| ARCHITECTURAL GUIDELINES
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| INTRODUCTION
PLOTTING CRITERIA BUILDING MASS AND FORM ELEVATION AND PLAN TREATMENTS |
ROOF FORM MATERIALS AND COLORS ELEMENTS COBBLESTONE RIDGES ARCHITECTURAL CONTROL COMMITEE |
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The purpose of these architectural guidelines is to provide general design criteria and guidance for the construction of homes within the Cobblestone Ridges community. These guidelines have been developed to establish a high level of product quality, to assure both variety and compatibility, and to enhance the community’s overall value. These guidelines do not propose rigid adherence to a single pseudo-historic style. To do so often creates a community that quickly becomes visually dated or one that has a repetitious and monotonous appearance. Rather, the goal is to promote a setting achieved through architectural innovation within contemporary styles that are complementary to the physical surroundings at Cobblestone Ridges. Cobblestone Ridges is located on a unique site within the Redlands. Many of the lots are located within their own private valley. The hillsides forming this valley are accented with prominent rock outcroppings. The remainder of the lots have the Colorado National Monument as their backdrop. The setting is one of desert colors and materials. In keeping with the natural harmony of the site and its backdrop, the use of these colors and materials will be strongly encouraged within these guidelines. Homes in Cobblestone Ridges are expected to have a minimum of 1,580 square feet of living space, not including any garage, patio, balcony or unfinished storage areas. The design should pay particular attention to, and take advantage of, the view and open space orientations provided for at Cobblestone Ridges. Proper attention in these areas can dramatically increase the quality of the living experience within the home. A) Plotting Considerations: One important goal of these guidelines is to create a street scene possessing both functional and visual variety. Proper plotting and architectural design should provide this variety in appearance as well as a sense of individuality for each home. It is the intent of this section to discourage situations where: 1) homes on a street are lined up without varying setbacks, and 2) where homes on a street vary little in architectural form. B) Treatment of Corner Lot Conditions: The treatment of corner lots is key to the overall feel of the community. Units occupying corner lots should be selected and placed so that: 1) The driveway and garage is placed against the interior side yard, unless in the case of a two story, this is the area of single story massing. C) Plotting on Cross Slope Conditions: Where practical: 1) when plotting where the elevation difference between lots is greater than 2.5 feet, the units should be placed so that the garage is on the high side of the lot, and 2) the highest side of the building should be next to the rising slope bank. D) Varying Setbacks and Profiles: A varied building setback is necessary along the street frontage. Strict compliance to the minimum garage setback on contiguous lots contributes to a repetitious and monotonous appearance along the street and will not be acceptable. Many lots at Cobblestone Ridges provide for outstanding views. Varied setbacks will also be evaluated on how they take advantage of the views provided by a particular lot without overly compromising the attributes of the contiguous neighboring lots. Where practical, plans should be reversed and plotted so that garages and entries are adjacent to each other. This creates an undulating sense of setback. Occasionally, this pattern should be broken so that it will not become overly repetitious or reflected by the units directly across the street. E) Impact of Garage on the Street Scene: Due to its size and usual placement in the front of the house, the garage can tend to dominate the front elevation and street scene. The front elevation should be articulated in a fashion to offset the dominance of a garage located at the front of the house. A) Relationship of 1 & 2 Story Elements: A key technique for creating a successful street scene is to create a variety in the heights and forms of the homes as seen from the street. The uses of both one- and two-story elements help to create this variation. Accordingly, both one- and two-story homes will be encouraged at Cobblestone Ridges. Two-story architecture will be encouraged to use both one- and two-story massing within the structure’s form. B) Interlocking Mass: Stepping the second story mass softens the visual impact on surrounding uses, and is generally encouraged. As an example, the second story should be setback in relationship to the garage face below it. C) Creating a Varied Street Scene: The last two sections have addressed the use of plotting and massing to improve the street scene. These techniques are summarized as follows: 1) Open the corner lot as much as possible through selective plan form and reduced heights. A) Visual Cohesiveness: A successful community achieves a proper visual balance and sense of cohesiveness. The differences between plans and elevations must be readily discernable and create variety, yet at the same time, elements, styles and materials should not contrast to such an extent as to result in visual chaos. B) Creation of Form and Relief 1) Recesses and Shadow: The manner in which light strikes or frames a building is instrumental in how that structure is perceived. The effect of sunlight is a strong design consideration since shadow and shade give the building a sense of both depth and substance. Projections, offsets, overhangs and recesses are all tools in the creation of shadow. 2) Architectural Projections: Projections not only create shadow, but also provide strong visual focal points. This can be used to emphasize certain aspects of the design such as a major entry window. It can also distract the observer’s attention away from other elements such as the garage or a large wall plane. 