HILLCREST RANCH HOMEOWNERS ASSOCIATION ARCHITECTURAL GUIDELINES The purpose of these Architectural Guidelines is to achieve an overall relatedness at the community scale while at the same time encouraging a lively variety at the individual scale. Even scale has to be addressed on its own terms. For example, roof shapes and colors tend to be the most dominant feature in viewing the developed environment as a whole. Whereas, the sense of individuality along any one street is more determined by the design of door and window openings and a variety of irregular plants and setbacks. Walls and fences, especially rear yard enclosures, which parallel the street system, are the most apparent connecting linkage at the vehicular scale. Each of these elements, along with their related landscaping, paving, and signage, is critical to the look and feel of the community. One of the more important and consistent considerations of the guidelines is that all design differentiations be the result of legitimate effects. The truest variety will not result from imitating the mannerisms of another time and place but rather an intelligent response to the character of the setting, the play of sun and shadow, and the disciplined use of materials. Nothing in these guidelines relieves the builder/homeowner from full compliance with all municipal, state and other authorities having jurisdiction over the work. All designs, details and advisory comments have one purpose; i.e., to intensify the special flavor of Hillcrest Ranch and thereby protecting and enhancing the value of each individual investment. All homes will maintain original builders design plan, including approved color schemes, rooflines, patio cover options and exterior privacy walls. Roof-mounted equipment is restricted as well as fences. Individual site plans have been designed to minimize long straight streets and uniform setbacks. The design of individual houses, both in plan and elevation, should be to break up the back shape into more articulate, more interesting forms. SECTION 1 – DESIGN REVIEW: All development proposals for The Hillcrest Ranch are subject to design review and approval by the Architectural Committee. This Committee is part of the Homeowners’ Association and may employ professional consultants to assist in design review. Information may be obtained by calling Planned Development Services at (623) 877-1396 x155, attention Maria Sabir. The plans, designs and descriptions contained herein should be considered advisory and not specific design solutions. They do, however, outline the basis for a favorable review. Reasonable alternatives may be submitted, but all must meet the spirit and intent of the CC&R’s and Architectural Guidelines. The review process is conducted by the Architectural Committee. The formal structure outlined below does not preclude ongoing contract between the builder/homeowner and the Committee (or its representative) to discuss all aspects of the Guidelines. The formal review process occurs in two stages: preliminary and final design. Approval for the latter is assured without delay, providing that it is in conformance with the previously approved preliminary designs and stipulations. SECTION II – PRELIMINARY DESIGN: With sixty (60) business days from the date of submitting the required documents, the representative of the Architectural Committee will either inform the builder/owner that the proposal has been reviewed and approved or will outline what further work is required to gain approval. The following items are the minimum requirements for submission. Any additional drawings that will aid in portraying the concept may also be submitted, however, the purpose of the preliminary state is to secure an approved direction prior toe extensive work by the builder’s/owner’s architect: 1. Site Plan at 1” = 50’ (minimum) 2. Landscape Plans including automatic irrigation system at suitable scale. 3. Floor Plans at ¼” = 1”-0” 4. Elevations at ¼” – 1’0”, describing all exterior materials. 5. Exterior materials and color selections. 6. Phasing Plan, location of sales office and model complex, construction office and mailboxes. 7. Designs of all street furniture, mailboxes and entrance features; including all walls, landscaping and lighting. 8. Conceptual grading plan. SECTION III – FINAL DESIGN: The final review is intended to confirm that the approved Preliminary Design has been carried forward into the construction documents. If this is clearly the case, approvals may be granted upon submission. If, however, revisions have occurred, the Architectural Committee or is representative will, within sixty (60) working days, inform the builder that the Final Design submission has been reviewed and approved or will outline what further work is required to gain approval. The following items are the minimum requirements for submission: 1. A statement defining any and all changes from the Preliminary Design submission. 2. Final Site Plan, working drawings and specifications for all site development. 3. Working drawings and specifications for all residences. 4. Working drawings and specifications for all entrance features, common area amenities and street furniture. 