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Overlook Design Criteria
 

Overlook Design Criteria

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Design Criteria for new homes in the Overlook

Design Criteria for new homes in the Overlook

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    Overlook Design Criteria Overlook Design Criteria Document Transcript

    • ARCHITECTURAL & SITE DESIGN CRITERIA October 2008
    • INTRODUCTION The following Architectural and Site Design Criteria (ASDC) will apply to all development and re-development within the Overlook at Mariana First Subdivision. A Design Review Committee (DRC) shall be formed by the Home Owners Association (HOA) to review all applications for compliance with these criteria prior to submittal to the City of Loveland for review. The ASDC are to be used by lot owners when constructing, modifying, or landscaping homes or other structures on individual residential lots within the Overlook at Mariana First Subdivision. The Architectural Standards included herein, such as building height, garage placement, roof pitch, landscaping, fencing, grading and site drainage shall be administered by the City of Loveland. The City of Loveland will not enforce provisions contained herein that are overseen by the DRC and are not adopted requirements of the City. The DRC is empowered to grant variances to the items contained herein that are not adopted requirements of the City as set forth in the separate declaration of covenants, conditions, restrictions, and easements for The Overlook. The ASDC are not intended to supersede applicable Federal, Colorado, or Loveland codes or ordinances. In case of conflict or discrepancy, or for subjects not addressed in the ASDC, the more restrictive regulation shall take precedence. All building plans shall substantially comply with the narrative provided here and shall be reviewed by the City of Loveland Planning Division prior to the issuance of a building permit. In order to assist the City in its review of a building permit application for any proposed structure, or proposed alteration of a structure, each applicant shall submit a copy of the applicant’s Application for Design Review Committee Approval form which indicates the approval or disapproval by the Overlook at Mariana DRC in its private review of such proposed structures or alterations. However, the approval, conditional approval, or denial of proposed designs by the DRC shall not be the final basis used by the City for any determination as to whether a proposed structure or alteration is in compliance with these ASDC and/or any applicable portions of the Municipal Code. The City’s decision to issue or withhold any building permit shall be final. The HOA hereby waives any right to challenge said decision in a court of law, and waives any right to pursue recovery of any financial damages or loss from the City in association with the City’s decision to issue or withhold any building permit within The Overlook. In order to assist the City in confirming that these design criteria are honored through the construction of the finished structure or alteration of a structure within The Overlook, the building permit applicant, prior to payment of final building permit fees and receipt of a final inspection from the City, shall submit to the City a copy of the approved Certificate of Compliance issued by the DRC in its private inspection of the completed structure or alteration. It is understood and agreed that the approval, conditional approval, or disapproval of the completed work as indicated on the Certificate of Compliance from the DRC shall not be the Revised 31 October 2008 Page 2 of 24
    • final basis used by the City for issuance or withholding of any Certificate of Occupancy. The City’s decision to issue or deny any Certificate of Occupancy within the Overlook at Mariana First Subdivision shall be based on the City’s independent determination that the completed work complies with these ASDC and all applicable portions of the Municipal Code. The City’s decision to issue or withhold any Certificate of Occupancy shall be final. The HOA hereby waives any right to challenge said decision in a court of law, and waives any right to pursue recovery of any financial damages or loss from the City in association with the City’s decision to issue or withhold any Certificate of Occupancy within The Overlook. Purpose and Intent The following Design and Architectural Criteria have been prepared to ensure that the goals and vision are realized for properties in the Planned Community known as the Overlook at Mariana First Subdivision. The purpose of these ASDC is to provide specific design criteria for the subsequent improvement or modification of individual homes and for the development and subsequent improvement or modification of landscapes within the community. The ASDC are designed to establish and maintain a quality community appearance, assure compatibility, direct architectural and neighborhood character and form, and enhance property values. All residential development within The Overlook is to abide by the applicable criteria established by these ASDC in addition to the normal development standards established by the City of Loveland. Community Concept and Character The Overlook at Mariana First Subdivision is proposed as a walkable, environmentally- responsible community with phenomenal views and easily accessible recreational opportunities at the Mariana Butte golf course, Buckingham Lake, Boedecker Lake, the private open space, and potential clubhouse facility. This will be a unique community neighborhood of custom homes linked by greenbelts, tree lined pedestrian walks, and public roadways. A mixture of home sizes and prices is desired to create a neighborhood where smaller, high-quality jewel-box homes coexist with spacious ranch estates to provide luxury living opportunities for individuals, couples, families, and retirees for the enrichment and diversification of the overall community. Building Code All structures shall conform to all applicable building codes and ordinances. Approval by the DRC does not constitute or imply compliance with such codes and ordinances. Revised 31 October 2008 Page 3 of 24
    • ARCHITECTURAL DESIGN STANDARDS Purpose and Intent The architectural character of the homes in The Overlook is intended to reflect the character of the Colorado foothills with a variety of interesting and compatible relationships of form, texture and architectural styles. Additionally, economic factors, environmental concerns, and construction practices prevalent in the industry are important influences. The design criteria are intended to promote a high level of design quality, assure compatibility between residential products within the community, and guide character and form. They speak to five-sided architectural requirements which create finished designs on every side of the home and the roof. The following architectural design objectives shall be incorporated into the community and shall be considered when designing the specific architectural building elements. Architectural Theme, Elements and Character The country setting of The Overlook defines the community’s architectural character. The property is situated on a bluff that offers majestic vistas of Mariana Butte, Mariana Butte golf course, Devil’s Backbone, Buckhorn Creek valley, Buckingham and Boedecker Lakes, Longs Peak, and the Mummy Range. It is a setting that deserves respect. The goal is for the architectural character of each home to capture the spirit of the Colorado Front Range foothills and mountains and reflect the natural textures and colors of the land. This will be accomplished through the careful use of pitched roofs broken by dormers and gables, deep wrap-around porches or covered decks with columns, the use of timber and stucco to replicate historic building styles, and the use of stone or masonry to anchor the home to its site. These Design Criteria encourage a range of creative architectural expressions. No two homes will look alike at The Overlook, yet they will all harmonize with their setting and thematically compliment each other. Environmental Stewardship Homebuilders within The Overlook will be leaders in the community who model the use of technologies, products, and practices that provide greater energy efficiency, reduce pollution, provide healthier indoor air, reduce water usage, preserve natural resources, improve durability, and reduce maintenance for new homes. Each home within the neighborhood shall be officially certified as “Built Green,” or shall have a documented Energy Star efficiency rating of 85 points or lower prior to issuance of a Certificate of Compliance by the DRC and occupancy by the homeowner. Revised 31 October 2008 Page 4 of 24
