CH Design Guidelines Final 20120507

Coyote Highlands Design Guidelines Hart Howerton Page 1

COYOTE HIGHLANDS

DESIGN GUIDEL INES MAY 7 , 2012



T A B L E OF CON T E N T S

1 . 0 DE S I G N AP P ROA CH F O R CO YO T E H I GH L A ND S

1.1 Introduction

1.2 The Vision for Coyote Highlands

1.3 Design Theme

1.4 The Coyote Highlands Architectural Style

2 . 0 S I T E DEV E L O PMEN T AND L AND S C A P E GU I D E L I N E S

2.1 Site and Landscape Objectives

2.2 Homesite Diagrams

2.2.1 Building Envelope

2.2.2 Transition Zone

2.2.3 Open Lands Zone

2.2.4 Landscape Enhancement Zone

2.2.5 Maximum Building Coverage

2.3 Siting Considerations

2.4 Grading and Drainage

2.5 Driveways and Parking Requirements

2.6 Retaining and Site Walls

2.7 Drainage Systems and Structures

2.8 Fences and Site Walls

2.9 Exterior Hardscape Design – Paths, Outdoor Stairs and Terraces

2.10 Landscape and Planting Guidelines

2.10.1 General Planting Guidelines

2.10.2 Planting Guidelines within the Building Envelope

2.10.3 Planting Guidelines within the Transition Zone

2.10.4 Planting Guidelines within the Open Lands Zone

2.10.5 Planting Guidelines for Landscape Enhancement Zones

2.10.6 Lawn Areas

2.11 Irrigation


2.12 Vegetation Protection and Removal

2.13 Exterior Lighting

2.13.1 Light Fixture Design

2.13.2 Location of Light Fixtures

2.13.3 Light Emission

2.14 Exterior Service Areas

2.15 Site Utilities

2.16 Address Markers

2.17 Miscellaneous Landscape Improvements

2.18 Fuel Modification

3 . 0 AR CH I T E C T U R A L GU I D E L I N E S

3.1 ARCHITECTURAL DESIGN OBJECTIVES

3.2 BUILDING HEIGHT

3.3 BUILDING MASS, SCALE AND FORM

3.4 ROOFS

3.4.1 Roof Pitches 3.4.2 Roof Materials 3.4.3 Dormers 3.4.4 Chimneys, Flues and Roof Vents 3.4.5 Gutters, Downspouts and Flashing 3.4.6 Skylights, Satellite Dishes and Solar Panels

3.5 EXTERIOR WALLS

3.5.1 Stone Walls 3.5.2 Stucco 3.5.3 Adobe 3.5.4 Wood 3.5.5 Metal 3.5.6 Cement Fiberboard Siding

3.6 DOORS AND WINDOWS

3.7 ACCESSORY STRUCTURES

3.8 SECONDARY DWELLING UNITS

3.9 GARAGES

3.10 BALCONIES, DECKS, PORCHES AND RAIL INGS


3.11 APPROVED COLORS

3.11.1 Wall Color 3.11.2 Roof Color 3.11.3 Details and Trim

3.12 Fire Sprinklers

3.13 Security Measures

4 . 0 DE S I G N R E V I EW PRO C E DU R E S

4.1 Design Review Process

4.2 Pre‐Design Conference

4.3 Preliminary Design Review

4.3.1 Staking

4.3.2 Preliminary Design Review Meeting

4.4 Final Design Review

4.4.1 Final Design Review Meeting

4.4.2 Final Design Approval

4.5 Resubmittal of Plans

4.6 Encroachments

4.7 County Approval

4.8 Subsequent Changes

4.9 Work in Progress Observations

4.10 Notice to Comply

4.11 Notice of Completion

4.12 Right of Waiver

4.13 Non‐Liability

4.14 Design Review Schedule

4.15 Application Fees

4.16 Application Format

5 . 0 DES I GN REV I EW BOARD ORGAN I Z A T I ON

5.1 Design Review Board Membership

5.2 DRB Administrator


5.3 Appointment of Members

5.4 Membership Requirements

5.5 Resignation of Members

5.6 Function of the DRB

5.7 Meetings

5.8 Compensation

5.9 Amendment of Design Guidelines

5.10 Non‐Liability

6 . 0 CON S T R U C T I ON AND BU I L D E R R EGU L A T I O N S

6.1 Pre‐Construction Conference

6.2 Construction Area

6.3 Builder’s Bond

6.4 Access to Construction Area

6.5 Vehicles and Parking Areas

6.6 Storage of Materials and Equipment

6.7 Construction Activity Times

6.8 Construction Trailers and/or

Temporary Structures

6.9 Sanitary Facilities

6.10 Debris and Trash Removal

6.11 Excavation, Grading, and Stream

and Tree Protection

6.12 Damage Repair and Restoration

6.13 Construction Observations

6.14 Construction Signs

6.15 No Pets

6.16 Security

6.17 Noise


A P P E N D I C E S

A Definition of Terms

B Design Review and Submissions Requirements

C Approved Plant Materials

D Prohibited Plant Species

E Homesite Matrix

F Summary of Roadways and Utilities Provided (NIC)

G Santa Clara County Water Resource Agency Ordinance No. (NIC)

H Santa Clara County Regulations for Design Control (‐d1) (NIC)


P R E F A C E

These Design Guidelines and Regulations (Guidelines) have been created in order to ensure

that all improvements at Coyote Highlands preserve the natural beauty of this California coastal

mountain setting and maintain a unified design theme throughout the community. In

accordance with the Covenants, Codes and Restrictions (CC&R’s) for the Homesites and Open

Lands of Coyote Highlands, Santa Clara County, California, this document sets forth the design

theme, specific design requirements, the design review process and construction compliance

regulations for Coyote Highlands. These Guidelines shall be used by all persons who are

involved in any development, additions, landscaping or changes and alterations at Coyote

Highlands. The Guidelines shall be administered and enforced by the Design Review Board (DRB)

in accordance with procedures set forth in this document and the CC&R’s.

This document has been adopted by the DRB and may be amended from time to time by

the DRB. Before submitting plans, it is the responsibility of each Owner, Architect, contractor

or authorized agent to obtain and review a copy of the most recently revised Design Guidelines.

All capitalized terms in these Design Guidelines are defined in Appendix A of this document.


1.0 D E S I G N A P P R O A C H F O R C O Y O T E H I G H L A N D S

1.1 INTRODUCTION

The intrinsic value of the property lies in the beauty and richness of its landscape. The Coyote Highlands plan was designed to preserve the site’s natural and scenic resources in perpetuity by limiting development to a small number of selected Homesites—just enough residences to create a small scale community that fits the carrying capacity of the land while setting aside large contiguous areas of open space conservation lands. To assist members of the community in the design of their homes at Coyote Highlands these Design Guidelines shape the architecture and landscapes to be established here. The underlying objective is to produce a strong community identity—one that is unified but still diverse—to establish living environments that celebrate and enrich the ongoing history and indigenous landscape of the region. These Guidelines embrace and build upon the intent, objectives and policies of Santa Clara County’s Zoning Ordinance and Design Review Guidelines, in particular, the –d1 District (Santa Clara Valley Viewshed) of the –d Design Review Combining Districts. These Design Guidelines are informed by the Coyote Highlands Resource Management Plan (RMP), which protects and provides the long‐term management of the natural assets of Coyote Highlands. The RMP identifies the ecological and historical resource zones of Coyote Highlands, and outlines a plan to protect and enhance them. It also defines the Coyote Highlands Conservancy, a stewardship body that will oversee the implementation of and adherence to the Plan. The Design Guidelines refer to the RMP for specific information and details on development of the Homesites.

1.2 THE VISION FOR COYOTE HIGHLANDS

Coyote Highlands has been designed to respond to the land’s beauty and rich landscape while taking advantage of the views and oak woodland setting to create a settlement pattern that belongs in this place. Coyote Highlands is committed to three main objectives:

Architecture and site planning preserves and builds upon the natural

setting and regional cultural influences. All buildings, structures, landscape


improvements and roads shall take their cue from the landscape setting and the region’s indigenous architectural and design traditions. All improvements are to be subordinate to the landscape and minimize disturbance to the greatest extent feasible.

Site, landscape and architectural designs are to draw from northern

California design traditions to create contemporary integrated environments suited to today’s lifestyle. This area of California has a rich history of architectural traditions, from the early settler/pioneer and mission influences to the influence of the informal, but classic ranch house. Many of these earlier design traditions and details are a result of the response to the temperate climate, local cultural traditions and the indigenous materials that were available. The resulting unadorned, simple, straightforward forms and details are well suited for contemporary interpretations.

To encourage sustainable building systems, site development, materials

and construction techniques throughout the community. Reducing consumption of materials and energy, minimizing waste and making intelligent choices about how a building is used benefits both Coyote Highlands as a community and the oak woodland landscape. Coyote Highlands is committed to the implementation of sustainable concepts such as reducing the development footprint, energy and water conservation measures, reuse and recycling of building materials, and the preservation of oak woodland and grassland landscapes.

1.3 DESIGN THEME The design theme for Coyote Highlands centers on the concept of the traditional homestead. Homesteads were the anchors to rural American life, where buildings were added to, changed, and retrofitted to respond to changing needs in the family. These homesteads were typically passed on through many generations to provide a long‐term legacy for family and extended family. Designing homes and landscapes here is to be approached with a long‐term view in concert with these community design themes below:

Merge Architecture with the Landscape: Careful site planning is to minimize site disturbance. Architecture may then be blended with landscape areas through the use of transitional outdoor spaces, such as porches, patios and terraces.

Maintain Human Scale: Residences are to be personal and intimate in scale. Main building masses are to be surrounded by simple wings and elements that express a size and scale consistent with the functions they enclose. Additive elements such as porches, bay windows, dormers, balconies and doorways


create a rich and varied environment. Individual homes are to avoid monumental entries and overwhelming massing.

Utilize Natural and Regionally Appropriate Building Materials: Buildings and landscape Improvements are to use natural appearing construction materials, such as stone, wood, and patinaed metals, that appear indigenous to the region.

Express Care and Craftsmanship in Detailing: Diversity of design and individual

expression are encouraged provided the result creates a visually harmonious community. Detailing at exterior walls, timber trusses, beams, rafters, corbel braces and other connections provide opportunity for individual expression and give buildings their own unique personality.

Take Advantage of Climatic Influences: The temperate climate in the coastal

hills is a dynamic pattern of changing conditions throughout the year that provides the opportunity to take advantage of outdoor areas. Indoor and outdoor spaces are to be designed as a series of rooms with little demarcation between indoors and outdoors. Roofs may provide welcome shade at porches during the summer and a protected entryway during the rainy season.