3) Stepping Forms: Architectural elevations may be stepped both horizontally and vertically. Desired changes in material best occur at a step. 4) Entry Statement: The entry should be designed to serve as a focal point of the elevation and be readily discernable. The approaching observer should be drawn onto it by its visual impact. C) Articulation of Side and Rear Elevations: Cobblestone Ridges was designed such that every lot backs to open space. The use of this open space is expected of the homeowners at Cobblestone Ridges. Accordingly, the attractiveness of the rear elevations facing the open space will be of major concern. Additionally, the sides of homes facing the streets within Cobblestone Ridges will be highly visible. Each of these elevations should be treated in a similar manner and with the same architectural integrity as the front elevations. D) Visibility on Elevated Lots and Ridges: Rows of homes seen from a distance along ridges or on elevated lots are generally perceived by their contrast against the background or skyline. The dominant impact is the overall shape of the building and rooflines. These should appear as varied as possible with particular attention given to avoiding repetitious gable ends. A) Allowable Roof Pitch: The principal roof forms shall have a pitch of between 3-1/2:12 and 6:12. A single roof pitch should be used on opposite sides of a ridge. B) Roof Types: The uses of different roof types will add variety and interest to the street scene. Changing the roof form on a given plan is the best method of creating alternative elevations. However, the roof characteristics should be consistent with whatever architectural style might be chosen. 1) Acceptable Roof Types: There is no single type or form that is preferred. Hip, gable and sheds may within reason be used separately or together on the same roof. Care should be taken to avoid a canyon effect in side yards when both buildings have front to rear gables. Likewise, repetitious gable ends along rear elevations should be avoided. Roof forms with pitch changes at a porch or projections are acceptable. 2) Inappropriate Roof Types: Roof forms having dual pitches such as Gambrel or Mansard should not be used. Flat roof areas are discouraged. C) Design of Rakes and Eaves: The designer may choose from a variety of rakes and eave types based on climatic and stylistic consideration. Moderate or extended overhangs are acceptable if properly designed. Tight fascia with appropriate styles are acceptable. Care should be taken to ensure material sizes avoid a weak or flimsy appearance. D) Overhead Projections and Covered Porches: Substantial overhangs are encouraged as a response to solar and climatic conditions. The inclusion of covered porches and entries expand sheltered living space, create entry statements and produce elevation relief. Rear covered porches may differ from the roof in both pitch and material but front porches should retain at least one of these two characteristics. Through the use of materials and colors complementary to the surrounding landscape, homes at Cobblestone Ridges can enhance the experience of the community. The use of stucco is highly encouraged. Stone that is similar in nature to that found in the surrounding landscape is also very desirable. The uses of wood siding and brick will be generally acceptable. A) Stucco Texture: Smooth, light sand, sand, and machine applied textures are appropriate. B) Stone: Either natural or synthetic stone are appropriate. Visually, the stone should appear as to have been quarried locally and should generally reflect that as found on-site or within the Colorado National Monument. C) Brick: Is an acceptable material when used tastefully and in a color that will harmonize with those generally found on-site or within the Colorado National Monument. D) Wood Siding: Most traditional wood siding techniques are generally acceptable. Hardwood siding is acceptable but should be painted with a flat finish to avoid the visual impact of warpage. Plywood siding is not acceptable. Colors should reflect those as generally found on-site or within the Colorado National Monument. E) Trim Material: The size of the trim should be appropriate to the chosen architectural style or theme. Re-sawn and smooth finishes are acceptable. 1) Site Impact and Uniformity: It is neither necessary nor desirable that the community should have a single type or color of roof. Use of a single color or roof type creates a sense of monotony which contributes to a monolithic appearance when viewed from a distance. 2) Roof Materials: Tiles and shingles are acceptable roofing materials. In the case of composition shingles, the more substantial “architectural shingle” should be used. 3) Color: Roof colors should be of a generally neutral tone and relate to the wall and fascia colors of the house. Blends of color consistent with the site or the surrounding landscape will be highly encouraged. 4) Roof Vents: Vents should be the same color as the surrounding surface. 1) Use of Entry Statements: The entry serves several important architectural and psychological functions. a) Identifies and frames the front doorway. 2) Placement and Visibility: The entry should be designed and located so as to emphasize its prime functions. If the front door location is not obvious or visible because of building configuration, the entry should direct and draw the observer in the desired path. The design of the entry should be strong enough to mitigate the impact of the garage on the façade. 3) Incorporation of Roof and Architectural Features: Proper use of roof elements, columns, features, windows and architectural forms contribute to the overall impact and success of the entry. A covered entry is a traditional American housing element and is encouraged. 