    • Building Heights Single-family residential units shall be either one, one and a half, or two story structures (exclusive of basements). Two-story structures are not permitted within Lots 7-9 of Block 3 to minimize the potential negative impact that tall structure height may have on the adjoining Lots 10-17. All building heights shall conform to the City of Loveland Municipal Code. Building Area Each residential dwelling shall contain the amount of finished floor space above grade level as set forth in the table below. All minimum square footages are exclusive of garages, patios, basements, roofed or unroofed porches, terraces, or accessory buildings. Location Minimum Square Footage Block Lot Ranch Multi-level 1 4-21 2400 Square Feet 2800 Square Feet with 1800 sf min on main level 1 1-3 2000 Square Feet 2400 Square Feet with 1800 sf min on main level 2 1-11 1 22-34 2 12-16 1800 Square Feet 2200 Square Feet with 1000 sf min on main level 3 1-6 & 10-17 2200 Square Feet with 1400 sf min on main level 3 7-9 1800 Square Feet 1-1/2 story Permitted, 2-story NOT permitted Massing Homes should step down on all sides to minimize walls two stories or greater in height so that homes do not appear highly vertical. Graduated wall heights are important in maintaining proper massing and avoiding large, slab-like walls. Rear elevations must be given additional consideration for lots that may be viewed from the golf course, West First Street, or the commonly owned green belt outlots. Elevations All houses shall express consistent architecture detailing on all four elevations. Architectural elements such as shutters, vents, highly articulated window bays, covered entries, porches, and cantilevers may be incorporated into each structure. The rear and side elevations of homes shall reflect the same materials and architectural detailing found on the front elevation, including window patterns, building articulation, rooflines, trim, and ornamentation. The exterior finish material shall be installed to within 6” of the adjacent finished grade on each elevation to eliminate large areas of exposed concrete foundation walls and to appear as a single structural element which anchors the home to the site. Revised 31 October 2008 Page 5 of 24
    • No elevation view shall be comprised of a singular, flat, uninterrupted plane on either the roof or wall. A minimum of two visible planes shall be incorporated into each wall and roof elevation. Each plane shall be separated from the other by an offset not less than 12” from the adjacent plane. Windows The size, number, and placement of windows should provide a sensitive counterpoint to wall surfaces. The size and shape of window openings are to be appropriately proportioned to scale and to the character of their location in the structure. Larger windows are to be subdivided with structural members or created by ganging smaller windows. Based on the considerations of view and day lighting, solar and other energy-use considerations are to be applied with larger window on southerly exposures and smaller windows on northerly walls. Posts and Columns All covered porch and deck columns shall contain a substantial masonry base in proportion to the overall building mass. The minimum bottom width shall be 24” and the minimum height shall be 36” for the masonry base. It is recommended that masonry bases for deck posts extend full height from the ground to the top hand rail. Battered masonry base tapers are permitted provided that the masonry column cap edges extend laterally at least 4” but not more than 12” past the supported column or post. The supported column or post may consist of clapboard columns, masonry stucco supports, timber posts, or decorative columns that architecturally harmonize with the dwelling as approved by the Design Review Committee. The minimum size of vertical support posts shall be 8”x8” or 12” diameter for solid timber posts or 12”x12” for framed or stucco posts. In general, all posts should have a minimum width of 1” of every 1’ of post length. If two or more columns or timber posts are grouped to form a composite support structure, the width of the individual columns or timber posts may be reduced to 6”. Roof Details The roof shall be considered an architectural element of the home and should receive care and attention in the design. Expanses of unbroken roof planes or ridge lines are discouraged. Each elevation shall have a minimum of two visible planes on the roof. Each plane shall be separated from the other by an offset not less than 12” from the adjacent plane. Architectural details such as multiple gables, hip roofs, dormers, bird-box corners, and/or varying roof and facade planes shall be expressed in each custom home built. 24" minimum overhang (soffits) are recommended at all rake ends of the roof and 16” minimum overhangs shall be incorporated at all other roof eaves. 16” overhangs at rake ends may be approved by the DRC where deemed compatible with the proposed architectural style of the home. Secondary roof structures (dormers, etc.) may incorporate a 12" minimum overhang. Fascia boards shall have a minimum width of 8” and shall be stained or painted. Steep roof pitches (10:12 or steeper) are encouraged. Roof pitches flatter than 6:12 shall require the approval of the DRC as to architectural compatibility and design. Slate, masonry tile (concrete or clay), or synthetic shake roof treatments are encouraged. All fiberglass-reinforced asphalt shingles shall be an architectural grade incorporating a raised textural element and shall be warranted for a minimum service life of forty (40) years. No flat Revised 31 October 2008 Page 6 of 24
    • asphalt or rolled roofing may be used on the roof of any structure except where specifically approved by the DRC as a necessary, non-visible element on a dwelling with a flat roof (i.e. southwest-style architecture). Standing seam metal roofing or weathered corrugated metal roofing may be considered for approval by the DRC in cases where this material is an integral component in the building architecture. The building contractor is required to install all vents in a common chase fenced from view to the extent reasonably possible. Exposed vent chases, pipes, chimney caps, and attic fans shall be located on the roof slope facing away from the street whenever possible and painted to match the trim, siding or roof material. No mechanical equipment shall be permitted on roofs except attic fans which may be allowed provided they do not protrude more than 12” above the roof surface. Front Doors Front entry doors shall appear to be a substantial architectural element of the front elevation. They shall be constructed of fiberglass, natural wood, or wood composite with raised panels or geometric carved patterns as appropriate to each house style, and should be installed in exterior frames that are constructed of wood or are clad to match the windows. No steel or metal front entry doors are allowed. Garages Each home shall include a two-car garage as a minimum. Three-car garages are the expected norm. The building architecture shall de-emphasize the garages as much as possible. Garage doors visible as part of front building elevations shall not comprise more than forty (40) percent of the ground floor, street-facing, linear building frontage. Side loaded garages facing a street on a corner