NORTHBRIDGE HOMEOWNERS ASSOCIATION ARCHITECTURAL STANDARDS
These ARCHITECTURAL STANDARDS were prepared to aid homeowners in designing improvements they may wish to add to their property. Approval, or disapproval, of a specific proposed improvement or change will be made by the Architectural Committee based on information submitted by the homeowner. The information required is outlined in the CC&Rs.
“Development” referred to throughout these standards shall be interpreted to be that area comprising only the Valencia Northbridge Homeowner’s Association.
The Valencia Northbridge Homeowners Association and its Architectural Committee cannot and does not judge changes, alterations and improvements with regard to compliance with Los Angeles County Ordinances. Each Owner shall be solely responsible for any violation of the CC&Rs or any applicable instrument, law or regulation, caused by’ an improvement made by such Owner even though same is approved by the Architectural Control Committee.
Plans and specifications shall be approved, denied or have suggested changes by the Architectural Committee as to style, exterior design, appearance and location that fits the style of your specific community within the Northbridge HOA,and are not approved for engineering design or’ for compliance with zoning and building ordinances, CC&Rs, easements, deed restrictions and other rights and obligations affecting the Property, and by approving such plans and specifications neither the Architectural Committee, the members thereof, the Association, the Members, the Board nor Declarant assumes liability or responsibility therefor, or for any defect in any structure constructed from such plans and specifications. The Architectural Control Committee shall have the right to require, as a condition of approval, that an Owner provide indemnification on terms and conditions satisfactory to the Architectural Control Committee.
The Valencia Northbridge Homeowners Association and its Architectural Committee reserve the right to add to, modify or delete these guidelines at any time. These standards are meant as a guideline to aid homeowners. Prior to the submission of any projects to the Architectural Committee the individual homeowners should read Article V of the CC&R’s, entitled Architectural Control, so that they are familiar with the provisions contained therein. If any conflicts arise between the provisions of these Architectural Standards and the provision of the CC&R’s, the provisions of the CC&R’s shall govern
The activities of the Architectural Committee are mandated by the CC&Rs. It is the, intention of the Architectural Committee to insure that each residence is compatible with the existing design parameters established within your neighborhood and the development as a whole.. The Architectural Committee does not seek to restrict individual creativeness or preference, but rather to maintain a coherent design of the neighborhood and the natural amenities for all its residents.
Prior to the commencement of any exterior construction or alteration on any residence or residential lot, an APPLICATION FOR APPROVAL as provided with these architectural guidelines must be submitted by the property owner to the Architectural Committee through the Association Manager. It is the responsibility of the property owner to submit plans for approval, and not that of any contractor or landscaper. Your application should include two copies of detailed drawings and specifications, including heights, of the proposed improvements and any other information the Committee may request. Failure to comply may result in removal of any or all hardscape/landscape improvements at owners expense. Pursuant to Article V, Section 5 of the CC&R’s, should a request be denied by the Architectural Committee, the homeowner has the right to appeal that decision to the Board of Directors, in writing and within fifteen days. The Board then has forty-five days to come to a decision.
PATIO COVERS AND OTHER ATTACHED STRUCTURES
All structures shall be built of wood, wood frame and stucco, stone or masonry and should be carefully designed to compliment the residence to which they are attached and harmonize with the neighborhood. Structures constructed of metal or plastic or with fabric, metal or plastic covers will not be approved. No canvas material, window awnings or fabricated material will be approved by the Architectural Committee.
Structures must be stuccoed, painted or stained to match the stucco or wood trim colors of the residence to which they are attached. Patio covers must match the trim color of the. home. Room additions must be submitted in detail showing the existing home and the proposed change. Additions must be in proportion and maintain the architectural design of the home involved.
GARDEN AND OTHER UNATTACHED STRUCTURES
All unattached structures, which include, but are not limited to, trellises, shade structures, greenhoused, gazebos, garden storage facilities, etc. shall be designed to be consistent with and in harmony with the residence involved. Stucco, paint and/or stain, and masonary requirements are the same as for attached structures. The Committee will consider colors, other than the trim colors including natural wood stain if prior approval is given by the Architectural Committee.