1) Design: Emphasis should be placed on the design and type of entry door used. It functions as the major introduction to the interior of the house and attention should be given to the image it creates. Where practical, the entire door assembly should be treated as a single design element including surrounding frame, molding, and glass sidelights. Either single or double doors are appropriate. Typically, the door should be covered by an overhead element or recessed into the wall plane. 2) Materials and Colors: Traditionally, wood is used for the entry door. Wood grain texture and raised or recessed panels contribute to the appeal of the door. Greater use is being made of metal entry doors, but in order to be acceptable, they must possess the same residential “feel” provided by the wood grain and panels. Flexibility is allowed concerning the color of the door. It may match or contrast the accent trim, but should be differentiated from the wall color. 3) Use of Glass: The use of glass in the door and overall assembly is encouraged. It expresses a sense of welcome and human scale. It can be incorporated into the door panels or expressed as single sidelights, double sidelights, or transom glass. 1) Placement and Organization: Typically, the location of windows is determined by the practical consideration of room layout, possible furniture placement, view opportunities and concern for privacy. Greater design emphasis should be directed to ensure that window placement and organization will positively contribute to the exterior architectural character. Windows greatly enhance the elevation through their vertical or horizontal grouping and coordination with other design elements. This relationship to one another and the wall/roof plane creates a composition and sense of order. All windows should appear compatible. This should not be interpreted to mean that they are all the same shape, size or type, but rather that a hierarchy of windows exists which visually relate and complement one another. 2) Materials: Wood is encouraged, but due to cost and maintenance benefits, quality vinyl frames are also common and acceptable. When vinyl frames are used, they should be accentuated with other design elements including wood trim, stucco surrounds, shutters or recessed openings. 3) Rear and Side Elevations: Rear and side elevations should be adequately addressed. Since rear and side elevations will be frequently visible, greater design effort and budget prioritization need to be given to these areas. The design guideline previously given concerning window placement organization, trim and the incorporation of architectural elements are applicable. 4) Integration with Roof and Architectural Details: The window is important to the proper articulation of the wall and roof elements. Focal points can be created by the placement of windows in architectural projection or recesses incorporated with gable, hip or shed roof overhangs. Consideration should be given to using overhangs and projections to shadow windows with south and west exposures. 5) Skylights: If used, skylights should be designed to appear as an integral part of the roof plane. Skylight framework should match the roof color. 1) Balconies: The inclusion of balconies is encouraged for both aesthetic and practical purposes. They are useful in breaking up large wall planes, offsetting floors, crating visual interest and adding human scale to the building. They provide the practical advantage of creating outdoor living areas and elevated open space. Balconies may be covered or open. They may be either recessed into the mass of the building or serve as a projecting element. In whichever manner they are used, they must appear to be an integral element of the building rather than an afterthought or add-on. The details, eaves supports, and railing must be consistent with the balance of the building design elements or style. 2) Exterior Stairs: Exterior stairs will only be allowed if they are designed and appear as an integral element of the architectural style and form of the home. 3) Columns and Posts: It is important that both columns and posts project a substantial and durable image. Posts should be of wood, or finished in wood, not less than 6 inches in diameter. Columns may be clad in masonry or stucco. They should be square, rectangular, or round and at least 12 inches in diameter with a height of approximately 4 to 5 times the diameter. 4) Railing: The type of exterior railing used on balconies, decks, and stairs, creates a significant impact on the elevation. An extensive variety of rail types are acceptable when consistent with the chosen architectural style and form including closed stucco, open wrought iron, and wood picket. 1) Patio Covers: Patio covers, trellises, and other exterior structures should reflect the character, color and materials of the building to which they are related. Supports and framing members will conform to the guideline criteria for columns and posts. The pitch of the patio roof may be less than the adjacent building. The materials for the horizontal elements are limited to either wood or the dwelling’s roof material. The side elevation of the structure will not be enclosed except in the case where a wall of the dwelling forms a natural enclosure. Building plans should allow space for the future addition of a useable patio cover within the building envelope/setbacks. 2) Mailboxes: Individual mailbox structures should reflect the architectural style and form of the home. F) Further Design Considerations 1) All mechanical equipment should be screened from public view. Further consideration should be given to any air-conditioning pad placement such that its position minimizes impact on rear yard and surrounding open space uses. COBBLESTONE RIDGES ARCHITECTURAL CONTROL COMMITEE A) Members: The Cobblestone Ridges Architectural Control Committee (ACC) consists of the HOA board members. B) Submittals: Requests for approval of proposed modifications to a home or lot (e.g., additions, construction of a shed or outbuilding, etc.) may be submitted to any ACC member. |
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