lot are exempt from this condition. Garages on lots with less than 65 feet of frontage (measured at the building front setback line) on a public street right-of-way shall not have garage doors for more than two cars visible as part of the front building elevation. Garage doors with a height greater than 10’ (ie RV garage doors) are not permitted to directly face the street, and require approval from the Design Review Committee. Where a garage is a component of the front building elevation, the garage shall be either: side- loaded, have a living space directly over the garage space, or have the occupied portion of the home or a front porch feature which extends beyond the front face of the garage by at least four feet. Covered porches, for the purposes of this requirement, shall measure at least eight (8) feet in length (across the front of the building) by six (6) feet in depth (perpendicular to the front of the building). Garage facades shall be detailed with windows, soffits, fascias, accent siding, decorative garage door openings, and/or masonry. Garage doors shall have a hand-crafted appearance and shall be constructed of wood or resin bonded wood composites. Garage door windows are encouraged. All street facing elevations for side-loaded garages shall contain at least one window architecturally detailed to be complimentary and compatible with the habitable portion of the dwelling. Metal garage doors are discouraged and may not be approved by the DRC unless covered with a wood veneer on the exterior surface. Excessive garage freeboard space greater than 24”, as measured between the top of the garage door and the bottom of the eave line, is not permitted unless visually softened with architecturally detailing approved by the DRC. Revised 31 October 2008 Page 7 of 24
    • Where a 3rd car bay occurs, the 3rd bay shall be set forward or back from the plane of the main garage face by a minimum of 2', or it shall be side loaded, or the 3rd bay may be configured in a tandem location behind the 2 primary bays. Materials Materials used on exterior surfaces of all housing types are a key design element in The Overlook. Unbroken expanses of a single material can overpower the rest of a building and its surroundings, while too many materials result in visual chaos. All exterior walls should be finished with a minimum of two façade materials. The secondary façade material(s) should cover a minimum of 20% of each elevation (exclusive of window and door openings). All materials shall blend and be compatible with the community and the landscape. Natural textures are encouraged. Heavy timber utilizing traditional mortise/tenon/pegged joinery and/or masonry elements are encouraged and may be required by the Design Review Committee. Enhanced architectural detailing may be allowed in lieu of a secondary material if approved by the Design Review Committee. Masonry The exterior finish on all elevations of each single-family residence shall consist of a minimum of 80% masonry, natural/synthetic stone, cement stucco with an elastomeric colored finish, or synthetic stucco colored finish (EFIS). These materials should be used as a visual "base" for the residence. If masonry is used at the corners of the street-facing elevations, the masonry must “wrap” the side elevation corners for a minimum horizontal distance of 3’ and extend vertically full height to the soffits. The DRC may allow wainscot height masonry corner wraps if the masonry is extended on the side elevation to the nearest inside wall corner. Siding A maximum of 20% of any elevation may be finished with cedar shakes, fiber cement textured synthetic shakes, or horizontal tongue and groove or lap siding (8" maximum visible surface). Textured fiber cement siding products (such as Weatherboard or Hardipanel), natural wood (cedar or redwood), or weathered corrugated metal are allowable siding materials. Trim Stucco bands, natural/synthetic stone, brick, textured fiber cement siding products (such as Weatherboard or Hardipanel), textured engineered wood products (LP SmartSide), or natural wood (cedar or redwood) are allowable trim materials. A minimum trim width of 4” shall be used around windows and at the top of the siding or stucco adjacent to the soffits. A minimum trim width of 6” shall be used adjacent to siding or stucco, and at the bottom of the siding or stucco at the foundation. A 12” wide stucco belly band may be used in lieu of the 6” foundation trim where approved by the DRC. Window Wells Basement window wells shall be constructed of concrete or heavy timbers. Corrugated metal window wells are not permitted. Visible portions of concrete window wells shall be coated with stucco to match the home. Timber window wells shall be stained to match the exterior timber Revised 31 October 2008 Page 8 of 24
    • elements of the home. No window well may encroach into any front, rear, or side yard drainage or utility easement. House Numbers. Each dwelling unit will have the house number clearly displayed and illuminated on a masonry or cast bronze plaque architecturally integrated into the front yard or the front exterior of the home. The design and location is to be shown on the house plans and submitted for review and approval by the Design Review Committee. Inappropriate Materials Exposed concrete blocks, painted concrete, multicolored masonry, mirrored glass, prefabricated metal buildings, painted metal used as a building skin, vinyl or aluminum siding, simulated brick, unnatural brick and stone colors, high-gloss reflective finishes, hardboard, and masonite are not acceptable. Color Color exerts a tremendous impact upon the visual perception of the community. The color of all exterior building surfaces shall replicate the hues drawn directly from the soils, rocks, and foliage of the western Loveland foothills. In general, these hues would be described as earth tone in character. Trim colors must be complementary and not of high contrast to the primary base color. Gutters shall be painted to match the material on which it rests or the trim color. All exterior railing, siding, and trim must be painted, powder-coated, or stained. Bare, unprotected exterior materials (masonry excepted) are not permitted. Fire Protection. All homes in this development shall be equipped with an outside strobe light placed on the structure exterior in a location visible from the roadway in accordance with City of Loveland Fire Department requirements. Garage and attic areas in buildings constructed on all lots shall have heat detectors installed in accordance with City of Loveland Fire Department requirements. Energy Conservation Equipment. No unsightly finishes, reflective surfaces (which cause glare to neighboring Lots or streets) or unsightly exposed piping and wiring are permitted on any solar energy collector panels or attendant hardware or other energy conservation equipment constructed or installed on the Property. Revised 31 October 2008 Page 9 of 24
