Talaverde
Homeowners Association
Revised
Architectural Standards
and Guidelines
Adopted
by the Talaverde Association Board of Directors
on
TALAVERDE HOMEOWNERS ASSOCIATION
ARCHITECTURAL STANDARDS AND GUIDELINES
Table
of Contents
DESCRIPTION PAGE
II. CC&R
Violation and Enforcement.....................................................................
2
III. General
Guidelines.................................................................................................
2
IV. Architectural
Design and Material Standards........................................
4
A. Landscaping.......................................................................................................
4
B. Fencing, Walls, and
Gates...............................................................................
5
C. Patio Slabs, Other
Concrete Slabs, Patio Covers, Gazebos............................
6
D. Pools, Spas, and
Related Equipment...............................................................
7
E.
Other
Structures................................................................................................
7
F.
Other
Modifications..........................................................................................
8
1.
Security
Bars.........................................................................................
8
2.
Exterior
Lighting....................................................................................
8
3.
Solar
Screens.........................................................................................
8
4.
Window
Tinting.....................................................................................
9
5.
Playhouses,
Play Structures, Storage Sheds, and Other Sports Apparatus 9
6.
Basketball
Poles and Backboards.......................................................
9
7.
Skylights
and Solar Energy Equipment..............................................
9
8.
Awnings................................................................................................ 10
9.
Air
Conditioning Units or Equipment............................................... 10
10.
Satellite
Dish/Receivers, Antennas.................................................. 10
11.
Exterior
Paint and Finish Colors.......................................................
10
12.
Signs...................................................................................................... 10
13.
Flags
and Flagpoles............................................................................. 10
V. Drainage..................................................................................................................... 11
VI. Enforcement
Policy.............................................................................................. 11
VII. Amendments
to Standards and Guidelines................................................. 12
VIII. Liability Statement................................................................................................ 12
IX. Architectural
PROCESSING................................................................................. 13
X. ARCHITECTURAL Submittal Checklist.............................................................. 14
EXHIBIT A – Architectural Review
Submittal Form
EXHIBIT B – Impacted Neighbor
Statement
I. Introduction
As provided in the
Declaration of Covenants and Restrictions for Talaverde Homeowners Association
(CC&Rs) and the Bylaws, an Architectural Review
Committee (ARC) has been established with the right and duty to promulgate
reasonable standards against which to examine any request made pursuant to
Article 10 of the CC&Rs in order to ensure that
the proposed plans conform harmoniously to the exterior design and existing
materials of the buildings in the Talaverde Homeowners Association.
The Board of Directors
has developed the Talaverde Homeowners Association Architectural Standards and
Guidelines, which the Architectural Review Committee applies, to preserve the
architectural style established by the builders in the construction of the
homes in the community, as provided in the CC&Rs,
and to assist property owners in the architectural review process.
These guidelines are
intended as a supplement to the requirements of Article VII of the CC&Rs. They do not embody the CC&Rs
in its entirety.
YOU
ARE ADVISED TO READ THE CC&RS before developing and
submitting your review package to the ARC.
Purpose
The ARC has been established
to ensure the continuity in design, which will preserve and improve the
Talaverde Homeowners Association and aid in ensuring preservation of property
values.
The
ARC must review all plans for exterior improvements contemplated for
lots in the Talaverde Homeowners Association. "Improvements" would
include, but not be limited to, construction, grading, excavation, additions,
modifications, alterations, decoration, redecoration, or reconstruction
(including paint colors) to residential dwellings, detached garages, utility
buildings, fences, walls, patio slabs, patio covers, decks, balconies, gazebos,
pools and spas, play and sports equipment, as well as landscape plantings,
sidewalks, other concrete work, all masonry and gates.
Architectural Review Request
forms must be completed and submitted to Professional HOA Managers with improvement plans. All required documentation must be attached (i.e.,
plans, impacted neighbor statements, color samples, etc.).
A copy of the form is
attached and additional forms can be obtained from the Association's management
company, the Board of Directors, or the ARC.
II. CC&R
Violation and Enforcement
Failure to submit
complete plans to the ARC for review and approval prior to beginning
construction, or failure to complete improvements according to approved plans
and in compliance with governing codes, constitute a violation of the CC&Rs and may (1) result in a hearing and fine being
assessed against the property and/or (2) require modification or removal of
unauthorized work at the expense of the homeowner. Construction or installation of improvements
may not commence until the ARC has granted written approval of the improvement.
Assistance
The ARC staff will be
happy to assist with the submittal process, interpretation of related CC&R
provisions, and these Guidelines.