5. Working drawings and specifications for all landscaping. 6. Eye-level perspective rendering or rendered elevation of each model residence. 7. Model layout, construction phasing and schedule. 8. Plan of product distribution by lot. SECTION IV – COMPLIANCE AND VARIANCES: Although the Guidelines are advisory, the approved Final Design is binding. Once approved, the builder/owner must either build the project as per the submitted working drawings or resubmit request revisions. Such revisions, if approved, will be granted to variance by the Architectural Committee within 60 days of submission. No such changes may be undertaken until a variance has been granted. Periodic inspections may be made of the work in progress to confirm compliance with all approved submittals. If anything is found in the final inspection that is not in compliance with the Architectural Committee approvals, the builder/owner will be notified and the work must be fully corrected. SECTION V – PRIORITY ELEVATION: It should be assumed that the houses will be seen from all angles and that there will be a continuity of colors, materials and details on all elevations. Priority should be given, however, to those sides that are visible from public view and walkways. SECTION VI – VARIED SETBACKS: It is a common practice to line up houses in a lock-step pattern and then depend on landscaping to soften the obvious repetition. The problem with this approach in Arizona is that it takes too long to grow trees of sufficient size to litigate the unimaginative layout. More pleasing arrangements are achieved with a variety of articulated plans, which break the rectangular box into interesting three-dimensional shapes with courtyard like spaces in and around each house. In addition to the more improved footprints, the street scene is made more attractive by way of varied setbacks with a combination of right and left-hand units. SECTION VII – OFF-STREET PARKING: Where cluster development permits minimal setbacks, garage doors shall be positioned to either fully allow or prohibit tandem parking. There shall be a minimum of two garage-parking spaces per dwelling unit. There shall be a distance of at least 20 feet between the garage door and the closest edge of the sidewalk, if parking is to be permitted. Marginal distances, i.e., 9 to 19 feet, tend to encourage parking despite the inadequate depth. SECTION VIII – STREET FURNITURE: Functional elements, such as mailboxes, leg structures, benches, bicycle racks, gates and details such as address plaques should be treated as opportunities to reinforce the design theme of each neighborhood. It is a matter of going a little beyond the bare necessity of exposed hardware. SECTION IX – LIGHTING: No outside lighting, other than indirect lighting, may be placed or maintained on any lot or parcel without the Architectural Committee’s prior written approval and authorization. Exterior lighting must be soft and indirect. The light element must not be directly visible to neighboring properties. Tennis court, sport court, and other similar lighting shall be reviewed and approved on an individual basis. Approval is subject to light type, orientation, site plan, use, brightness and other factors with the Architectural Committee considers in the best interest of the owners, lessees and residents of Hillcrest Ranch. Standard pole mounted fixtures will be used for all public streets and must be submitted and approved by the Architectural Committee. SECTION X – ANTENNAS, AMPLIFIERS: Cable TV will be provided throughout the Hillcrest Ranch. Satellite dishes, rooftop or pole mounted antennas for television, radio, citizens band, microwave, or other purposes must be concealed from public or private view. Satellite dishes or other similar devices must be silent in their operation, creating no noise to disturb neighboring homeowners. Ham, citizen band, or other similar antennas shall not be permitted. No radio, stereo, or other broadcast units of any kind and no amplifiers or loud speakers of any kind shall be placed, allowed or maintained outside or be directed to the outside of any builder or other improvement without prior written approval and authorization of the Architectural Committee. SECTION XI – TRASH COLLECTION: For anything other than single-family development, collection areas must be provided which are fully enclosed with stuccoed masonry walls and wood doors on metal frames. They shall also be landscaped on at least two sides. SECTION XII – ROOF DETAILS: Hips and gables should not be combined on the same house. All sloping roofs should have a minimum of 4 in 12 pitch. Avoid using more than one pitch in any one development. Avoid exposing the ends of small (2”x4”) rafters. Large members (4”x6”) may be left exposed if some thickness is achieved at the edge of the sheathing. Fascias are very important and shall be at least 2”x6”. Large scale or double fascias of 8 and 10 inches or more are preferred. All sloping roofs on any one structure must be the same color and material and the color integral with the material. Acceptable materials include concrete or clay tile. SECTION XIII – ENTRANCES: Deeply recessed entrances provide