1.4 THE COYOTE HIGHLANDS ARCHITECTURAL STYLE Coyote Highlands draws from four architectural traditions, that of the Pioneers, the Spanish (or Mission) influences, the Ranch and Craftsman. These traditions all evolved over a long period of time as direct responses to the climate, available materials, and the cultural aesthetic of the time. These traditions all contribute to basic approaches to building in the 21st century:

Pioneer influences ‐ The region’s distinctive architecture was created by Spanish and Yankee pioneers. Separated from the rest of the world in a way that is difficult to imagine today, they all brought with them their own memories and visions of home, which they adapted to the new temperate climate and the limited building materials at hand. Like other pioneer buildings, the results were simple, practical, and straightforward.

Spanish/Mission influences. With ample dirt, clay and labor, the Spanish used

their familiar adobe and tile‐making techniques to create the region’s first comfortable homes. The thick, insulating, protective walls, usually plastered for weather protection, were sheltered by durable, fireproof roofs. The traditional courtyard of Spanish town houses became the prototype for the central patio—south oriented, protected from sun and wind, and bordered by shaded verandas—the center of ranch and family life.


Ranch houses. A new industry reached the west coast in the mid‐1800’s. New

saw mills turned the vast stands of redwoods into another readily available material for both walls and roofs. From all these origins—adobe or timber walls, tile or shake roofs, patios and verandas—came the California Ranch House. These houses were simple, generally single story, informal, and focused on creating a strong relationship between the indoors and outdoors.

Craftsman aesthetic. In the latter part of the 1800’s, the craftsman tradition

began as a response to the formal, ornamental traditions of the Victorian era. Buildings constructed during this period drew from both the Hispanic adobe and the Anglo board and batten or clapboard ranch house traditions, but evolved with the distinctive addition of Craftsman influences. The use of stucco, wood, stone and clay tiles—traditional natural materials combined with the hand‐built and carved imagery, artistry and ornamentation derived from nature—resulted in buildings that had a rustic, rural and romantic character. In general, this building tradition focused on creating buildings that complimented and/or were subordinate to their setting rather than dominant.


2.0 S I T E D E V E L O P M E N T A N D L A N D S C A P E G U I D E L I N E S

2.1 S ITE AND LANDSCAPE OBJECT IVES

Incorporate site‐specific design solutions that are responsive to the Homesite

topography, climate and environment, site buildings to minimize grading and

maintain low, subordinate profiles against the backdrop of the surrounding

grasslands and oak woodlands. Outdoor areas are to take advantage of sunlight,

provide wind protection and capture views.

Preserve, protect and enhance the existing groves of mature oak woodlands and

pasturelands. Site buildings to preserve the integrity of the surrounding

viewsheds. A natural buffer is to be maintained between the house and street,

neighboring Homesites and other off‐site areas.

Design homes that blur the demarcation between indoor and outdoor spaces.

Use natural and indigenous building materials to the extent feasible for

landscape structures, site walls and outdoor areas.


2 . 2 HOME S I T E D I A G R AM S

A Homesite Diagram has been prepared for each Homesite. This Diagram designates the

Building Envelope, the Transition Zone, the Open Lands Zone, maximum Building Height,

Maximum Building Coverage, and other factors affecting the development of the Homesite.

Driveway access, Landscape Enhancement Zones, septic zones, and grazing and agricultural use

zones (as applicable) are also indicated on the Homesite Diagram.

Figure 2.1 Sample Homesite Diagram

2 . 2 . 1 BU I L D I N G E N V E L O P E S

Building Envelopes are the areas designated on the Homesite where all Built Improvements

and site disturbance, with the exception of utility connections and any associated grading or

site walls, are to occur. All landscape plantings within the Building Envelope are to comply with

the approved plant list in Appendix C, as explained in Section 2.10.2 – Planting Guidelines

Within the Building Envelope.

Building Envelope locations have been determined based on the specific characteristics of

each Homesite, and the Coyote Highlands planning and design objectives described in Sections

1.1 and 1.2. No Built Improvements should require removal of any trees.


2 . 2 . 2 T R A N S I T I O N Z ON E

The following uses may be located within the Transition Zone:

- Utilities

- The Septic Envelope

- Grazing and Agriculture, as permitted

- Native plantings

- Fuel management and clearing for fire hazards

The Homesite Diagram indicates a location for the Septic Envelope and locations for grazing

and agriculture (as applicable). Refer to the RMP for specific information and requirements for

grazing and agriculture uses. Native plant materials are permitted within the Transition Zone;

refer to Appendices C and D for Approved and Prohibited Plant Materials. All proposed trees,

shrubs and other plant materials, (not part of an agricultural undertaking), are to blend with the

site’s existing native landscape and create natural screens that obscure building improvements

from off‐site views. Fuel management and clearing for fire hazards are permitted within the

Transition Zone, subject to DRB approval and the Guidelines described in Section 2.18. Refer to

Section 2.10.3 for planting Guidelines and requirements within the Transition Zone.

2 . 2 . 3 OP E N L A N D S Z ON E

The following uses are permitted in the Open Lands Zone:

- Community grazing operations

- Ecological restoration

The Open Lands Zone is that part of the property which is preserved to merge with the

surrounding community landscape. Comprised of drainage corridors, oak woodlands, and open

grasslands, the Open Lands Zone is to remain part of the visual and cultural legacy of Coyote

Highlands. Fencing or other Built Improvements are not permitted in this area, with the

exception of what may be required for community grazing operations and ecological

restoration efforts. The drainage corridors and woodland zones will be the focus of

conservation and restoration efforts. Refer to Section 2.10.4 for planting requirements within

the Open Lands Zone.


2 . 2 . 4 L A N D S C A P E E NH A N C EM E N T Z ON E

A Landscape Enhancement Zone may be indicated on the Homesite Diagram. This Zone

is an area where specific planting, a combination of trees, shrubs and groundcovers, is to occur

in order to restore or protect a Homesite’s ecology or provide additional visual buffering. Refer

to Appendix C, Approved Plant Materials, for appropriate plant materials.

2 . 2 . 5 MAX IMUM BU I L D I N G CO V E R A G E

The maximum Building Coverage for each Homesite is a designated percentage

of the Building Envelope, and is indicated on each Homesite Diagram. Building Coverage is

defined as the percentage of total area occupied by structures, paving for vehicle use, and all

other impervious surfaces. This includes the primary structure, all ancillary structures (e.g.,

carports, garages, patio covers, storage sheds, trash dumpster enclosures, etc.), secondary

dwelling, accessory structure (e.g., barn) and architectural features (e.g., chimneys, balconies,

decks, porches, stairs, etc.)

2 . 3 S I T I N G CON S I D E R A T I O N S

Objective:

‐ Integrate Built Improvements with natural landforms, vegetation and other landscape

characteristics that are unique to the Homesite.

Guidelines:

The long axis of the home and principle building masses are to be oriented parallel

to the existing contours.

Houses built on sloping sites are to utilize stepped foundations and fragmented roof

forms to mirror the flow of the natural topography.

Existing features, such as rock outcroppings or topographic features, are to be

protected and integrated into the design of the home and its grounds.

Outdoor living areas, such as terraces, pools and lawns are to be contained within

the Building Envelope with visibility from off‐site minimized.

All Improvements including driveway turnaround areas and site disturbance

associated with construction of the house are to be located within the Building

Envelope.


Site buildings to take advantage of solar orientation and prevailing breezes.

2 . 4 GR A D I N G A N D DR A I N A G E

Objectives:

- Protect and preserve existing vegetation.

- Blend site Improvements with natural land forms.

Site drainage and grading is to minimize grading, control erosion and sediment transport,

and avoid any significant disruption to the natural landscape. All drainage improvements are to

avoid an artificial, man‐made appearance and blend into the natural setting to appear as

extensions of existing natural land forms.

Guidelines:

A professional Engineer and/or a Landscape Architect registered in the state of California are to prepare a full set of drawings including grading, drainage, utility locations, re‐vegetation and sedimentation and erosion control plans for all new construction. (Refer to Section 6.0 for grading and erosion control measures required during construction.)

Professional Engineers should refer to Santa Clara County standards when designing storm water facilities for Coyote Highlands. The most current agency manuals and design criteria, including the County Drainage Manual, are available through the Land Development Engineering Department of Santa Clara County (www.sccgov.org)

Per the Santa Clara Valley Urban Runoff Pollution Prevention Program (SCVURPPP), all projects within Santa Clara County must comply with NPDES Provision C.3. Provision C.3 requires a level of implementation of best management practices (BMP’s) in treating and managing stormwater impacts associated with new development and redevelopment projects. Refer to the SCVURPPP website to obtain the most recent update of the C.3 Stormwater Handbook (www.scvurppp.org).

All grading operations must comply with Santa Clara County’s ordinances regulating drainage alterations, which prohibit the creation of additional impervious area and/or alteration of existing drainage patterns. A drainage permit may be required in addition to a grading permit, both of which should be filed with the Santa Clara County Planning Office. Contact the County Planning office for the most recent regulations, requirements and application procedures (www.sccgov.org).

Flat pad grading on sloping Homesites is not permitted.


Graded slopes are not to exceed 2:1, unless it can be demonstrated that a steeper

slope will result in less disturbance to existing mature trees and will not erode.

Whenever feasible, natural slopes are to be used rather than retaining structures. When structures provide the only feasible solution, they are to follow the natural contours of the land.

All cuts, fills and retaining walls are to create smooth transitions at the top and bottom of slopes that appear as extensions of the natural landform.

The construction and grading of leach fields within the Septic Envelope (indicated on

the Homesite Diagram) must be designed to blend with the surrounding site

topography.

Grading designs are to protect and retain as many existing trees, vegetation and rock outcroppings as possible.

All cut and fill slopes are to be revegetated with native or naturalized plant

materials and blended into the surrounding natural vegetation (see Approved Plant

List, Appendix C).

All topsoil disturbed by grading operations may be stockpiled within the

Construction Site and reused.

All existing trees within the Construction Site are to be protected by fencing during

any grading operations, including protection from soil compaction within the drip

line. Detailed tagging and fencing requirements can be found in the Design Review

Procedures in Section 4 of this Design Guideline document, and in the Construction

and Builder Regulations in Section 6.

Grading may not extend outside of the Building Envelope with the exception of that associated with driveways, minor paths and utility Improvements.

Pools and/or tennis courts are to be located within the Building Envelope and sited

to minimize excessive grading and significant disruption to the natural landscape.

Wherever feasible, pools and tennis courts should be sunken, and utilize a

combination of berms and/or planting to minimize any visibility from off‐site.


2.5 DRIVEWAY AND PARKING REQUIREMENTS

Objectives:

‐ Minimize visibi l ity of cars, garages, paving and parking areas.

‐ Blend driveways with the existing topography.

‐ Preserve the natural features of the Homesite.

