SHADOW VALLEY ESTATES ARCHITECTURAL GUIDELINES
JUNE 2017 EDITION
The home designer should view these Architectural Guidelines as aids that will protect the special qualities of The Community of SHADOW VALLEY ESTATES, not as roadblocks to creative design. These Guidelines are not meant to limit the imagination or personal needs of the individual homeowner but, instead to ensure a certain level of quality for the complete development. Individual design is encouraged and expected.
These Architectural Guidelines (Guidelines) are promulgated this 5th day of January 2005, by the SHADOW VALLEY ESTATES Architectural Committee (SVEAC) pursuant to the Declaration of Covenants, Conditions and Restrictions (AKA SHADOW VALLEY ESTATES CC&R’s), for the residential subdivision development known and referred to as "The Community of SHADOW VALLEY ESTATES" or "SHADOW VALLEY." All state and local code requirements must be met, as well as site-specific Conditional Use approval conditions required by Ada County for SHADOW VALLEY ESTATES.
A. Design Philosophy
SHADOW VALLEY is a residential development that strives to accommodate the wildlife and natural beauty of the EAGLE foothills within its boundaries. SHADOW VALLEY entices you to explore as each winding curve reveals a new and unique experience. Building one home at a time to form an open neighborhood of well-conceived and executed houses is the vision we wish to share with future homeowners. The Master Plan provides home sites in cluster form that respond to the topographical divisions of the land. The land preserved for common open space is a productive habitat and accommodates outdoor recreational activities. The home sites within SHADOW VALLEY provide a diverse range of views and amenities. Home site-specific restrictions are meant to preserve views and access opportunities that provide uniqueness to each property. The dynamics of this common open space vegetation will require ongoing management to retain this resource. Retention of native plants and replanting of native species is encouraged, provided that it is not in conflict with the wildlife control areas.
The design of SHADOW VALLEY seeks to maintain the primary drainage corridors of the area. While there are storm drainage systems included in the design, the basic principle of preserving the drainage flow is essential to encourage wildlife and natural vegetation patterns, and to protect against erosion.
Homeowners are encouraged to become educated about wildlife, as they are likely to have many native species as neighbors. The common open space will serve as wildlife corridors, especially for larger animals. The trail system and roadway bicycle lanes, both public and private, will provide links both to and from the neighborhood and to many of the amenities within the foothills region of Eagle. The existing topography has largely been preserved. Site grading has been limited to what is necessary to accommodate the public street system, infrastructure, drainage system, and home site access, and must be in accordance with the City Hillside Ordinance and the goals of SHADOW VALLEY. Each home site may need to be modified to fit complementary forms of architecture. Residences will vary from flat land homes to homes that step up or down the existing grade.
The site has been inventoried to identify some potential land hazards and to confirm suitable engineering practices. A stormwater management plan is in place to address all post-development conditions. Site-specific engineering is a requirement for building within SHADOW VALLEY.
The selection of building materials should promote a natural energy-efficient coexistence with the landscape, topography, and local climatic conditions. This can be achieved through such forms as thick walls, fire-protective roofs, sun-shading elements, and privacy or wind-sheltering courtyards. Building materials should be selected to present an appearance of timeless beauty and a sense of permanence while responding to hot, dry, cold, and snow conditions. Quality materials also benefit from requiring lower maintenance. Colors and textures inspired by the land are intended to accent and blend with the colors of the existing natural landscape to create a unified visual community.
C. Perceived Quality:
"Perceived Quality" is a primary goal of SHADOW VALLEY ESTATES. To achieve a high-quality community image, both the overall building appearance and the building detail should convey a sense of solid, permanent construction. Facade treatments associated with impermanent, hastily built, or obviously inexpensive construction materials or techniques will not be allowed.
D. Scale and Proportion of Dwellings:
Building home sites in SHADOW VALLEY ESTATES are relatively wide and are viewed from many vantage points. The architectural design should not create the impression of houses pushing too close to lot lines. The desire is to provide additional landscape along the street rather than to fill the Building Site with structures. Vertical and horizontal offsets are encouraged in preference to houses with long tall or unbroken walls and roofs butting against the minimum setbacks. Proportion is subjective, but the designer should be aware that this is an issue, which will not be ignored, and that there is rarely disagreement within the SVEAC when the SVEAC reviews a house that is ill-proportioned.