III. General
Guidelines
A. Any condition or material not
specifically defined herein shall become a matter for the consideration and
determination of the ARC.
B.
Approval
by the ARC does not constitute waiver of any requirements by applicable
governmental agencies (i.e., city permits).
C.
ARC approval does not constitute acceptance of
any technical or engineering specifications or governmental requirements. The
function of the ARC is to review each submittal for conformity to the intent
and provisions of the CC&Rs.
D.
Approval of plans is not an authorization to
proceed with improvements on any property other than the applicant’s.
E.
An oversight by the ARC regarding the CC&Rs or the Standards and Guidelines does not
constitute a waiver.
F.
Access through common property is
prohibited. Access for equipment used in construction
must be over or through the applicant’s property. Building equipment and
materials must be contained on the applicant’s property. Streets may not be
obstructed with equipment or building materials.
G.
In the event construction requires use of
adjoining property, the applicant must obtain written permission from the adjoining
property owner and submit it with the plan submittal.
H.
All work must be performed in a manner
consistent with the standards of the original residence construction and
appearance. Any work performed that is of substandard quality to the
established community of the Talaverde Homeowners Association will be reworked
to an acceptable appearance at the owner’s expense.
I.
Submittal of color samples of any paint or
stain is required when they deviate from the original colors of the residence.
J.
Impacted Neighbor Statement. The
Impacted Neighborhood Statement is designed to provide the ARC input form to
neighbors regarding any improvements that may have an effect on the use,
enjoyment, or value of their property, as well as to promote communication and
avert potential problems. The ARC uses the form for advisory purposes only.
The
Impacted Neighbor Statement must be completed and submitted with the
Architectural Review Submittal Form that will affect your neighbors in any
way. If a property line is shared with a
builder, a representative of the builder must sign the form. If the property line is shared with the
Association, the designated representative of the Association must sign the
form.
K. Terms used in the statement are
defined as follows:
"Facing"
refers to the neighbors directly across the street. In the case of a corner
lot, "facing" could refer to two or three neighbors across the street
facing the side of the residence, as well as neighbors directly across the
street facing the residence.
"Adjacent"
refers to adjoining properties, and
"Rear"
refers to properties adjoining the rear property line of the applicant's
property.
The ARC may deem it
necessary to request additional Impacted Neighbor Statements from other
neighbors in the vicinity of the proposed improvements.
IV. ARCHITECTURAL DESIGN AND MATERIAL STANDARDS
Improvements must be
designed in general conformance with the original architectural style of the
residence and the community at large. The ARC will evaluate plans based on the
overall benefit or detriment, which would result to the immediate vicinity and
the Community generally.
This section further
defines appropriate materials for use in modifications and other improvements,
which are considered typical, and may be "pre-approved" by the
ARC. Plans for items that meet the following criteria exactly need not
be submitted to the ARC. However, any deviation from these items requires
written ARC approval.
A. Landscaping
1. Definition of Components --
Landscaping components can be defined as hardscape or
softscape.
a. Hardscape – walkways, driveways, steps, planters,
landscape retaining walls, pilaster, patio slabs, pool
decking, etc.
b. Softscape
– grass, flowers, shrubs, ground cover, trees, etc.
2. Time Frame for Installation –
The Association requires the complete installation of landscaping with an
automatic irrigation system on all areas of a lot within 60 days after the close of escrow.
Articles 9 and 10
provide for maintenance of landscape and provisions for failure to install landscape
and automatic irrigation or failure to maintain landscape after installation.
Failure to install
landscape and automatic irrigation and/or maintain installed landscape
improvements is a violation of the CC&Rs and
subject to penalty.
3. Landscaping
is considered an integral part of the overall lot. As a design element,
consideration must be given to the relationship to adjacent houses and
surrounding area.
4. All
landscaping, plantings, and installation of permanent irrigation systems by an
owner must remain aesthetically consistent with the design and plan of the
Community.
5. Horizontal
hardscape materials may not exceed 60 percent of the
front and side yard; 40 percent of the front and side yards must be planted
with groundcover (organic material).
6. The
following landscaping materials are not permitted in private yards: Common Bermuda Grass, Common Mulberry, Common
Olive, and
7. The
following landscaping materials are not permitted in front and side yards: White edging, white rock, artificially
painted rocks, caliche and wooden materials (e.g.,
railroad ties).
8. The use of
decorative rock and gravel is permitted and encouraged. The complete landscape plan, including
colors, must be submitted for approval.
Weed control must be addressed on the plans.
9. Only xeriscape (low moisture, low maintenance) landscaping shall
be located on the Owner’s lot within three feet of foundation, slab, side, or
other portion of Dwelling, wall, and/or any other improvement.