The access point of each Homesite is indicated on the Homesite Diagram. The driveway

layout may be adjusted to respond to field conditions. Within the Homesite itself, the

design of the remaining portions of the driveway are to follow alignments that minimize

grading, tree cutting or other disruption of the site.

Within the Homesite, a gradual transition from the vehicular spaces associated with auto

courts, turnarounds and visitor parking to the pedestrian scale spaces surrounding the

house should utilize a combination of planting and landscape structures such as trellises,

arbors and/or carports and/or subtle changes in paving patterns. Formal planting such as

regularly spaced trees alongside driveways is not appropriate. Extensively paved areas

or areas for the long‐term external storage of vehicles is not permitted.

Guidelines:

Driveways are to be a minimum of 12 feet and a maximum of 14 feet wide, except where they provide a turnaround at garages and turnouts as required per Santa Clara County development standards and fire regulations. Every effort is to be made to minimize impervious areas for driveways and turnarounds while still conforming to the parking requirements described herein.

Only one driveway entry is permitted for each Homesite. All driveways are to follow alignments that minimize grading, tree cutting, off‐site visibility or other disruption of the Homesite.

On Homesites where driveways traverse through Transition Zone and Open Lands areas, they may be paved and/or re‐treated with asphalt and/or chip seal material. The use of special paving such as bomanite, concrete and/or pavers will not be permitted within the Transition Zone or Open Lands portion of the driveway unless it is in an area that is screened from the main road and neighboring Homesites.

Asphalt is the preferred material for use on driveways. Concrete, concrete pavers, and natural pavers may be used within auto courts, a minimum of 50 feet away from the intersection of the driveway and adjoining community street. When used, concrete and pavers shall be integrally‐colored in muted beige and brown tones that blend with the landscape.


Driveways are generally to be constructed without curbs. Where curbs are required to direct drainage, they are to be made of stone or colored concrete. Colors of finished paving materials are to be selected to blend with surrounding earth colors.

Parking spaces are to be screened from off‐site views to the extent possible.

Driveways must conform to Santa Clara County development standards for gradients.

The use of special paving (such as stone) at autocourt and/or parking areas is encouraged to help in the transition from the auto environment to the pedestrian environment. Paving should match or be similar in style to paving used for other outdoor areas such as terraces and/or stairs.

Concrete and asphalt paving material containing recycled content is strongly encouraged.

Minimum parking requirements for each Homesite are two enclosed spaces, plus two visitor spaces, which need not be enclosed. Parking spaces are to be a minimum dimension of 9 feet by 20 feet. Per Santa Clara County development standards, Secondary Dwellings will require one unenclosed parking space for units with one bedroom, and two unenclosed parking spaces for secondary units with two or more bedrooms.

Refer to the Santa Clara County Fire Marshal requirements for fire vehicle turnaround requirements.

2.6 RETAINING AND SITE WALLS

Objectives:

‐ Minimize disturbance to the site.

‐ Integrate retaining walls into the existing topography to reinforce the connection of the architecture with the landscape.

‐ Use stone that appears to be local to the site and constructed with traditional dry‐stack and/or boulder methods.

Guidelines:

Retaining walls are not to exceed 4 feet in height. Walls up to 6 feet in height may be considered on a case‐by‐basis provided they are not visible from off‐site. Terraced wall structures with ample planting pockets (minimum 4 feet wide) are to be used where grade changes exceed 4 feet.


Retaining walls in excess of 4 feet in height (if approved) are to be designed by a professional engineer registered in the state of California.

Retaining walls that are visible from off‐site are to be built of approved laid stone or rock, logs, or treated and stained timbers, used in traditional patterns, reinforced and/or backed with concrete where required. Other materials, including timber, may be approved provided they are located within the Building Envelope and are not visible from off‐site.

Tops of walls are to blend with natural contours. Ends of walls are not to end abruptly, but are to transition naturally into existing landforms, rock outcroppings and vegetation.

Walls in excess of 2 feet in height are to be designed with a batter (minimum 2:12).

Boulders are to appear native to the site.

At least 1/3 of boulder diameters are to be set into the ground and laid horizontally. Boulder walls may not be arranged in formal, rigid alignments.

2.7 DRAINAGE SYSTEMS AND STRUCTURES

Objectives:

‐ Preserve existing drainage patterns and signif icant topographical features.

‐ Minimize erosion.

‐ Retain drainage on‐site using naturalistic water gardens.

Guidelines:

Drainage within each Homesite is to be designed by a qualified engineer and Landscape Architect.

Natural drainage courses are to be protected and existing drainage patterns maintained.

New drainage courses are to appear and function like natural drainage ways. Sheet drainage may not be increased. Existing sheet drainage areas are to be maintained to avoid erosion.

Water flows off of the Homesite shall be managed to the greatest extent possible within the Homesite by systems that retain water and encourage percolation.


Headwalls, lined ditches, and similar drainage structures, visible from off‐site, are to be built of, or lined with, an approved stone. Metal and concrete pipes are to be concealed.

Drainage across or under driveways is to be incorporated into driveway and apron design and concealed with stone headwalls that are similar to those used as part of the community infrastructure.

Drainage design is to minimize any potential for erosion and consequent downstream water quality impacts. Erosion control and stream protection measures required during construction can be found in the Construction and Builder Regulations in Section 6.

Landscaping shall be designed to minimize irrigation and runoff, to promote surface infiltration and to minimize the use of fertilizers and pesticides that can contribute to stormwater pollution.

Natural depressions should be used for on‐site storm‐water retention.

Green roofs, which are vegetated roof systems that filter, absorb and retain or detain the rain that falls on them, are encouraged.

2.8 FENCES, GATES AND SITE WALLS

Objectives:

‐ Allow for privately fenced areas that maintain views and minimize off‐site visibi l ity.

‐ Minimize disturbance to the natural vegetation.

‐ Integrate plantings with fencing where feasible to reinforce the dominance of the landscape.

Guidelines:

In order to maintain the visual quality of an open and natural grass and woodland landscape, fences and site walls are to be minimized.

Site walls are to be constructed of timber or stone to match adjacent buildings, and may be a maximum of 4 feet in height.

Walls extending the architecture of a building to enclose outdoor rooms such as patios or courtyards may be up to 8 feet in height.


Fences are not to exceed 4 feet in height with the exception of special‐use fencing. Special‐use fencing will be reviewed on a case‐by‐case basis by the Coyote Highlands DRB.

Fences used for pool enclosures, which are to comply with all safety standards as specified by the Santa Clara Counting Zoning Ordinance and as established by the Uniform Building Code. Pool and spa fences may require additional detailing and landscape treatments, as specified by the DRB, to mitigate off‐site visibility.

Fences used as pet enclosures may extend up to 6 feet in height provided they are not visible from off‐site. Wire mesh, finished to recede into the landscape, may be added to wood rail fence at pet enclosures provided they are not visible from off‐site.

Dog runs are allowed provided they are constructed of the materials noted above and are not visible from off‐site. Dog runs are to be attached to the Residence and are not to exceed 400 square feet in total area. Dog runs will be reviewed on a case‐by‐case basis by the DRB.

Tennis court fencing will be reviewed on a case‐by‐case basis. Tennis court fencing must occur within the Building Envelope and will require additional detailing and landscape treatments, to minimize off‐site visibility. Materials selected must recede into the landscape. Appropriate materials include woven wire mesh with wood framing; see list of approved fencing types following.

Entry monuments with associated gates may occur only within the Building Envelope and should be related in form, materials and style to the main Residence and associated structures. Entry monuments and gates may be a maximum of 6 feet in height. Refer to Section 2.16 for a discussion of address markers.

Plant materials are to be woven in and around fences to help fences merge with the landscape.

Fences and walls may not be used to define Building Envelope or Transition Zone boundaries unless related to agricultural uses such as grazing.

Fences, gates and walls are to be constructed of high‐quality, low maintenance materials. Wood fences are to be treated and stained to match adjacent buildings or left to weather naturally.

Regular maintenance of all walls and fencing will be enforced by the Coyote Highlands DRB.

The following is a list of approved wall, fence and gate treatments. Refer to the Guidelines above for appropriate heights.


a. Wall Types

- Stone, preferably locally sourced; rustic with a structural, dry‐stack appearance. May be used in Building Envelope and for retaining walls in the Transition Zone.

- Timber, left natural or stained. May be used for retaining walls in Building Envelope and Transition Zone areas.

- Masonry, stucco or plastered, in Building Envelope and for retaining walls in the Transition Zone.

b. Fences

- Wood panel or picket, left natural, stained or painted a neutral, earth‐toned color. In Building Envelope zone only.

- Wood and woven wire mesh, left natural, stained, or painted an approved neutral earth‐toned color. May be used within Building Envelope. If left unpainted and/or natural, may be used in the Transition Zone.

- Metal pipe, painted or galvanized and left to weather naturally. May be used within Building Envelope and Transition Zones.

- Ranch‐style wood post or metal “T” post and wire strand, left to weather naturally. May be used within the Building Envelope, and as fencing for approved grazing areas within Transition Zones.

- Temporary wood/wire fencing, to control grazing, may be used for up to a month at a time, in the Building Envelope and Transition Zone.

c. Gates and Monuments (Note: monuments must be located within the Building Envelope with the exception of Address Markers.)

- Wood panel, single or double leaf, left natural, stained or painted a neutral, earth‐toned color.

- Metal, single or double leaf, cast or hammered iron or powdercoated steel in muted, earth‐toned colors.

- Stone monuments, structural dry‐stack appearance.


- Stucco monuments, should be used in combination with wood or metal gate detailing and coordinated with architecture of the home; integral color and lightly textured finish.

d. Inappropriate Wall, Fence and Gate Types

- Concrete block

- Chain link

- Solid board or slat fencing or gate designs

- Plastic or vinyl fencing

- White‐painted fencing

- High walls (over 4 feet) that utilize solid masonry designs

- Brick

Figure 2.2 Walls and Fences by Landscape Zone

Approved Use within: Walls Building Envelope Transition Zone Open Lands Stone Freestanding and Retaining Retaining Not permitted Timber Retaining Retaining Not permitted Masonry Freestanding and Retaining Retaining Not permitted

Fences

Wood panel or picket Permitted Not permitted Not permitted Wood/woven wire mesh Permitted Permitted (natural finish) Not permitted Metal pipe Permitted Permitted Not permitted Wood/metal post/ Permitted Grazing/ Ag. areas Not permitted wire strand Temporary wood/wire Permitted (1 month) Permitted (1 month) Not permitted

2.9 EXTERIOR HARDSCAPE DESIGN—PATHS, OUTDOOR STAIRS AND TERRACES

Objectives:

‐ Integrate outdoor site features with the natural topography and vegetation.

‐ Util ize natural materials that are consistent with materials found locally.


‐ Design outdoor terraces, rooms and spaces that are natural extensions of the indoors and tie the building to the land.