A goal of the SVEAC will be to achieve a high level of consistency of design on all surfaces of the house and other improvements in SHADOW VALLEY ESTATES. The average tract subdivision fails to achieve this high-quality community image. This occurs through the lack of continuity of design between one house and another, as seen primarily through the generalized failure of individual units making up the development to achieve a level of design consistency and substantial quality within themselves. Houses that attempt a statement of quality on their street frontage but abandon all pretense of design quality on the other sides and rear will not be approved. A house that may be of simple design and constructed of modest materials will usually communicate a more convincing image of quality than a house with over-scale columns on the front without continuity on the other three sides. A development allowing this latter type of design is disparagingly referred to as a "tract subdivision." It is the business of the SVEAC to discourage tract-style designs in favor of balanced designs that reveal unique qualities.
A. Preservation of Foothills Character
The preservation of Foothill's Character has been an essential goal in the planning of SHADOW VALLEY ESTATES. Much of the common open space has been retained in its natural state. Streets have been sited to minimize grading. Natural drainage corridors are being used for water management and wildlife habitat. Many of the home sites are not graded and are left in their predevelopment form. Each homeowner is asked to develop a site plan that responds to the open space, view opportunities, and elevation changes on each home site. The Master Landscape Plan provides the framework for plant material generally associated with the natural open space, the street zones of each home site cluster, and the Wildlife Landscape Buffer Zone.
Otherwise, any front Lot Pin along the street front of the home site may be used. (See attachment BH-1for additional information on Building Height
C.1 Single-Story Building Home sites
Building Home sites designated as single story shall not exceed these elevations as measured above the Lot Pin (as identified above): 2’-0” Elevation change from driveway approach to front of the garage
1’-0” Foundation / Subfloor
12’-0” Exterior wall bearing height (10’-0” Max at Garage)
5/12 Maximum roof pitch
C.2 Two-Story Building Home Sites
Building Home sites designated as two-story shall not exceed these elevations as measured above the Lot Pin (as identified above):
2’-0” Elevation change from driveway approach to the front of the garage
10’-0” Foundation / Subfloor
10’-0” Exterior wall bearing height
5/12 Maximum roof pitch
Note: If site contours allow, a single-story designated home site is allowed a Daylight basement below the restricted elevations. The first floor of a two-story designated home site is to be a daylight basement designed to fit the existing contours. Any necessary variations to these restrictions will be handled on a case-by-case basis by SVEAC. Under no circumstances shall a residence be above the Ada County code of 35’-0”.
View corridors and unique vistas have been taken into consideration in the development. Each homeowner shall consider the views to and from the site in the design of the home so that neighboring views are not impeded, and the home blends into the landscape. Specific restrictions may be imposed on a case-by-case basis.
The grading of home sites to accommodate house construction must be done in the most natural form. Where possible, the form of the house should step across the slope rather than cause excavation or fill. Matching existing contour lines should be the goal in re-contouring the site. In order to minimize the amount of grading on each Building Site, any improvement to be constructed must be designed to fit the conditions of the individual Building Site rather than having the Building Site engineered and graded to fit the design of the improvement.
All excavation must be done so as to create a minimum disturbance on the building site and surrounding properties. All dirt (not otherwise used) and debris as a result of excavation must be removed from SHADOW VALLEY ESTATES.
Rock Blasting: If rock blasting is required for excavation, a pre-approved blasting company must perform the work. Currently, the only pre-approved blasting company is Superior Blasting. Consultation with the developer prior to contacting Superior Blasting is required. However, a different blasting company may be utilized if pre-approval is granted by the SVEAC.
G Solar Considerations
Designers should consider passive solar opportunities. Open forms, covered and semi-covered outdoor areas such as loggias, pergolas, arbors, or trellis, which are attached or detached from the buildings are delightful spaces to use and are necessary to protect interior spaces from the summer sun. They also serve as a visual transition between the solid enclosed forms and their exterior landscape zones, creating a richness of experience and visual expression. For sun shading and exterior circulation, we suggest the use of the following open forms:
A loggia is a covered porch with two or more thick piers or substantial columns supporting its roof, which may be the main house roof or its own roof. It is usually deep enough to accommodate seating for lounging and dining. It may be on the ground floor or an upper floor. If on an upper floor, it must be supported by a wall or thick piers.