10.
Irrigation system spray heads must remain
three (3) feet from all property lines and must be directed away from the walls
to reduce and avoid damage to walls shared by neighbors or the
Association. Only drip lines are allowed
in the three-foot perimeter areas.
B. Fencing, Walls, and Gates
1. All fence construction, extensions, and
finish materials not installed as a part of the original construction of the
residence require prior written approval of the ARC.
2. All property walls shall be well
maintained. Any wall surface facing the
street must be painted and stuccoed to match the
residence or be of neutral color that complements adjacent residences or
finished in a manner consistent with the builder installed walls.
3. All fence extensions must be of the
same material and design as the existing fencing.
4. The following fence or gate materials
are unacceptable to the ARC:
a. Aluminum or sheet metal.
b. Chicken wire or mesh.
c. Metal or nylon coated (plastic) chain
link.
d. Corrugated or flat plastic or
fiberglass panels.
e. Plastic webbing, reeds, or bamboo.
f. Glass block and panels.
g. Woven bender board.
h. Wood fencing.
i. Rope
or other fibrous strand materials.
j. Double property line fences.
5. Landscape and improvement plans for
corner lots must comply with the requirements of governing agencies. Walls and
shrubbery on a corner lot must be installed and maintained in accor
6. Decorative
arches, gates, decorative iron work, and security bars require written approval
of the ARC.
C. Patio Slabs, Other Concrete Slabs,
Patio Covers, and Gazebos
1. All plans for patio slabs, patio covers,
decks, balconies, and gazebos must be submitted to the ARC for review and
approval.
2. Patio slabs/decks must be installed so
as not to alter the drainage.
3. Minimum setback requirements must meet
those established by the governing agency and Summerlin West Community
Association.
4. Patio Covers, Shade Structures,
Arbors, Trellises, Gazebos, Etc.: Surface colors or finish materials must
match or harmonize with the existing colors and materials of the original
residence. The following materials are
not acceptable:
a. Corrugated
plastic or corrugated metal.
b. Plastic webbing, split bamboo, reeded or straw-like material.
c. Asphalt shingles.
d. Rolled roofing, unless on a flat roof
with a tile wrap.
D. Pools, Spas, and Related Equipment
1. Submittal of
a complete construction plan showing placement of pool or spa equipment on the
property is required.
2. Pool/spa
equipment must be screened from the view of adjacent properties and from street
view.
3. Rear and side
yard setbacks must meet the requirements of the governing agency and Summerlin
West Community Association.
4. Water falls
and other features may not be built against a property line wall.
5. The water’s edge must remain a minimum
of three feet from all property lines.
Above-ground pools are subject to review. Pool construction access is not permitted
through Association common walls.
Detached
garages, room additions, decks, balconies, or any other exterior alteration to
any building require approval by the ARC. A designer or licensed architect must
draw such improvements. Such drawings should contain the following:
1. Site plan showing setbacks.
2. Floor plan showing all walls, columns, openings, and any
condition or feature that will affect the exterior design of the
addition/structure.
3. Roof plan.
4. Elevations.
All
structures must be constructed with materials that conform to type, quality,
and detailing established in the construction of the original residence. Impacted Neighbor Statements must be
submitted; minimum setback requirements must be met.
Balconies
and sundecks are two-story features and are not allowed on
one-story homes. They must match the
architectural design, materials, and colors of the house.
Patio
Enclosures may be enclosed only with glass or screening materials
from the bottom of the header to finish floor of the patio.
Sunrooms are
a non-habital room addition with fixed glass from the
bottom of the header to finish floor.
All other enclosures are considered room additions.
Raised observation
decks, patios, landings, walks, paths, waterslides/features, statuary and other
hardscape improvements are allowed in the rear yard
only. The minimum set back requirement
is five feet (5’) from all perimeter walls.
The height of the floor surface of these hardscape
improvements may not exceed 30” above the grade of the building pad for the
residence located on the lot.
Structures (including
but not limited to gazebos, sheds, play equipment, fireplaces, barbecues, shade
structures, etc.) are NOT allowed on sloped back yards. These structures must be installed at ground
level (i.e., the same grade of the building pad for the residence located on
the lot).
F. Other Modifications
1. Security Bars – Security bars on
windows and doors require approval of the ARC. The material should be painted
to match the original color of the residence or to match the original window
frames. Elaborate designs are discouraged and incompatible with the general
architectural style of the Community.
2. Exterior Lighting - Exterior lighting,
including landscape accent lighting, must be approved by the ARC. Subtle,
low-level lighting of facades and front yard landscaping are encouraged.
