agreement 2023 ...............................................................................................................98 TREE AND SHRUB REMOVAL PERMIT.....................................................................................................................100 Building Term Extension Agreement New Construction..................................................................................101 Final Inspection Request and Compliance Deposit Request Form................................................................102 DRC Final Inspection Report.....................................................................................................................................103 Inspection Checklist.....................................................................................................................................................104

TheseGuidelineswerecreatedtoenhancetheoverallexperienceofbuildingahomehereat BrasadaRanchsoyoucanlivethe‘CentralOregonRanchLife’.

TheessentialmissionoftheseGuidelinesistoprotectandenhancethevalueofBrasadaRanchby creatinggoverningprinciplesandrestrictionsforthedesignofhomeswithinthecommunity. Theyhavebeencreatedwiththebestofintentandaredrawnfromtheexperienceoftheir authorsandlessonslearnedfromnumeroussuccessfulcommunitiesofsimilarstyle,locationand quality.Theyare,however,uniquetoBrasadaRanchandaredesignedtocreateastyleandform ofarchitectureandlandscapethatisnotonlyelegantandappealingbutalsoappropriatetothe community,theregionandtheclimate.Thedesignreviewprocessandtheconstruction guidelinesaresimilarlydrawnfromexperienceandsuccessfulexamplesfromlikecommunities.

TheDesignReviewCommittee(DRC)ischargedwiththeresponsibilitytoimplementthese Guidelineswithanevenhandandwiththeprimarypurposeofpreservingandenhancingvalueof therealpropertywithinBrasadaRanch.Thestandardshereinarerigorousintheirrequirements forhighqualitydesign,constructionandbuildingmaterials.DesignsforresidencesinBrasada Rancharerequiredtobeconsistentwithtraditionalformsandmaterials.Theydo,however, permitflexibilityinthedetailsandexteriorfinishestherebyallowingarelativelybroadrangeof stylesofarchitecturefromWesternRanchtomorecontemporaryinterpretationsfoundin CentralOregon.

ThecommercialbuildingsconstructedatBrasadaRanchareenvironmentallysensitiveandare meetingthestrictrequirementsforLEEDGoldcertification.Inkeepingwiththevision“Walk SoftlyontheLand”,theDRCisrequiringthatallhomesbeingbuiltatBrasadaRanchareEarth Advantage(orapprovedequivalent)certified.

AswasthecasewiththecreationoftheseGuidelines,thereviewprocessistobeimplemented withthebestofspiritfromboththeDRCandApplicantsproposingdesignsforreview.Itiswith greatenthusiasmthattheseGuidelinesarepresentedtotheOwnersofBrasadaRanch.`

Brasada Ranch South Design Review Guidelines March 2023 Page 1 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.Bymeetingtherequirementsof bothoftheseprograms,BrasadaRanchhomeownersreceivenotonlyalloftheamenitiesfoundinother qualitynewhomes,butalsoreceiveanaddedvaluepackageofenergyefficientandenvironmental features.

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).

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Energy Performance Score

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.

Brasada Ranch South Design Review Guidelines March 2023 Page 3

CHAPTER TWO: Architectural Design

2.1 Design Approach

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

ThearchitectureofhomesinBrasadaRanch,ingeneral,istodrawfromthespiritofstatelyWestern ranchdwellingsandcontemporaryhomes. Theseclassicstructuresarecharacterizedby:

 Simpleformscombinedintoattractivecompositions,

 Roofscomposedofsometimesuniquerooflines.

 Formsbasedontheinherentstructuralqualitiesofstoneandwood,

 Deepoverhangs.

 OversizedwindowsanddoorsExposedbeamsandTimbers

 NaturalStoneapplicationsontheBuildingandSite

 Materialsindigenoustotheregion.

Thesecharacteristicsaretobeinterpretedintothecontemporarycontextofcurrentconstruction technologyandactualusageofhomesintheCentralOregonregion.

HomesatEastsideHighlandswillrangeinstylefromaRusticWesternRanchwithatraditional appearanceasfoundinBrasadaRanchPhases1-14 toacleaner,morecontemporarylookrecently referredtoasMountainModern,RusticModern,MountainContemporaryandMountainPrairieHouse justtonameafew.

AfewexamplesofthismorecontemporarylookcanbefoundintherearofthisGuidelinetitledEastside Highlands-NewTerritory,NewPossibilitiesatBrasadaRanch.

Itisimportanttoprovidevisualorderandharmonyintheoverallhousedesign.Approvalofplansis likelytobedeniedorconditionsofapprovalimposedwhenplansincludevisuallyconfusing,loudor disorderedfacades(includingroofforms,massing,windowanddoorshapesandsizes).Itisimportant

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thatthegeneralproportionsofthehome,includingthewindows,doors,andotherexteriorarchitectural elementsresultinaquietlydignifiedcompositionandcomplementtheremainderofthehomedesignsin thecommunity.

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 (aboveexistinggrade)withtheexceptionofhomesonsteepslopedareaswithwalk-out basementsthatmaybetwoandone-half(2½)storiesinheightoneandone-half(1½)stories abovetheexposedareaofthebasement. Singlestoryhomesarealsowelcomed.

Oneandone-half(1½)storiesisdefinedasahomewheretheupperlevelisfitsignificantlywithin theatticorroofstructurespacetypicallyreducingtherealandapparentheightofthehome.

ThepreferredMaximumHeightislimitedto27feetmeasuredfromexistinggradetothehighest pointoftheroofasdemonstratedinthesketchabove.

2.2.2 Maximum Unbroken Exterior Wall Height

Toaccomplishtherequiredoneandone-half(11/2)storylimitthepreferredMaximum UnbrokenExteriorWallHeightis:

 ForunbrokenExteriorWallsoccurringunderthehighsideofShedRoofs–20’-0”abovefinishgrade.

 ForunbrokenExteriorWallsoccurringunderthelowsideofaShedRoof–14’-0”abovefinishgrade.

 ForunbrokenExteriorWallsoccurringunderthehighsideaFatorLowSlope Roof–14’-0”abovefinishgrade.

 ForunbrokenExteriorwallsoccurringunderthelowsideofaFlatorLow SlopeRoof.=14’-0”abovefinishgrade.

 ForunbrokenExteriorWallsoccurringundertheEveofaGableRoof–14’-0” abovefinishgrade.

 ForunbrokenExteriorWallsoccurringundertheHighGableEndofaGable Roof–26’-0”abovefinishgrade.

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2.2.3 Maximum Enclosed Area

MaximumEnclosedArealimitsareestablishedat35%foreachhomesiteinordertoensurethat homesdonotdominateneighboringhomes,theirhomesitesorthenaturallandscape.See AppendixA–GlossaryofTermsforthedefinitionofEnclosedAreaforthepurposesofthis individualsection.

TheMaximumEnclosedAreaincludesallareasofthehomeincludinggaragesbutnotincluding coveredwalkwaysandporchesandotheroutdoorareas.EnclosedAreaofeachfloorismeasured fromthefaceofitsexteriorwalls.

Theoveralldesignofahomehasamajorimpactonhowlargeorsmallitappears,regardlessofits actualmeasuredEnclosedArea.TheDRCthereforehaswidelatitudeeithertorestrictfurtherthe MaximumEnclosedAreaofahomeortorequireadjustmentsinitsoveralldesignifitfeelsthat thehomeisinviolationoftheintentofthissectionoftheGuidelines.

2.2.4 Minimum Enclosed Area

MinimumEnclosedArealimitisestablishedasthesquarefootageoflivablespace.Theminimum limitwillbeestablishedat2,000squarefeet,excludinggarage.SeeAppendixAGlossaryofTerms forthedefinitionofEnclosedAreaforthepurposesofthisindividualsection.

2.2.5 Setback Areas

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

Therequiredminimumsetbacksfromhomesitepropertylinesareasfollowed:

 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.

2.2.6 General Massing Requirements

ThegeneralformandmassingofhomesinBrasadaRancharetodrawfromranchresidential architecturethattypically:

 Respondstoclimate-includingsnowfallandsolarexposure.

 Respondstoothernaturalconditionssuchastopographyandviewsheds.

 Workswithinthestructurallimitsofstone,woodandothernaturalmaterials.

 Isdesignedatascalecommensuratewithitsintendeduse,

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 Iscomposedofmultiple,simplevolumes.

ThedesignforahomeinBrasadaRanchmustthereforeaccomplishthefollowing:

 Appearresidentialinscale.

 Includesinglestoryelements.

 Becomposedofmultiple, simplevolumesasappropriate forthescaleofahome.

 Arrangethosevolumeswith balanceandrhythmbutinan asymmetricpattern.

 Incorporateroofformsthat stepdownfromadominant, volumeandtherebycreatethe visualeffectofroofsthat appearto"cascade"downwardfromthehighestridgeline.

 Expressthenatureandorganizationofthehome'sinteriorspacesthrougharticulationof volumesandfenestrationpatterns.

 Stepupordownwithexistinggradeusingvariationintheheightsoffoundations,walls androofformssuchthatthestructureappearsintegratedintoitsnaturalsetting.

 Includecoveredand/oruncoveredspacessuchasbalconiesandporchesthatenhancethe compositionofthelargervolumesofthehome.

 Useformsthatappearstructurally"honest"orappropriaterelativetothematerialsof whichtheyarecomposedsuchthatthosematerialsareor,atleast,appearto beloadbearing.

 Includethegarageinthecompositionsuchthatitappearssubordinatetothe restofthehome.

Additionally,designofhomesthateitherareorappeartobedividedintomultiplestructuresis stronglyencouraged.DetachedAncillarystructuresallowedincludebutarenotlimitedtogarages, guestquarters-,homeofficesandgardensheds.

TheEnclosedAreaoftheupperfloormaynotexceed60%oftheEnclosedAreaofthemainfloor. SeeAppendixAGlossaryofTermsforthedefinitionofEnclosedAreaforthepurposesofthis individualsection.