An arcade is a covered passage open on one or more sides, supported by multiple thick piers or substantial columns. Primarily used for circulation, it may be on the ground floor or on an upper floor. If on an upper floor, it must be supported by a wall or thick piers.
A pergola is an open-beamed, free-standing or attached structure, supported by piers or substantial columns. Its purpose is to provide shade in summer, usually with the help of deciduous vines, while allowing sun in winter. It may be used as a pathway similar to an Arcade or, if generous in width, maybe a place to sit and linger.
A Pavilion is a free-standing open-sided but covered structure, used for lounging, dining, and viewing. It may be attached to the house by an Arcade or Pergola. Often it is used as a retreat away from the house or at a location on the property offering a special view or outdoor environment. The supporting structure should be consistent with the main house with substantial columns or piers.
An Arbor is an open light framework structure used to grow plants and vines, which may have the additional purpose of providing a gateway and/or a shady place for dining. It may be attached to the building.
A Trellis is a light framework usually attached to a wall vertically or projecting horizontally for the purpose of growing vines, which may be purely ornamental or maybe for providing shade.
H.1 Driveways and Parking:
Driveway cuts onto streets shall be limited to one (1) per Building Site, unless otherwise approved by the SVEAC. The finish material shall be either concrete, unit pavers, or asphalt (with SVEAC approval). If using concrete, the SVEAC encourages the use of colored concrete with a pattern of troweled or stamped texture. A minimum of two off-street, paved parking places shall be required for each Building Site. Resident parking must be in an approved garage.
All mailboxes will initially be provided by Developer and shall be maintained by each homeowner.
Automobile courtyards may be used at the front of the property if landscape screen walls are built and the car opening is limited to one dominant over the garage. The visual impression should be that of a house with a gracious entry, not that of a garage and a driveway. Unless otherwise approved by the SVEAC, designs are required to remove garage door placement from the front street view. Side entry garages and garages entered by an auto court along the side of the house are preferred. Garages can be de-emphasized by use of individual garage doors rather than double doors. In general, detached garages are not encouraged, but will be approved on larger home sites.
Garage doors are required to be recessed 12" minimum from the outside face of the wall and a maximum height of 9’-0”. Unless approved otherwise, when more than one garage door is used, height variation must not exceed 1’-0”. The SVEAC requires the use of garage doors with compatible detailing that enhance the design of the home and are viewed as an integrated design feature.
- Featureless metal-clad paneled doors will not be allowed.
J Outdoor Spaces
Outdoor spaces, covered and open, such as courtyards, terraces, decks, and balconies serve several purposes and provide homeowners with delightful outdoor living spaces.
Stepped, outdoor terraces off interior rooms should be used to transition the natural landscape and contours with the building forms. Terraces may be paved in stone, pre-cast pavers, concrete or brick, and may also be planted with shrubs and grass. Outdoor terraces are encouraged rather than raised decks to ensure the blending of buildings with the landscape. Wood decks are not allowed unless supported by stone or stucco piers, and have acceptable railings.
J.3 Landscape Retaining Walls:
Landscape walls of stone or stucco should be used to define spaces and blend buildings to terraces and the natural landscape as well as to create privacy. Landscape retaining walls shall be defined as any wall other than the perimeter wall of the house that is utilized to retain soil in an attempt to blend the site improvements to the natural grade of the site.
Landscape walls shall be restricted in height to 4’-0” of retained soil and 6’-0” overall height from grade at the bottom of the wall to the top of the wall. Landscape retaining walls which are used to build the site up above the existing grade are discouraged as this approach is not considered to be working with the natural grade of the site.
J.4 Decks and Balconies:
Decks and balconies should be designed to fit into the overall architectural theme of the house. Heavy timber braces or substantial architectural columns may be used.
No fences are allowed in the front of any building site. Fences in other locations shall be SHADOW VALLEY ESTATES standard design, either TYPE I OPEN (FE-1) or TYPE 2 SOLID (FE-2). Pool fences shall be TYPE I only). TYPE 2 Fencing shall be limited to areas requiring privacy that do not obstruct views from neighboring lots and do not detract from the openness of the surrounding landscape. For this reason, TYPE 2 fencing must be specifically identified on the submittal documents for review and approval by the SVEAC. All fencing installed in SHADOW VALLEY ESTATES is to be re-sealed every two years, by the homeowner, with the approved SVEAC sealer/stain product.