both protection from the elements and a sense of individuality. When used with wall extensions, the entire entry can result in a courtyard effect, which is very appropriate to the region. Individual entrance structure should be distinctive architectural features. They are best when there is a combination of overhanging roof and some change in the planned configuration. Care should be taken to create a single-family sense of privacy. The befit occurs to both the homeowner and the neighborhood. SECION XIV – WINDOW OPENINGS: Care should be given to the size, type, and organization of all windows. They shall not appear like surface “holes’ cut into the side of a box. They shall be architectural features and, whenever possible, grouped into recessed areas or bordered by projections which provide a shadow pattern. Scattered windows tend to create an awkward, face like shape and should be avoided. Deep window surrounds are preferred to the use of shutters or other surface treatments. The style of window should be consistent on all sides of the house. SECION XV – REAR YARDS: The private enclosed rear yard is beyond the concern of the design review process except for those considerations, which have a major impact on the overall street scene. That portion of the fenestration, which can be seen above the wall facing the community area, should be of “front elevation” quality. In sloping areas, side yard walls will occur which would be higher than the rear wall if extended straight out. When this occurs, the sidewall shall be step-down to match the level of the rear wall. The stepped-down portion must extend for a minimum of 12 feet. Houses should be joined by a stucco masonry wall of uniform design and color. The wall shall comprise a carefully coordinated architectural connection between the two end units. Sheds and other similar structure heights must match the distance from the rear of side yard property line or housing structure and must not be visible from the public or private view and will not exceed 8-1/2 feet in height. Overhead screens, shade covers, awnings, patio roofs and other similar structures shall be constructed of materials and color to match the mail roof. Aluminum awnings are not permitted. Aluminum-wood slates are permitted on ramadas, gazebos and trellis covers if painted to match the house as determined by the Architectural Committee. Ramadas, gazebos, swing set, forts and other similar structures will not be approved if higher than 8-1/2 feet or, if in the opinion of the Architectural Committee, it interferes with the enjoyment of neighboring property. SECION XVI – CHIMNEY MASSES: Chimneys can be sued to establish an ornamental or schematic direction. They may be built out of masonry or wood covered with stucco. The minimum plan dimensions for an exposed mass is 20”x48” and a larger form is preferred. No exposed metal fireplace flues will be permitted. The use of pre-fabricated fireplace units allows a wide design latitude for wood-clad or stucco-covered chimneys. Broad, massive chimneys will be encouraged and small, spindly shapes will not be approved. SECTION XVII – GARAGE DOORS: The dominant visual impact of garage doors should be carefully addressed in a variety of ways. Single garage doors have a more human scale than double doors, which would take extra width. Where appropriate to the market, the use of an enclosed double garage with two individual garage doors can add interest at the point of entry. All garages must be designed to be an integral part of the house, connected by way of piers and/or masonry walls and are an integral part of the house. Side entry garages should be used to break up the monotony of garage door corridors. The door itself shall be a 4-panel vertical roll up design. The colors should either match the adjacent wall colors or be similar and darker, but never lighter. Plastic or metal doors will not be permitted. SECTION XVIII – ROOFTOP EQUIPMENT AND BASKETBALL GOALS: Air conditioners, evaporative coolers, parabolic devices or any other mechanical equipment must be shielded from public or private view on all sides. No such equipment will be allowed to be installed on the roof. Miscellaneous items such as vents and flues shall be located to occur as much as possible on the least prominent side of the ridgeline. Vents, flues, and flashing must be coated with a flat paint to match the color of the roof. Rotating, rooftop ventilators will not be permitted. Basketball goals must be made of clear plastic or a professional, commercial type backboard. The goals must be pole mounted and professional manufactured. The pole is to be painted to match the color of the house as determined by the Architectural Committee and installed in the driveway. Portable basketball goals are permitted, but must be put away and out of sight when not in use. All basketball nets must be kept in good condition and attached properly. House mounted basketball goals will not be allowed or approved. SECTION XIX – FLAGPOLES: No flagpole may be installed without the prior approval of the Architectural Committee. Flagpoles shall be limited to a height of twenty (20) feet and be painted the same color as the