    • AND LANDSCAPE AND SITE DESIGN Purpose and Intent The Landscape and Site Design criteria are intended to guide all private landscaping within The Overlook, respect the Overlook at Mariana First Subdivision Landscape Plan, and provide compatibility with adjacent properties and the project's streetscape. All common open space area including buffer yards shall be installed or guaranteed by the Developer prior to the issuance of the first certificate of occupancy for lots immediately adjacent to each outlot or open space area. The approved master landscape plan for The Overlook is on file with the City of Loveland Planning Division. All plantings proposed within utility or drainage easements shall respect the separation requirements set forth on the master landscape plan notes. It is the responsibility of the Lot Owner to provide and install all landscaping for their Lot, including street trees. Landscape Design Landscape Plan. A landscape plan for each Lot showing the location and identity of all proposed landscaping elements (trees, shrubs, plants, statuary, ground cover, yard ornaments, ponds, stones, lighting, retaining walls, dog runs, play houses/equipment, etc.) shall submitted to the Design Review Committee by each Owner for review and approval prior to installation of any landscaping on a Lot. The plan shall also show the location of the proposed screening for any air conditioning units, as well as all existing buried utilities on the Lot. The buried electric wires are typically placed 2’ behind the sidewalk or 8’ behind the curb where no sidewalk exists. The buried gas pipes are typically installed 10’ behind the sidewalk or 18’ behind the curb where no sidewalk exists. The placement shown on the landscape plan should be based on field locates for the specific lots. The design shall avoid blocking side yard view corridors to the lake and golf course to the greatest extent possible. The landscape plan may be submitted concurrently with the dwelling plans, or separately at a subsequent date not later than twelve (12) months after DRC approval of the dwelling construction plans. Plans which define a rigid property boundary are discouraged, while plans which blend yards through the use of similar planting materials and landscaping treatments along property lines are encouraged. Turf areas in the rear yards of all villa lots (Lots 22-34 of Block 1 and Lots 12-16 of Block 2) shall be contiguous with all adjacent lots to facilitate mowing by the HOA. Owners are advised to consider an emphasis on coniferous, rather than deciduous, trees to minimize tree losses due to wildlife damage. A list of elk-resistant plants can be found on the internet at http://www.env.gov.bc.ca/cos/info/wildlife_human_interaction/docs/garden.html. Trees. The landscape plan shall identify the location and species for a minimum of one 2” (minimum) caliper deciduous tree and one 6’ (minimum) tall coniferous tree for each lot. Estate lots must also include a minimum of two 1-3/4” caliper ornamental trees. Additionally, where detached sidewalks have been constructed, one 2” (minimum) caliper street tree shall be shown in the tree lawn situated between the curb and the sidewalk. Where no sidewalk exists, the street tree shall be planted 4’ behind the curb. Corner lots shall have a minimum of two street trees Revised 31 October 2008 Page 10 of 24
    • with one situated on each separate street frontage. Unless otherwise approved by the DRC, street trees shall be selected from the following list: Ash (Marshall, Summit, Autumn Purple, Patmore, or Cimmeron) Maple (Autumn Blaze, Emerald Queen, or Bit Tooth) Honey Locust (Shade Master or Imperial) Hackberry American Linden Northern Catalpa All trees be placed a minimum of 4’ away from existing buried utilities. Shrubs, Perennials, and Annuals. The landscape plan shall identify the locations, names, and quantities of shrub (5 gallon container), perennial (one gallon container), and annual plants proposed to beautify the lot and enhance the overall aesthetics of the neighborhood. All shrubs be placed a minimum of 4’ away from existing buried utilities. Irrigation. Water sprinkler systems with underground pipes shall be installed at each Owner's expense for the watering of all landscaped portions of a Lot including any adjacent right of way and tree lawn situated between the curb and the sidewalk. Lot Owners may install additional landscaping on adjacent HOA property if the additional landscaping is shown on the Lot Owner’s landscape plan, approved by the Design Review Committee, and maintained/watered by the Lot Owner. The landscape plan shall identify the location of the outdoor controller and shutoff for Lots 22-34 of Block 1 and Lots 12-16 of Block 2. Sprinkler heads shall be installed and configured to minimize water waste and overspray onto impervious surfaces such as sidewalks, driveways, and roadways. Ground Covering. The landscape plan shall identify the proposed location of all ground covering (rock, gravel, wood chips, or mulch or similar ground covering used in landscaping of a Lot) shall not make up more than thirty-five percent (35%) of the landscaping on any Lot. Exceptions may be granted by the Design Review Committee for attractive, professionally designed xeriscapes that are determined to enhance the character, quality, and aesthetics of the Property. No Ground Covering shall be allowed within the tree lawn unless specifically reviewed and approved by the Design Review Committee. Landscape Elements and Components Not Allowed. No artificial turf or plants of any type are to be used in the landscape. Areas visible from a public right-of-way shall not have yard decorations such as plastic or fiberglass animals, birds or human replicas, windmills or other agricultural equipment incorporated into mailboxes or other unnatural landscape elements. Bronze, timber, or stone sculpture proposed for front yards shall be submitted to the DRC for review and approval prior to installation. Landscape Plan Revisions. Minor revisions to the approved landscape design/plan can be made by the Owner without review or input from the Design Review Committee. Major revisions to the approved landscape design/plan (defined as the addition, deletion, or relocation of twenty percent (20%) or more of the plant material described on the approved landscape plan) must be submitted to the Design Review Committee for review and approval prior to implementation of the proposed revision. Revised 31 October 2008 Page 11 of 24
    • Landscape Construction Installation. All landscaping elements, as depicted in the approved landscape plan, shall be attractively installed on the Lot within six (6) months after substantial completion of the exterior home improvements (ie walls, roof, and concrete flatwork). The installation of landscaping in the rear yard on estate lots may be phased over a longer period of time if phasing is clearly indicated on the landscape plan and approved by the Design Review Committee. Landscaping completion deadlines between October 31st and May 1st are automatically extended to May 31st due to winter weather limitations. Intersection Sight Distances. Except as may be required for traffic control signage, no fence, wall, shrub, planting or other structure shall be placed or planted on any portion of a Lot near a street junction, if such structure may obstruct the sight lines between two and one half feet (2 ½') and eight feet (8') above the top of the street curb, within the triangular area formed between points twenty feet (20') from the junction of such street edges. Plant Materials. Plant materials used in the open space landscape and on private residential lots shall be native or naturalized to the area. Plant material selection should be made from locally available nursery or garden center stock. The Colorado Nurserymen's Association Rocky Mountain Plant Guide lists acceptable plant materials for this region. The use of elk and deer resistant plant varieties is encouraged. Irrigation. All turf areas shall be seeded or sodded, irrigated with a buried sprinkler system, and kept at least four (4) feet away from the foundation of the home or as recommended by a professional soils engineer or landscape professional, to ensure proper drainage is maintained. Outdoor shut-off valves and outdoor controllers shall be installed at each home on Lots 22-34 of Block 1 and Lots 12-16 of Block 2 to facilitate maintenance by the HOA without disturbance of the home owners. Sprinkler heads shall be installed in locations to minimize water waste and overspray onto concrete sidewalks, driveways, roadways, and the ornamental perimeter fence. Foundation Plantings. Planting beds shall surround the foundation of each home except where the foundation is bordered by patios, decks, walkways, or driveways. The planting bed shall be a minimum of four (4) feet from the homes' foundation to the lawn areas in order to ensure proper drainage. In all instances, watering near the foundation should be minimal (e.g. drip irrigation systems) to avoid possible structural damage to the residence. All planting beds shall be separated from turf areas with a 4” (minimum) tall steel or concrete header. All Planting beds shall be mulched with stone or gravel on top of a commercial grade weed barrier. Air Conditioning Units. Compressors and fans for central air conditioning systems located outside the exterior of a building shall be adequately walled, fenced, or screened with landscaping to prevent unreasonable noise and visible exposure. Air conditioning units extending from windows or protruding from roofs are not permitted. Mulch. All planting beds shall be mulched with soft mulch or rock mulch. Rock mulch should be a minimum of 1-1/2 inch diameter and should compliment the color of the residences. Multicolored rock (i.e. pink granite or other colors) is discouraged. Red lava rock and white Revised 31 October 2008 Page 12 of 24
