SUMMARY OF PRELIMINARY DESIGN GUIDELINES
FOR VISTAS AT SOPORI RANCH
1. INTRODUCTION
Each Lot within Sopori Ranch is unique in terms of its natural opportunities and constraints. In order to take full advantage of those attributes, each lot will require different approaches in design and construction. It is the intent of the architectural standards and design restrictions set forth in these Design Guidelines, to preserve, protect and enhance the special environment of Sopori Ranch. The objective of these Design Guidelines is to ensure that Sopori Ranch will have a consistent personality, while still encouraging flexible design expression.
It is expected that
the design of each Residence in Sopori Ranch will be tailored
to the unique features of each individual Lot in an effort to
achieve a synthesis of nature and residence. To protect the
natural features of each lot, such as views, significant
existing plant materials and washes, all grading and
construction exclusive of driveways will be contained within a
development envelope. The development envelope for each lot
shall consist of that area in which site development may occur,
exclusive of the driveway. No grading or other construction may
occur outside of the development envelope, except for the
driveway. The graded area of each lot shall be limited to a
maximum area of:
1. 30%
Lots 4 acres or more
2. 30%
Lots 3 acres to 3.99 acres
3. 45%
Lots 2 acres to 2.99 acres
4. 50%
Lots 1 acre to 1.99 acres
(Exclusive of driveways.) Said area shall
be located within building setbacks and exclusive of drainage
easements as shown on the plat. All lot development including
grading, residence, and accessory buildings allowed by Santa
Cruz County codes and ordinances, and accessory uses such as
pools, privacy walls or fences and other construction shall be
located within the graded area (development envelope) as per a
site/grading and drainage plan.
Landscape Design Philosophy
Vistas at Sopori Ranch is a luxury custom home
community. The native vegetation found within its varied
terrains and landscapes is the basis of the plant palette to be
used within the building envelope of each lot. The goal of the
landscape design is to maintain the regional character of the
Sonoran Desert and to provide continuity between the
landscaping of the building envelope and that of the
undisturbed portion of the homesite. The planting of low water
use, drought tolerant plant materials is encouraged to promote
continuity with the existing Sonoran desert landscapes and to
promote the conservation of water resources. Efficient watering
systems must be utilized to sustain plant life and to conserve
the water supply. A drip irrigation system should be designed
to meet the watering needs of the plant life. Automatic
irrigation timers should be cycled for efficient deep watering.
The planting of high water use trees and shrubs is restricted.
The maximum surface area of lawns is not to exceed 2,000 square
feet. To compliment the indigenous plant life, a compatible
list of supplemental low water use plants is included herein to
provide additional color, variety, and interest. Any species
not contained herein, may not be planted without approval of
the Architectural Committee.
Architectural Styles
While allowing flexible design expression, the architectural styles of residences within Vistas at Sopori Ranch should reflect and be compatible with the Sonoran desert environment. Southwestern styles such as Santa Fe, Santa Barbara, Mexican Colonial, Tuscany and Territorial styles are allowed. The Committee will not approve Farmhouse, Geodesic Domes, Victorian styles and any other styles not deemed consistent with the community.
2. BUILDING ENVELOPES
The building envelope shall include all
of all residential improvements, including the main house,
patios, garage, guest quarters, all backyard walls and
courtyard walls. All structures, walls or other improvements
will not be permitted arbitrarily or without relation to other
elements of the main residence. The building envelope shall be
totally located within all building setback lines. Driveways
and any retaining walls required to accommodate grade changes
are not required to be inside the building envelope. Before any
conceptual planning is done, an Owner and their architect
should discuss location of any and all construction with a
representative of the Committee during the preliminary
submittal.
3. REVIEW AND APPROVAL
In order to assist
each Owner in the planning and designing of his Residence to
take full advantage of the unique opportunities of his Lot, a
design review administered by the Architectural Control
Committee (“Committee”) has been established. The
Committee is charged with the responsibility to maintain the
standards set forth in the Design Guidelines.