home. Only the United States and State of Arizona flags may be displayed and such flags shall be of reasonable size as determined by the Architectural Committee. SECION XX – UTILITY AND SERVICE LINES: No gas, electric, power, telephone, sewer, cable television or other utility or service lines of any nature or kind may be placed, permitted or maintained upon or above the ground on any lot or parcel unless underground placement is prohibited by law or would prevent the subject line from being functional. However, above ground service pedestals, splice boxes, switch cabinets and transformers will be permitted where required for public utilities or the landscaping of common areas. All meter or control boxes shall be installed at ground level. SECTION XXI – TENNIS AND SPORT COURTS: No tennis or sport court may be installed without the prior written approval of the Architectural Committee. Courts may be permitted, providing their setting, visual appearance, lighting, noise disturbance construction and landscaping do not detract from the enjoyment of a neighboring property as determined by the Architectural Committee. Each proposed installation will be judged on an individual case-by-case basis. The applicant must submit plans to the Architectural Committee prior to construction. SECTION XXII – SWIMMING POOLS, SPAS, HOT TUBS & SIMILAR STRUCTURES: No swimming pool, spa, hot tub or other similar structure that exceeds the fence line height may be constructed without the prior written approval of the Architectural Committee. A plan for the proposed structure must be submitted to the Architectural Committee indicating location, elevations, and construction access for approval. Any grading changes must not detrimentally affect drainage. Water discharged when pool filters are backwashed must be contained on the subject’s lot or parcel. Water shall not be discharged at the front of the house, common areas or onto other private property nor onto any private or public right of way. SECTION XXIII – STATUES, FOUNTAINS, AND SIMILAR STRUCTURES: The statues, fountains or other similar structures may be constructed without the prior written approval of the Architectural Committee. Items considered as “art” are restricted from public or private view. SECTION XXIV – CLOTHES DRYING FACILITIES: All clothes drying facilities must be located and maintained exclusively within fenced service yard or otherwise concealed from public or private view. SECTION XXV – CHANGE OF MATERIALS: No material change shall occur on an outside corner. The technique of “shirt fronting” of masonry veneer or stucco will not be permitted. Material changes are most successful when made as part of a larger offset – for example, in masonry pier or recessed window. Gable ends of a uniform material tend to be more architectural than those that change at the eave line. High contrast trim or material variation should be voided in favor of those that are chosen to blend all elements into a single idea. For example, dark brown half-timber trim or white New England trim, while suitable elsewhere, are not in keeping with the desert southwest character of Hillcrest Ranch. SECTION XXVI – EXTERIOR COLORS: The exterior colors of all buildings and structures, based on submitted manufacturer’s color chips, must be approved by the Architectural Committee prior to the commencement of construction. Exterior and accent colors must be selected from the associations approved color chart. No high gloss paints should be used. No more then three color tones can be used on one house nor will two identical house colors be allowed next to each other as reflected in the September 17, 2002 meeting minutes. If there is any proposed deviation from the existing exterior color, any repainting or redecorating of building surfaces will require submission of a color scheme for Architectural Committee approval prior to making the change. Sloped roof colors are to be integral to the material. Acceptable materials include concrete or clay tile. SECTION XXVII – LANDSCAPING: All front yard landscaping must be installed in accordance with a plan approved by the Architectural Committee. The objective of the landscaping is to screen, accent, soften, and improve the visual character of Hillcrest Ranch. Landscaping plans must be submitted to the Architectural Committee for written approval prior to construction start date. Ground cover may be turf, decomposed granite, or other natural rock material approved by the Architectural Committee. All bare earth must be covered by an approved organic or inorganic material to provide a neat, dust-free appearance. All completed and sold dwelling units must have the front yards landscaped and street trees planted within three (3) months of occupancy. All unsold spec units must have the front yards landscaped and street trees planted within six (6) months of completion. Prior to landscaping, all yards must be maintained in a neat, weed-free condition. All landscaping must compliment the southwest character of the development. A. Rocks and boulders, patios, sidewalks, railroad ties, telephone poles, etc. may be used to supplement and create imaginative landscaping