    • stone are not permitted for use as mulch. Large diameter river rock, moss rock or other "feature" rock may be used as a part of the landscape. Rock mulch shall be placed over a commercial-grade weed barrier fabric, separated from turf, and kept in place with a 4" minimum steel or concrete header. All headers shall be installed in such a manner as to prevent damming of water near the foundation. Drain holes will be provided in the header as needed for proper drainage. Landscape Maintenance Estate Lots. The home builder/owner shall install and maintain all landscaping as shown on the approved landscape plan in accordance with the requirements set forth herein. Lot owners may contract separately for landscaping maintenance with the HOA’s landscape contractor or any other landscape maintenance provider. Villa Lots. The builder shall install, the home owner shall own, and the HOA shall maintain, all private yard landscaping and irrigation systems on Lots 22-34 of Block 1 and Lots 12-16 of Block 2 as approved by the DRC at the time of the new home construction. Home owners shall be responsible for maintaining, repairing, and replacing supplemental gardens, plantings, and water features installed by the home owner (with the prior approval of the DRC), as well as the irrigation systems for such supplemental gardens and additional plantings. Plantings installed by the builder shall be warranted for one year from the date of installation. Replacement of dead plant material during the one year warranty period is the responsibility of the builder and his installing contractor. The HOA maintenance contractor shall be responsible for replacing any HOA maintained plants that do not survive while under the care of the HOA maintenance contractor, except that replacement of plants damaged by vandalism, abuse, animal interaction, accidental breakage, or acts of God shall be the responsibility of the home owner. Replacement of dead landscape material shall occur within 30 days of receipt of a replacement notice from the DRC. All irrigation water will be provided and paid for by the home owner. Snow removal from front yard sidewalks and driveways shall be provided by the HOA as reasonably necessary when the snow accumulation depth exceeds 2 inches unless otherwise determined by the Executive Board. The home owner is responsible to remove snow from patios, decks, courtyards, and side or rear yard walkways. Common Areas. The developer shall install, or secure at 110% of cost, all common open space area landscaping, as shown on the plans for each construction phase, prior to the issuance of a building permit within the relevant construction phase. All common open space area vegetation shall be planted and irrigated by the developer and maintained by the HOA. Within any tree- lawn area, easement or street center median(s), trees shall not be planted within 10' of water, sanitary or storm main lines. Shrubs shall not be planted within 5' of water, sanitary or storm main lines. All open space areas including buffer yards, habitat enhancement areas and wetland mitigation areas shall be installed or guaranteed by the developer prior to the issuance of the first building permit for any lot within the designated construction phase. In an effort to ensure ongoing viability of restoration areas, the City shall evaluate said areas yearly. The thoughtfully designed Revised 31 October 2008 Page 13 of 24
    • landscape planting and maintenance shall provide a consistent landscape between lots and open space throughout the development. Project entry sign walls may be constructed at each of the project entries. Building Setbacks No dwelling, accessory building, or deck may be erected upon any Lot closer to the front lot line, side lot line or rear lot line than the setback distances listed below. Measurements (except for garage doors) shall be made to the foundation wall, NOT the roof overhangs which may be closer to the lot lines. Cantilevered elements such as chimney flues or bay windows with widths no greater than 10’ may encroach into the specified setbacks by no more than 2’. No structure, roof eaves, window wells or cantilevered elements may encroachment into any easement. The DRC and City of Loveland Planning staff, working in partnership, are authorized to grant variations to these setback distances in extenuating circumstances provided that the varied setback distances are fully compliant with the requirements set forth in Chapter 18.12 of the Loveland Municipal Code. 20 feet from street right of way to primary structure Front Yard 20 feet from back of sidewalk (or from street right of way where no sidewalk exists) to street-facing garage doors 20 feet from Lot line to primary structure Rear Yard 15 feet from Lot line to deck or court yard wall 7.5 feet from Lot line (Lots 22-34, Block 1 and Lots 12-16, Block 2) 10 feet (from Lot line), 15 feet (from street right of way) Side Yard 20 feet from back of sidewalk (or from street right of way where no sidewalk exists) to street-facing garage doors Side Yard 15 feet (from Lot line). This may be reduced to 10’ with DRC (Lots 4-21, approval if a minimum separation of 30’ is provided between homes Block 1) * Lots 29-30 of Block 1 may have a 10’ front yard setback measured from the front property line provided that a minimum setback of 20’ is provided from the Two Moons Drive right of way. Lots 29-31, & 34 of Block 1 and Lots 12 & 16 of Block 2 are geometrically constrained and may use the setbacks described in Sections 18.12.060 and 18.12.070 of the Loveland Municipal Code. Accessory Structures Accessory buildings (sheds, storage structures, outbuildings, greenhouses, gazebos, hot tub enclosures, secondary garages, etc.) provided that the structure is permanently anchored to the ground, architecturally compatible with the primary dwelling, situated in close proximity to the dwelling, and constructed using the same materials as found in the construction of the dwelling. Accessory structures shall have a minimum setback of 5' from side or rear lot lines (with the exception of Lots 4-28 of Block 1 where the minimum setback to the rear lot line shall be 20’). Accessory structures are not allowed to encroach into easements or right-of-ways, regardless of setback requirements. Pools and Play Structures Spas, hot tubs, and swimming pools shall be situated sensitively so they are not visible from adjacent properties or public areas. Locate pools below grade. Elevated pools are not permitted. Revised 31 October 2008 Page 14 of 24