Thepreferredmaximumunbrokenhorizontallengthofexteriorelementsincludingexteriorwalls, retainingwalls,roofplanesandridgelinesis35feet.Forthiscalculation,roofoverhangsarenot includedinthemeasurementofthehorizontallength.Intheassessmentofroofplanesand exteriorwalls,theDRCwilldeterminewhatconstitutesa"break"intheplane;forexample,asmall dormermaynotbedeemedasufficient"break"whilealargerdormermaysuffice.

AllelementsofahomeinBrasadaRanchmustappeartobeeitherself-supportingorsupportedby appropriatelyscaledstructuralelementsandsystems.Cantileveredorsuspendedmassesare generallyprohibitedunlesstheirstructuralsystemsareclearlyexpressed.

Homesbuiltonslopingsitesmustbedesignedtostepupordownwiththeexistingtopography.

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2.2.6.1 Roofs

Roofformsarelimitedtogables,hips,dormersandsheds.Flatand,lowsloperoofs(less than2/12)areallowed. Mansardandcurvedroofsarepermittedwhenspecifically approvedbytheDRC.

50%ofthetotalroofareaispreferredtocontainamainordominantroofpitchof2:12 minimum,TheDRCmayrequirearoofpitchtobesteeperonparticularlywidevolumesif theroofappearstobetooflat.Roofoverhangswheredesignedarepreferredtobea minimumoftwofeetasmeasuredalongtheplaneoftheroof,butoverhangsgreaterthan twofeetareencouraged

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

Thefollowinglimitationsarepreferred.

 Nomorethan40%ofthetotalroofmaybedesignedasasingleplane.

 Nomorethan40%ofthetotalroofmaybedesignedasaflatorlowsloperoof (2/12orless)

 Nomorethan75%oftheroofmaybedesignedasasinglegable;theDRCmay reducethismaximumrequirementforparticularlylargehomesasitdeems necessary.

 Asheddormermaynotexceed75%oftheareaoftheroofplanetowhichitis attached.

2.2.6.2 Garages

Garagelocationlendssignificantshapetothedesignandplacementofthehome.When planningahomeatBrasadaRanch,attempttominimizethepotentialviewofthegarage doorsfromthestreet.Thegaragemaybeplacedinaseparatestructurewithorwithoutan enclosedconnectiontothemainhouse.

Wherevisible,garagedoorsarehighlyencouragednottofacethestreet,unlesssite conditionsaresuchthataparticularfacingconditionisunavoidable.TheDRCmayrequire specialdesignfeatures(roofform,deeperoverhangs,etc.)onsuchconditions.

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

2.2.6.3 Decks, Balconies and Other Outdoor Spaces

Decksandothercoveredoruncoveredoutdoorspacesthataredesignedtobeextensionsof thearchitectureofthehomeareenthusiasticallyencouragedandarethereforenot includedinthecalculationforMaximumEnclosedArea.

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Aspartoftheformandmassingcomposition,outdoorspacessuchasdecks,balconies, coveredwalkways;elevatedpatiosaretobeproportionateinscaleandlogicalextensions ofthepredominanthorizontalelementsofthevolumetowhichtheyareattached.

Properlydesigned,thiscanaugmentthetraditional,moreprivateuseoftheoutdoorspace Thehistoricdeckorlandscapedterraceassiststhiseffortinanumberofways:

 Thefocalpointofthehomebecomesthepeople-orientedentrance.

 Thereareoftenexcellentviewsfromthefrontofthehome.Aspaceforlimited seating,withthebenefitofalowwallandanoverhangingroof,facilitatesbeingable totakeadvantageofviews.

 Thelivingareaofthehomeismadetofeellargerbyopeningupthefrontyardand streetwithanoutdoorspace.

 Asenseofcontinuityisdevelopedbetweentheoutdoorlandscapeandthehome.

 Coveredporchesandtrellisescreateshadows,thussofteningthevisualimpactof wallsbehindthem,aswellascreatingalayerofprivacyscreeningfortheoccupants ofthehome.

2.2.7 Detached / Ancillary Structures

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

Detachedstructuresmustbeconsistentinmassing;materialsandstylewiththeprimarystructure andarealsosubjecttotheseGuidelines.

Ancillarystructuresthatarenotsubmittedwiththeoriginalresidencewillbetreatedasanew submittalandwillrequiring anewapplication,submittalmaterialsincludinggrading,drainage andlandscapeplansandbesubjecttoallofthereviewfeesassuch.

2.2.7 Chimneys and Vertical Elements

ChimneysareimportantelementsintheoverallformalcompositionofhomesatBrasadaRanch andarerequired. Theyarerequiredtobeexpressedasiftheyareservingawoodburningfire placeinscaleandheight.Anapprovedsparkarrestorandflueshroudisrequiredonallchimneys. Theuseofastoneorothernoncombustiblematerialaswouldnormallybeusedonaworking chimneyisrequired.

Towerorturretelementsarenotinkeepingwithranchresidentialarchitectureandare,therefore, generallynotpermitted.TheDRCdoes,however,havethecapacitytomakeexceptionsfortower elementsthat,initsjudgment,areinkeepingwiththespiritoftheseGuidelines.

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

Verticalprojectionsforothermechanicalequipmentsuchasventsandfluesmustbediminutivein sizeorenclosedandhiddenfromviewasbestpossible.Plasticand/ormetalroofventsontheroof surfacearenotallowed.

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2.2.8 Fireplaces and Stoves

WoodburningfireplacesandstovesarediscouragedatBrasadaRanchandallfireplacesand stovesarerequiredtobeplumbedfornaturalgas.

Whilewoodburningfireplacesandstovesarediscouragedanexceptionmaybegrantedfor1 interiorfireplace/stovetoburnwood(andisgasready)bytheDRCifincludedwiththeinitial plansanddocumentssubmittedforconstruction.

2.2.9 Fenestration: Doors and Windows

Windowsanddoorsmustbedesignedinscaleandpatternsthatarebothcomplimentarytothe formofthehomeandalsoexpressiveoftheinternalorganizationofthehome.Incombination withtheformofthevariouscomponentsofthebuilding,anobserveroftheexteriorofthehome shouldlargelybeabletoidentifythefunctionsoftheroomsbehindthewindows.

Windowanddoorpatternsaretobecharacterizedbysimpleformsandahighlevelofdetail.

Frontdoors,inparticular,aretobeofhighqualityandcraftandconsistentwiththerequirements forsimpleformsandpatterns.

2.2.9.1 Windows

Windowsmustberectangularorsquareinform. Specialexceptionsmaybegrantedbythe DRCforhorizontalorbandedwindowswhendeemedappropriatetothestyleofthe proposedarchitectureprovidedthatthestylemeetsDRCapproval.Archedwindowsare permissibleonlyinareassuchasstonewallswheretheyareconsistentwithastructuralor load-bearingexpression.Ellipticalandroundwindowsarenotallowed. Trapezoidal andtrianglewindowsarediscouragedbutmaybeallowedwithDRCapproval. Glass blockisprohibitedforallexteriorapplications.

Doublehung,singlehung,casement,awningandfixedwindowsareappropriate.Other windowtypeswillbeconsideredbytheDRCiftheproposedtypeachievesthedesired textureanddetailonthefacadeofthehome. Theuseofmuntinbarsisallowed,however theymustbeappliedtotheexteriorsurfaceoftheexteriorglasspane.Muntinbarsthatare locatedbetweenglasspanesarenotpermitted

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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Thesolarorientationofwindowsmustbeconsideredintheirdesign.Onsouthandwest facingexposures,appropriateoverhangsintheformofshedroofsorextendedoverhangs arerecommended.

2.2.9.2

Doors

All doors aretobeconstructedfromnaturalwood,fiberglassand/ormetal. Glasslightsin doorsmaybeincorporatedprovidedtheglassisnotthedominantelementandis appropriatelyscaled.ArtglassmaybeincludedbutissubjecttospecialreviewbytheDRC. Hardwareforexteriordoorsincludinghinges,latches,handlesandpullsmustbechosenfor theirhighqualityandartisticexpression.Matteorbrushed,non-reflectivefinishesinwarm anddarkertonesarepreferred.

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

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

 Scale,proportionsandpatternoftheopeningelementinrelationshiptothe buildingformandadjacentopenings.

 Consistencyoftheopeningframes,materials,detailing,trimandcolorwithother windowordooropenings.

2.2.9.3

General

Allelevationsmusthavesufficientfenestrationtocreatevisualinterestandtopreventthe appearanceofblankwallareas.Windowsanddoorsmustbebalancedsuchthatthe majorityofopeningsarenotconcentratedonsingleelevations.Trimistobeconsistentin material,colorandproportionwiththedetailsoftherestofthestructure.

2.2.9.4

Garage Doors

Garagedoorsmustbemadeofmaterialsandincludedetailsthatarecommensuratewith thehighstandardsoftheseGuidelinesandcomplimentwiththeexteriorfinishofthehome.

Garagedoorsmustbedesignedwiththearchitectureofthehomeinmind. Garagedoors withglasspanelswillbeconsideredonacasebycasebasis. Garagedoordesignsthat incorporateglassmayrequiretheuseoffrostedorobscureglasstoreducesightlinesto theinteriorofthegarage

Double-widedoorsarepermittedDoorsandbaysscaledtoallowrecreationalvehicleswill besubjecttospecialreviewoftheDRCwhowillrequirethatsuchoversizedelementsbe integratedintothedesignsuchthattheyblendintothearchitectureandarenotvisible fromofftheHomesite.

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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,theresidentmayberequiredtoaddexteriorshadesorcoatingstoeliminate theglare.

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

Windowframecolorsaretobecomplimentarytothecolorpaletteoftherestofthehome andaretobedrawnfromthefollowing:black,bronze,copper,brownorotherearthtones.

2.2.10.2 Doors

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

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.

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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.

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.

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Approvedwoodtypes:

 BoardandBatten(nowoodsheetgoods)

 Lap:straight

 TongueandGroove,BeveledEdgeorBoardonBoard

 ShinglesorShakes

 RecycledBarnorweatheredWood

Alternativesidingtypes:

WiththeadvancementofbuildingtechnologiesandmaterialstheDRCwillreview alternativeproductsusagewithregardstoapplication,styleandlocation.