design. B. Accent rocks and boulders are not to exceed 10% of the front yard landscaping. Type and color must be approved prior to installation. No tree, shrub or plant of any king on any lot or parcel may overhang or otherwise encroach upon any sidewalk or other pedestrian way from ground level to a height of eight (8) feet. Unsold logs must be kept weed and trash free. SECTION XXVIII – PROJECT ENTRIES: The design of individual project entries will be viewed as proposed by each builder. Certain guidelines will apply in all cases. A site-line triangle must be maintained for safe viewing at all intersections. The community adobe-type wall must turn into the project entry and either continue or terminate at an inside corner. Individual treatments such as low planter walls, sculptural shapes and lighting must be designed as integrated features of the adobe-typed wall. SECTION XXIX – SIGNING AND IDENTIFICATION: All signs within the community will be designed to provide consistent reinforcement of The Hillcrest Ranch. Signs must communicate not only specific information, but should, in themselves, add to the attractiveness of the area. Community entry signs, the main entrances to The Hillcrest Ranch, will be marked by schematic features that convey the quality and character of the community. Where permitted by local authorities, future facility signs will be erected to convey the overall master-plan ingredients on the actual landscape. Directional signs will contain specific information about an already existing or areas of current development. All signs will be designed by or with the approval of the Architectural Committee. Maintenance of these signs will be the responsibility of the Homeowners Association. Permanent builder project entry signs will not be permitted. SECTION XXX – HARDSCAPE: Pattern pavement, including color, stamp concrete, and/or exposed aggregate can be used to emphasize the exclusivity of an entrance. Textured cul-de-sacs can be achieve with a variety of geometric shapes, all helping to give a special quality to an otherwise utilitarian expanse of pavement. The use of textured paving is most justified and most effective when combined with special open space and landscaped treatments. SECTION XXXI – WALLS, FENCES: The design, height, color, material, and location of all walls and fences, and all modifications, alterations, and additions, must be approved by the Architectural Committee prior to commencement of construction, modification or alteration thereof. Residential developments requiring walls or fences shall have walls or fences installed by the builder prior to occupancy of any residence within the development. The height of walls or fences shall be six (6) feet from the highest elevation between two properties as measured from the nearest adjacent curb top except as otherwise approved by the Architectural Committee. Walls between areas with elevation differences will require case by case approval by the Architectural Committee. Walls and fences must be constructed of concrete masonry units with exterior stucco finish, slump block, wrought iron, or similar material approved by the Architectural Committee. The following wall and fence materials will NOT be permitted: A. Wood (except gates) B. Plastic C. Bamboo D. Corrugated metal E. Chain link or wire (except where approved for sport courts) Gates shall not be constructed in any wall or fence without Architectural Committee approval for the size, location, color, and material. Prior to the construction of any fence or wall, plans indicating materials to be used and location shall be submitted to the Architectural Committee for review and approval. Property lines shall be verified prior to construction. At the discretion of the Architectural Committee, closely spaced parallel walls will not be approved. Any fence or wall installed by the developer/builder will not be removed or altered unless it was an option from the original homebuilder. SECTION XXXII – ADDITIONS OR ALTERATIONS: Any addition or alteration to the exterior of any building, structure, wall, lot or parcel must be a standard option from the original builder and be approved in writing by the Architectural Committee prior to the commencement of construction or alteration unless the additions or alterations are not visible from neighboring or public properties and do not violate or conflict with the Declaration or these rules. SECTION XXXIII – BALCONIES, TERRACES, PATIOS AND SECURITY DOORS: Balconies, terraces, and patios are to be kept clean, uncluttered, and free from storage. Only typical patio furniture and accessories are permitted. Balconies and patio covers are allowed only in communities where it was an original option of the builder for that specific home. Security doors are allowed if painted the same color as the home or if the color matches the outside light fixtures of the home. ****************************************************** THE ARCHITECTURAL COMMITTEE RESERVES THE RIGHT TO INTERPRET THE ABOVE GUIDELINES WITHIN REASON FOR THE PURPOSE OF INSURING THAT AESTHETIC INTEGRITY, VIEW PRESERVATION ARE ADEQUATE. ****************************************************** January 2003