3. Fixed Solar Screens – Fixed solar
screens, rolling solar screens, and rolling shutters do not require approval of
the ARC if one of the following approved screen frame colors is used. The ARC must approve all other colors.
a.
Dark
brown
b. Dark gray
c. Sand
d. Charcoal
e. Light gray
4. Window Tinting - Window tinting
does not require the approval of the ARC if the color is light, medium, or dark
smoke gray. The ARC must approve all other colors. Mirror or reflective
finishes are prohibited. Note: After-market window tinting may invalidate
your warranty.
5. Playhouses,
Play Structures, Storage Sheds, and Other Sports Apparatus - Structures
will be considered on a case-by-case basis and must be constructed, located,
and adequately screened to minimize the impact on the adjacent neighboring
property and common area. Structures
shall blend with the materials and colors of the home. The minimum setback requirement for play
equipment is five feet from neighboring property lines.
6. Basketball Poles and Backboards -
The installation of basketball poles and backboards, or other similar sport
equipment and related cement areas, must be approved by the ARC. Front
yard installation is prohibited. Use
of mobile units in the front yard is permitted provided they are stored out of
view when not in use.
Permanent rear yard
installation may be permitted provided the pole is located a minimum 10’ from
any property line, the backboard is screened from view from neighboring lots
and the street, and the equipment is maintained in a like-new condition at all
times. An Impacted Neighbor Statement
is required.
7. Skylights and Solar Energy Equipment
- The installation of any roof-mounted system to accommodate solar energy
equipment for home or pool/spa is permitted but must be approved by the
ARC. Skylights will be considered based
on number and location. An Impacted
Neighbor Statement must be submitted. Specific concerns of the Committee will
be the color of the materials used in relation to the roof color, visibility
from streets, neighboring properties, and common area. The ARC may require
Impacted Neighbor Statements from other owners in the general vicinity.
8. Awnings - Awnings require prior
approval of the ARC. The design, material, and color must be harmonious with
existing architecture. Metal awnings are prohibited.
9. Air
Conditioning Units or Equipment - Any exterior air conditioning equipment
other than the equipment installed as a part of the original residence must be
approved by the ARC, mounted below the perimeter fence line and back of the
side return wall, and screened from public view.
10. Satellite Dish/Receivers and Antennas
– Satellite dishes and antennas one meter (39.37 inches) or less in diameter
may be installed without the ARC’s approval. Antennas used for amateur (“Ham”) radio, CB
radio, FM or AM radio service, satellite radio, or used as part of a hub to
relay signals among antennas are not permitted.
11. Exterior Paint and Finish Colors -
Any change in color from the original exterior colors of any residence or other
improvement must be approved by the ARC.
12. Signs - The CC&Rs
(Article 10) provide that no signs, posters, billboard, advertising, device, or
other display shall be displayed with the exception of one standard (18” x 30”)
“for sale” or “for rent” sign. Owners
may display one sign, not larger than 20” x 20”, to advertise a garage sale at
the Owner’s unit for not more than 12 hours prior to the garage sale and no
later than six hours after the end of such sale.
13. Flags and Flagpoles – Flagpoles
over fifteen (15’) feet in height are prohibited. Flagpoles under this height must be approved
by the ARC. Homeowners are entitled to
display the State of
V. DRAINAGE
Each owner is
responsible for providing proper drainage on his/her lot if the grade
established by the developer during the original construction is altered during
the construction of improvements. Approval of plans granted by the ARC will be
based upon the assumption that the owner has provided for proper drainage.
Therefore,
the ARC will assume no responsibility.
VI. ENFORCEMENT POLICY
The CC&Rs require that any improvement must be
approved prior to the installation (Article 10). Any improvement that has been installed
without approval is in direct violation of the CC&Rs. The association may use any remedies provided
in the CC&Rs to enforce those provisions.
The ARC will make very
effort to approve improvements installed prior to the publication of the
Architectural Standards and Guidelines that meet the criteria of the
Architectural Standards and Guidelines.
Cooperation
with the following process is necessary to ensure compliance with the
provisions of the CC&Rs and to circumvent the
possibility of applicable penalties for the existing violations.
A. Improvement Without Permit - In
the event the improvement was installed or constructed without a building
permit, the owner must obtain a permit and submit it to the Committee with a
submittal package as if no construction had taken place.
B. Improvement With A
Permit - In the event the improvement was installed or constructed after
issuance of a building permit, the owner should submit the following:
1. Architectural Review Submittal Form
2. Impacted Neighbor Statement
3. Notice
of Completion or final inspection
4. Two photographs of the completed
improvement taken from two separate angles.