Guidelines:

Appropriate paving materials for exterior hardscape areas include:

- Native stone

- Faux stone that has the appearance of native stone

- Colored, stamped and/or patterned concrete

- Pre‐cast pervious concrete pavers

- Crushed stone / decomposed granite

- Pea gravel

Inappropriate paving materials include: Clay tile Non‐colored, unpatterned concrete Asphaltic concrete

The spatial organization of the Residence and that of outdoor rooms is to blur the line between indoors and outdoors, utilizing transitional architectural devices such as trellises, verandas and/or porches.

Paths, outdoor stairs and terraces are to follow the natural topography and respond to existing vegetation patterns.

Fire pits are to be gas‐operated with ceramic logs. All fire pits are to be attached to the patio hardscape. Site plans are to indicate fire pit location in relationship to tree drip lines.

Approved materials for outdoor use are stone, chipped stone, decomposed granite, timber and/or wood. The use of stone is to be consistent with those Guidelines described in Sections 2.8 Fences, Gates and Site Walls, and 3.5 Exterior Walls.

2.10 Landscape and Planting Guidelines

Objectives:

‐ Preserve and enhance existing landscape patterns.

‐ Use plant materials and existing vegetation groupings to anchor buildings to the site and provide screening.

‐ Util ize landscape to enhance views and take advantage of natural micro‐cl imate conditions.


The landscape design of each Homesite is to blend with the overall Coyote Highlands setting. New plantings must protect important viewsheds, help to define use areas on the Homesite, and screen outdoor service areas and other improvements from adjacent Homesites and off‐site views. Landscape improvements are to incorporate, rehabilitate and enhance existing vegetation, utilize indigenous drought tolerant/fire resistant species, and minimize areas of ornamental planting and intensive irrigation. The following Objectives and Guidelines apply to all Homesites within Coyote Highlands:

2.10.1 General Planting Guidelines

In general, the planting design of each Homesite is to take its cue from the existing plant palette found surrounding the Homesite. Existing trees and other vegetation are to be preserved to the greatest extent possible and should lend form to and dictate the placement of buildings and related Improvements.

Landscape Improvements are to incorporate, rehabilitate and enhance existing vegetation, utilize indigenous and/or regional species, and minimize areas of irrigation and runoff.

Proposed plant materials that are not on the Approved Plant List are to be identified on all landscape submissions with a full description of the plant and the intent of its proposed use. The DRB may disapprove any plant not compatible with the Coyote Highlands environment.

Native plant materials (see Approved plant list) are to be used for erosion control and are to establish rapid surface stabilization. The DRB may require additional stabilization measures, such as jute matting. Refer to Appendix C for approved seed mixes.

A gradual transition should be made from the more cultivated areas near the house to the more native, indigenous landscape of the Transition Zone and the Open Lands. This transition may be achieved by gradually introducing more native or naturalized plant material and softening the lines of improved areas as you move away from the main Residence.

Group or cluster trees and shrubs of the same species within the Building Envelope and Transition Zone to extend the natural patterns of the surrounding woodland and grassland landscape.

Manicured or groomed yards, ornamental planting, terraces and pool areas are to be restricted to spaces confined by buildings, walls and plantings or other well‐defined edges so as to not be visible from off‐site. These areas may use a greater variety of plant material, including nonnative and noninvasive plants. Refer to Appendices C and D for lists of approved and prohibited plant species.


Extensive areas of irrigated turf is not permitted. Refer to Santa Clara County Ordinance NS‐1200.328 Water Conservation in Landscaping, which mandates water efficiency requirements.

Automatic irrigation systems are required for all revegetation areas. These systems may be abandoned when plantings have become established after a minimum of three growing seasons.

Specific planting guidelines and plant lists have been prepared for each landscape zone within each lot. Refer to Appendix C for Approved Plant Materials for each landscape zone. The List is differentiated by native, naturalized and riparian species. An approved Erosion Control Seed List and a Native Turf Mix is also included in Appendix C.

Avoid planting potentially invasive or harmful plant species. The California Invasive Plant Council maintains current lists on non‐native invasive plants that should be avoided. The most updated lists are available on their website, www.cal‐ipc.org

2.10.2 Planting Guidelines within the Building Envelope

In areas immediately adjacent to buildings and not visible from off‐site, a greater variety of non‐native plant material, as listed in the Approved Plant List, is permitted. The use of drought tolerant plant materials is strongly encouraged.

The landscape design on each Homesite is to gradually transition from the Building Envelope to the Transition Zone to match and/or enhance existing native landscape patterns.

New plantings are to be used to frame important viewsheds, provide privacy for the residence, and screen outdoor service areas and other Improvements from adjacent Homesites and off‐site views.

2.10.3 Planting Guidelines within the Transition Zone

The Transition Zone is to be planted only with native plant materials or species used for agriculture where applicable. Planting patterns and density of plants is to be similar to that of the adjoining natural landscape. Refer to Appendix C ‐ Approved Plant Materials for a list of native plants appropriate for the Transition Zone.

For Guidelines related to agricultural operations in the Transition Zone, refer to the Coyote Highlands Resource Management Plan.


2.10.4 Planting Guidelines within the Open Land Zone

The Open Land Zone is to be planted only with native plant materials. Planting patterns and density of plants is to be similar to that of the adjoining natural landscape. Refer to Appendix C ‐ Approved Plant Materials for a list of native plants appropriate for the Open Land Zone.

2.10.5 Planting Guidelines for Landscape Enhancement Zones

Landscape Enhancement Zones, which are indicated on the Homesite Diagrams, are intended to provide restoration to ecologically sensitive areas within Homesite boundaries, and/or to provide additional visual buffering. See Appendix C for a list of approved plant materials.

2.10.6 Lawn Areas

Turf areas are limited by Santa Clara County water efficiency standards; refer to the Santa Clara County Ordinance Code regarding applicable Water‐Efficient Landscaping Regulations.

Turf areas are to immediately adjoin outdoor use areas such as patios.

Long, narrow strips of lawn less than 8 feet wide are to be avoided.

All turf areas must be continuously‐edged and contained by mechanical means such as wood, metal or concrete.

2.11 IRRIGATION

Objectives:

‐ Minimize irr igation requirements by using native plant materials and those that are well‐suited to the local cl imate.

Guidelines:

Group plant materials according to their water consumption needs.

Irrigation or supplemental watering, whether in the form of temporary irrigation, drip irrigation, or spray irrigation, is to minimize the impact upon the site, while providing enough moisture to ensure healthy plantings.


All shrub and groundcover plant material are to be drip‐irrigated with a permanent automatic system. All non‐native planting areas shall receive soil amendments within the root zone and a minimum 3 inches of mulch.

Conventional spray irrigation is limited to defined lawn areas. These systems are to be fully automatic and in conformance with any local and state regulations.

Low spray heads or low‐water bubblers are allowed within the Building Envelope in close proximity to buildings.

Drip irrigation of tree and shrub plantings is permitted within the Building Envelope.

Soils are to be amended and surfaced with mulching to increase water retention.

All landscape and irrigation installations are subject to County review and evaluation of water use. A Landscape Water‐Efficiency Checklist developed by the Santa Clara County Planning office must be submitted for Contact the Planning Office for the most current requirements: www.sccgov.org

Consider on‐site rainwater storage (cisterns, etc.) or greywater recycling to meet irrigation demands in order to conserve potable water.

2.12 VEGETATION PROTECTION, REMOVAL AND THINNING

Objectives:

‐ Remove vegetation as necessary for proper land management and fuel modification.

‐ Minimize native tree and shrub removal to provide for f i ltered views into and out of the site.

Guidelines:

Building Improvements are to be designed around existing trees to the extent feasible.

Protective fencing is to be erected around all existing trees at the edge of the dripline during construction. Refer to Section 6.11 for tree protection measures during construction.

Protective fencing is to be erected around existing drainage corridors during construction, using the same style of fencing described for tree protection described in Section 6.11.


2.13 EXTERIOR LIGHTING

Objectives:

‐ Maintain the dark nighttime sky in and around Coyote Highlands.

‐ Establish a warm, inviting character.

‐ Restrict l ight spil l to within the Building Envelope and adjacent to the Residence.

Guidelines:

2.13.1 Light Fixture Design

Lighting fixture designs are to be consistent with the Residence’s architectural style.

2.13.2 Location of Light Fixtures

Light fixtures, with the exception of address marker lighting, are to be confined to the Building Envelope and designed to minimize impacts on adjacent properties. Light sources are not to be visible from anywhere outside the Building Envelope.

In order to minimize glare and exterior light spill, interior lighting is to be concentrated at activity areas and minimized adjacent to windows. Lighting adjacent to windows is to be directed towards the Residence’s interior and baffled with architectural or decorative devices, such as deep roof overhangs and curtains.

Light fixtures at pathways, where required for safety, are to be a maximum height of 48 inches.

Night lighting of tennis courts is not permitted.

2.13.3 Light Emission

Exterior night lighting is to be kept to an absolute minimum as required for safety and address identification at entrances, driveways and buildings. All light fixtures are to be activated for short‐term use only.

Light sources are to be a warm, soft color that accurately renders true color. Lights that emit harsh, glaring white light are not permitted.

Exterior lighting is to use downward facing, horizontal cut‐off fixtures, which hide the light source. Uplighting is not allowed, unless light spill is confined by architectural elements.


Lanterns are to use low intensity (25 watt or less) light sources with translucent or frosted glass lenses. Clear glass may be acceptable with low voltage bulbs and clear glass bulbs, subject to the DRB review of visibility from off‐site.

Guardrails and/or posts with reflectors may be used to help mark the driveway.

Security lighting for emergency purposes may be permitted by the DRB, provided the sources are not visible from off‐site, are fully shielded, and are set on a timer or motion detector.

The preservation of the nighttime dark sky is as important during the holiday season as it is throughout the remainder of the year. The seasonal use of temporary lighting devices for holiday decorations is to be used judiciously with this principle in mind. Only white or clear light in traditional round elliptical or candle‐shaped bulbs may be used for holiday lighting. Seasonal lighting is permitted for a single term not to exceed 45 consecutive days per year.

Compact fluorescent bulbs (CFB) and LED lights are encouraged for their energy conserving characteristics.

2.14 EXTERIOR SERVICE AREAS

Objectives:

‐ Design exterior service areas consistent with the Residence’s architecture.

‐ Screen service areas from off‐site views.

Guidelines:

Trash disposal, outdoor work areas, utility meters and connections, transformers, air conditioning units, pool/spa equipment and similar above‐ground devices are to be completely screened from off‐site views by the use of architectural devices and/or plant materials. Where feasible, these areas are to be integrated into the building’s architecture. Noise emission from such devices is to be contained.

