Architectural Control Committee Review Guidelines
Table of Contents:
Member's modification of property
Procedure for securing approval of plans for the construction of a residence
A. New home construction or tear down / rebuild
- New home construction documents required
- Deposit - $2500.00
- Time frame from ground breaking to completion— 12 months maximum
- New home construction documents required - 8/00 edition
- Any change in home footprint or major change in exterior appearance
- Deposit -$1,000.00
- Time frame from start of project to completion — 12 months maximum
- Two sets of plans plus letter describing the project you want to complete:
- Letter must include types, sizes, colors, position on property, pictures or samples if appropriate, materials, etc.
- Deposit - None
- Time frame — Twelve months authorization given to complete project. You must resubmit request if not completed in twelve months.
Procedure for securing approval of plans for the construction of a residence
Architectural Control Committee
Rolling Hills Estates Improvement Association
10 Rolling Hills Road, Sedona, Arizona 86336
Rolling Hills Estates Improvement Association
10 Rolling Hills Road, Sedona, Arizona 86336
- The plans will be sent to a qualified engineering company for their review regarding Rolling Hills Estates CC&R's and good building practices.
- After review of the information submitted, the Architectural Control Committee will advise the property owner{s} of any questions, comments, objections or suggestions. If the Architectural Control Committee has no questions, comments, objections or suggestions, the Owner{s} will be advised and the plans will be approved. The Committee will thereupon return to the Owner{s} one copy of the plans and the new construction package showing the approval of the committee
- Construction may take place upon receipt of the approval. It must be completed within twelve months from date of groundbreaking.
- A final inspection will be completed by the Rolling Hills Architectural Control Committee to assure that the plans submitted have been adhered to.
Be sure that you are using an Arizona Licensed General Contractor that holds a current license!
Addendum I - "Height Restrictions"
MAXIMUM HEIGHT OF RESIDENCES:
The reference point used by the AC.C. in calculating the maximum allowable height of a residence is by referring to two different base points on the particular property in question (using existing grades — prior to excavation.)
The reference point used by the AC.C. in calculating the maximum allowable height of a residence is by referring to two different base points on the particular property in question (using existing grades — prior to excavation.)
- Base point #1 is the highest point on the perimeter of the "potential building site." The “potential building site” is determined by inscribing on a topographical map of the building site, the set-back requirements of the City of Sedona. The highest elevation of any point on the set-back lines is Base Point #1.
- Base point #2 is the highest on the lot measured at the perimeter of the residence which is to be constructed on the site. This perimeter shall be set forth on the topographical map referred to in #1 above and shall include the enclosed living space of the residence but shall exclude all decks, driveways, overhangs, foundations, chimneys, garage, and other appurtenance not inside the enclosed living area.
Benchmark — This is a permanent marker which a surveyor uses as his starting point when surveying a Lot. Normally the benchmark is described as 100.00 and all other reference points on the Lot measure higher or lower than the benchmark. The benchmark may be a steel utility lid on the street next to the property or a piece of rebar with concrete surrounding it. The benchmark must not be during the building process.
MAXIMUM HEIGHT OF LANDSCAPING MATERIALS:
In Sedona we all believe that views, privacy and shade are important to the enjoyment of any home. We are blessed in Rolling Hills that we are situated in the middle of Red Rock country and our views cover 360 degrees. Whenever a new home is built, an addition added, a tree or bush planted, views, privacy and shade are impacted. There will always be a plus and minus effective to these change. It is the intent of the ACC to guide and approve these changes to minimize the effects of these changes on each of our neighbors. The below guidelines are to help the ACC manage these changes in the best interest of all.
Homeowners should not request approval of landscaping which have a mature height exceeding twenty-five feet (25').