2.2.14.2 Natural Stone

TheuseofNaturalStoneisrequiredonhomesatBrasadaRanch.Aminimumof10%ofthe exteriorwallsmustbecoveredwithstone.Theuseofstoneonchimneysisstrongly encouragedandtheareamaybeincludedinthe10%requirement.

Stoneissubjecttothefollowingrequirements:

 Stonemustappeartobesourcedfromwithintheregionandworkwithinthe overallcolorpaletteExtremecontrastbetweenstoneandsidingcolorswillnotbe approved.

 Riverrockisprohibited.

 Stonemustappeartostartbelowgradeandbedesignedtoappearstructuraland notaveneer.

 Stonemustextendaroundbuildingcornersandreturntoinsidecornersorother approveddesignelements.

 Limiteduseofmortarbetweenstonesisrequiredunlessanexceptionisspecifically approvedbytheDRC.Generally,adrystackordryplacementappearanceis preferred.

 Openingsforwindowsmustincludesufficientlysizedsillstoappearstructural.As analternative,archedopeningsarepermissibleprovidedthatthestoneworkis appliedtoappearstructurallycorrect.

Stonemustbenatural. Theuseofculturedstoneorpanelizedstoneproductsisstrongly discouragedandrequiresDRCapproval.

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

2.2.14.3 Stucco

Stucco,simulatedStuccosystemsorcementplasterareallowed. SubjecttoDRCapproval upto90%ofthetotalexteriorwallareamaybecoveredinStucco.

2.2.14.4 Exterior Metal Siding

HighPerformanceMetalSidingsystemsinnon-reflectivefinishesarepermissiblebutis limitedto20%ofthetotalexteriorwallarea.

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2.2.14.5 Prohibited Siding

Thefollowingmaterialsareprohibitedforuseassiding:

 PlasticsorVinyl

 Concrete-eithermasonryunits,pre-castorformed

 Plywood,T-111,OSBorotherengineeredwoodsheetgoods

 Compositeshingles

2.2.15 Roof Materials

Sloped Roofing greater than 2/12 slope

SlopedRoofingmaterialsaretobenon-reflective,texturedandavariegateddarkcolorthatis compatiblewiththesurroundingnaturalenvironment.Theiruseshouldalsobeconsistentwith thepracticalrequirementsofthelocalenvironment,includingdesignforeithersnow builduporshedding.

ApprovedSlopedRoofingmaterialsinclude:

 Slateandhigh-qualityfauxslatetiles

 Oxidizedcoppershingles

 Compositethickbuttasphaltshingles

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

 Oxidizedcopperstandingseam(asanaccentmaterialonly)

 Oxidizedcorrugatedmetal(asanaccentmaterialonly)

Flat or Low Slope Roofing less than 2/12 slope

SinglePlyMembraneroofingsystem,orapprovedwithmineral,rockorpaverballastcoverto disguisetheroofsurfacefromviewfromabove. Ballastcovertypeandcolortobeapprovedby theDRC.

Flatorlowslopingroofsdesignedas“GreenRoofs–Roofswithplantmaterialsinstalledonthe roofcovering”arenotpermitted.

Prohibited roofing materials:

 Allwoodshinglesandshakes

 Allreflectivemetals

 Plasticshinglesortiles

 Metalpanelsdesignedtoappearasothermaterials

 Uncovered(notballasted)flatorlowsloperoofing

WiththeadvancementofbuildingtechnologiesandmaterialstheDRCwillreviewalternative materialsandproposedproductswithregardtoconsiderationatBrasadaRanch.

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2.2.15.1 Roof Colors

Approvedcolorsinclude:

 DarkerEarthandothermutedforesttones

 Variegatedblacks

 WeatheredCopper,BronzeorOxidizedMetals(asaccentonly) Flues,ventsandotherpenetrationsthroughtheroofplanemustbepaintedtomatchtheroofif notenclosedinaconcealingstructure.

2.2.16 Gutters and Downspouts

Guttersanddownspoutsaretobeintegratedintotheoveralldesignofthehomeinform,location andcolor.

 Plasticorothernon-metalguttersanddownspoutsareprohibited.

 Guttersanddownspoutsmustbepaintedincolorschosentodiminishtheirvisualimpact byblendingintoadjacentcolors.

Allwaterrun-outfromtheoutletsofdownspoutsmustbecontainedwithintheBuildingEnvelope withtheuseofdry-wells,drycreekbedsorotherin-groundabsorptionmethodsapproved bytheDRC.

2.2.17 Trim, Details, Texture and Ornamentation

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

TheDRChaswidelatitudetoensurethatanappropriatelevelofdetailandornamentationis includedinproposeddesigns.TheDRCwillalsodeterminewhetherornotanelementappearsto bestructurallyappropriateinscaleanddetailingforitsapparentloads.

2.2.18 Decks/ Balconies / Outdoor Spaces

Wherevisibletheundersideofporchesandbalconiesmustbefinishedcomparablytotheeaves andoverhangsofroofs.

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

2.2.19 Exterior Light Fixtures

Exteriorlightfixturesattachedbothtothehomeandinstalledelsewhereonthesitemustbe limitedintheirimpactinordertopreservethenighttimedarkskybyminimizingtheamountof exteriorlighting.Allexteriorfixturesmustbelabeledandcertifiedasdarkskycompliant. They mustbelowintensity,indirectlightsourcestotheextentrequiredforsafetyandsubtleaccenting ofthearchitectureandlandscape.Allexteriorlighting(bothresidentialandlandscape)isrequired tobeinstalledontimersandscheduledtobeturnedoffnolaterthanmidnightinaneffortto preservethedarkskyenvironment.

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Thequalityandstyleofthefixturesmustbeinkeepingwiththearchitectureofthehome.Polished brassfixturesareprohibited.Wroughtiron,bronze,patinaedcopper,tarnishedbrassandother non-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

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. TheDRCwillworkwiththeOwnersor Agentswhowishtointegratesuchpanelsandotherequipmentintotheirhomeswithas muchflexibilityaspossiblewhilemaintainingitsmainrequirementofmitigatingany potentialnegativeaestheticimpacts. Materialsmustbelowglareandnon-reflective.

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CHAPTER THREE: Site and Landscape Design

ThefollowingchaptersetsforthGuidelinesforallsiteworkrelatingtothehomesite,includinggrading, planting,sittingofstructures,designofoutdoorareasandpreservationandenhancementofthe landscapeandviews.

Intent of the Site and Landscape Guidelines

DesignfortheSiteandLandscapeatBrasadaRanchmustachievethefollowing:

 Preserve,protectandenhancetheexistingnaturalenvironmentofBrasadaRanch.

 Situatehomessuchthattheypreservetheintegrityofthesurroundinglandscapebymaintaininga naturalbufferbetweenthehouseandstreet,neighboringhomesites,CommonAreasand thegolfcourse.

 Limittreeremovaltowhatisnecessarytoaccommodatethehome.

 Designlandscapetoencourageandpromotewaterconservation.

 Incorporateuniquedesignsolutionsthatareresponsivetothespecifichomesitestopography, 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.

3.2 Building Home site Diagram

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

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3.2.1 The Building Envelope

TheBuildingEnvelopeistheareainwhichthehomeand potentialancillarystructurescanbeconstructedaswell asotherimprovementssuchasterraces,landscape walls,ornamentalstreamsandpools,swimmingpools orspasandauto-courts. Itisalsotheareainwhich landscapingsuchasgardensandlawnsmaybecreated andofferstheleastrestrictionsonwhattypesof vegetationcanbeinstalled. Thebuildingenvelopeshall notencroachonanysetbacks,andisinadditionto establishedsetbacks.

3.2.2 The Natural Area (See also section 3.15)

TheNaturalAreaofthehomesiteistheareaaroundthe perimeterandoutsideoftheBuildingEnvelope.The NaturalAreaistoremainnaturalorrestoredtoa naturalcondition.Withtheexceptionofdriveways, walkingpathsandminimalcomplementary improvementssuchasaddressmarkers,noconstructionofanykindmaytakeplacewithinthe NaturalArea. Anydamageordisturbanceswithinthenaturalareaarerequiredtoberestored.

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 Allowances

TherestrictionslimitingtreeandshrubremovalorpruningareconsistentwithintheBuildingEnvelope.

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

Theremovalofanytreethathasadiametergreaterthan6inches,asmeasured4feetabovegrade,orany shrubmeasuringgreaterthan5feetinheight,mustbeapprovedbytheDRC.

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

TheDRCwillworkwithOwnerstoencouragethepreservationofparticularlylargeandhigh-quality treesandmayrequireanadjustmentinthelocationofanimprovementtoachievethisgoal,providedthe requirementdoesnotpreventthereasonableuseandenjoymentofthehomesite.Ownersandarchitects

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arerequiredtomakeareasonableattempttopreservesuchtreesandtoworkwiththeDRCtowardsthis importantgoal.

3.6 Driveways and Parking

Eachhomesitemaybeaccessedbyasingledrivewayonlyandshouldbelocatedtopreserveandprotect importantnaturalfeatures. Drivewaysarenottobelocatedwithin20feetofneighboringdriveways unlessotherwiseapprovedbytheDRC.

Allentriesofdrivewaysarerequiredtohaveapaverapronofatleast30feetinlengthstartingatthe pavementedgeoftheroadway.Tomaintainconsistencyacrosstheresort,theapronpavertypemustbe SFRimainwalnutblendcolor,availablefromWillametteGraystone.

Appropriatepavingmaterialsfordriveways,parkingandturnaroundareasinclude:

 Decorativeconcretesuchascolored,stamped,exposedaggregate,broomfinishedand/or patterned(submitcolorandpatternforapproval)

 Pre-castconcretepavers

 Asphalt

 Turfblockorsimilarstructuredturfinlowvolumeareas

Inappropriatepavingmaterialsinclude:

 Plaingray,un-textured,uncoloredconcrete

 Gravel

 Redcinders,rockorgravel.

Thepavedsurfaceofadrivewayshouldbeatleast10feetwideandshouldnotexceed12feetinwidth exceptwherethedrivemeetsthestreetwhereitcanflairto24feetwidemax. Pavedsurfacesofgarage entrances,guestparkingandturnaroundsmustbelocatedwithintheBuildingEnvelopeandbuffered fromoff-siteviewsbysupplementalplantingsasapprovedbytheDRCaspartoftheLandscapePlan.