It is strongly recommended that an
Owner retain competent professional services for planning and
design. A thorough analysis and understanding of a particular
Lot and the Owner's special needs and the skill to translate
this into building form, as well as the ability to convey to
the Committee the concept and design of a proposed Residence or
other improvement, are all important elements of the design
review. If an Owner elects to do his own design or to retain
non-professional services, and the result in either case is not
approved by the Committee, the Committee has the right to
require that an Owner thereafter utilize professional design
services.
Each Owner is himself responsible for
complying with the Design Guidelines, and all other applicable
provisions of the Declaration, as well as all rules and
regulations of any governmental authority, in order to bring
the design review process to a speedy and satisfactory
conclusion.
3.1 Preliminary Submittal
A preliminary submittal including all
of the exhibits outlined below must be submitted to the
Committee for review prior to the final submittal. The
preliminary submittals shall include:
(a) A site plan at the same scale as
the survey showing the locations and areas of the entire
Building Envelope, including the Residence and all other
buildings or major structures, driveways, parking areas,
patios, pools, courtyards, rear yard walls, and retaining
walls. The plan should show all grading include existing and
proposed contours and topographic features such as washes, rock
outcroppings, and elevations of all building floors, patios,
and terraces, shown in relation to site contour elevations.
(b) Exterior elevations of all sides of
the Residence, at the same scale as the floor plans, with both
existing and proposed grade line shown and all exterior
materials and general colors indicated.
A complete landscape plan in the
same scale as the site plan, showing locations and sizes of all
existing and proposed plants and any decorative features such
as pools or imported rocks, etc.
4. SITE DEVELOPMENT GUIDELINES
The Sonoran Desert landscape is
fragile and may take years to naturally mitigate impacts to
site or vegetation. Each Owner, through his Architect, is
responsible for reviewing any applicable County regulations and
making certain they are complied with. As outlined below, each
Lot consists of the Natural Area and the Building Envelope,
which includes a Transitional Area and a Private Area. The
following site development standards deal with issues of
siting, grading, excavation and landscaping.
4.1 Building Envelope
The Building Envelope is the portion of
each Lot within which all improvements must be built and
alterations to the limit beyond which no construction activity
may take place or materials be stored, unless otherwise
approved by the Committee and ratified by the Board. The
building envelope shall be contained entirely within the
building setback lines of the lot unless a variance is granted
by the Committee. The Committee will allow no walls or
structures of any kind outside of the building envelope subject
to a specific exemption resulting from a variance.
4.2 Natural Area
The Natural Area is that portion of the
Lot that lies outside of the Building Envelope and must remain
as natural desert. Irrigation of the Natural Area will only be
by dripped or controlled bubbler systems specific to individual
plants.
4.3 Transitional Area
The Transitional Area is that part of
the Building Envelope which lies between the Natural Area and
the wall of a Residence or improvement and is visible from
adjacent properties, streets, or public spaces. Upon completion
of construction, this area must be replanted to match the
adjacent Natural Area in appearance. Irrigation of the
Transitional Area will only be by virtue of dripped or
controlled bubbler systems specific to individual plants.
4.4 Private Area
The Private Area is that part of the
Building Envelope which is not visible from adjacent
properties, streets, or public spaces because it is hidden
behind walls or structures. The Private Area is the least
restrictive in terms of what plants, shrubs, and trees can be
planted therein. These include those plant materials listed in
Appendix B (Approved Plants), and, if first approved in writing
by the Committee, any other plant not included in Appendix C
(Prohibited Plants). The Private Area includes, for example, a
courtyard or atrium, or the area behind a wall where
non-indigenous plants would be appropriate. The Private Area
may be designed as a mini-oasis area which may be as lush and
varied as desired by the Owner; however, all plants which are
visible from a street or public area or from an adjacent Lot
must be one of the plants listed in Appendix B or be approved
by the Committee. No wall or building of any kind will be
allowed outside of the Building Envelope subject to a specific
exemption due to a particular or topographical need for
variance by the Committee. In no event shall the property lines
of the Lot be fenced or walled.
(These
Preliminary Design Guidelines for Vistas at Sopori Ranch are subject to
change and revision in their entirety or in part at any time
without notice.)