Approval of any landscaping material by the ACC does not exempt the approval of the proposed landscaping material from 25' height limit. Trees which grow 25' will be subject to trimming if the canopy of a single tree or the combination of trees exceeds an area approximately 25’ high and 40' wide. On any one property if a tree or several trees exceed 40' canopy width, all other trees on property must be maintained below the 25' limit at all times. If canopy screening on two adjacent lots exceeds 25' high and 60' wide all other landscaping on those two properties must be maintained below the 25' limit at all times. Each neighbor will have 30' of the 60' unless a reallocation is mutually agreed to by each neighbor. If the canopy screening exceeds 30' high and 40' wide and the ACC receives a written complaint the trees will be required to be trimmed below the 25' limit. The ACC will reject a complaint if the trees in question are further than 150' from the complaining homeowner's lot. Canopy screening will be described as 70% blockage or more of normal sight views from trees fully leafed. No tree shall exceed 40' if it is at least 25' wide. Material having a mature height in excess of fifteen (15’) feet must be planted apart so as to not screen views from other lots. In general, plant materials with a mature height of 15 to 18 feet are preferred. Trees requiring trimming will be viewed on a case by case basis and must have a written complaint to begin the review process. Any landscaping material planted without prior ACC approval will be subject to removable if it falls into the review process.
Plantings on a corner should be low enough so as not to create a safety hazard by impairing visibility of motorists on Rolling Hills Estates Roads. Trees and bushes must not be planted closer than eight feet from the street.
MAXIMUM HEIGHT OF LANDSCAPING MATERIALS:
In Sedona we all believe that views, privacy and shade are important to the enjoyment of any home. We are blessed in Rolling Hills that we are situated in the middle of Red Rock country and our views cover 360 degrees. Whenever a new home is built, an addition added, a tree or bush planted, views, privacy and shade are impacted. There will always be a plus and minus effective to these change. It is the intent of the ACC to guide and approve these changes to minimize the effects of these changes on each of our neighbors. The below guidelines are to help the ACC manage these changes in the best interest of all.
Homeowners should not request approval of landscaping which have a mature height exceeding twenty-five feet (25').
Approval of any landscaping material by the ACC does not exempt the approval of the proposed landscaping material from 25' height limit. Trees which grow 25' will be subject to trimming if the canopy of a single tree or the combination of trees exceeds an area approximately 25’ high and 40' wide. On any one property if a tree or several trees exceed 40' canopy width, all other trees on property must be maintained below the 25' limit at all times. If canopy screening on two adjacent lots exceeds 25' high and 60' wide all other landscaping on those two properties must be maintained below the 25' limit at all times. Each neighbor will have 30' of the 60' unless a reallocation is mutually agreed to by each neighbor. If the canopy screening exceeds 30' high and 40' wide and the ACC receives a written complaint the trees will be required to be trimmed below the 25' limit. The ACC will reject a complaint if the trees in question are further than 150' from the complaining homeowner's lot. Canopy screening will be described as 70% blockage or more of normal sight views from trees fully leafed. No tree shall exceed 40' if it is at least 25' wide. Material having a mature height in excess of fifteen (15’) feet must be planted apart so as to not screen views from other lots. In general, plant materials with a mature height of 15 to 18 feet are preferred. Trees requiring trimming will be viewed on a case by case basis and must have a written complaint to begin the review process. Any landscaping material planted without prior ACC approval will be subject to removable if it falls into the review process.
Plantings on a corner should be low enough so as not to create a safety hazard by impairing visibility of motorists on Rolling Hills Estates Roads. Trees and bushes must not be planted closer than eight feet from the street.
Addendum II - “Pet Enclosure Guidelines”
Plans: Homeowner MUST submit TWO sets of plans prepared by an Architect or Landscape Contractor to the A.C.C. for review. No “pet enclosure” may be installed without the approval of the AC.C. Include all setback information, materials, landscaping, size of structure etc. to the A.C.C.