Drivewaygradientsarenottoexceed12%andsurfacesmaynotencroachintoanysideorrearsetback withoutapprovaloftheDRC.

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

3.7 Grading

GradingPolicy: Thegradingofthesiteshall,tothegreatestextentpossible:

 Blendgradingimprovementsintothenaturaltopographyofthehomeconstructionsite.

 Preservenaturaldrainage.

 Retainallstormwaterrunoffonsite.

 Limitgradingtominimalamountstoretainthecharacterofthesite'snaturaltopographyand existingvegetation.

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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 and Site Walls

RetainingWallPolicy: Retainingwallsshallcomplywiththefollowing:

 Theheightshallbeminimizedtotheextentpossible

 Blendwiththenaturaltopography

 Beconstructedofstonethatappearstobelocallysourcedorcoloredtoblendintothesiteordark colored,heavytexturedboardformconcreteorothertexturestobeapprovedonacase-by-case basisbytheDRC.

Thetopsofwallsaretobeshapedtoblendwithnaturalcontours.Endsofwallsarenottoend abruptly,butaretocreatenaturallookingtransitionswithexistinglandformsandvegetation.

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

Retainingwallsarenottobebuiltwithin20feetofpropertylineswiththeexceptionofthoserequired fordrivewayaccess.

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RetainingwallsmayonlybeconstructedintheNaturalAreatoaccommodateadrivewayorfootpath.

Boulder Retaining Walls

BoulderRetainingWallsaredefinedasthoseusedtoformretainingwalls,sloperetainageelementsor similarsitedesignelementsandareallowedwhenapprovedbytheDRC.

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

Bouldersshallbeplacedasfollows;

 Toresultinoverallaveragegradenogreaterthan1verticalto4horizontalsslopes,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 culvertwillberequiredtobeinstalledunderthedrivewaytonotdisruptthedrainagesystem. Where culvertsarerequired,theymustbeclearlyindicatedonboththesiteplanandgradinganddrainageplan. Eachhomeownerisresponsibleformanagingdrainagethroughtheirpropertyinwaysthatreduce potentialforimpactsonneighboringproperties.Trenchingfordrainagelinesisnottoencroachwithin thedriplineofexistingtrees.

Inaddition,stormwatercontrolfacilitiesshallbeplannedandconstructedthatcontainstormwaterfrom allimpervioussurfaces(roofs,driveways,sidewalks,patios,etc.)onthepropertywithoutdischargeoff site. TheDRCmaygrantavariancetoon-siteimperviousstormwatercontainmentifnaturalconditions

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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. Thefacilitiesshallbedesignedtocontaina100-year,45minutesstorm event(1.3inches/hour). Theplanshallspecifythetotalsquarefootageofallimpervioussurface includingdriveways,sidewalks,pavedpatios,andallotherimpervioussurfaces.Itshallbesolely thepropertyowner’sresponsibilitytoproperlymaintainandoperateallstormwatercontainment facilities.

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.

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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

 Decomposedgranite

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.

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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,ornewwoodrailsstainedtoappear weathered. Darkcoloredopenwiremeshmaybeinstalledontheinteriorsideofthefencingto helpcontainorkeepsmallanimalsout.

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

Woodenfencesandgatesaretobetreatedorstainedsothattheyblendwithsurroundingtreesand vegetation.

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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.

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.

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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 limited,everymethodtopreserveexistingvegetationmustbeemployed. Plantingdesignforallhome siteshallaccomplishthefollowing:

 Plantmaterialsandspeciesshouldbevariedinmaturesizeandgroupedorclusteredtoappear natural.

 Theplantingdesignshouldcomplementthearchitecturebyframingmainentries,createvisual interestatkeyarchitecturalfeaturesorfocalpoints,andsoftenlargefacades.

 Utilizeplantingstocreateoutdoorspaces.

 Layeredplantingdesignshouldbeusedaroundthefoundationofthehome. Foundationplanting shouldbeutilizedaroundallsidesofthehome.

 Useplantsthatareadaptedtotheclimate,arenon-invasiveandrequirelesswaterand maintenance. Plantmaterialsshallbegroupedaccordingtowaterconsumptionneeds. Areasof irrigatedlandscape,sprayanddrip,arenottoexceed20%ofthecombinedareaoftheBuilding Envelope. Sprayanddripirrigatedlandscapeistobecalculatedbasedonthegrosssquarefootage oftheareawhereeachsystemisproposedtobeprovided.

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

 Minimizethevisibilityofnon-nativeplantmaterials,asviewedfromoff-site.

 PreservetheexistingNaturalAreasandexistinghighqualityandlargertreeswithintheBuilding Envelope. Includephotographsofexistinggroundcoverconditionpriortoanyexcavationorsite clearing.

 Theuseofplantmaterialsthatareresistanttodeer,elkandotherwildlifeisencouraged.

 Toreduceriskofwildfires,properlyspacetreesandshrubstopreventfuelladdersandmaintain reasonableseparationbetweenplantmaterialandcombustiblesurfaces

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 Toreducetheriskofwildfires,useofmineralsoil,decorativegravelorothernon-combustible groundcoveringwithin5feetofcombustiblebuildingmaterialsisrequired.

 Newplantingareasmaybemulched,sparingly,includingtreesinlawnareas,toretainsoil moisture,reduceerosion.

 BarkChips,BarkMulch,WoodChipsandothersimilarcombustiblelandscapetoppings,arenot allowed.

 Non-combustiblelandscapetoppingsanddecorativegravelareallowedintheInteriorZoneand mustbeofatypeandcolorapprovedbytheDRC.

 Plantingdesignshallincorporateappropriateplantspacingtoachieve80%coverageofthe groundsurfaceafterthree(3)growingseasons. Largeareasofbaredirtordecorativegravelwill notbepermitted.

 Plantsymbolsonlandscapeplansarerequiredtobedrawntoscaleatmaturesizes.

 LandscapeplansaretocomplywiththeCrookCountyandBrasadaRanchnoxiousweedcontrol programs.

BrasadaRanchisrecommendinga4-zoneLandscapingdesignforallhomesitestocreatealandscaping planthattransitionsthenaturalareatothestructureofthehomeinanaestheticallypleasingmanner. Thezonesaredescribedbelow:

1) Interior Zone: Thisistheareaclosesttothestructureofthehome. Thisareamayhavethemostformallandscape designs,varietyofapprovedplantmaterials,andotherdecorativeitems.

a) Plantmaterialsshouldhaveamixofsizesandbespacedinnatural,informalpatterns. Shrubs,groundcovers andvinesaretobeusedtosoftenandreducetheperceivedheightoffoundationwalls.

2) Transition Zone: Thisistheareathatiswithinthebuildingenvelopebutcreatesavisualtransitionbetweenthe InteriorZoneandtheNaturalArea. Afusionofapprovedplantmaterialsmaybeusedinthisareatointegratethe overalllandscapeplan.

a) Manicuredorgroomedyardsaretobelimitedduetowaterconsumptionneeds.

b) Treesandshrubplantingsaretobeofasufficientquantityandsizetoeffectivelycontinuethenativevegetation. Treesandothervegetationaretobeplantedsothattheydefineoutdoorspaces,bufferviewsofbuildingsand frameviews. Cutandfillslopesaretobere-vegetatedwithplantingsappropriatetothesitetoblendtheminto thesurroundingenvironment.

3) Natural Area: Thisisthepartofthehomesitethatisoutsidethebuildingenvelopebutwithinthelotlinesandnot partoftheAllowableLandscapingintheSetbacks.Itincludesthe20ft.setbacksonthesidesandbackofthehome siteanda30ft.setbackonthefrontofthehouse(tothestreet). Applicantsarerequiredtosubmitphotosofthepreconstruction,undisturbednativevegetationonsitewithalongwiththeplantingdesign.

a) IrrigationintheNaturalAreaistobetemporaryforestablishmentonly. Refertochapter3.16fortemporary irrigationsystemrequirements.

b) IfanylandscapingrestorationordrainagesystemsareneededintheNaturalArea,itmustappearnaturalusing same/similarplants,trees,rocks,etc.toblendthelandscapewithadjoininglotsorlandscapes.

c) Effortsshouldbetakeninthisareatoeliminateweedstoreducetheriskofwildfiresandtopreventthespread ofnoxiousweeds.

d) MulchtopdressingsarenotpermittedintheNaturalArea.

e) Disturbednativeareasaretoberestoredtotheirpreviousconditionorplantedsuchthattheyappeartobe natural. Designforre-naturalizationshouldbetailoredtoblendwiththesurroundingvegetation.Thefollowing formulashouldbeusedasastartingpointforre-naturalization,andspeciesandratiosadjustedtoblendwith thesurroundingnativevegetation:

i) Nativebunchgrasses24”-36”oncenter(18”-24”at2:1slopes):

(1) Festucaidahoensis(Idahofescue)–60%

(2) Koeleriamacrantha(prairieJunegrass)–20%

(3) Achnatherumhymenoids(Indianricegrass)–20%

ii) Groupingsof5-7nativeperennialsmixedinthroughoutthere-naturalizationareas

(1) Eriogonumumbellatum(Sulphurbuckwheat)

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(2) Linumperenne(blueflax)

(3) Lupinspecies

(4) Achilleaspecies

iii) Nativeshrubsmixed-in,quantitiesandspeciestomatchthesurroundingnativeareas:

(1) Artemisiatridentate(Bigsagebrush)

(2) Chrysothamnusnauseous(greyrabbitbrush)

(3) Ribescereum(waxcurrant)

4) Allowable Landscaping in the Setback Areas

a) Driveway Zone: Theareasurroundingthedriveway,withinthe30ft.frontalsetback,ispermittedtohavea transitionzoneoflandscapingamaximumof6feetfromthepavementintothenaturalareaoneachsideofthe driveway. Thisisencouragedbutnotrequiredasitcreatesafocalsenseofarrivaltoeachresidence.

b) Transition Zone: Landscapingtheinsetbackareas:TransitionZoneLandscapingispermitted,butnot required,toextendintothesetbackareasforalengthnottoexceed50%ofeachindividualsetback(front,rear andeachside),butinnocaseshallsuchlandscapeextendmorethan20feetintothefrontsetback,10feetinto therearsetbackand10feetintothesidesetbacks. Theseareasareinadditiontothelandscapingallowedinthe DrivewayZone.