    • Play houses and play equipment such as forts, slides, swings, jungle gyms, trampolines, etc. may be approved by the DRC if the play structure does not exceed 8’ in height and is located within a rear yard. Placement shall maximize separation from neighboring yards to minimize potential noise impacts. Play structures shall be painted in subdued earth tone colors designed to blend in with the home, and shall be screened with landscaping so that at least 75% of the area or object is hidden from the view of the adjacent properties. Awnings. No metal, fiberglass, or fabric awnings or roofs shall be permitted over decks and no patio enclosures shall be allowed on any Lot unless the building materials and architecture are consistent with the home and are approved by the Design Review Committee. Fencing The developer will install and the HOA will maintain a 5’ tall, powder coated, three rail, smooth top, ornamental steel fence around the outer boundary of the Property. Side yard fencing (4’ or 5’ tall) installed by a lot owner between estate lots may be approved by the DRC if the fence is constructed of Montage Plus Majestic 3-rail post and panel materials manufactured by Ameristar Fence Products and is not installed closer to the street than the home. Side yard fences are discouraged between the villa lots, but may be approved by the DRC if the side yard fences meet the requirements above for estate lots and are equipped with 48” wide (minimum) gate openings where needed to accommodate access to the front yard and contiguous rear yard turf areas for landscaping maintenance personnel and equipment. The home owner is responsible to contain any household pets indoors and the HOA is held harmless from any responsibility for pets escaping thru any fenced yard gate opened by landscaping maintenance personnel. Chain link, privacy, or solid fencing of any type is prohibited along any lot line. Courtyard walls with a height no greater than 5’ are permitted within the building envelope for the purpose of screening outdoor living areas or containing pets. Such enclosures shall be consistent with the architectural character and materials of the home, and should appear as an integral extension of the home. All fencing shall be located entirely within the boundaries of the lot on which they are located, and shall not block approved drainage patterns from adjacent parcels. Chain link dog runs/enclosures are prohibited. Site Drainage and Grading No structures or landscape elements shall be placed on the property in a manner that may disturb the finished-engineered topography. Finish grading shall not create ponding or washing of water off the site on to adjacent property. The builder, homeowner or HOA shall not modify engineered drainage swales and drainage structures. Drainage shall be directed away from all residential structures. Newly graded areas shall be protected against soil erosion. Owners are encouraged to utilize soils engineers and landscape professionals to help ensure proper drainage in maintained. Residential/Landscape Lighting No exterior lighting other than that provided by the home builder shall be allowed on any residential lot except with the written approval of the DRC. The DRC requires illumination of the home address plaque and may allow subdued exterior landscape lighting where the light source is directed downwards to reduce glare for such purpose as illuminating entrances, decks, Revised 31 October 2008 Page 15 of 24
    • driveways, landscaping and parking areas. Seasonal decoration and lighting are allowed without DRC approval. Driveways, Sidewalks, Porches, and entry steps Decorative elements including, but not limited to, colored surface staining, integral color, sawcut patterns, or formed patterns shall be incorporated into a minimum of twenty-five percent (25%) of the concrete surface area visible from the public street right of way for all private driveways, sidewalks, porches, and entry steps. Flagstone, slate, pavers, tile, or other decorative elements may also be used in lieu of concrete paving. Driveway widths shall not exceed thirty (30) feet at the back of walk or curb. Width may increase to match the garage width at the structure. Driveways shall not be expanded without the specific prior approval of the DRC. Traffic Control Sign Posts One design objective of The Overlook is to reflect the land’s natural textures and colors. Another is to establish design features within the project that harmonize with the country setting and provide a soft and visible transition to the open, rural environment located west of the property. In an effort to meet these objectives, it is proposed that the hard, urban look and texture of the City’s standard perforated steel sign posts be softened by the addition of a timber veneer as shown in the final public improvement construction plans. This will replicate the historic appearance of the 6”x6” sign posts used in the past, perpetuate the structural support and failure mechanism of the standard steel posts, and respect the maintenance and tooling realities of City traffic crews. The timber veneer will be installed by the applicant and maintained by an ATTSA certified technician retained by the HOA. The City of Loveland Public Works Department will have NO responsibility to remove or reinstall the timber veneer in the event that traffic control signs are knocked down and replaced in the future by the City traffic crews. Neighborhood Entry Gates The Overlook is an approved gated community. Electronically controlled entry gates will restrict access at the entry roadways. Access codes will be provided to public utility and emergency service providers by the HOA. Two electronic RF transmitters will be provided to each Lot Owner by the HOA at the time of home purchase for remote opening control of the entry gates. All gates and operational equipment shall be owned and maintained by the HOA, and shall be removed pursuant to the terms of the Revocable Right of Way Encroachment Permit if deemed necessary by the City Traffic Engineer or the terms of the Special Permit issued by the Loveland Fire Prevention Bureau. Video or manned security is not proposed or intended at the gated entries. Sidewalk gates and emergency access gates will not be locked or electronically controlled. The HOA Board of Directors reserves the right to utilize clock and timer controls to keep the gates open during prolonged periods as needed to accommodate home construction activities, special events, or other needs as determined by the Board. Postal Boxes The Developer shall install, and the HOA shall maintain, all mail box cluster units, the timber and stone canopies, and the decorative stamped concrete walkways servicing the mail boxes at each project entry. No individual mail delivery boxes are permitted within the Overlook at Mariana First Subdivision. Revised 31 October 2008 Page 16 of 24
    • DESIGN REVIEW COMMITTEE APPLICATION PROCEDURES General These procedures are published to assist Owners and Builders in complying with the Covenant provisions of The Overlook and to encourage all residential construction to be completed in conformity with the provisions for architectural control. The Design review committee (DRC) has final approval authority for the plans submitted. Individual items may be waived or other requirements added to produce an acceptable outcome or may be varied by location and lot to enhance compatibility. Approval will be based upon conformance with the submittal requirements, architectural standards, and the construction regulations described herein. The intent of the review process is to ensure that each home has individual design quality and integrity while remaining compatible with the overall neighborhood. Plan approval must be obtained in writing from the DRC prior to filing a building permit application with the City of Loveland. A copy of the written DRC approval shall be submitted by the Lot Owner to the City with the building permit application. Predesign Conference Each Owner is required to attend a Predesign Conference with the DRC to present and discuss the Builder’s or Owner’s plans, sketches, or conceptual elevation and site plan drawings at any stage before formal submittal of a completed design. This process is intended to help Owners avoid the expense and frustration of a possible DRC disapproval of a formal submittal. No review fee will be charged for this conceptual submittal. Preparation of Drawings or Plans The DRC requires all submittals to list the address and legal description of the property and the name and address of the property owner. Submittal must be made prior to commencement of work on any improvement to the Property. The submittal must include descriptions, surveys, plot plans, drainage plans, elevation drawings, construction plans, specifications and samples of materials and colors as the DRC may reasonable request showing the nature, kind, shape, height, width, color, materials and location of the proposed improvement. For landscape plans, the materials to be submitted will not have to be professionally prepared by an architect, a landscape architect or draftsman. A simple drawing and description will be sufficient. In the case of major improvements, such as room additions, structural changes or accessory building construction, detailed plans and specifications, prepared by a licensed professional, may be required. Whether done by the Owner or a design professional, the following guidelines should be utilized in preparing drawings or plans: a. The drawing or plan should be done to scale and should depict the property lines of the Lot and the outside boundary lines of the home to be situated on the Lot. A copy of the subdivision plat is an excellent base from which to draw. Be certain to refer to the approved Grading Plan on file with the City of Loveland and show the specified information for the Lot on the Site Plan. Existing improvements, such existing improvements include walks, fences, trees, bushes, etc. should be shown. Revised 31 October 2008 Page 17 of 24