Material: A “pet enclosure” should be consistent with the homes’ architecture and be of natural appearance to blend in with the homes’ landscaping and of substantive material to expect longevity. Metal fencing of any type will not be allowed unless significantly covered by vines or bushes. Landscaping of sufficient size and quantity will be required to achieve a 70% coverage within twelve months. A natural wood fence is the preferred material. The enclosure shall not exceed 4 ½’ in height from grade.
Location: No “pet enclosure” shall be permitted in the front yard of any dwelling. No “pet enclosure” shall be permitted on the side yard of any dwelling if it can be seen from the road. If a side yard is used, it must be obscured by an earth berm or planter (at least 50% of the barrier height) and landscaping. Under no circumstances will a pet enclosure be allowed on a side yard of a corner lot (street side only). Set back requirement are 15’ from the rear and from the side property line.
Maintenance: The plans shall include a drip system supplying adequate water to each new vine, bush and/or tree. No vine or bush should exceed the height of the structure by 1’. Any landscaping that dies must be replaced.
Exceptions: The above policy has been established to accommodate homeowner who need pet enclosure. However, if such a structure would impair the view from any other property in Rolling Hills Estates, such structure shall not be allowed.
Material: A “pet enclosure” should be consistent with the homes’ architecture and be of natural appearance to blend in with the homes’ landscaping and of substantive material to expect longevity. Metal fencing of any type will not be allowed unless significantly covered by vines or bushes. Landscaping of sufficient size and quantity will be required to achieve a 70% coverage within twelve months. A natural wood fence is the preferred material. The enclosure shall not exceed 4 ½’ in height from grade.
Location: No “pet enclosure” shall be permitted in the front yard of any dwelling. No “pet enclosure” shall be permitted on the side yard of any dwelling if it can be seen from the road. If a side yard is used, it must be obscured by an earth berm or planter (at least 50% of the barrier height) and landscaping. Under no circumstances will a pet enclosure be allowed on a side yard of a corner lot (street side only). Set back requirement are 15’ from the rear and from the side property line.
Maintenance: The plans shall include a drip system supplying adequate water to each new vine, bush and/or tree. No vine or bush should exceed the height of the structure by 1’. Any landscaping that dies must be replaced.
Exceptions: The above policy has been established to accommodate homeowner who need pet enclosure. However, if such a structure would impair the view from any other property in Rolling Hills Estates, such structure shall not be allowed.
Addendum III - "Privacy Screen Guidelines"
Plans: Homeowner MUST submit TWO sets of plans prepared by an Architect or Landscape Contractor to the A.C.C. for review. No such privacy "screen" or "arbor" may be installed without the approval of the A.C.C. and the City of Sedona. Include all setback information, materials, landscaping, size of structure and City of Sedona Permit to the A.C.C.
Materials: The "screen" or "arbor" should be consistent with the homes’ architecture and be of natural appearance to blend in with the homes’ landscaping. The material used should be redwood lattice, made up of cross strips of 1" x 1/4" lattice strips boxed in with redwood 2" x 4" 's and attached to redwood 4" x 4" 's, properly installed in the ground with cement. Such 4" x 4" 's should be on the owners side of the lattice work being installed. (See back of book under Exhibits). Landscaping with the intent of obscuring the "screen" or "arbor" by vines, bushes and/or trees is required.
Location: No "screen" or "arbor" shall be permitted in the front yard of any dwelling. The size of any "screen" or "arbor" shall be less than half the length of the side of the dwelling it presides on. The "screen" or "arbor" must follow the guidelines, unless noted here, set by the City of Sedona.
Maintenance: The plans shall include a drip system supplying adequate water to each new vine, bush and/or tree. No vine or bush should exceed the height of the structure by 1'. Any landscaping that dies must be replaced.
Exceptions: The above policy has been established to accommodate homeowners who need privacy for patios and decks. However, if such a structure would impair the view from any other property in Rolling Hills Estates, such structure shall not be allowed.