FENCES AND WALLS
Fence and wall additions and alterations (including gates) may be constructed of wrought iron, slumpstone, stucco covered concrete block or matching brick, depending on the proximity of other walls to this addition. Other stone and masonry materials may be acceptable, depending on the specific material involved and the particular applications. Except for wrought iron, no metal fences will be acceptable. This includes chain link, chicken wire, fefice wire and wire bound wood slat materials. Under no circumstances shall any fence or wall approved by the Architectural Committee exceed the height of the existing fence or wall. The Architectural Committee will not approve solid wall replacements for wrought iron view walls. Walls may not be relocated from their existing position into any open space or landscape district maintained area. Party wall extensions will require the approval of the adjacent-neighbor. In general, pilasters should not exceed approximately :1 feet in height including light fixtures. Special Circumstances will be considered.
No fence or wail will be permitted to have an irregular or a jagged top. Gates may be constructed of wood or wrought iron material. If wood is used, it must be stained to match the existing trim on the home. When using wrought iron material it must match the existing wrought iron in the development. The following guidelines apply to fences and walls constructed of the various allowable materials.
Wrought iron fences, walls or gates shall be of a simple design and shall be painted the same color existing in the development.
Slumpstone walls shall be constructed of standard size block, in colors complimentary to existing walls and surrounding residences and must have a continuous cap course. Pilasters in the wall are encouraged.
STUCCO-COVERED CONCRETE BLOCK
All concrete block fences and walls must be covered by stucco, textured to match. the residence. Wood trim or brick veneer may to used.’ The stucco color and wood trim must match or compliment the residence to which it is attached.
Walls or brick or trimmed with brick may be considered acceptable provided that they are complimentary to the residence and surroundings.
Front yard landscaping shall be predominantly plant materials. Unless specifically approved by the Architectural Committee, no more than 30% of the front yard landscape, not including front entrance walks, driveways and sidewalks shall consist of “hardscape” materials. Hardscape materials include, but are not limited to, cement, rock, gravel, wood chips or shavings or bark. The landscape, including plant material, shall blend in appearance and be harmonious with the surrounding areas and the residence. In general, it is required that the front yard area be predominantly covered with lawn or other landscape materials which conform to those used elsewhere in the neighborhood, with a minimum of bare ground visible. Excessively large planter areas which would result in a circumvention of ground coverage requirements will not be permitted. County street trees must remain in their original position.
Driveways may not be extended, nor concrete poured in the front of the home in order to park an additional vehicle in the front or rear of the home.
No permanent improvement(s) or landscaping other than softscape landscaping will be permitted in the 5 foot side yard easement, nor can a property owner attach any object to a wall or dwelling belonging a neighbor, or disturb the grading of the easement area.
NOTE: Placement of trees or structures will need to be given careful consideration because of the impact on view lots. Walls constructed of solid slump stone would indicate that a particular lot was not considered to have a view.
Article 11, Section 3 of the CC&Rs prohibits the placement of signs advertising landscaping, construction or any kind of commercial advertising. You will be required to remove any and all such signs.
Exterior pool and landscape lighting must not infringe upon neighbors. Lighting which could affect neighbors will only be approved with written proof of acceptance by the affected neighbors.
POOL AND SPA EQUIPMENT
Every attempt should be made to screen pool and spa equipment to reduce visibility from the common area and other residents. Pool and spa equipment should be sound insulated.
ENERGY SAVING DEVICES
Because energy saving devices are typically and ordinarily located on a roof or similar visible location, IT IS IMPERATIVE THAT ANY ENERGY SAVING DEVICE BE SUBMITTED TO THE ARCHITECTURAL COMMITTEE FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. THIS PROVISION WILL BE STRICTLY ENFORCED.
SOLAR COLLECTOR PANELS
Solar panels will be permitted provided that they are flat plate collectors, mounted flat on the roof, trimmed on all sides with painted wood or dark anodized aluminum, colored either flat black or dark drown to harmonize with the roofing material. The installation must be neat and attractive. All efforts should be made to minimize the visual impaction of such installations on the front elevation of a home. All piping and/or ducts leading to or from the panels must be concealed inside the house or by metal shielding painted to match the trim and house colors. Only that equipment which must be located on the roof for proper functioning of the system will be permitted in an exposed location. Other equipment, such as pumps, collector storage, etc. must be concealed at ground level where it will not be visible from streets, walks, common areas or adjacent property.
ATTIC VENTILATING EQUIPMENT
The only gravity flow ventilators which are permitted are ridge vents (low profile, linear vents located at the peak of the roof) and gable. vents. Turbine ventilators and other high profile devices are specifically prohibited. Low profile, power driven ventilators mounted- on a roof may be acceptable. All visible ventilating equipment must be painted to match the surface on which it is mounted.