Owners are responsible for providing utility service lines to their homes. Utility easements have been established throughout Coyote Highlands in order to facilitate the installation and maintenance of utilities.

In order to minimize site disturbance, all utility lines are to be located underground, and when feasible, under or along driveways. Utility alignments are to minimize grading and tree removal.


Service, trash and storage areas are to be made inaccessible to wildlife. A completely enclosed structure (including a roof) is to be located for easy access. Structures are to be sized to accommodate a minimum of two full‐sized garbage containers.

Designing trash enclosures to provide sufficient room for recycling program bins is encouraged.

2.15 UTILITIES

Objectives:

‐ Screen uti l it ies from off‐site views.

‐ Design uti l ity connections with future technology and energy conservation principles in mind.

Guidelines:

Utilities are to be installed underground along driveway alignments to minimize grading, vegetation removal and other disruption of the land. Long, straight cuts through existing vegetation are to be avoided.

Utility boxes, including meters, are to be attached to or incorporated into the building’s architecture and screened from off‐site views. All exposed metal related to utilities (meters, outlet covers, etc.) is to be painted to match adjacent natural and/or building materials.

Garage interiors are to incorporate electrical service access that would permit the future installation of car recharger outlets.

Electrical outlets are to be installed outdoors to allow for the use of electrical lawn and landscape maintenance equipment.

A natural gas outlet is to be installed in backyards and/or outdoor living areas to accommodate natural gas fired barbecues and grills.

The Septic Envelope has been located in the Transition Zone according the county requirements and perc testing. Septic systems should seek to minimize site disturbance in their design and function, and should employ the latest technologies.


2.16 ADDRESS MARKERS

Objectives:

‐ Install address markers consistent with community‐wide design standards.

Guidelines:

Owners are to obtain one of three approved address marker designs from the DRB. Address markers are to be installed and maintained in accordance with the design specifications and according to the following Guidelines:

The address marker is to be located within 20 feet, but not closer than 6 feet, of the

intersection of the driveway and the road.

The address marker must be built by the Owner at the outset of construction.

Lighting of address markers is not permitted.

The address numbers should be 4” in height, per the Santa Clara County Fire Department.

Owners may attach a sign (maximum of 6 square feet) to the marker. The form and

material of the sign should be similar in expression to the marker and utilize materials

such as iron, metal and/or wood.

Real estate signs are subject to design specifications specified by and available from the DRB.

Any maintenance work performed on address markers by the Master Association will be billed to the Owner.

2.17 MISCELLANEOUS LANDSCAPE IMPROVEMENTS

Objectives:

‐ Design miscellaneous landscape Improvements consistent with the Residence’s architecture and the landscape Guidelines outl ined throughout this chapter.

Guidelines:

The DRB will review in‐ground pools, water features, outdoor artwork and any other Improvements not addressed above, on a case‐by‐case basis.


Such Improvements are to be located within the Building Envelope, completely screened from off‐site and designed in keeping with the Guidelines described throughout this chapter.

Basketball backboards and hoops may be considered on a case‐by‐case basis, provided they are not visible from off‐site.

Art and other freestanding objects must be located within the Homesite and reviewed and approved by the DRB.

2.18 FUEL MODIFICATION

Objectives:

‐ Minimize potential landscape fuels around the Residence.

- Maintain a f ire‐retardant landscape

As in other summer‐dry, western locales, the Coyote Highlands property is susceptible to wildfires. In order to mitigate this risk, all construction is to comply with the Santa Clara County Fire Department regulations, including the document “Living With Fire in Santa Clara County,” published by the Santa Clara County Firesafe Council and available online at: www.sccfiresafe.org . In addition, existing ranch roads and proposed emergency egress routes provide natural fire breaks. Nonetheless, it is important that Homeowners be aware of the possibility of wildfire and also that the threat of wildfire can be greatly reduced with thoughtful planning and preventative landscape maintenance. General requirements of the Fuel Modification Plan are listed below. Owners and their Consultants are to refer to the Fuel Modification Plan (available from the DRB) for specifics. A minimum 30‐foot Defensible Space is to be maintained around the perimeter of all structures. Only fire‐retardant plant materials are to be located within the Defensible Space. Within the Defensible Space, the following landscape management standards are to be implemented:

Guidelines:

Eliminate ladder fuels and lower limbs of trees:

Remove dead and dry vegetation, tree limbs, leaves, needles and other materials and break up the continuity of brush species. (Trimming and shaping of Heritage Trees (see Definition of Terms in Appendix A for “Heritage Tree”) shall be undertaken by a licensed contractor, qualified agent of Coyote Highlands, or an employee of the Coyote Highlands Conservancy.)

When understory vegetation is not present, remove lower branches to a minimum of six to eight feet above the ground.


The lower branches of trees and shrubs are to be removed to provide for at least twelve inches of clearance from ground fuels.

Replace shrubs with low, irrigated ground cover.

Reduce continuous brush field to individual plants or small clusters at least fifteen feet apart.

Dispose of slash and debris left from thinning off‐site.

Mow or graze dry grassland areas periodically.

Store firewood and other combustible debris (wood scraps, grass clippings, leaf piles, etc.) outside the safety zone, at least 30’ uphill from buildings.

Maintain 30’ of defensible space from all buildings as “lean, clean and green.”


3.0 Architectural Guidelines The intent of the Coyote Highlands architectural Guidelines is to encourage a diversity of design

solutions and at the same time produce a unified and harmonious community that reflects:

• The rural character and setting of Coyote Highlands;

• Respect for the natural landscape and landforms;

• Local climate and microclimates; and

• Continuity with the characteristics, forms and materials of the indigenous building

traditions of the region.

It is required that a licensed Architect be retained by the Homeowner to prepare plans for

submission to the DRB. A Homesite Diagram has been prepared for each Homesite that

illustrates a conceptual response to the prevailing natural and physical factors of the Homesite

(see Section 2.2).

The following chapter sets forth Guidelines and Standards for all work relating to the renovation, alteration or addition to the exterior finish of an existing structure and/or new construction of building(s), including Building Heights, massing, color and materials.

3.1 ARCHITECTURAL DESIGN OBJECTIVES

Draw from the region’s architectural traditions to create contemporary building designs. Architectural design throughout the region reflects the local climate and locally‐available building materials to create a sense of belonging to the land. Design at Coyote Highlands draws particular inspiration from the Mission, California Ranch House and Arts and Crafts styles of architecture. Refer to Section 1.4 for a description of attributes of these two styles that are suitable to design at Coyote Highlands.

Design buildings that take advantage of the outdoor lifestyle of the region. Buildings are to take advantage of the oak woodland and grassland landscapes by bringing the outdoors in through ample amounts of glazing and extending indoor living spaces to the outside.

Design buildings that are set into the landscape and responsive to the surrounding vegetation, landforms and climate. All buildings are to respond to the unique site


attributes of the Homesite, such as rock outcroppings and landforms. Buildings are to step with the natural topography to create a sense of connection with the land.

Incorporate energy conserving measures in design. Size and orientation of windows and doors is to be designed to take advantage of sun, shade and wind conditions to minimize the home’s requirement on mechanical heating and cooling systems.

Create custom detailing to distinguish homes and give them a unique personality. Custom detailing is encouraged throughout the home, with particular attention given at doors, windows, railings and structural supports.

3.2 Building Height

Objectives:

- Minimize the visibi l ity of buildings in order to blend Improvements with the surrounding landscape.

The intent of Building Height controls at Coyote Highlands is to minimize the visibility of

buildings and associated Improvements and to ensure that they are subordinate to and blend

with the surrounding landscape.

Guidelines :

In accordance with the Santa Clara County Development Code, Building Height is defined as:

“The dimension measured by the vertical distance from the final grade to the top of a building or structure. On lots with irregular topography, height shall be measured vertically upward from a hypothetical surface representing the final grade as projected through the structure site.” (SCC Zoning Ordinance, Chapter 1.30: Definitions).

The maximum Building Heights for all homes, Secondary Dwelling Units and Accessory Structures is indicated on the Homesite Diagram.

Building Height must be kept below treetop levels.


3.3 BUILDING MASS, SCALE AND FORM

Objectives:

- Create simple building forms and masses that respond to existing terrain and are in scale with the surrounding landscape.

- Avoid large, obtrusive building forms by breaking large volumes into smaller wings and additions.

- Util ize building offsets and projections that create strong shadow l ines to help buildings recede into the landscape.

There are two types of Homesite Zones at Coyote Highlands: Grassland and Savanna. The

Homesite Zone type is indicated on each Homesite Diagram. A description of each type

follows:

In the Grassland Zone buildings must respond to the open context. Due to the lack of

mature trees in Grassland Zone Homesite landscapes, other devices such as stone

foundations and low horizontal building forms are appropriate to visually anchor buildings to

the site.

Specific design criteria recommended for this zone include:

Use of the Ranch or the Mission architectural styles,

Colors and materials that blend the building into the natural landscape to minimize

visibility,

Use of hipped or clipped gable, shallow pitch roof forms, and the

Use of smaller building elements than in the Savanna Zone that are fitted closely to

the site to assure a low profile.

In the Savanna Zone, scattered specimen trees or groups of trees provide an opportunity to

anchor buildings to the landscape. Buildings should not be left floating in open clearings.

Specific design criteria recommended for the Savanna Zone include:

Use of the Ranch, Mission and Craftsman architectural styles,

Building heights must be kept below treetop levels, and

Use of colors and materials that blend the building into the natural landscape and

minimize visibility.


Guidelines:

In general, the main building mass of the structure should be surrounded by lower and smaller building masses so that the building steps down on the sides.

Building masses are to be in scale with the surrounding landscape, and composed of clusters of building forms fitted to the topography and natural surroundings. Buildings will generally be low one Story structures, with building bulk and roofs stepped to follow the existing site slope.

Building masses are to maintain an intimate human scale by using simple volumes comprised of a main building mass surrounded by smaller “additions.” Building elements are to avoid rigid symmetry and/or formality, while maintaining a balance of well‐proportioned forms and masses.

Breaking up building masses, such as by including a guest cottage above a detached garage, are encouraged. Detached buildings may be connected to the main building via breezeways, trellises and/or other architectural connections.

Building bulk should be articulated into forms with dimensions that express interior spaces and/or a group of related rooms to appear as if they may have been added onto over time.

Building masses are typically one to two Stories. Two Story masses are to be located

towards the center of buildings with Building Height and massing stepping down at

the edges to avoid the appearance of large, two‐story “boxes”.

Second Story floor areas are to be minimized in order to avoid large and highly

visible building masses. Refer to the Homesite Diagram for Building Height

designations.

Terraces and building walls on the downhill side should step to follow contours. In

all cases, terraces should have walls that conceal views of the underside portion of

the structure.