Materials: The "screen" or "arbor" should be consistent with the homes’ architecture and be of natural appearance to blend in with the homes’ landscaping. The material used should be redwood lattice, made up of cross strips of 1" x 1/4" lattice strips boxed in with redwood 2" x 4" 's and attached to redwood 4" x 4" 's, properly installed in the ground with cement. Such 4" x 4" 's should be on the owners side of the lattice work being installed. (See back of book under Exhibits). Landscaping with the intent of obscuring the "screen" or "arbor" by vines, bushes and/or trees is required.
Location: No "screen" or "arbor" shall be permitted in the front yard of any dwelling. The size of any "screen" or "arbor" shall be less than half the length of the side of the dwelling it presides on. The "screen" or "arbor" must follow the guidelines, unless noted here, set by the City of Sedona.
Maintenance: The plans shall include a drip system supplying adequate water to each new vine, bush and/or tree. No vine or bush should exceed the height of the structure by 1'. Any landscaping that dies must be replaced.
Exceptions: The above policy has been established to accommodate homeowners who need privacy for patios and decks. However, if such a structure would impair the view from any other property in Rolling Hills Estates, such structure shall not be allowed.
Addendum IV - "Surface Water Drainage"
Home: Gutters / scuppers and downspouts are required on all homes. Downspouts will have a turnout to move the water away from the foundation of the property. Each turnout will dump the into a rock swale which will move the water to the designated release point on the property. Exceptions to a rock swale will be for gutters that dump onto patios, driveways, grass yards, etc. These surfaces must account for these discharges by moving the water to designated swales or yard areas satisfactory to the ACC. On lots where there is a single release point it may be necessary to provide a pooling area to minimize the heavy run-off-to adjacent properties in heavy rains.
Property: The grading of the lot shall take into account the previous water drainage patterns. The ingress and egress of water from the lot to adjoining lots or to the road shall not be without approval from the committee. Provisions for erosion shall be required. The lot owner is responsible for the design and installation of proper facilities to control surface water run-off to prevent damage to all adjacent properties, including streets. Moving water onto streets is only used when no other drainage pattern is available. Adding a home with its significant hard surface area (roof, driveway, decks, patios) increases the speed that water sheds off a property and decreases the amount that is absorbed by property. Previous to the addition of these hard surface areas to a property significant erosion may not be present. After the addition of these hard surface areas drainage patterns must be upgraded to accept new, higher levels of run-off.
Each homeowner is responsible for water drainage on his property. Water drainage from new home construction will affect current home owners’ drainage levels. It is each homeowners’ responsibility to correct any drainage deficiencies on his own property.
Swales: A description of the proposed swale on a property be shown on all new plans for drainage improvements. A cross section view must also be included on the plans and include type of rock (red or natural preferred), size of the swale both in width and height, and type of material used under the rocks. Size of rock/stones used must be of an acceptable (6" minimum) to the amount of water anticipated in the drainage swale. Swales must be constructed so as to be “erosion proof” from heavy rainstorms.
Culverts: Culverts under driveways must be a minimum of 12". Larger culverts may be needed where significant drainage is anticipated. These Culverts are susceptible to closure from sand, dirt and debris from heavy rainfall. The homeowner is required to keep his culverts open for free flow to prevent damage to surrounding property.
Pools: All pool backwash must be piped to the sewer system. No back-washing onto adjacent land is acceptable.
Property: The grading of the lot shall take into account the previous water drainage patterns. The ingress and egress of water from the lot to adjoining lots or to the road shall not be without approval from the committee. Provisions for erosion shall be required. The lot owner is responsible for the design and installation of proper facilities to control surface water run-off to prevent damage to all adjacent properties, including streets. Moving water onto streets is only used when no other drainage pattern is available. Adding a home with its significant hard surface area (roof, driveway, decks, patios) increases the speed that water sheds off a property and decreases the amount that is absorbed by property. Previous to the addition of these hard surface areas to a property significant erosion may not be present. After the addition of these hard surface areas drainage patterns must be upgraded to accept new, higher levels of run-off.