L. Exterior Lighting
Exterior lighting fixtures that can be seen from the streets, common area, or neighborhood building sites must be of an indirect type. The light source in said fixtures should not be visible to the eye (includes all lamp post fixtures as well). Permanent colored light sources shall be prohibited. Temporary Christmas and Holiday lighting is acceptable within the appropriate holiday season.
M. Accessory Buildings
Only buildings used as temporary construction shelters may be erected on a Building Site prior to the construction of the main residence building. Structures such as dog houses, tool sheds, etc. which are not appurtenant to the dwelling structure, but are intended for permanent or semi-permanent use, are not specifically prohibited. Such structures are subject to SVEAC approval.
V. BUILDING DESIGN
A. Architecture Style
A submittal imitating "period Style" (for example Mission Style) is expected to be an authentic representation of the original style and to be consistent with that style from all views. The SVEAC will be looking for evidence of clear intent as well as consistency within the context established by the design. Upon request, the SVEAC will provide examples of acceptable styles. However, the SVEAC is open to considering any style that is compatible with this climate and topography.
B. Building Forms
To integrate the homes into the landscape, the home should be made up of multiple enclosed and open building forms to shape it to the contours, give easy access to the outdoors and to form courtyards for privacy and sun protection. Simple arrangements are preferred with one dominant form and multiple additions to it.
The attached forms should have separately distinguished roofs rather than be continuations of the larger roof to reduce overall monumentality. Open-covered and semi-covered exterior spaces are encouraged to create comfortable outdoor living spaces and give depth, variety, and shadows to the composition. Outdoor spaces and courtyards should be defined by walls and hedges, pergolas and pavilions in such a way as to clearly differentiate them from the natural landscape. Consideration should be made to keep all of the components in scale and proportion to one another and to the purpose they serve.
C Building Components
Front entrances are encouraged to be within entry courtyards to define privacy and intimacy. Entrances should be recessed under loggias, porches or other coverings in order to provide weather protection and a welcoming place. Entries, like all design elements, should be in scale and harmony with all other elements.
Roofs should be low-pitched so as not to be dominant. The maximum slope for any roof shall be 5 in 12. Hip roofs are required for the main building forms, yet gables may be used as accent features such as entries and dormers. The pitch of accent features may exceed the 5 in 12 maximum as long as the peak does not extend above that of the dominant roof structure. As with the design of the house as a whole, the vocabulary established by the nature of the roof should remain consistent from all views. In general, roof styles should not be mixed. Attached forms should have their own roofs that attach to the walls of the main form.
a) Approved Roof Materials:
Roof materials are required to be masonry or tile. All roof materials must meet foothills fire codes.
b) Accent Roof materials:
Accent roof elements shall be considered on a case-by-case basis and reviewed relative to site-specific conditions including aesthetic impact from neighboring property views.
Low-slope “flat” roofs shall be considered when the
Exterior color and material treatment used on the building walls shall be continuous and consistent on all elevations of a residence in order to achieve a uniform and complete architectural design and avoid a "veneer" look. Exterior colors of residences and other improvements must harmonize within themselves and be harmonious with their surroundings. All colors are subject to approval by the SVEAC. All reflective materials such as chimney stacks, flashing, exhaust vents, pipes, and attic vents must be painted to match or blend with surrounding materials. All such colors are subject to approval by the SVEAC.
a) Prohibited Exterior Finish Materials:
In order to maintain a high level of quality and consistency, Vinyl, Aluminum, Steel, and Composite Wood Siding Products are not approved for use at SHADOW VALLEY ESTATES.
b) Approved Exterior Finish Materials:
Materials appropriate for use in SHADOW VALLEY ESTATES include but are not limited to Stucco, Stone, Brick, and Concrete Composite Siding (at locations specifically approved by SVEAC). Exposed or unfinished vertical concrete foundation walls are not allowed to be greater than 12” above grade at any location.
c) Material Changes:
To avoid a tacked-on, low-quality, thin veneer look, material changes should be at an inside comer or at a major wall opening. All material changes must be either avoided or carefully integrated with the overall design of the house.
d) Joints in Materials:
Nearly every exterior material requires a joint in order to extend across the area to be covered. The treatment of these joints provides important visual clues regarding the quality of the exterior wall construction. The SVAC will be looking carefully at the method of joint treatment proposed. For all exterior materials, the type and placement of the joints and joint covers must be indicated on the drawings. No hard and fast rules can be given by the SVAC to cover all situations, except to say that joint treatment (particularly expansion in stucco) must be integrated carefully into the overall design of the house.