VII. Amendments
to Architectural Standards and Guidelines
The Architectural
Standards and Guidelines may be modified from time to time pursuant to the
following criteria:
A. Amendments must be approved by the Board
of Directors.
B. A property owner or other member of the
association may submit recommended changes to the ARC for consideration.
C. Recommendations shall be reviewed by the
ARC and, if approved by two-thirds of the ARC members, the recommendations
shall be forwarded to the Board of Directors for consideration.
D. Upon
approval and adoption by the Board of Directors, the change shall be
incorporated into the Architectural Standards and Guidelines. Notice of such
adopted amendment will be made in the association newsletter and copies of the amendment
will be available to the membership upon request.
E. All amendments shall become effective
upon adoption by the Board of Directors, but shall not be retroactive.
F. In the event of any conflict between an
amended provision of the Architectural Standards and Guidelines and the CC&Rs, the provisions of the CC&Rs
shall prevail.
VIII. Liability
Statement
ARC approval of plans
shall not constitute a representation, warranty, or guarantee that such plans
and specifications comply with engineering design practices or zoning and
building ordinances, or other governmental agency regulations or restrictions.
The ARC shall not be responsible for reviewing, nor shall its approval of any
plan or design be deemed approved, from the standpoint of structural safety and
conformance with building or other codes. By approving such plans and
specifications, neither the ARC, the Members thereof, the
Association, nor the Declarant assumes any
liability or responsibility for any defect in the structure constructed from such
plans or specifications. As provided in the CC&Rs,
neither the ARC, any Member thereof, the Association, the Board, nor the Declarant shall be liable to any member, owner, occupant,
or other person or entity for any damage, loss, or prejudice suffered or
claimed on account of (i) the approval or disapproval
or any plans, drawings, or specifications, whether or not defective or (ii) the
construction or performance of any work, whether or not pursuant to the
approved plans, drawings or specifications.
IX. Application Processing
A. Processing Time Period—In accor
B. Bond Requirement—Large scale
improvements, which include but are not limited to room additions, pools, spas,
and extensive landscaping, require a $2,000 surety bond or $2,000 check before
work can begin. This is to ensure that any damages to the Association’s
sidewalks, curbs, gutters, and streets caused by the subcontractor will be
replaced or repaired upon completion of the project. All subcontractors shall submit their bond or
monies to:
Talaverde Homeowners Association
c/o
Professional HOA Managers (Pro HOA)
Las Vegas, NV 89117
C. Construction Site/Materials—Construction
materials visible from the street must be moved within 60 days of being placed
on the lot. Materials must be stored on
the lot or driveway apron. The
construction site must be in a neat and orderly condition at the close of each
workday. Trash, scrap materials, and
debris must be disposed of daily through placement in a contained receptacle or
removed from the site.
D. Stop Work Orders—The commencement of construction of the proposed work prior
to approval by the ARC, or non-adherence to the approved plans, shall be a
violation of these rules and the ARC is empowered to issue a Stop Work Order to
the homeowner. Continuing work beyond
the issuance of the Stop Work Order shall subject the homeowner to a hearing,
applicable fines, and all other legal remedies to which the Association may be
entitled pursuant to the CC&Rs and the laws of
the State of
X. Architectural
Submittal Checklist
An incomplete
submittal package will delay the review process.
The following list is
provided to assist a property owner in preparing the submittal package:
Original plus one copy of items
A through E are required
A. Architectural Review Submittal Form—The form must be completed in its entirety. It may be duplicated for use with future
submittals.
B. Impacted Neighbor Statement— affected
neighbors must sign this form (typically "adjacent" and
"rear).” However, the
"facing" neighbors must sign the form if the proposed improvements
will be visible from a street.
C. Plans/Sketches—Plans or sketches
include elevation drawings of the improvement, size and types of materials to
be used, a site plan depicting the improvement on the lot and in conjunction
with property lines, the residence, and any other existing pertinent
improvements. Accurate dimensions (height, length, and width) must be shown.
Exterior colors and finishes must be submitted.
D. Landscape Plans—Landscape plans
must be drawn to depict the lot, residence, property lines, existing walls, and
fences. Landscape materials, such as sod, trees and shrub types and sizes must
be specified, as well as their location. Irrigation and lighting must be shown.
Samples of decorative rock or the size and/or color of the rock must be
included. Proposed hardscape areas (driveways,
parking areas, and sidewalks) must be shown.
E. Material Samples—Color paint
chips, type of rock to be used, pictures of gazebos,
pools, patio covers, and spas should accompany the detailed drawings when
available.
(Signature on File)