Each homeowner is responsible for water drainage on his property. Water drainage from new home construction will affect current home owners’ drainage levels. It is each homeowners’ responsibility to correct any drainage deficiencies on his own property.
Swales: A description of the proposed swale on a property be shown on all new plans for drainage improvements. A cross section view must also be included on the plans and include type of rock (red or natural preferred), size of the swale both in width and height, and type of material used under the rocks. Size of rock/stones used must be of an acceptable (6" minimum) to the amount of water anticipated in the drainage swale. Swales must be constructed so as to be “erosion proof” from heavy rainstorms.
Culverts: Culverts under driveways must be a minimum of 12". Larger culverts may be needed where significant drainage is anticipated. These Culverts are susceptible to closure from sand, dirt and debris from heavy rainfall. The homeowner is required to keep his culverts open for free flow to prevent damage to surrounding property.
Pools: All pool backwash must be piped to the sewer system. No back-washing onto adjacent land is acceptable.
Addendum V - "Equipment Sound Control"
Cooling Equipment: All air conditioners / evaporative coolers must have provisions for sound control barriers. A solid wall at least six inches higher than the cooling equipment shall enclose it on a minimum of two sides (not counting home’s wall) arranged to minimize direct paths for noise to impinge on neighbors. Where neighbors’ adjacent windows are higher, because of lot elevation variance, a slightly higher wall may be needed. Rule of thumb is that the top of the equipment should not be visible from neighbors windows, patios or decks. No evaporative coolers will be allowed on the roof of any house. Screening of these evaporative coolers must be done with evergreen trees to reduce noise to neighbors. The placement of cooling equipment by the new home should be done with careful review of neighbor’s proximity of patios, decks or bedroom windows. The thickness or sound barrier rating of all sound control walls should be considered on the basis of the distance to immediate neighbors. The preferred material is concrete block wall. On one side, a row of vented block at ground level may be used to help with air circulation.
Pool Equipment: Follow the guidelines above.
Addendum VI - "Landscaping"
Trees: No more than 2 trees shall be removed from a lot unless trees are located in an area where structures or improvements will be placed. After construction is completed, a minimum of 8 trees shall be required within 30 feet of the structure walls for a footprint area of 1,600 square feet. One additional tree shall be required for each 400 square feet of additional foot print area. The required trees shall be a minimum of a 2-inch diameter at 4 1/2 feet. Trees must be spaced appropriately on each side of the home (minimum of two trees per home side) to soften the look from neighbors’ property and the street. Existing trees can be counted in the above. Footprint is described as the outside dimensions of the livable space, garage and any covered patios. Please round to the nearest footage area. Please note height restrictions on trees in Addendum I.
1600 sq foot footprint = 8 trees 3200 sq foot footprint = 12 trees
2000 sq foot footprint = 9 trees 3600 sq foot footprint = 13 trees
2400 sq foot footprint = 10 trees 4000 sq foot footprint = 14 trees
2800 sq foot footprint = 11 trees
Tree / bush placement (10' Rule): A minimum placement of trees and/or bushes must be completed to break up any areas of a home's perimeter that exceeds ten feet of lineal concrete/stucco (10 feet wide — eight feet high) excluding garage fronts. High walls must, at a minimum, have one tree per ten feet. Combinations of bushes and a tree are the preferred landscaping to break up large walls of concrete/stucco. Short walls exceeding 10 feet must have at least two bushes breaking up the look. The intent is to soften the look of the large concrete / stucco portions of the new larger homes in Rolling Hills.
Landscaping plans: At a minimum the ACC will need plant types, index of plant types, plant placement on property, drip system line flow, areas of home exceeding the 10' perimeter rule, trees needed per table above and placement of natural trees and their type. Any plantings approved for new home construction must be replaced if they die.