C.6 Garage Doors:
Garage doors should be panelized and have an attractive decorative design consistent with the design style of the residence.
C.7 Chimney Materials:
All exterior chimneys must be of stucco, stone, brick, or metal and their caps shall be screened by architecturally pleasing metal shrouds as outlined in the following section. Wood-finish chimneys are not permitted on the exterior. A metal chimney must be of color as to blend in aesthetically with the residence and will be subject to approval by the SVEAC.
C.8 Chimney Caps:
Chimney Caps of purely utilitarian design shall not be allowed in SHADOW VALLEY ESTATES. A false cap appropriate to the design of the house must screen chimney caps. The design of this cap shall be indicated in the final drawings. In circumstances where a custom-designed false cap is not desired, the chase termination shroud may receive approval from the SVEAC. Other types may be approved upon application. Metal chimney flue caps and metal accessories should be screened from view with an approved pre-finished metal cap, stone, stucco, or another compatible masonry, tile, or concrete product.
C.9 Gutters and Downspouts:
All gutters and downspouts shall be designed as a continuous architectural feature. Exposed gutters and downspouts shall be finished in such a way as complement and/or blend-in with the exterior materials to which they are attached.
C.10 Privacy Screens:
The preferred privacy screen is one that is treated as an architectural extension of the house, both in its design and in its materials.
Fascias should be a minimum of 8" deep and should be constructed of a nominal 1 -1/4” (minimum) thick piece of solid material.
C.12 Windows and Projections:
Large blank walls should be avoided. Trim around windows and doors, projections, and recesses are preferred to windows cut into the surface of a wall. Windows with a definitely visible trim surround are preferred to windows with no trim.
Window consistency in type, style, trims, and sometimes in the proportion of window area is a key focus of attention of the SVEAC. The relative sensitivity or inattentiveness of the designer is often revealed by the window treatment. Consistent with the goal of achieving "perceived quality" in SHADOW VALLEY ESTATES, the SVEAC will discourage submittals showing windows of differing styles and types scattered over various faces of the house. In general, the window treatment should be approached as a theme that can be repeated with variations, rather than regarding each window as a separate design function that exists separately from all of the other windows.
C.13 Solar Collectors:
Solar collectors and associated hardware shall be an integral part of the design of the house and shall not have a "tacked-on" appearance.
Placement of the solar collectors should consider the impact of glare on the outdoor living spaces. Solar collector types shall be submitted for review by the SVEAC in the early stages of the planning of the house to verify acceptability. Collectors shall be arranged in a compact configuration and shall have the appearance of a uniform plane with a neatly finished edge.
All glass, plastic, or other transparent skylight or solar devices shall be treated to eliminate reflective glass.
D Mechanical Equipment and Screening
D.1 Heating and Cooling Systems:
All interior or exterior heating or cooling systems must be screened from view of the neighboring property, streets, and the Common Areas.
Placement of said system equipment shall be done to minimize the impact of noise on the adjacent building sites/residences.
In general, all utility meter panels shall not be visible and shall be installed according to guidelines available from utility companies and these guidelines. All connections from trunk lines to individual structures must be underground. Exposed plumbing and electrical lines are not allowed. The material must conform to the State of Idaho Electrical and Plumbing codes. The appropriate governmental inspectors must inspect water and sewer hookups. The location of all air conditioning condenser units and power and gas meters must be shown on the drawing with appropriate structured screening. A detail of this screen is required and should match the adjacent building wall in material, design, and color. Where possible, cluster all utilities into one area concealed by a single screen.
All power panels and conduits shall be painted to match the color of the wall they are mounted to.
D.3 Mechanical Projections from Roof:
Plumbing vents should be grouped together as much as possible on the face of the roof that is opposite the street approach to the residence. The SVEAC will expect to see a statement to this effect on the final drawings submitted. Gas or other chimney flues or pipes protruding from the roof exceeding 2 feet in height will not be allowed. Such pipes shall be located in a chimney chase of a design compatible with the architecture of the house. The location and design of these chases shall be shown on the final drawing submittal. All mechanical projections shall be painted to match the color of the finished roofing material.