Building design that helps to blur the distinction between indoor and outdoor spaces is encouraged. The use of architectural devices such as, arcades, balconies, belvederes, conservatories, foyers and verandas help in the transition from indoors to outdoors and soften larger building masses.

Dormers, bay windows, porches, porticos and other architectural extensions are to be designed to provide shadow and texture.

The Gross Floor Area (as defined per Santa Clara County Zoning code), including the square footage of any Accessory Structures and Secondary Dwelling Units, is


indicated on the Homesite Diagram. In some instances, the DRB may further restrict the maximum Gross Floor Area due to specific site conditions.

Maximum Building Coverage is noted on the Homesite Diagram. Regardless of the prescribed maximum Gross Floor Area or Building Coverage, the massing of any Residence is to be responsive to the Homesite size and setting.

Building massing emphasizes the indoor‐outdoor relationship by using clusters of room‐sized volumes, outdoor rooms and/or separate building wings for easy access to the outdoors from virtually every room in the house. Separate building wings may be detached and/or attached by arcades or breezeways.

3.4 Roofs

Objectives:

- Util ize simple, gabled roof forms.

- Express traditional roof structural systems.

- Use natural roof materials and colors to help blend houses into the surrounding landscape.

Roofs shall be carefully designed in color, shape and material to help integrate buildings with

their landscape setting. Gable, hip or shed type roofs are required for all large visible roof

surfaces. Green roofs are encouraged and will be reviewed on a case‐by‐case basis. Flat roofs

are discouraged but may be approved in small limited and out of sight areas. Mansard roofs

are not permitted. The use of dormers and other devices to break up large roof expanses is

encouraged.

Guidelines:

Roofs are to convey a sense of shelter and protection for the home.

Roofs are to be simple gable forms. Roofs are to avoid complex intersections, awkward pitches and ungainly angles.

3.4.1 Roof Pitches

In general, primary roofs are to have a pitch between no shallower than 3:12 and no steeper than 6:12 . Secondary roofs over building components such as porches and dormers may have shallower pitches, down to a minimum of 3:12. Vegetated roofs will be reviewed on a case‐by‐case basis.


Roofs pitches and forms may vary to add interest and to reinforce the separation of building masses.

Roofs are to have large overhangs that reduce glass reflectivity, offer protection at outdoor patios, decks and terraces and provide summer shade while still allowing for penetration of winter sunlight.

3.4.2 Roof Materials

Roof materials shall be Class A fire rated, nonreflective, and utilize subdued earthtone colors. Approved colors are available from the DRB.

Approved roof materials include:

- Natural slate

- Unglazed flat tile (Glazed tile is prohibited)

- Two piece clay tile

- Colored concrete tiles that closely simulate slate

- “Non‐wood” or fireproof wood shake shingles

- Architectural‐grade composition shingles

- 5 V‐crimp metal

- Standing seam metal, in subdued, non‐reflective finishes and colors

- Other metal options for roofs, such as Copper, Corten steel, or Terne metal, naturally patinaed

- “Green,” vegetated roofs

Physical samples of all roof materials are required for DRB review.

3.4.3 Dormers

Dormers may be helpful in breaking up long ridgelines and are encouraged for both their functional and aesthetic contributions to the building’s architecture.

Placement, shape, and size of dormers are to consider the scale and proportions of the primary building as well as interior spaces and functions.

3.4.4 Chimneys, Flues and Roof Vents

Chimneys are to be finished with stone or an approved wood wall treatment to match that used elsewhere on the building. Brick or masonry units may be considered by the DRB on a case‐by‐case basis.

Custom detailing of stone or metal chimney caps is encouraged.


Large flues and vents are to be consolidated when feasible and enclosed within chimney‐like enclosures.

Small flues such as plumbing vents may be exposed if painted to match the adjacent

roof.

Attic and eave vents must be covered with a fine screen to reduce the possibility of

wind‐borne embers entering attic spaces.

3.4.5 Gutters, Downspouts and Flashing

The overall design and strategic placement of roof forms is to be the primary method of managing water run‐off. However, gutters and downspouts may also be used to effectively divert water from entries and outdoor rooms towards surface drainage.

Gutters, downspouts and flashing are to be fabricated from copper or of other durable materials that will patina and/or weather to blend with adjacent walls and roofs.

Rainwater from gutters and downspouts may be captured in a rainwater collection system. This system consists of the collection of rainwater from roof surfaces, storage in cisterns or rain barrels, pressurization and plumbing back to toilets or into irrigation systems.

3.4.6 Skylights, Satellite Dishes and Solar Panels

Skylights and solar panels offer energy savings through natural daylight and solar heat gain. Layout, location, size, and configuration of skylights and solar panels are to fit with the design and proportions of the building and roof forms.

Exposed metal is to be anodized or factory finished a dark color to match surrounding roof materials.

Skylights are to comply with the following standards:

- Glass is to be clear, flat and non‐reflective. Skylights are to be mounted on the same plane and angle as the associated roof. Domed and/or bubble skylights will not be approved.

- Interior light may not be pointed upwards or directly emitted through skylights.

- Skylights are to be located to minimize visibility from off‐site.

Satellite dishes are not to exceed 24 inches in diameter. Satellite locations are to minimize off‐site visibility.


Satellites dishes are to be painted to match roofs and/or other adjacent building materials.

Install solar equipment in direct sun with no shade (including shade caused by trees, plumbing vents, chimneys, nearby buildings, poles, etc. Southern orientation with a 30 degree tilt is optimal, however, high percentages of solar energy are still available at different orientations and tilts. Modeling solar performance is encourages for each Homesite. Solar equipment should be installed close to the roof and at the same angle as the roof to minimize visibility and wind loads.

3.5 EXTERIOR WALLS

Objectives:

‐ Util ize authentic appearing materials, to connect the building to i ts surroundings.

‐ Design exterior walls with Mission, Arts and Crafts and California Ranch House inspired detail ing.

Guidelines:

A variety of exterior wall types may be incorporated into building design. At least two and no more than four exterior wall materials may be used on any one building.

Where changes in wall material occur, there is to be a clear break in the surface

plane. Materials are to be consistently applied to all building elevations.

Inappropriate materials include:

‐ Logs

‐ Galvanized steel, aluminum or vinyl siding

‐ Stone veneers or similar.

Mixes of cladding materials, unrelated to structural expression, are to be avoided.

Materials not included on the preapproved list may be considered by the DRB on a

case‐by‐case basis.

3.5.1 Stone Walls

Stone used for exterior walls is to be indigenous and/or appear compatible to the Santa Clara Valley region.


Stone surfaces are to have a structural, dry‐laid appearance. Mosaic patterns are not permitted. Walls are to incorporate a mix of sizes and shapes with larger stones predominantly at lower levels. Natural bedding planes are to be laid horizontally. Horizontal and vertical joints are to be frequently interrupted.

Stone is to turn corners and may not be used only on one wall facade.

Larger boulders may be integrated with foundation walls, especially at corners, in order to tie buildings to the land.

The battering of stone walls is strongly encouraged.

3.5.2 Stucco

Stucco is generally to be utilized for wall elements, masonry and/or foundation elements and should be used combined with wood components. The appearance of the stucco should be similar to prevalent rural styles and textures.

The detailing of stucco surfaces is to result in an authentic appearance including the use of integral pigments, and appropriate header and sill details for windows and doors. Window and door frames shall be recessed a minimum of 4 inches.

Stucco is to have a smooth to lightly textured finish with a 3‐coat application (scratch coat, brown coat and sand finish coat).

Large stucco surfaces shall be broken up or recessed behind porches and columns.

Colors must be subdued, earth‐toned colors. All colors must be approved by the DRB.

3.5.3 Adobe

Adobe may be left natural or finished with a stucco coat.

3.5.4 Wood

Appropriate wood wall materials include:

- Timbers and boards—left natural, stained or painted

- Shakes and shingles

- Board and batten

The shingle style of California (i.e. cottages and bungalows in the Arts and Crafts style) with its refined and textured wall patterns is appropriate at Coyote Highlands.

Various sizes and profiles of wood siding may be used in horizontal or vertical

patterns. Diagonal siding is not appropriate.


Wood should be finished in natural‐weathered appearing colors.

3.5.5 Metal

Metal siding may be used in a limited manner to accent building forms. When used, metal materials, such as corten steel or galvanized finish metals, are to have a natural patina appearance and low reflectivity that blends with the subtle earth tones of the site.

3.5.6 Cement Fiber Siding

Smooth clapboard and board and batten applications may be used.

Colors should be subtle and earth‐toned.

3.6 Doors and Windows

Objectives:

‐ Design Mission, Craftsman and Ranch House‐ inspired window and door patterns.

‐ Util ize window and door placement and design to take advantage of views and emphasize the connection to the outdoors.

‐ Minimize reflectivity, glare and nighttime l ight emission.

Openings, in general, shall reflect a consistent composition on all sides of the building and respond to the site setting to take advantage of sunlight, shade and prevailing winds to reduce the reliance on building conditioning.

Guidelines:

Custom door and window design is encouraged to give each home a unique personality.

Numerous windows and doors, opening to exterior spaces from main living areas, are to be incorporated to reinforce the connection to the outdoors.

Individual windows and lites are to be primarily rectangular in form, vertically oriented, with larger, undivided panes surrounded by smaller, divided windows. Irregular shapes, such as circles, ellipses and trapezoids are not appropriate.


Divided lights are to be authentic or simulated to appear authentic, using internal spacer bars to simulate true divided lites.

Large expanses of glass may be used to capture views when set within a structural frame. Deep roof overhangs are to be placed above large areas of glass to provide shade and minimize glare.

Windows and doors set within stone walls are to be recessed a minimum of 6 inches and are to include keyed arches and/or headers to express structural support.

Windows and doors set within wood and shingle walls are to be trimmed on all sides.

Highly‐reflective glass is not permitted. Stained glass and glass block may be considered if not visible from off‐site.

Appropriate window types include double‐hung, casement and fixed windows.

Windows and doors are to be wood, vinyl clad, metal clad with a natural finish, or metal with a bronze anodized finish. Unfinished aluminum or other metal windows are not permitted. Doors, window and door frames are to be stained and or painted.

Depending on the Homesite’s orientation and location, south and west facing windows may benefit from sun shading devices. Operable windows that allow natural ventilation are encouraged to reduce both heating and cooling loads.

Window, clerestories and dormers are to be designed and located to maximize natural daylight and reduce reliance on electrical lighting.

Using double “super windows” with a high performance low emissivity (low‐e)

coating on one surface or between glazings to save both on heating and cooling

energy is recommended. Options regarding high performance windows include:

o Krypton filled low‐e windows

o Argon filled low‐e windows

o Low‐e coated windows


3.7 ACCESSORY STRUCTURES

Objectives:

- Integrate all Accessory Structures with the architectural vernacular of the main Residence.