***Also see addendum 1, Page 5 MAXIMUM HEIGHT OF LANDSCAPING MATERIALS.
Watering system: Homes with natural native desert landscaping do not need an underground drip system. All homes with new non-native desert landscaping will install an underground drip system.
1600 sq foot footprint = 8 trees 3200 sq foot footprint = 12 trees
2000 sq foot footprint = 9 trees 3600 sq foot footprint = 13 trees
2400 sq foot footprint = 10 trees 4000 sq foot footprint = 14 trees
2800 sq foot footprint = 11 trees
Tree / bush placement (10' Rule): A minimum placement of trees and/or bushes must be completed to break up any areas of a home's perimeter that exceeds ten feet of lineal concrete/stucco (10 feet wide — eight feet high) excluding garage fronts. High walls must, at a minimum, have one tree per ten feet. Combinations of bushes and a tree are the preferred landscaping to break up large walls of concrete/stucco. Short walls exceeding 10 feet must have at least two bushes breaking up the look. The intent is to soften the look of the large concrete / stucco portions of the new larger homes in Rolling Hills.
Landscaping plans: At a minimum the ACC will need plant types, index of plant types, plant placement on property, drip system line flow, areas of home exceeding the 10' perimeter rule, trees needed per table above and placement of natural trees and their type. Any plantings approved for new home construction must be replaced if they die.
***Also see addendum 1, Page 5 MAXIMUM HEIGHT OF LANDSCAPING MATERIALS.
Watering system: Homes with natural native desert landscaping do not need an underground drip system. All homes with new non-native desert landscaping will install an underground drip system.
Addendum VII - "Miscellaneous Guidelines"
Lot and Landscaping
A. Retaining walls (CC&R 15) — Unless suitable retaining walls are constructed to support the earth, the natural angle of repose of the ground shall not be altered by excavation within seven (7) feet of any boundary line of any lot by other than a slope on a one and one-half (1 ½) ft horizontal to one (l) vertical. The CODE (Section 903.l) restricts the maximum height of a retaining wall to 8ft.
B. Antennas, Clotheslines, etc. (CC&R 11 & 13) — No exposed or exterior radio or television transmission or receiving antennas (excluding satellite dishes) shall be erected, placed or maintained on any part of such premises. No clotheslines, equipment, service yards, wood piles or storage piles, other than those approved by the ACC, shall be kept or maintained on any lot. Satellite antennas and high speed computer antennas must be pre-approved by the ACC and must be located in the most inconspicuous spot available. Painting each the color of the house may be required.
C. Children's play equipment — All children's play equipment (swing sets, jungle gyms, sandboxes, slides, etc.) must be located in the rear yard a minimum of 10' from any lot line. Play/sports equipment exceeding 6' high must be approved by ACC.
D. Setbacks — 20 feet front and rear and 10 feet side yards. Rolling Hills has added that for comer lots, required setbacks are 20 feet for both street frontages and 10 feet for sides. In instances where streets have encroached on lots and property pins are in the street (less than 15 feet from the center of the pavement), setback will be 35 feet from the center of the pavement (45 feet on Alexandria.) On corner lots, the above will apply to both front and side street setbacks.
E. Swimming pools — CODE (Chapter 7) requires a 5-foot-high barrier for swimming pools. Rolling Hills has added the requirement that an outside swimming pool shall be placed at the rear of a residence and the enclosure for a swimming pool shall be carefully reviewed by the board. All barriers should be of steel or metal strength and should include child locking devices on all gates. Landscaping should be added to minimize the impact of the fencing to the neighborhood. Home architecture will be considered on all plans submitted for pools and barrier walls. Set-back requirements are 10' minimum from any lot line.
Residence Exterior
A. Roof — It is desirable that all new residences with pitched roofs have clay tile or similar fireproof material. Tile is preferred as it gives a substantial appearance to a home, increases its curb appeal and enhances the value of the subdivision. All flat roof surfaces must be tinted to match the home's exterior paint color.