3.16 Irrigation / Water Conservation

 Minimizetheamountoflandscapeirrigationrequiredthroughwatersensitivelandscapedesign.

 Utilizeautomatedirrigationsystemsthatprovideefficientwatercoverageandminimizewater usageandrunoff.

 Useweathersatellitecontrolledsystemsand/orsmartcontrollerwithrainsensors.

 Wherebarktoppingsaretobeincorporatedthoseareasrequirepermanentspratirrigation.

Allirrigationinstallationsaretocomplywithapplicablecodes,includingtheuseofapprovedbackflow preventersandanti-siphondevices.Iffrost-proofstandpipesaredesiredbytheOwner,designand installationaretobeincorporatedintoconstructionactivitiesforotherworkstominimizedisruptionof nativevegetation. Areasofirrigatedlandscapearenottoexceed20%ofthegrossareaoftheBuilding Envelope.

Incorporatebubblerordripirrigationsystemsthatprovidedeeproot-zoneirrigationoftreesandshrubs. Treesaretobeirrigatedonabubblerordripsystemexceptwhereplantedinirrigatedlawns.Trenching forirrigationlinesisnottoencroachwithinthedriplineofexistingtrees.

Allpermanentirrigationsystemsaretobebelowgroundandfullyautomatic.Theuseofwater conservingsystems,suchasdripirrigation,moisturesensors,rainsensorsand/orweathersatellite controllers,isrequired. Temporaryirrigationsystemsarerequiredatallrevegetationareas.These systemsaretoberemovedonceplantingshavebeenclearlyestablishedandafteraminimumofone growingseasonandamaximumoftwogrowingseasons. Abovegroundtemporaryirrigationmustbe installedwithblackpolypipeorPVCpaintedblackandmustberemovedafterrevegetationis established. Thecombinationofbelowgroundtemporaryirrigationandotherirrigatedlandscapemust notexceed20%ofthegrossareaofthebuildingenvelope.

3.17 Exterior Lighting

Thefollowingprinciplesshallbeutilizedinallexteriorlightingdesigns;

 Preservethenighttimedarkskybyminimizingtheamountofexteriorlighting.

 Utilizelowintensity,indirectlightsourcestotheextentrequiredforsafetyandsubtlevisualeffect.

 Exteriorfixturesmustbeconstructedwithhighquality,non-reflectivematerials.

 Cut-sheetsmustbeprovidedtotheDRCforapprovalofallexteriorlighting;includingalldriveway andpathwaylighting.

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 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’sandshouldbeconservativein design.

Exteriorlightingistofallwithinthefollowingwattagerages-or LED equivalent rating:

 Architecturallightsthatarefullyrecessedanddownwardfacingarenottoexceed75watts.At mainentry.

 Allotherarchitecturallightsarenottoexceed40watts.

 Alllandscapelightsarenottoexceed20watts.

 Thecoloroffluorescentlightistofallbetween2,700and3,500degrees.

Minimalup-lightingmaybeproposedforconsiderationinkeyareasaroundthefrontentryandoutdoor livingareas. Up-lightswillnotbeconsideredondeciduoustreesandsmallerinsignificantlandscape features. Lightsmustbeshieldedandpositionedtoaimawayfromneighboringproperties. TheHOA andDRCrequiresallexteriorlighting(bothresidentialandlandscape)besetontimersscheduledto turn onnoearlierthanduskandturnoffnolaterthanmidnightinanefforttopreservethedarksky environment.

ThefollowinglimitsonLandscapeLightingwillbeenforced:

 GhostTrees-1allowedperproperty. Maybeanup-light.

 SignificantLandscapeFeatures-1allowedfrontand1allowedbackofresidenceforatotalof2. Maybeup-lights.

 Conifer(evergreen)Trees–2allowedfrontand2allowedbackofresidenceforatotalof4. May beup-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.

EachOwnerisresponsibleforobtainingacopyofthemostrecentlyrevisedDesignReviewGuidelines priortobeginningdesignorconstructionprojects.

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Non-Liability

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

 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,theDRCwillbelookingforcompliancewiththeprinciplesoutlined inthisdocument.

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 Site and/or landscape Improvements

AnymajorImprovementsorchangestoImprovements,including,butnotlimitedto,grading, plantingofnon-nativeplants,treeremoval,irrigation,swimmingpools,driveways,fencing, paving,groundcovers,rockmulchand/ordrainage,thatalteranexistinglandscape.

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 associationproperty,theassociationboardofdirectorswillneedtoapproveanyremovaland/or trimmingofsuchvegetation.

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5.2 Design Review Process Overview

Pleaseseetheprocessoutlinedbelowandfollowthechecklistprovidedintheapplicationmaterials.

5.2.1 Design Review Process – New Construction or Major Improvements

TheBrasadaRanchresidentialdesignreviewprocess,unlessotherwisenotedtakesplaceinthe followingsteps:

1. ConceptualSubmission(required)

2. PreliminarySubmission(required)

3. SubmittalofApplicationForm,FeesandFullDesignReviewPackage

4. FullPackagereviewedbyConsultingArchitects

5. DesignReviewCommitteeMeeting

6. NotificationofDRCDecision

7. Pre-ConstructionConference

8. 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

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4. NotificationofDRCDecision

5. FinalInspections

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 Conceptual Submissions

Ownersand/ordesignrepresentativesarerequiredtosubmitsketchesand/orconceptualdesigns forDRCfeedbackpriortosubmittingforPreliminaryDesignReview.Pleaserefertothe ConceptualSubmissionChecklistforsubmittalinformation. Onsensitivesitesandprojects,the

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Meeting
3. DesignReviewCommittee

DRCmay,atitsdiscretion,requestanOwnerorAgenttosubmitrevisedconceptualplansfor reviewpriortothePreliminaryDesignReview.

5.4.2 Preliminary Submissions

Ownersand/ordesignrepresentativesarerequiredtosubmitforPreliminaryDesignReview priortosubmittingforFullDesignReviewthecompleteplanandfeesforDesignReview.Please refertothePreliminarySubmissionChecklistforsubmittalinformation. Onsensitivesitesand projects,theDRCmay,atitsdiscretion,requestanOwnerorAgenttosubmitrevisedPreliminary plansforreviewpriortotheFullDesignReview. Allarchitecturalplansaretobepreparedbyan ApprovedHomeDesignProfessional(See Appendix C).Alllandscapeplansaretobepreparedby anApprovedLandscapeDesignProfessional.

5.4.3 Full Design Review Submission

TheApplicantistoprepareandsubmittotheDRCforreviewandapprovalaFullDesignReview SubmissionthatadequatelyconveyscompliancewiththeGuidelines.Finaldesigndocumentsare togenerallyconformtotheapprovedFullDesignReviewdocuments.Allarchitecturalplansareto bepreparedbyanApprovedHomeDesignProfessional(See Appendix C).Alllandscapeplansare tobepreparedbyanApprovedLandscapeDesignProfessional.

Thepackageistoincludeonefull-sizepapersetandonesetof11”x17”(toscalewithdimensions andemailedtotheDRC;PDForCADpreferred)reductionsofthefollowingdrawingsand/or materials.Submissionsfornewconstructionandadditionstoexistingbuildingsshouldsubmitall itemslistedbelow.Submissionsforthealterationand/orrehabilitationofanexistingstructure and/ormajorlandscapeImprovementsneedonlysubmititems3through9andthecolorboardas 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

Brasada Ranch South Design Review Guidelines March 2023 Page 36

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. Exterior Fixtures must be Dark Sky Labeled.

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

9. All relevant deposits and fees

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; ground covers and mulches; 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, per example included in these guidelines) Color Board must be built and Submitted for approval and inspection. Deliver to the DRC office when completed.

 Roofmaterialandcolor

 Wallmaterialsandcolors

 Exteriortrimmaterialandcolor

 Windowmaterialandcolor

 Stone/rockmaterials

 Exteriorrails&fencing

 Pavingmaterials(ifdifferentthanthedrivewayentrypavers)

 Lightingfixturecutsheets

TheDRCreservestherighttoamendtheDesignReviewsubmissionrequirementsonacase-bycasebasisasrequiredbyconditionsandconsiderationsparticulartoeachspecificprojectand/or property.

5.4.4 Staking, String Layout and Tree Taping

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

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

5.4.5 Design Review Meeting

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

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Anyincompleteapplicationswillbereturnedandnotaddedtotheagendauntilallrequired informationisreceived.

ProcessofNotification-Uponrequest,theDRCwillprovidealinktoneighboringpropertyowners toviewtheblueprintsunderreview.

Constructionmustcommencewithinoneyearoffinaldesignapprovaloraresubmittalfordesign approvalshallberequired. AnyresubmittalwillbesubjecttotheGuidelinesandFeeSchedulein placeatthetimeofresubmittal.

5.4.6 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.

5.4.7 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.

5.4.8 Resubmitted Plans

IntheeventthatfinalsubmittalsarenotapprovedbytheDRC,theOwnerorAgentwillfollowthe sameproceduresforaresubmissionasfororiginalsubmittals. Anadditionaldesignreviewfee mayberequiredtoaccompanyeachresubmissionasdeterminedbytheDRC.

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5.4.9 County Approval

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

5.4.10 Subsequent Changes

Subsequentconstruction,landscapingorotherchangesintheintendedImprovementsthatdiffer fromapprovedfinaldesigndocumentsaretobesubmittedtotheDRCforreviewandapproval priortomakingchanges.

5.4.11 Notice to Comply

IntheeventthattheDRCfindschangesand/oralterationsduringtheconstructionprocessthat havenotbeenapproved,theDRCwillissueaNoticetocomplypertheproceduresoutlinedin Chapter6.