- Keep Accessory Structures subordinate to the main building.

Accessory Buildings and Structures may include the fol lowing:

Agricultural buildings and l ivestock shelters Garages Storage sheds Work areas Pool houses

In accordance with Santa Clara County Zoning Ordinance, no accessory building shall be used for dwell ing purposes or overnight accommodations.

Guidelines:

All Accessory Structures, including detached garages, are to be subordinate to the main house, utilize the same or similar detailing and stylistic qualities and located within the Building Envelope.

All Accessory Structures are to be located within the Building Envelope.

Accessory Structures are to be included in the maximum Building Square Footage and maximum Building Coverage, which is indicated on the Homesite Diagram.

The Gross Floor Area for all Accessory Structures is indicated on the Homesite Diagram. Roofed, unconditioned areas, such as porches, decks and garages that are attached to Accessory Structures are included in the maximum Gross Floor Area for Accessory Structures.

Maximum Building Height for Accessory Structures is indicated on the Homesite Diagram .


3.8 SECONDARY DWELLING UNITS

Objectives:

‐ Integrate all Secondary Dwell ing Units with the architectural vernacular of the main Residence.

‐ Keep Secondary Dwell ing Units subordinate to the main building.

Guidelines:

All Secondary Dwelling Units are to be subordinate to the main house, utilize the same or similar detailing and stylistic qualities and located within the Building Envelope.

Secondary Dwelling Units are to be located within the Building Envelope.

3.9 GARAGES

Objectives:

‐ Integrate all Garages with the architectural vernacular of the main Residence.

‐ Keep Garages subordinate to the main building.

Guidelines:

As an Accessory Structure, Garages are to be subordinate to the main house, utilize the same or similar detailing and stylistic qualities and located within the Building Envelope.

Garages are to be subordinate to the home itself and oriented facing away from the street frontage where feasible.

Garages are to be set back from the main house facade whenever possible.

Where garages are flush with or protrude out from the main building facade, custom garage door treatments are appropriate.

Single‐bay garage doors are to be used. Double‐bay doors may be considered on a case‐by‐case basis provided they are detailed to look like single‐bay doors.

3.10 BALCONIES, DECKS, PORCHES AND RAILINGS


Objectives:

‐ Incorporate custom designs that add individuality and personal expression to the building.

‐ Design decks and porches as extensions of the indoors.

Guidelines:

Balconies, decks and porches are to be constructed of stone, wood or stamped concrete, as appropriate to the house style and exterior finishes.

Porches and decks are to have a minimum depth of 6 feet, often with deep, overhanging roofs to provide weather protection.

Column and railing designs are to be consistent with the detailing of the house and are to use simple, refined wood forms and/or stone. Highly decorated or ornate railing styles are inappropriate.

3.11 APPROVED COLORS

Objectives:

‐ Select f ield and accent colors to blend buildings into their natural surroundings.

Guidelines:

3.11.1 Wall Color

Exterior walls are to blend with the colors of the native landscape.

Stone color is to relate to existing rock outcroppings around the site (typically gray and brownish‐gray in color). Bright, reflective stone such as white or buff limestone is not appropriate.

Wood is to be treated or stained to let natural grains show through, but subdued and earth‐toned in color enough to blend into the surrounding landscape.

Green Seal certified products and/or other products with low levels of volatile organic compounds (VOCs) are encouraged for use on all painted and stained surfaces.

The Light Reflectivity Value (LRV) of exterior walls shall not exceed 45.


3.11.2 Roof Color

Roof colors are to be weathered and variegated deep burgundy, greens, grays and/or browns, textured to blend the building into the ranch hillside landscape. Monotone colored roofs are not appropriate (except in the case of approved metal roofs).

Metal roofing is to patina to a natural weathered color within one year of installation. When metal roofs with factory‐applied finishes are specifically approved by the DRB, metal finish colors are to simulate natural roof colors, such as with weathered copper and aged terne metal.

The Light Reflectivity Value (LRV) of roofs shall not exceed 45.

3.11.3 Details and Trim

Trim and detail colors are to be subtle variations of colors found on the site, including trees, flowers and other vegetation (browns, brick/brown reds, off‐whites, warm grays, sage grays/greens, beiges and light grays/blues). Bright, intense primary colors, blacks and bright whites are not appropriate.

3 . 1 2 F I R E S P R I N K L E R S

In order to ensure adequate fire protection, all buildings designed for human occupancy,

and structures larger than 500 square feet, including garages, must be equipped with interior

residential fire sprinkler systems conforming to NFPA 13‐D and be equipped with an automatic

fire alarm system. The farthest point of any structure must be within 1,000 feet from the

nearest fire hydrant unless specifically approved by the reviewing authority.

3 . 1 3 S E C U R I T Y MEA S U R E S

Owners may incorporate additional security measures into their plans subject to the

following controls:

Exterior high‐intensity lighting, if used, must be designed to avoid prolonged periods of

usage through the use of motion sensors and timers.


Audible alarm systems will not be approved because of their potentially disruptive

impact upon the rural ambiance of Coyote Highlands.


4.0

D E S I G N R E V I E W P R O C E D U R E S This section provides a guide for the design review process for the Coyote Highlands

community. The process involves a series of meetings between the Owner, their design team

and the DRB. See Section 5 for a complete description of the DRB. It begins with an informal

introductory meeting and concludes with the completion of construction. Along the way are a

series of meetings, or check points, designed to ensure a smooth and efficient review of the

building and site design. The DRB is committed to assisting Owners through the design review

process. The DRB should be thought of as a member of the Owner’s design team as opposed to

a “regulatory review agency.”

4 . 1 DE S I G N R E V I EW P R O C E S S

Improvement plans will be carefully reviewed by the DRB to ensure that the proposed

design is compatible with Coyote Highlands as a whole, is responsive to the particular

Homesite site, and is in compliance with permits issued for Coyote Highlands. This design

review process must be followed for any of the following improvements:

• Construction of all new buildings;

• The renovation, expansion or refinishing of the exterior of existing building;

• Major site and/or landscape improvements; and

• Construction of, or additions to, fences or enclosure structures.

The DRB evaluates all development proposals on the basis of these Design Guidelines. Most

of the guidelines outlined in this document are written as relatively broad standards. The

interpretation of these standards is left up to the discretion of the DRB. Other guidelines such as

Building Height, roof form and exterior wall materials are more definitive, or absolute design

parameters, and in many cases parallel County and building code requirements. It is the

intention of this design review process that all Improvements comply with these absolute

standards.

Coyote Highland’s design review process takes place in four steps:

1. A Pre‐Design Conference

2. Preliminary Design Review

3. Final Design Review

4. Observations


Any improvement as described above will require and be preceded by the submission of

plans and specifications describing the proposed Improvements (refer to Appendix B for Design

Review Information and Submission Requirements) accompanied by an application fee. The

Owner will retain competent assistance from a registered Architect, Civil Engineer, Landscape

Architect and a licensed and bonded Contractor (Consultants) as appropriate. The Owner and

Consultant(s) shall carefully review the CC&R's, these Design Guidelines and the Resource

Management Plan prior to commencing with the design review process.

Having secured final design approval from the DRB, the Owner is also required to meet all

the submittal and approval requirements of the Santa Clara County Planning and Building

Department to obtain design approval (refer to Appendix B—Regulations for Design Control),

any other discretionary permits, and a building permit.

4 . 2 P R E ‐DE S I G N CON F E R E N C E

Prior to the preparation of any materials for formal DRB review the Owner and

Consultant(s) must meet with representatives of the DRB for a pre‐design conference. An

explanatory pre‐design conference package that includes a current copy of the Design

Guidelines, the Homesite Diagram and a conference request form is available from the DRB

offices. The purpose of this meeting will be for the DRB to answer any questions the Owners

and/or Consultant(s) may have and to offer guidance on the following subjects:

The particular characteristics and restrictions on the Homesite, as shown on the

Homesite Diagram to be provided by the DRB;

Optimal locations for building and site Improvements as illustrated on the Homesite

Diagram;

Additional survey information requirements;

Preliminary building and site development program ideas and requirements;

Potential issues or conflicts with the resource protection and objectives of Coyote

Highlands; and

The requirements, fees, and schedule of the design review process.

4 . 3 P R E L I M I N A R Y DE S I G N R E V I EW

In order to continue the process after the pre‐design conference, the Owner will submit a

written application and appropriate fee for preliminary design review together with preliminary

design documents. A checklist of the required preliminary design documents is located in

Appendix B, and a preliminary design review application package is available from the DRB

offices. This step in the process is intended to avoid wasted time and professional fees that

result from pursuing a design solution that is in conflict with the standards contained in the

CC&R’s, these Design Guidelines and The Resource Management Plan for Coyote Highlands.

4.3.1 Staking


The Owner will stake the location of corners of the proposed buildings and all other major

Improvements upon submittal of preliminary design review documents. Additionally, trees to

be removed and/or protected will be appropriately tagged. In some instances the DRB may

require that ridgeline flagging be erected to indicate proposed heights of buildings.

4.3.2 Preliminary Design Review Meeting

Upon receipt of the required documents and staking of the property, the DRB will notify the

Owner of the scheduled meeting date to review the preliminary design documents. The Owner

and/or Consultant(s) must be present at the meeting, or the submittal will be postponed until

the next meeting. The DRB will review and comment on the application at the meeting, allow

time for discussion with the Owner and/or Consultant(s), and subsequently provide the Owner

with the conclusions of the meeting in writing.

The comments of the DRB on the preliminary submittal shall be advisory only, and shall not

be binding upon either the Owner or the DRB. A second review meeting may be necessary to

review corrected and or new materials. Corrected materials will be provided to the DRB a

minimum of five working days prior to the next regularly scheduled meeting.

At this time, preliminary utility requirements will also be reviewed, including as applicable,

septic disposal location alternatives.

4 . 4 F I N A L DE S I G N R E V I EW

Within one year of preliminary design review the Owner may initiate the final design

review by submitting required final design documents and the appropriate fee. Required final

design documents and procedures are included in Appendix B, and a final design review

application package is available from the DRB offices.

4.4.1 Final Design Review Meeting

Upon receipt of the required documents the DRB will notify the Owner of the scheduled

meeting date to review the final design documents. The Owner and/or Consultant(s) must be

present at the meeting, or the submittal will be postponed until the next meeting. The DRB

will review and comment on the application at the meeting, allow time for discussion with the

Owner and/or Consultant(s), and subsequently provide the Owner with an approval or

conclusive recommendations in writing for refinements to the design. A second review

meeting may be necessary to review refinements, revisions and/or new materials. These

materials will be provided to the DRB a minimum of five working days prior to the next

regularly scheduled meeting.