    • b. The proposed improvements should be shown on the plan and labeled. Either on the plan or on an attachment, there should be a brief description of the proposed improvement, including the materials to be used and the colors. (Example: Redwood deck, 10’x12’ with 2”x6” decking. Natural stain.) c. The plan or drawing and other materials should show the name of the property owner, the address of the home and a telephone number where the property owner can be reached, and the parcel legal description & address. Submission of Drawings and Plans The applicant shall complete the “Design Review Committee Approval Application” form by checking off the items that are specific to the request, and confirming that these items are addressed on the drawings or plans. A copy of this form is attached. Samples of exterior color selections must be submitted for DRC approval using the form provided below. One copy of the drawing or plan must be submitted to the DRC and will be retained in the DRC files. Before construction begins each Owner must submit the following items for review by the DRC, and all submittals are to be clearly marked with the Owner’s name and phone number, mailing address, lot number and address: a. Design Review Committee Approval Application form completed by the Builder/Owner. b. Site Plan (1 copy measuring 8.5” x 11”) which includes all the information listed on the Design Review Committee Approval Application form. c. Construction Drawings (1 set drawn at a scale not less than ¼” = 1’) indicating: i. Exterior elevations (all sides) showing dimensioned trim, rail, and door details. ii. Indications of exterior material with percentages calculated and shown. iii. Exterior details including chimneys, exterior stairs, decks, railings and columns, and location of required illuminated address plaque on the front elevation. iv. Roof plan indicating all proposed pitches. d. Exterior Colors Selections form completed by the applicant showing actual color samples of exterior finishes and paint colors. Photos or samples of roofing, brick, or stone may be submitted to depict color, texture, specifications, and warranty details. e. Landscape and Fencing Plans. One copy of the landscape plan shall be submitted which shows the proposed location and type of trees & shrubs, fencing, grass, rock, berms, fountains or ponds, terracing, retaining walls, decorative features, lighting, dog runs, etc. Please attach a copy of the fence detail specific to your lot so that there is no confusion as to criteria. Additional construction to a home or landscaping after completion of an approved site must be submitted to DRC for approval prior to initiating such changes or additions. The landscape plan may be submitted Revised 31 October 2008 Page 18 of 24
    • concurrently with the house plans, or separately at a subsequent date not later than twelve (12) months after commencement of the home construction. DRC Review & Fees Review. Upon receipt of a complete application as described above, the DRC will provide one review, a written response, confirm satisfactory corrections are shown on one re-submittal, and then approve or deny the application at no cost to the Applicant. If the Applicant has not satisfactorily addressed the DRC comments on the resubmittal, no further review will be performed until a resubmittal fee in the amount of $200 is paid by the Applicant for each additional resubmittal. The DRC will strive to provide a written response within 10 working days after each submittal. DRC approval of plans is valid for twelve (12) months. Construction must begin within this period or, if not, the DRC, at its sole option and discretion, may extend the approval period or require plans to be re-submitted and reviewed again, as if they had not been submitted or reviewed before. All home and landscaping construction shall be completed within 18 months after DRC approval of the home plans. HOA Fees. The DRC will not approve any plan for construction until any outstanding and unpaid HOA assessment, dues, or transfer fees are brought current and paid by the Owner. Other Fees. If the DRC, in its sole discretion, feels the need to retain a licensed Architect to perform, assist in, or expedite the plan review, the cost for said professional assistance will be charged to the Applicant. No separate fee is required for submittal and review of the landscape plan. The DRC may adjust the fee schedule for submittals and review at any time. Construction Cleanup Property values are enhanced when a neighborhood is kept clean and inviting. All Lot Owners and Builders within The Overlook have a responsibility to each other to conduct their construction and landscaping activities in a way that maintains the cleanliness and aesthetics of the neighborhood. This will remain a great community if all Lot Owners hold each other accountable to the following requirements: a. Keep each site neat and orderly. Building materials are to be stored in a secure location. The street is NOT a permissible location for temporary storage of landscaping materials or construction products. City regulations require weeds be cut as needed to maintain a height less than 8”. Recycling of unused timber materials demonstrates good stewardship and is strongly encouraged. b. Each Lot should have its own temporary power source and portable toilet during home construction unless several Owners or Builders have agreed to share the cost and maintenance responsibilities for these facilities. c. Each Builder is required to maintain an individual dumpster on each Lot during construction to contain construction waste and prevent transport of construction waste by the wind. Trash containers must have solid sides and be covered with a lid, tarp, or net. All wind-blown trash from the Builder’s lot must be retrieved and properly disposed of by the Builder within 48 hours of receipt of written notification from the DRC. If the wind-blown trash is not collected within the specified time limit, the cleanup will be Revised 31 October 2008 Page 19 of 24