5.4.12 Notice of Completion

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

5.4.13 Variance

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

TheDRCalsoreservestherighttowaiveanyoftheproceduralstepsoutlinedintheguidelines providedthattheOwnerorAgentdemonstratesthereisgoodcause.

5.4.14 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 learnfromanysucherrorsormisjudgmentsandshallnotberequiredtoapproverepetitions ofthem.

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5.4.15 Non-Liability

TheDRCoranymember,employeeoragentoftheDRCwillnotbeliabletoanypartyforany action,orfailuretoactwithrespecttoanymatterifsuchactionorfailuretoactwasingoodfaith andinaccordancewiththeactualknowledgepossessedbytheDRCoritsmember,employee oragent.

5.4.16 Fees and Deposits

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.

5.4.17 Application Format

AnapplicationandinformationpackageareavailablefromtheDRCforeachsubmission.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. Thefencemustbea minimumof4feetinheightwithsolidcornerbracesandmustbetensionedwithintermediate fencepostsatadistanceofnomorethan10feetapart.

 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 NoticetoComplyisissued,theBuilderand/orOwnerorAgentistorectifythe discrepanciesfoundandscheduleanadditionalinspection.

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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.

AllvehicleandparkingareasshouldbeinaccordancewiththeParkingAreaPlanwiththefollowing requirements:

 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

6.6 Storage of Materials and Equipment

Thefollowingguidelinesregardingmaterialandequipmentstoragearetobeadheredto:

 Allconstructionmaterials,equipmentandvehiclesaretobestoredwithintheDRC-approved ConstructionArea.

 Equipmentandmachineryaretobestoredon-siteonlywhileneeded.

 Allflammableproductsaretobestoredinametalcabinetwithdoors.

 Equipmentistobeinspecteddailyfordamagedhoses,leaks,andhazards.Equipmentthatisnotin properworkingorderisnottobeutilizedandremovedfromthesite.

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 Equipmentcleaning,maintenanceandpaintingmaynotoccurundertreecanopies.

 ProposedstoragefacilityareasaretobedesignatedintheConstructionAreaPlan.

 Paints,stucco,primers,etc.aretobestoredinanenclosedareathatisbermedorprotectedfrom 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 theRangelandorStarviewRoadGatesforallconstructionactivitieseastofShumwayandAlfalfa Roads. NoaccesswillbeallowedthroughthemainownerandguestgatelocatedonBrasadaRanchRoad.

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.

6.9 Construction Trailers and/or Temporary Structures

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

6.10 Sanitary Facilities

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

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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.

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

 VegetationdisturbancesaretobelimitedtowithintheImprovementEnvelopeandwithin5feet ofdrivewaysunlessotherwiseapprovedbytheDRC.

 Topsoilistobeproperlystockpiled,coveredtominimizeblowingdustwithintheConstruction Areaandreusedaspartofthesite.

 Sloperoughening/terracingmaybedesirabletostabilizere-vegetationonexposedcutbedrock slopes.

 DisturbedareasaretobewateredtopreventdustfromleavingtheConstructionArea.

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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.

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.TheDRCreservestherighttogrant ordenyapprovalofanyextensionapplication. Amaximumoftwoextensionsmayberequested.The first60-dayextensionfeeis$1500.00andthesecond60-dayextensionfeeis$3000.00.Iftheextensionis deniedornoextensionisrequestedorreceivedorifanImprovementiscommencedandconstructionis thenabandonedformorethan90days,theDRCmayimposeafineofnotlessthan$100.00perday(or suchotherreasonableamountasmaybeset)tobechargedagainsttheBuilderand/orOwnerorAgentof thepropertyuntilconstructionisresumed,ortheImprovementiscompleted,asapplicable,unlessthe

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BuilderandOwnerorAgentcanprovetothesatisfactionoftheDeclarantandDRCthatsuch abandonmentisforcircumstancesbeyondthetheircontrol.

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.

6.19 Construction Signs

AllsignsatBrasadaRanchwillconformtoaunifiedstandardprescribedbytheDRCanderectedatthe commencementofconstruction.Noadditionalsignagemaybeaddedforplanboards,temporary electricalservicesetc.…Additionally,noparkingtrailersorequipmentwithlargecompanysignagemay beparkedonsitetocircumventthisrule. Anytrailersleftovernightmustbefullyparkedwithinthe buildingenvelopeandmaynotbeparkedonanyshoulders. Temporaryconstructionsignswillbe limitedtoonepersiteandaretobeinstalledparalleltothestreet.Atemporaryconstructionsigndetail maybeobtainedfromtheDRCandisincludedintheGuidelines.Allconstructionsignsaretobereviewed andapprovedbytheDRCpriortoinstallation.LayoutforthesignistobesubmittedtotheDRCten(10) workingdayspriortoaregularlyscheduledmeeting.Constructionsignsaretoberemovedatthe completionofconstructionasdeterminedbytheDRC.

6.20 No Pets

ConstructionpersonnelareprohibitedfrombringingpetsofanykindintoBrasadaRanch.

6.21 Security

SecurityprecautionsattheConstructionSitemayincludetemporaryfencingapprovedbytheDRC. Securitylights,audiblealarmsandguardanimalsarenotallowed.

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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 isminimumof4feetinheightwithsolidcornerbracesandmustbetensionedwithintermediatefence postsatadistanceofnomorethan10feetapart.

Construction Site -AsiteuponwhichConstructionActivitytakesplace.

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

Consultant -ApersonretainedbyanOwnertoprovideprofessionaladviceorservices.

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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.

Fenestration -Thearrangementofwindowsanddoorsinabuilding.

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

Fire Resistant Plants-Plants–PlantsidentifiedasFireResistantinPacificNorthwestExtension publicationPNW590(mostcurrentedition)titled“FireResistantPlantsforHomeLandscapes”.

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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.

Maximum Enclosed Area -TheMaximumEnclosedAreaincludesallareasofthehomeincluding garagesbutnotincludingcoveredwalkwaysandporchesandotheroutdoorareas.EnclosedAreaofeach floorismeasuredfromthefaceofitsexteriorwalls.

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.

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. Shadeto Sun Moistto Dry 10’20’ Aspen,Quaking Populus tremuloides Sun Moistor Dry 30’40’ X Cherry,Bitter Prunus emarginata Pt. Shadeto Sun Moistto Dry 20’50’ Chokecherry Prunus virginiana Pt. Shadeto Sun Moistto Dry 15’30’ X Chokecherry, Amur Prunus maackii Pt. Shadeto Sun Mod. 10’25’ X Hawthorn, EnglishPaul's Scarlet Crataegus laevigata Sun Mod.to Low 15’20’ X X Lilac,Japanese Tree'IvorySilk' Syringa reticulata Pt. Shadeto Sun Mod.to Low 15’20’ X Maple,Ginnala Acer ginnala – multistem varities Pt. Shadeto Sun Mod. 15’18’ X X Maple,Vine Acer circinatum Shadeto PartSun Mod. 12’15’ X X Maple,Rocky Mountain Acer glabrum Pt. Shadeto Sun Mod.to Low 10’15’ X Crabapple Malus coronaria Shadeto PartSun Mod.to Low 10’15’ X X
Brasada Ranch South Design Review Guidelines March 2023 Page 53 Serviceberry Amelanchier alnifolia Pt. Shadeto Sun Mod. 8’-20’ X X RussianOlive Elaeagnus angustifolia Sun Mod.to Low 15’25’ X X Conifers: 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. Shadeto Sun 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. Shadeto Sun Low 2’-10’
Brasada Ranch South Design Review Guidelines March 2023 Page 54 GrapeHolly, Oregon Mahonia aquifolium Pt. Shadeto Sun Mod.to Low 3’-6’ X X Holly,Creeping Mahonia repens Pt. Shadeto Sun Mod.to Low 12”18” X Kinnickinnick Arctostaphylos uvar-ursi 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 Sunto Pt. Shade Mod. 6’-8’ X X Barberry Berberis species Pt. Shadeto Sun Mod.to Low 4’-6’ X BurningBush, Dwarf Euonymus alatus 'Compactus' Pt. Shadeto Sun Mod. 4’-6’ X Coralberry,Indian Currant Symphoricarpos orbiculatus Sun Mod.to Low 3’-5’ Cotoneaster, Cranberry Cotoneaster apiculatus Pt. Shadeto Sun Mod. 3’ X X Dogwood,Red TwigorYellow Cornus sericea varieties Pt. Shadeto Sun Mod. 5’-8’ X X
Brasada Ranch South Design Review Guidelines March 2023 Page 55 Fernbush Chamaebatiaria millefollium Sun Low 3’-6’ X X Forsythia Forsythia cultivars Sun Mod.to Low 6’-8’ X Honeysuckle, ArnoldRed Lonicera tatarica Pt. Shadeto Sun Mod.to Low 8’-10’ X X X Lilac Syringa varieties Pt. Shadeto Sun Mod.to Low 8’-12’ X X Ninebark Physocarpus species Pt. Shadeto Sun 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. Shadeto Sun Mod.to Low 3’-4’ X X Rabbitbrush,Gray Chrysothamnus nauseous Sun Low 2’-6’ X Rose,Wood's Rosa woodsii Pt. Shadeto Sun Mod. 3’-6’ X Sage,Russian Perovskia atriplicifolia Sun Mod.to Low 3’-5’ X Snowberry Symphoricarpos albus Pt. Shadeto Sun Mod. 4’-6’ X X Spirea,BlueMistor Bluebeard Caryopteris x clandonensis Pt. Shadeto Sun Mod.to Low 3’-5’ X X Spirea,varieties Spiraea species Pt. Shadeto Sun Mod. 2’-4’ X X
Brasada Ranch South Design Review Guidelines March 2023 Page 56 Viburnum, CompactAmerican Cranberrybush Viburnum trilobum 'Compactum' Pt. Shadeto Sun Mod. 4’-6’ X X X Viburnum, Nannyberry Viburnum lentago Pt. Shadeto Sun Mod.to Low 15’18’ X Viburnum, WayfaringTree Viburnum lantana Pt. Shadeto Sun 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’ BlueFescue Festuca glauca varieties Sunto Pt. 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. Shadeto Sun Low 1’-2’ RedSwitchGrass Panicum virgatum varieties Sun Mod.to Low 3’-4’ X SheepFescue Festuca ovina Sunto Pt. 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. Shadeto Sun Mod.to Low 2”12” X X
Brasada Ranch South Design Review Guidelines March 2023 Page 57 HensandChicks Sempervivum species Pt. Shadeto Sun Low 2”-6” X Iceplant,Purpleor Yellow Delosperma cooperi or nubigenum Pt. Shadeto Sun 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. Shadeto Sun Mod.to Low 8”24” X X Phlox,Creepingor Moss Phlox subulata Sun Mod.to Low 4”-6” X Primrose,Mexican Evening Oenothera berlandieri 'Siskiyou' Sun Mod.to Low 6”-8” X X SeaThrift Armeria maritima Pt. Shadeto Sun Mod.to Low 6”10” X Snow-in-Summer Cerastium tomentosum Pt. Shadeto Sun Mod.to Low 6”12” X X Stonecrop Sedum species Pt. Shadeto Sun Low 2”12” X Thyme Thymus species Pt. Shadeto Sun 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”
Brasada Ranch South Design Review Guidelines March 2023 Page 58 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. Shadeto Sun 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” B Buckwheat, Sulphur Eriogonum umbellatum Pt. Shadeto Sun Low 6”12” Catmint Nepeta racemose Sunto Pt. Shade Mod.to Low 2’-3’ X Coneflower Echinacea purpurea Sun Mod.to Low 2’-3’ X Coreopsisor Tickseed Coreopsis species Pt. Shadeto Sun Mod.to Low 10”24” X X Columbine Aquilegia species Shadeto PartSun Mod. 16”30” X Cranesbill Geranium varieties Pt. Shadeto Sun Mod. 1’-2’ X X Crocosmia Crocosmia varieties Sun Mod.to Low 2’-3’ X Daisy,Shasta Leucanthemum x superbum Sunto Pt. Shade Mod.to Low 18”36” X Daylily Hemerocallis species Pt. Shadeto Sun Mod.to Low 1’-4’ X X
Brasada Ranch South Design Review Guidelines March 2023 Page 59 Delphinium Delphinium varieties Pt. Shadeto Sun 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. Shadeto Sun 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. Shadeto Sun Mod.to Low 18”30” X Poppy,Oriental Papaver orientale Pt. Shadeto Sun 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.TheDesignReviewCommitteehasapprovedthetermsusedinthe DesignReviewGuidelinesinsections5.2, 5.4.2,andelsewheretoclarifywhatconstitutesanApproved DesignProfessional(Architect,Designer,LandscapeArchitectorLandscapeDesigner” Thefollowing definitionshavebeenprovidedtoclarifytheseterms:

Approved Architect:

 Licensed/registeredasanArchitectinthestateofOregon.

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes andstructuresinBrasadaRanch.

 HasmetandtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Approved Designer:

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes andstructuresinBrasadaRanch.

 HasmetandtherequiredannualDesignGuidelinesTrainingRequirements.

Approved Landscape Architect:

 Licensed/registeredasaLandscapeArchitectinthestateofOregon.

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhome sitesandlandscapesinBrasadaRanch.

 HasmetandtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Approved Landscape Designer:

 HasbeenacceptedinwritingbytheBrasadaRanchDesignReviewCommitteetodesignhomes sitesandlandscapesinBrasadaRanch.

 HasmetandtherequiredannualDesignReviewGuidelinesTrainingRequirements.

Design Professional Approval Process:

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

IftheapplicationisacceptedbytheDRC,andyouhavecompletedtheannualDesignReview GuidelinesTraining;

 YournameandtitlewillbeaddedtotheApprovedDesignProfessionalList;

 TheDRCwillacceptDesignReviewApplicationscontainingdesigndrawingsandotherdesign documentspreparedunderyourname

 TheBrasadaDRCwillforwardthemostcurrentcopyoftheApprovedDesignProfessionalslistto homesiteownersorthoseconsideringpurchasingahomesiteatBrasadauponrequest.

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Brasada Ranch Design Review Guidelines Training Requirements:

TheBrasadaDRCwillconducttrainingseminarsforApprovedDesignProfessionalsandbuildersnewto BrasadaRanch. TheseminarswillbeofferedatalocationinBrasadaRanchonaquarterlybasis beginninginJanuaryofeachyear,oratintervalsasotherwisetheDRCdeterminesnecessarythroughout theyear. 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. .

Providethreeclientreferencesforresidentialprojectsconstructedwithinthelast5years.

Name: Project:

Phone: Emailifavailable:

Name: Project:

Phone: Emailifavailable:

Name: Project:

Phone: Emailifavailable:

Providethreeresidentialcontractorswhohavebeenresponsiblefortheconstructionofcompleted residentialprojectsthatyouhavedesignedinthelast5years.

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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.

If mailing, please thumb drive

BrasadaRanchDRC

16986SWBrasadaRanchRoad

PowellButte,OR97753

Ifyouhaveanyquestions,pleasecalltheDRCofficeat541-504-3223.

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Review Guidelines March 2023 Page 63
Brasada Ranch
Design

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 homeunderconstructionmaybewithinthe150-footdesignatedareaorthe50-footNoParkingarea(see FigureII).

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

Allparkingmustbeononesideofthestreetunlessa100-foottransitionbetweenparkingareasis maintained(seeFigureIV).

GeneralPolicies

• 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.

Brasada Ranch South Design Review Guidelines March 2023 Page 65

• 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.

 ThisParkingPolicywillbemonitoredandenforcedbytheBrasadaRanchHOAandDRC.

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South Design Review
March 2023 Page 66
Ranch
Guidelines

ATTACHMENTS

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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 high-speednetwork,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,sothefiberdeliverycanbecompletedwithminimalornoissues. Thisinfrastructureis ofthefollowing.

Brasada Ranch South Design Review Guidelines March 2023 Page 68

 Minimum1-inchconduitfromthecornerofthepropertywheretheexistingfibercomesontothe property,bothendssweptup(existingconduitandnewconduit)togethertothesurface, continuingunbrokenintotheFTTHcommunicationpanel(newconduit).

 Anybendsintheconduitneedstobedonewithsweeps,nosharp45degreeor90-degreebend 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.

DuetothenecessaryequipmentthatBRUCinstalls,thereshouldbenocustomerequipmentinstalledin thefibercommunicationpanel. BelowisanexampleofwhatBRUCinstalls.

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Brasada Ranch South Design Review Guidelines March 2023 Page 70

Belowarepicturestakenofproperconduitstubs,fibercommunicationpanelconnectionsandfinallya finishedinstallationafterBRUChasinstalledallnecessaryhardware.

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Brasada Ranch South Design Review Guidelines March 2023 Page 72

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 additional information:

Mr.&Mrs.Apple

12345SWBrasadaRanchRoad

Signdimensions: 24”x18”

Maximumheightwhenposted: 36”

Description:MetalwithnegativereliefletteringtomatchBrasadaRanchsignage

DanaSignsisBrasadaRanch’spreferredvendorandhasallspecificationsonfileforBrasadaRanch.

Builder sign must be removed before the Final Inspection

Brasada Ranch South Design Review Guidelines March 2023 Page 74
Builders Construction Sign PBBUILDERS CCB#ABC123 P: 541-111-1111 F: 541-111-1112 pbbuilders@email.com
Approved
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Brasada Ranch South Design Review Guidelines March 2023 Page 76

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)

payabletoBrasadaRanchReserve)

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

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

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

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

Brasada Ranch South Design Review Guidelines March 2023 Page 82
ApplicationReviewFee $4,500 ComplianceDeposit(refundable
$5,500 PavementAssessmentFee
$1200 BrasadaBroadbandConnectionFee
Fiber $2000 IncompletePlanSubmittal–administrativefees $150
(check
–
ApplicationReviewFee $500 ComplianceDeposit(Refundable) $1,000 Extension: First60dayConstructionExtensionRequest $1500 Second60dayConstructionExtensionRequest $3000
FailuretodisplayContractorGatePass $50 GateAccessViolation(workingoutsideconstructionhours) $250 Constructionnon-compliance– $1,000
Trespassing– $2,000
FINES:
-Any unauthorized changes from submitted plans or drawings
FirstOffense Warning SecondOffense $500 ThirdOffense $1,000 FourthOffense 7-dayworksuspension ConstructionSiteviolation $500
of
Unauthorizedtreeremoval/trimming $1,000
to
Unauthorizedconstruction $2,000
-Condition
site, improper storage of equipment and materials
-Plus cost
replace trees at discretion of DRC Administrator

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 South Design Review Guidelines March 2023 Page 83

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!

CONCEPTUAL REVIEW CHECKLIST

A. TOPOGRAPHICAL SURVEY

 Licensedsurveyorstamp

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

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedonplanswithdistanceand dimensions.

 Existingsitetopographyatminimum1’intervals

 Existingtrees6”DBHorlarger,rockoutcroppingsandothernaturalfeatures

 Edgeofadjacentroadways

B. SITE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale(recommended:1"=10'-0")

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedonplanswithdistanceand dimensions.

 Existingsitetopographyat1’intervals(neededforpreliminarydrainageinformation)

 Proposedsitetopographyat1’intervals

 Stormwaterbasinlocations

 Buildingfootprint

 Highestridgenoted

 Finishfloorelevationnoted

 Drivewayandparkingareas

 Sitewallsand/orretainingwalls

 Existingtreesproposedtoremain

Brasada Ranch South Design Review Guidelines March 2023 Page 84

 Existingtreesproposedtoberemoved

 Decks,patiosandterraces

 Spasorpools

 Serviceyards(a/cenclosuresandtrashenclosures)

C. FLOOR PLAN

 Drawingtoscale(1/4"=1'-0")

 Northarrow

 Serviceyards(a/cenclosuresandtrashenclosures)

 Floorplansmustaccuratelyreflecttheelevations

D. ELEVATIONS

 Drawntoscale(1/4"=1'-0")

 Allexteriorcomponents,featuresandmaterials

 Proposedfinishgradeline(typicallyshownasasolidline)

 Existinggradeline(typicallyshownasadashedline)

 Maximumheightline–a27’offsetlinefromexistinggrade

 Buildingelevationsmustaccuratelyreflectthefloorplans

E. CONCEPTUAL LANDSCAPE PLANEncouragebutnotrequired.

PRELIMINARY REVIEW CHECKLIST

A. TOPOGRAPHICAL SURVEY

 Licensedsurveyorstamp

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

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedonplanswithdistanceand dimensions.