VI. LANDSCAPE DESIGN GUIDELINES
VI.A General Requirements:
Due to the requirement of Ada County, irrigated landscaping on slopes steeper than thirty percent (30%) is prohibited, and irrigated landscaping will be confined to less than 1⁄2 Acre of the total lot area. In addition, irrigated landscape areas should be designed to surround the building envelope to allow the native areas to flow through the property lines into native open-ground areas.
B Landscape Areas:
The goal for SHADOW VALLEY ESTATES is to integrate the new home sites into the existing native vegetation. Two categories of planting material are identified. The first list, Native Landscape Area, includes plants that are native to the region and commercially available. The second list, Enhanced Landscape Area, includes plants that are native to Idaho in addition to other species that are adaptive to the region. Requirements for specific home sites may be more or less restrictive depending on the landscape indigenous to the immediate site and the location of the site within the community.
B.1 Native Landscape Area
The plants listed in this category are appropriate for use on all parts of the home site provided that they have been identified as previously occurring on the home site in question. Not all of the species are found on every home site location in SHADOW VALLEY ESTATES.
B.2 Enhanced Landscape Area
All material found on the Native Landscape Area list may also be used in the Enhanced Landscape Area. The following selection of plants is appropriate for use in landscape areas that have a direct relationship with the home. When designing the Enhanced Landscape, one of the primary considerations must be to minimize the impact of foreign species on the native landscape where it can be viewed from rights of way and other common areas. For this reason, special care must be exercised in the selection and placement of the taller species on the list. All trees shall have a maximum mature height of 30 feet. The Enhanced Landscape must be contained within clear boundaries beyond which no non-native species are allowed. Care must be taken to ensure that this boundary is easily maintained over time.
C. Irrigation System:
All landscaped areas shall have an automatic underground sprinkler system that insures complete coverage and properly zoned required water uses:
Each hydro zone is to be irrigated with separate individual stations. Planter beds and lawn areas are to have separate hydro zones.
Pop-up sprinkler heads shall have a minimum riser height of 4 inches at lawn areas and 18 inches at planter beds.
Sprinkler heads shall be adjusted to reduce over-spray onto impervious surfaces such as sidewalks, driveways, and parking areas.
D Service Yards
Service yards, clotheslines, swimming pools, or other amenities are subject to review and permitted on a case-by-case basis only.
When not provided by other structures, each residence should have a screened service yard, enclosing garbage and trash containers, firewood, bicycles, and other items of personal property and must be placed where they will have a minimal visual impact on neighboring building Sites.
VII. SHADOW VALLEY ESTATES ARCHITECTURAL REVIEW PROCESS
The surrounding environment of SHADOW VALLEY ESTATES includes a unique combination of foothills environments that need to be taken into consideration while undertaking to begin the design process. Review your home site with your designer to understand its particular opportunities and constraints. Review these guidelines to
develop an awareness of the importance of designing the site. Limitations on site
grading will affect the development of building forms on SHADOW VALLEY ESTATES.
A Preliminary Submittal
The purpose of the preliminary submittal is to review designs at the preliminary design stage to give the SVEAC a chance to comment on the designs that may not be in keeping with the concept of SHADOW VALLEY ESTATES, or that could be duplications of other designs in close proximity to the requested improvement, or to suggest changes in the design.
The intent of the preliminary submittal and approval process is to identify and eliminate difficulties that could arise in the final construction approval review, thus speeding the overall process.
A.3 Submittal Requirements
Preliminary Submittals shall include the following:
a) Preliminary Submittal Application (PS-1)
b) All applicable fees as identified on the Schedule of Fees (FS-1)
c) All drawings and documentation indicated on the Preliminary Submittal Checklist (PS-2)
A.4 Preliminary Approval
The receipt of a qualified and complete preliminary approval shall not be deemed as approval for the construction of the improvement.
Commencement of work shall not be undertaken prior to the applicant's having received written approval from the SVEAC, based on the final application, and the applicant shall not proceed beyond the extent of work approved. Verbal approval or approval to proceed to come from any other source other than the SVEAC does not constitute approval to proceed with the work on the site. It may occur, in the case of complex roof forms or unusual structures, that the SVEAC may require isometric or perspective views or models in order to fully understand the visual impact of the three-dimensional feasibility of the proposed improvement. The SVEAC during the preliminary approval process, shall notify the applicant of this requirement.
Preliminary approval shall be valid for a period of six (6) months, at which time it shall expire unless extended by the SVEAC.