B. Piers — The minimum size of exposed columns for the main foundation of a house should be 18 inches across. They can either be square or round. Columns for a deck should meet the same standards, with a 14 inch minimum. Code 903.01 limits the maximum height of a pier to 14 feet from grade to top of railing.
C. Chimneys -- To give a substantial look to a house, the minimum size of a chimney should be 18 inches in diameter. Code 903.1 limits the maximum height of the chimney mass to 5 feet above roof line and requires that no chimney pipe or other device shall exceed the overall mass height by more than 12 inches.
D. Exterior color and siding material -- The exterior color on new construction must meet the Sedona requirements (CODE 904. l) for Light Reflectance Value (LRV.) In general, the maximum LRV for a new home is 38%. If an existing house is repainted, and the color is changed, the LRV value must be met.
The siding should be such that it gives a substantial look to the house. Stucco, or brick is acceptable. CODE 906.1 states "Materials used for exterior surfaces of all structures shall blend in color, hue and tone with the characteristics of the surrounding natural terrain to avoid high contrast."
E. Exterior lights -- Code 911.01 requires that "exterior lighting shall be directed downward, recessed or shielded so that the light source is not visible from beyond the property line." All exterior light sources must have ACC approval.
F. Awnings & windows — Awnings should be of a similar color as the surface that they adjoin to minimize contrast. CODE 906.1 states "Mirrored" or reflective surfaces or any treatments which change ordinary glass into mirrored surfaces are prohibited. Tinted glass is acceptable.
G. Decks -- The design of decks should be such that they harmonize or blend in with the house. The color should be the same as the house or the trim.
H. Solar panels -- Solar panels should be placed in a location that minimizes their visibility from other homes. Solar panels will not be allowed on the front of any home.
I. Roof Vents — Turbine type roof vents will not be approved.
J. Encroachments -- CODE 901.03 says no structure other than free standing walls shall encroach on or reduce the setback requirement except that steps and architectural features such as, eaves, cornices, etc. may project not more than 5 feet into any required front yard area, but may encroach into any required side and rear yard by not more than half of the required side and rear yard areas. Courtyard walls higher than 3 feet may not encroach into any setback areas. No enclosure of any type closer than 15 feet from the rear property line.
Residence Interior
A. Minimum Size -- (CC&R) No dwelling house shall be constructed on a lot which has less than 1,600 sq ft of livable space, excluding attached garage or porches.
B. Interior Changes -- It is the intention of the ACC to approve interior changes provided the changes do not result in a residence that could be converted to occupancy of more than one family, such as changes which set up two separate cooking facilities in a residence.
Rolling Hills A.C.C. reserves the right to enforce all ACC guidelines and policies regardless if an item is overlooked during the approval process or during the final inspection.
A. Retaining walls (CC&R 15) — Unless suitable retaining walls are constructed to support the earth, the natural angle of repose of the ground shall not be altered by excavation within seven (7) feet of any boundary line of any lot by other than a slope on a one and one-half (1 ½) ft horizontal to one (l) vertical. The CODE (Section 903.l) restricts the maximum height of a retaining wall to 8ft.
B. Antennas, Clotheslines, etc. (CC&R 11 & 13) — No exposed or exterior radio or television transmission or receiving antennas (excluding satellite dishes) shall be erected, placed or maintained on any part of such premises. No clotheslines, equipment, service yards, wood piles or storage piles, other than those approved by the ACC, shall be kept or maintained on any lot. Satellite antennas and high speed computer antennas must be pre-approved by the ACC and must be located in the most inconspicuous spot available. Painting each the color of the house may be required.
C. Children's play equipment — All children's play equipment (swing sets, jungle gyms, sandboxes, slides, etc.) must be located in the rear yard a minimum of 10' from any lot line. Play/sports equipment exceeding 6' high must be approved by ACC.