 Existingsitetopographyatminimum1’intervals

 Existingtrees6”DBHorlarger,rockoutcroppingsandothernaturalfeatures

 Edgeofadjacentroadways

B. SITE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale(recommended:1"=10'-0")

 NorthArrow

 Propertyboundarieswithlengths,setbacksandeasementsallnotedonplanswithdistanceand dimensions.

 Existingsitetopographyat1’intervals(neededforpreliminarydrainageinformation)

 Topofwallelevationsforallsitewalls(maybeshownonseparategradingplan)

 Proposedsitetopographyat1’intervals

 Stormwaterbasinlocations

 Buildingfootprint

 Highestridgenoted

 Finishfloorelevationnoted

 Drivewayandparkingareas

Brasada Ranch South Design Review Guidelines March 2023 Page 85

 Walkways

 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

 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(i.e.columnarevergreenvs.small floweringdeciduous)

F. 3-DIMENSIONAL PERSPECTIVE DRAWINGS

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FULL REVIEW CHECKLIST

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 - See Pull box specifications and Guidelines, pages 53-57

 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 (see sign specs, page 70)

C. CONSTRUCTION AREA PLAN

 SiteplanshouldbeusedasabasetotheConstructionAreaPlan,showingthefollowing:

o Propertyboundary,setbacksandeasements

o Proposedbuildingfootprintlocations

o Existingandproposedtopography

o Existingtrees,significantshrubsandothernaturalfeaturestoremain

o Existingtreestoberemoved

o Proposedstormwaterdetentionareas

 Stagingarea

 Locationofstockpiledsoilandgravel

 Constructionfencingencompassinglimitofdisturbedareas.

Brasada Ranch South Design Review Guidelines March 2023 Page 87

 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

 Existingsitetopographycontoursat1’intervalsminimum

 Proposedsitetopographycontoursat1’intervalsminimum

 Existingandfinishgradespotelevationsatallcornersofthehome

 Retainingwallsincludingtopofwallelevations

 Drainagecalculations

 Applicablegradinganddrainagedetails

E. BUILDING ELEVATIONS (Tobedrawnwithactualgradereflectedinelevation.)

 Scale: Allsidesofthehomeshownataminimumscale¼”–1’(matchscaleusedforfloorplans)

 Doorandwindowopenings–showgridsifapplicable

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

 Locationofallexteriorlightfixtures

 Notethetypesofallexteriormaterialsandfinishestobeused(notelapexposureforlapsiding)

 Pleaseshowstonepercentagecalculationonthissheet(mustbe10%minimum)

 Noteordescribedetailingofarchitecturalfeatures.

 IMPORTANT –showtheproposedstructure’swallheightsandridgeheightsinrelationshiptoexisting grade. Showalineparallelwithexistinggradeoffset27feetaboveexistinggradeatexteriorwallline onallelevations.

 Elevationsdrawnshowingexistingandproposedfinishedgradealongtheexteriorbuildingwalls, decksorotherfeatures.

 Elevationofthehighestpointoftheroofridgeinrelationtotheexistinggradenotedoneachbuilding elevation

 Eachbuildingelevationmustbeshownintheircorrectorientationanddirection(North,East,South, West).

Brasada Ranch South Design Review Guidelines March 2023 Page 88

F. FLOOR PLANS AND ROOF PLAN

 Scale¼”–1’–noteonplan

 NorthArrow

 Squarefootageofheatedspaceatfloorlevelandtotalsquarefootageofhome

 Squarefootageofgarageandunheatedstoragespace

 Floorplansmustaccuratelyreflecttheexteriorelevations

 Dimensionsofallexteriorwalls

 Locationandsizesofallwindows,doorsandopenings

 Locationsofdecks,patios,porchesandprivacyscreens

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

 ExteriorLightFixturelocationsandtype.

 ShowRoofridges,valleys,overhangsandotherrooffeatures.

 ShowRoofRidges,valleys,overhangs,gutters,skylightsandotherrooffeatures

G. LANDSCAPE PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Propertyboundaries,setbacksandeasements

 Buildinglocationsandbuildingprojectionlocations(eaves,corbels,etc.)

 Existingtrees(6”DBHorlarger),significantshrubsandnaturalfeaturestoremain

 Existingsitetopographycontoursat1’intervalsminimum

 Proposedsitetopographycontoursat1’intervalsminimum

 Exteriorhardscapesandoutdoorlivingspacesandothersiteimprovements

 Hardscapematerialspecifications(ifnotspecifiedonthesiteplan)

 Existingmature(6”DBHorlarger)treestoremainortoberemoved.

 Existingnaturalfeaturessuchasrockoutcroppings,drainagefeatures,ghosttrees,etc.

 Proposedplantmaterialdrawingwithsymbolstoscaleatmaturity. Plantinglegendshouldinclude:

o Botanicalandcommonnamesforallplantspecies

o Plantcontainerorcalipersizes

o Quantitiesforeachplantspecies

 Delineateareasthatwillreceivemulchandmulchtype

 Soilamendmentspecifications

 Re-naturalizationareasandformula

 Exteriorlandscapelighting(ifproposed)

H. IRRIGATION PLAN

 Titleblockwithlotnumberandapplicantsname

 Graphicscale,1”=10’-0”minimum

 Northarrow

 Propertyboundaries,setbacksandeasements

 Existingsitetopographycontoursat1’intervalsminimum

 Proposedsitetopographycontoursat1’intervalsminimum

 Buildingfootprintandeavelines

Brasada Ranch South Design Review Guidelines March 2023 Page 89

 Exteriorhardscapesandoutdoorlivingspacesandothersiteimprovements

 Existingmature(6”caliperorlarger)treestoremainortoberemoved.

 Irrigationequipmentandlayoutofsprinklerheadwithspraycoveragepattern.

 Irrigationcalculationsasdescribedinchapter3.16

 Notesdescribingtemporaryabovegroundirrigationsystemfornativere-naturalizationareas,ifany.

I. 3-DIMENSIONAL PERSPECTIVE DRAWINGS – 2 VIEWS MINIMUM

J. REQUIRED CUTSHEETS

 GarageDoor

 EntryDoor

 Windows

 Roofing

 SlidingDoors(asapplicable)

 ExteriorLightFixtures(mustbedarkskycompliant)

K. REQUIRED PDF SUBMITTALS TO DRC

 1PDFOFTHEPLANSET

 SitePlan

 GradingandDrainagePlan

 Elevations

 FloorPlan

 1PDFof3-DDRAWINGSOFALLFOURELEVATIONS-MINIMUM

 1PDFOFTHELANDSCAPEPLAN

 LandscapeApplication

 LandscapePlan

 IrrigationPlan

 1PDFIncludingtheApplicationMaterials

 1PDFIncludingAlloftheRequiredCutsheets

 1PDFwiththeEPSchecklist

L. Required Paper Copies to DRC Office

 11x17copyofthearchitecturalplans

 11x17copyofthelandscapeplans

 AllApplicationPagesfilledoutinfull

 EPSchecklist

 Allcutsheets(pleasedonotprovidecatalogs)Pleasecloudyourselections

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:

Brasada Ranch South Design Review Guidelines March 2023 Page 90

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:

b. Windows(materialsandfinish)–Providewindowmanufacturesstandardproduct information

Type:

9. Exteriorpaintingandstaining:(submitcolorsamples)

Color:

a. SidingType: Color:

b. SidingType: Color:

c. TrimType: Color:

Brasada Ranch South Design Review Guidelines March 2023 Page 91

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 South Design Review Guidelines March 2023 Page 92

Landscape Plan Application Form – New

PropertyOwner:

MailingAddress:

Construction

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

______________________________________________ __

PrintLandscapeDesigner’sName LandscapeDesigner’sSignature Date

Brasada Ranch South Design Review Guidelines March 2023 Page 93

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.

Brasada Ranch South Design Review Guidelines March 2023 Page 94
______________________________________________ PrintOwnerName OwnerSignature Date PrintOwnerName OwnerSignature Date
OWNER SIGNATURES (Signature of all owners on the recorded property deed)

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

Brasada Ranch South Design Review Guidelines March 2023 Page 95
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.

OWNER SIGNATURES (Signature of all owners on the recorded property deed)

PrintOwnerName OwnerSignature

PrintOwnerName OwnerSignature

Date:

Date:

Brasada Ranch South Design Review Guidelines March 2023 Page 96

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 South Design Review Guidelines March 2023 Page 97
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 SIGNATURE _______________________________

For Office Use Only

PrintRepresentative’sName: SignatureofRepresentative: Date:

ForOfficeUseOnly

Code:# Quantity: TotalFeePaid($30each): Pass#s: -

Datereceived: Submittedby: Receivedby:

Brasada Ranch South Design Review Guidelines March 2023 Page 98
Brasada Ranch South Design Review Guidelines March 2023 Page 99
License Plate Number Gate Access Pass Number (if available) Make/Model Vehicle Description
Gate Access - Contractor Vehicle Log

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:

Brasada Ranch South Design Review Guidelines March 2023 Page 100

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.

Brasada Ranch South Design Review Guidelines March 2023 Page 101
______________________________________________ PrintOwnerName OwnerSignature Date PrintBuilderName BuilderSignature Date
OWNER SIGNATURES (Signature of all owners on the recorded property deed)

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:____________________________

Brasada Ranch South Design Review Guidelines

March
Page 102
2023

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 South Design Review Guidelines March 2023 Page 103
Brasada Ranch South Design Review Guidelines March 2023 Page 104 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

Communication

Broad band Fiber Box

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

Brasada Ranch South Design Review Guidelines March 2023 Page 105

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