    • completed by the DRC and the cost of such cleanup shall be billed to the Builder and/or Owner. No one enjoys picking up after others. d. All concrete trucks are required to wash out in the central washout site. This site is to be maintained cooperatively by the Preferred Builders. No concrete trucks are permitted to wash out elsewhere offsite or on the lot to which they delivered concrete. e. No construction activity that generates any noise heard off the Lot shall commence before 7am or after 7pm on weekdays and Saturdays, or before 9am or after 5pm on Sundays. f. Construction vehicles should not be parked in front of completed homes not owned by the Builder. g. Motor vehicles shall be parked on paved or gravel surfaces at all times. Completion of concrete driveway slabs or temporary gravel parking pads early in the construction process is encouraged so that clean parking areas are available throughout the construction process. Delivery of materials and landscaping activities shall be scheduled and performed in such a manner as to eliminate tracking of dirt and/or mud onto the sidewalks and paved roadways. Should the tracking of dirt or mud occur, the Builder and/or Owner are responsible for the cleanup of such dirt or mud. If the dirt or mud is not cleaned up within within forty-eight (48) hours of receipt of written notification from the DRC or Property Manager, the cleanup may be completed by the DRC and the cost of such cleanup shall be billed to the Builder and/or Owner. h. Adjoining vacant lot(s) may NOT be used for the temporary storage of excavated soil or building materials unless the Builder first obtains permission from the Lot Owner. The adjoining vacant lot shall be kept clean and any disturbance to the contour or vegetation shall be promptly restored upon completion of the construction. i. No dirt from the excavation of foundations shall be removed from the Property without the approval of the Developer (expansive claystone excepted). In situations where excess dirt cannot be used on a Lot to achieve the approved drainage contours, the dirt shall be hauled by the Owner, or his designated representative, to a location within, or adjacent to the Property, as directed by the Developer, for future use by others. In the event that no suitable disposal area within the Property is identified by the Developer, the Owner shall be responsible to find a suitable disposal site off site from the Property. j. Installation of landscaping should occur as soon as possible after completion of the home construction. Wind and water transport of dirt and mud is annoying to everyone. The beauty of The Overlook literally blossoms when the landscaping receives special care and attention. The DRC trusts that the Owners and Builders will demonstrate proactive responsibility for to maintain high standards of cleanliness and compliance through the build-out period. However, if in the sole judgment of the DRC, the Owner and/or Builder fails to comply with this requirement, the Certificate of Compliance will be withheld until compliance occurs, and a fine may be assessed against the Owner and/or Builder. Furthermore, the DRC may take actions to Revised 31 October 2008 Page 20 of 24
    • maintain lots, clean up dirt, remove trash, etc., from any lot or adjoining roadway or open space not adequately maintained or properly kept. Any costs for such cleanup will be assessed to the Builder/Owner and may result in the placement of a lien on the Lot if the costs are not reimbursed by the Builder/Owner. Compliance Inspections This City of Loveland Building Division will not issue a Certificate of Occupancy until it receives a signed Certificate of Compliance issued by the DRC. No home within The Overlook may be occupied until these certificates are issued. The DRC will consider issuance of a Temporary Certificate of Compliance prior to completion of the landscaping if requested by the Owner or Builder. Issuance will be based on an inspection of the home exterior conducted by the DRC to verify substantial completion of the improvements in accordance with the plans and specifications approved by the DRC. After the house and landscaping are completed, a final inspection will be conducted. The issuance of a Certificate of Compliance issued by the DRC documents the Owner’s completion of their approved construction in compliance with the requirements set forth in the covenants. This must be completed no later than 18 months after application. Field Revisions It is understood that great ideas triggering revisions to the approved plans sometimes occur during the construction process. The Owner/Builder is reminded that such revisions/alterations may not be commenced until plans for the revised improvements have been approved by the Design Review Committee. If the revisions are discussed early before construction of the change occurs, the unpleasant awkwardness associated with a DRC request to remove the revision after it is completed can be eliminated. Revised 31 October 2008 Page 21 of 24
    • APPLICATION FOR DESIGN REVIEW COMMITTEE APPROVAL APPLICATION TYPE: New Home Plans: Landscape Plans: Other: Lot #: Block #: Address: Date: Builder: Phone: Fax: Email: Owner: Phone: Fax: Email: Application Submittal Date: Application Review Deadline: Site and One set, scaled no less than 1”=20’ Grading Legal description, north arrow, name and address of owner & builder Property boundary bearings and distances, easement types and widths, Plans building envelope location and dimensions Front, rear, and side yard setback dimensions from building to property lines Dimensioned distance from street facing garage doors to back of walk and/or right of way (20’ min required) Location & width of driveways, walkways, and dimensioned limits of decorative concrete Square Footage: Main Upper Basement Drainage paths with flow direction arrows, high point locations and elevation Identification of adjoining properties, streets, utilities, and easements Proposed elevations for top of foundation, lowest building opening, garage slab, finished exterior grade, lot corners. Must match approved grading plan. One set, scaled no less than 1/8”=1’ Building Roof plan showing pitch, valleys, hips, and overhangs Construction Floor plan showing dimensioned distance from building face to front loaded Plans garage doors (4’ min recess required). Not applicable to side loaded garage. Exterior elevation views for 4 sides. Show window placement, materials, dimensions, original/final grading, floor elevations, and locations of exterior lighting, house number, emergency strobe light Garage door percentage of street facing elevation: (40% max) DRC Signature: Completion Deadline: Approval Date approved: Landscape Plan Deadline: Revised 31 October 2008 Page 22 of 24
    • EXTERIOR COLOR SELECTIONS The following exterior paint colors, roofing, and masonry selections are hereby submitted for approval by the Design Review Committee of Overlook at Mariana Home Owner’s Association. I agree to resubmit any changes to these selections for approval prior to application to the unit. NOTE: Any change in colors or brick or stone must be approved before application to the house. Lot # _________ Site Address: ___________________________ Submittal Date: _________ Builder’s Name: __________________________ Signature: __________________________ EXTERIOR PAINT COLORS: (Provide paint name & number below) Body: ____________________________ Trim: ____________________________ BRICK, STONE, or STUCCO: Color: ___________________________ Company: ________________________ ROOFING: Material: _________________________ Color: ___________________________ Company: ________________________ Revised 31 October 2008 Page 23 of 24
    • HOME OWNERS ASSOCIATION, INC. Design Review Committee CERTIFICATE OF COMPLIANCE Owner: Legal Description: Lot x, Block y Overlook at Mariana First Subdivision Address: The covenants for the Overlook at Mariana obligate the Design Review Committee (DRC) to confirm that each Lot Owner completes their proposed lot improvements in accordance with the requirements set forth in the covenants and the approved plans. This process involves issuance of a Temporary Certificate of Compliance (TCC) and/or a Certificate of Compliance (CC). A TCC may be requested if occupancy of the new home is desired prior to completion of the landscaping. The CC is issued only after all the building and landscaping improvements are completed in compliance with the terms and conditions of the covenants and the approved plans. This certificate indicates the status of your TCC and CC for the above listed property. Temporary Certificate of Compliance Issues/Comments: Date of Inspection: ________________ Status: Approved _____ Disapproved_____ Signature of DRC Representative: Certificate of Compliance Issues/Comments: Date of Inspection: ________________ Status: Approved _____ Disapproved_____ Signature of DRC Representative: Revised 31 October 2008 Page 24 of 24