A.5 Preliminary Hearing
The applicant and the applicant’s consultants shall be entitled to at least one (1) hearing before the SVEAC at which the applicant and the applicant's consultant shall be permitted to engage in informal discussions with members of the SVEAC with respect to the applicant's preliminary submittal. The time, date, and location of the hearing shall be set by mutual agreement of the SVEAC and the applicant.
B Construction Submittal
The purpose of the Construction Submittal is to review the final construction documents that are intended to be used for the construction of the improvements in order to verify that all items and/or conditions of preliminary approval have been addressed.
The intent of the Construction submittal and approval process is to establish an approved base set of construction documents that the SVEAC will utilize to verify compliance throughout the project and during the Final Compliance Review.
B.3 Submittal Requirements
Construction Submittals shall include the following:
a) Construction Submittal Application (CS-1)
b) All applicable fees as identified on the Schedule of Fees (FS-1)
c) All drawings and documentation indicated on the Construction Submittal Checklist (CS-2)
C Existing Construction Alteration, Addition, or Modification Submittal
Before an improvement in SHADOW VALLEY ESTATES may be altered, modified, painted, stained, or otherwise refinished, including excavation, fill, alteration of existing drainage, or the planting, cutting or removal of existing vegetation, shrubs, or trees, or any other alteration or modification, it must be approved by the SHADOW VALLEY ESTATES Architectural Committee. Due to the varying magnitude of work associated with these types of projects, various requirements may be waived by the SVEAC upon review of the Preliminary Submittal.
C.1 Submittal Requirements
Modification Submittals shall include the following:
a) Modification Submittal Application (MS-1)
b) All applicable fees as identified on the Schedule of Fees (FS- 1)
c) Detailed explanation of modification and drawings as required to clearly identify the nature of the work.
D Construction Agreement
Once written approval has been provided by SVEAC for the Construction Submittal, the applicant is required to submit the completed Construction Agreement (CA-1 or CA-2) and associated Construction Deposit (as indicated on FS-1) prior to beginning construction. Upon receipt of this agreement, the SVEAC will issue a notice to proceed with construction.
E Final Compliance Review
The Owner shall be responsible for notifying the SVEAC when construction is complete. At this time the SVEAC shall make an inspection to verify compliance with the application as approved. Any non-compliant items identified during this inspection shall be subject to correction by the owner or with the construction deposit as identified on FS-1.
F Documentation Accuracy
It is imperative that the drawings submitted to the SVEAC be internally consistent with one another and accurately drawn exactly as the improvement is to be built. A high level of inconsistency and inaccuracy is one of the primary reasons for the rejection of the submittal by the SVEAC. The SVEAC is charged with the responsibility to the Homeowners of SHADOW VALLEY ESTATES of approving specific installations and cannot approve such drawings when their deficiencies are apparent.
Revisions required by the SVEAC must be drawn and re-submitted before the SVEAC can issue a formal approval unless the nature of the revision is such that the SVEAC can accurately describe it in a letter of conditional approval.
H Notification of Action
The Applicant shall be notified of the action of the SVEAC within 14 days after a complete submittal, as required herein, has been made to the SVEAC.
I Expiration Date of Approval
The construction approval shall be valid for a period of 1 year, at which time it shall expire.
The SVEAC may hear one additional presentation from the owner or builder if necessary following its first formal review to ensure that there has been no misunderstanding of the application. After the second review or hearing, the SVEAC's approval or rejection of the submittal shall be considered final.
K Construction Timing
All building construction must be complete within 2 years of commencement unless the SVEAC, during the submittal process, has granted a specific exception in writing.
The Construction Deposit is intended to ensure that the residence is built and landscaped per the approved plans. SVEAC does realize that in some cases the Homeowner will be handling the Landscape portion of the project and therefore the transfer of the responsible party will be as follows:
The initial Construction Deposit Submitted from Builder shall be retained until landscape work is complete unless the Transfer of Responsible Party Form (TRP-1) is submitted with Landscape Deposit by Homeowner. Once this form is submitted, the initial Construction Deposit will be released when the building construction is complete (excluding landscape).
Refer to FS-1 for Deposit amounts.
SHADOW VALLEY ESTATES Architectural Guidelines dated JUNE, 2017 are hereby adopted and approved by the SHADOW VALLEY ESTATES Architectural Committee (SVEAC).