D. Setbacks — 20 feet front and rear and 10 feet side yards. Rolling Hills has added that for comer lots, required setbacks are 20 feet for both street frontages and 10 feet for sides. In instances where streets have encroached on lots and property pins are in the street (less than 15 feet from the center of the pavement), setback will be 35 feet from the center of the pavement (45 feet on Alexandria.) On corner lots, the above will apply to both front and side street setbacks.
E. Swimming pools — CODE (Chapter 7) requires a 5-foot-high barrier for swimming pools. Rolling Hills has added the requirement that an outside swimming pool shall be placed at the rear of a residence and the enclosure for a swimming pool shall be carefully reviewed by the board. All barriers should be of steel or metal strength and should include child locking devices on all gates. Landscaping should be added to minimize the impact of the fencing to the neighborhood. Home architecture will be considered on all plans submitted for pools and barrier walls. Set-back requirements are 10' minimum from any lot line.
Residence Exterior
A. Roof — It is desirable that all new residences with pitched roofs have clay tile or similar fireproof material. Tile is preferred as it gives a substantial appearance to a home, increases its curb appeal and enhances the value of the subdivision. All flat roof surfaces must be tinted to match the home's exterior paint color.
B. Piers — The minimum size of exposed columns for the main foundation of a house should be 18 inches across. They can either be square or round. Columns for a deck should meet the same standards, with a 14 inch minimum. Code 903.01 limits the maximum height of a pier to 14 feet from grade to top of railing.
C. Chimneys -- To give a substantial look to a house, the minimum size of a chimney should be 18 inches in diameter. Code 903.1 limits the maximum height of the chimney mass to 5 feet above roof line and requires that no chimney pipe or other device shall exceed the overall mass height by more than 12 inches.
D. Exterior color and siding material -- The exterior color on new construction must meet the Sedona requirements (CODE 904. l) for Light Reflectance Value (LRV.) In general, the maximum LRV for a new home is 38%. If an existing house is repainted, and the color is changed, the LRV value must be met.
The siding should be such that it gives a substantial look to the house. Stucco, or brick is acceptable. CODE 906.1 states "Materials used for exterior surfaces of all structures shall blend in color, hue and tone with the characteristics of the surrounding natural terrain to avoid high contrast."
E. Exterior lights -- Code 911.01 requires that "exterior lighting shall be directed downward, recessed or shielded so that the light source is not visible from beyond the property line." All exterior light sources must have ACC approval.
F. Awnings & windows — Awnings should be of a similar color as the surface that they adjoin to minimize contrast. CODE 906.1 states "Mirrored" or reflective surfaces or any treatments which change ordinary glass into mirrored surfaces are prohibited. Tinted glass is acceptable.
G. Decks -- The design of decks should be such that they harmonize or blend in with the house. The color should be the same as the house or the trim.
H. Solar panels -- Solar panels should be placed in a location that minimizes their visibility from other homes. Solar panels will not be allowed on the front of any home.
I. Roof Vents — Turbine type roof vents will not be approved.
J. Encroachments -- CODE 901.03 says no structure other than free standing walls shall encroach on or reduce the setback requirement except that steps and architectural features such as, eaves, cornices, etc. may project not more than 5 feet into any required front yard area, but may encroach into any required side and rear yard by not more than half of the required side and rear yard areas. Courtyard walls higher than 3 feet may not encroach into any setback areas. No enclosure of any type closer than 15 feet from the rear property line.
Residence Interior
A. Minimum Size -- (CC&R) No dwelling house shall be constructed on a lot which has less than 1,600 sq ft of livable space, excluding attached garage or porches.
B. Interior Changes -- It is the intention of the ACC to approve interior changes provided the changes do not result in a residence that could be converted to occupancy of more than one family, such as changes which set up two separate cooking facilities in a residence.
Rolling Hills A.C.C. reserves the right to enforce all ACC guidelines and policies regardless if an item is overlooked during the approval process or during the final inspection.