4.4.2 Final Design Approval

The DRB will issue final design approval in writing within seven working days of a vote for

approval at a final design review meeting. If the decision of the DRB is to disapprove the

proposal, the DRB shall provide the Owner with a written statement of the basis for such

disapproval to assist the Owner in redesigning the project so as to obtain the approval of the

DRB.

4 . 5 R E S U BM I T T A L O F P L A N S

In the event that final submittals are not approved by the DRB, the Owner will follow the

same procedures for a resubmission as for original submittals. An additional design review fee

must accompany each resubmission as required by the DRB. See Section 4516 for design

review fees.

4 . 6 E N C R O A C HM EN T S

It is the intention of these Design Guidelines that all structures and site Improvements be

located within the Homesite. However, some minor encroachment outside of the Homesite

area may be appropriate in certain cases. In order to respond to such cases, the DRB with the

concurrence of Coyote Highlands Conservancy has the authority to approve minor

encroachments outside of the Homesite.

Minor encroachments outside of the Homesite may be approved by the DRB providing:

They are non‐habitable portions of the Residence such as roof overhangs, balconies,

porches, patios, decks, or verandas; and/or

That any habitable portions of the Residence do not extend more than 15 feet

outside of the Homesite; and

That the objectives set forth in Section 2.1 are still met.

4 . 7 COUN T Y A P P R O V A L

The Owner may apply for all applicable building permits from Santa Clara County Planning

and Building Department after receiving final design approval from the DRB. Any adjustments

to DRB‐approved plans required by the County review must be resubmitted to the DRB for

review and approval prior to commencing construction.

4 . 8 S U B S E Q U E N T CH ANG E S

Subsequent construction, landscaping or other changes in the intended improvements that

differ from approved final design documents must be submitted in writing to the DRB for

review and approval prior to making changes.


4 . 9 WOR K I N P R O G R E S S OB S E R V A T I O N S

During construction the DRB will check construction to ensure compliance with approved

final design documents and with all environmental protection measures required by the Coyote

Highlands Resource Management Plan. These observations are specified in Sections 4.15 and

6.12 of this document. If changes or alterations have been found that have not been approved,

the DRB will issue a Notice to Comply.

4 . 1 0 NO T I C E T O COMP L Y

When as a result of a construction observation the DRB finds changes and/or alterations

that have not been approved, the DRB will issue a Notice to Comply within three working days

of the observation. The DRB will describe the specific instances of non‐compliance and will

require the Owner to comply or resolve the discrepancies.

4 . 1 1 NO T I C E O F COMP L E T I O N

The Owner will provide the DRB with a Notice of Completion of any Improvement(s) given

final design approval by the DRB. The DRB will make a completion inspection of the property

within seven working days of the notification. The DRB will issue in writing a Notice of

Completion within seven working days of observation. If it is found that the work was not done

in compliance with the approved final design documents, the DRB will issue a Notice to Comply

within three working days of observation.

4 . 1 2 R I G H T O F WA I V E R

The DRB recognizes that each Parcel has its own characteristics and that each Owner has

their own individual needs and desires. For this reason, the DRB has the authority to approve

deviations from any of the Design Guidelines or Regulations contained within this document. It

should be understood, however, that any request to deviate from these Design Guidelines will

be evaluated at the sole discretion of the DRB, and that the approval of deviations will be

limited to only the most creative design solutions to unique situations. Prior to the DRB

approving any deviation from a Design Guideline, it must be demonstrated that the proposal is

consistent with the overall objectives of these Design Guidelines and that the deviation will not

adversely affect adjoining Parcels or Coyote Highlands as a whole.

The DRB also reserves the right to waive any of the procedural steps outlined in this Design

Guideline document provided that the Owner demonstrates there is good cause.

4 . 1 3 NON ‐ L I A B I L I T Y

Neither the DRB nor any member, employee, Consultant or agent will be liable to any party

for any action, or failure to act with respect to any matter if such action or failure to act was in

good faith and without malice.


4 . 1 4 DE S I G N R E V I EW S C H E D U L E

The DRB will make every reasonable effort to comply with the time schedule for design

review. However the DRB will not be liable for delays that are caused by circumstances

beyond their control. The DRB will provide design review according to the following schedule:

1. Pre‐Design Conference

Meeting scheduled within 14 working days of receipt of pre‐design conference request

form.

2. Preliminary Design Review

Application documents to be submitted 14 working days prior to the next scheduled

DRB meeting.

Written comments from DRB meeting provided to Owner within seven working

days.

3. Final Design Review

Application documents to be submitted 14 working days prior to the next scheduled

DRB meeting, and within one year of preliminary design approval.

Written comments from DRB meeting and/or written notice of final design approval

provided to Owner within seven working days.

4. Building Permits

Owner applies to Santa Clara County for all applicable building and use permits.

5. Construction Observations

Construction Area observation with the Builder prior to any site disturbance, and

within seven working days of receipt of written request.

Framing observation within seven working days of receipt of written request.

Final observation within seven working days of receipt of written request and prior

to request for a Certificate of Occupancy from Santa Clara County.

Notice of Completion issued within seven working days of observation.

4 . 1 5 A P P L I C A T I O N F E E S

In order to defray the expense of reviewing plans and related data, and to compensate

consulting Architects, Landscape Architects and other professionals, the Covenants establish

submission fees payable each time an application is made to the DRB . The DRB will publish

current rates based on square footages of projects under review. These fees are subject to

revision annually.


4 . 1 7 A P P L I C A T I O N F O RMA T

An application and information package is available from the DRB for each submission.

Each submission must be accompanied by the required information, as specified in the

application package instructions, in order to be scheduled for review. Design Review

Information and Submission requirements are included in X. The Owner and/or design

Consultants must attend the DRB meetings to explain a submission or be available to respond

to questions.


5.0

D E S I G N R E V I E W B O A R D O R G A N I Z A T I O N

5 . 1 DE S I G N R E V I EW BOA R D MEMB E R S H I P

The Design Review Board (DRB) will consist of three members. Each person will hold office

until such time as s/he has resigned or been removed or her/his successor has been appointed.

5 . 2 DRB ADM I N I S T R A T O R

The DRB Administrator (Administrator) shall assist the DRB in administering, scheduling and

reviewing all submittals for design review. Although the Administrator shall not be a voting

member of the DRB, the Administrator may make recommendations to the DRB regarding

design review submittals.

5 . 3 A P P O I N TM E N T O F MEMB E R S

Initially two members shall be appointed by the Declarant and one member shall be

appointed by the Board of the Coyote Highlands Conservancy (The Conservancy). At such time

as the Declarant no longer owns any Parcels within Coyote Highlands, one member shall be

appointed by The Conservancy, and two members shall be appointed by the Board of the

Coyote Highlands Association.

Members shall serve staggered two‐year terms. There is no limit to the number of

consecutive terms that can be served by any member.

5 . 4 MEMB E R S H I P R EQ U I R EM E N T S

Members of the DRB appointed by the Board will be from the membership of Coyote

Highlands Association (Association). Members of the DRB appointed by the Declarant need not

be members of the Association. No member of the DRB is required to be an Architect. The DRB

shall contract and/or assign some of the DRB’s administrative duties, but not authority, to a

qualified Architect of the DRB’s choosing or to the Stewardship Company.

5 . 5 R E S I G N A T I O N O F MEMB E R S

Any member of the DRB may at any time resign from the DRB upon written notice stating

the effective date of the member’s resignation to the Board, The Conservancy, or to the

Declarant, whichever then has the right to appoint and remove members. Any member may be

removed at any time by the body that appointed them, with or without cause.


5 . 6 F U N C T I O N S O F T H E DRB

It will be the duty of the DRB to consider and act upon such proposals or plans from time

to time submitted to it in accordance with the design review procedures established by these

Design Guidelines; to amend the Design Guidelines as deemed appropriate; and to perform

any duties assigned to it by the Declarant, The Conservancy or the Board as set forth in this

document and the CC&R's .

5 . 7 MEE T I N G S

The DRB will meet monthly or as needed to properly perform its duties. The DRB’s actions

on matters will be by a majority vote of the DRB. Any action required to be taken by the DRB

may be taken without a meeting if a consent in writing, setting forth the action so taken will be

signed by all of the DRB members. The DRB will keep and maintain a record of all actions

taken by it. The powers of this DRB relating to design review will be in addition to all design

review requirements imposed by Santa Clara County.

5 . 8 COMP E N S A T I O N

The Board or Declarant, whichever then has the greater number of appointed members, will

have the right to set the compensation for the DRB members and the DRB Administrator.

Compensation may at any time be revoked or changed by Declarant or Board with or without

cause. All members will be entitled to reimbursement for reasonable expenses incurred by

them in connection with the performance of any DRB function or duty. DRB shall contract

and/or assign some of the DRB’s administrative duties, but not authority, to a qualified

Architect of the DRB’s choosing or to the Stewardship Company.

5 . 9 AMENDM EN T O F D E S I G N GU I D E L I N E S

The DRB may, from time to time and in its sole discretion, adopt, amend and repeal by

unanimous vote, rules and regulations to be incorporated into, or amendments of the Design

Guidelines, which, among other things, interpret, supplement or implement the provisions of

the Design Guidelines. All such rules and regulations or amendments, as they may from time to

time be adopted, amended or repealed, will be appended to and made a part of the Design

Guidelines. Each Owner is responsible for obtaining from the DRB a copy of the most recently

revised Design Guidelines.

5.10 NON ‐ L I A B I L I T Y

Provided that DRB members act in good faith and with due diligence, neither the DRB nor

any member will be liable to the Association, any Owner or any other person for any damage,

loss or prejudice suffered or claimed on account of:


1. Approving or disapproving any plans, specifications and other materials, whether or not

defective.

2. Constructing or performing any work, whether or not pursuant to approved plans,

specifications and other materials.

3. The development or manner of development of any land within Coyote Highlands.

4. Executing and recording a form of approval or disapproval, whether or not the facts

stated therein are correct.

5. Performing any other function pursuant to the provisions of the Design Guidelines.

To assure that the construction of any Improvements on a private Parcel will occur in a safe

and timely manner without damaging the natural landscape of Coyote Highlands or disrupting

residents or guests, these regulations will be enforced during the construction period. The

Builder must provide a signed copy of the most recent Construction and Builder Regulations to

the DRB office prior to commencement of work.

Construction will not begin until final plan approvals have been issued from the DRB and

a building and/or use permit has been obtained from Santa Clara County Planning and

Building Department.


6.0

C O N S T R U C T I O N A N D B U I L D E R R E G U L A T I O N S

6 . 1 P R E ‐CON S T R U C T I O N CON F E R E N C E

Prior to commencing construction, the Builder must meet with an authorized representative

of the DRB to review the approved final plans, the Construction Area Plan, the Construction

Regulations, and to coordinate scheduling and construction activities with the DRB. At this

meeting the Builder or Owner must bring a copy of the Building Permit issued and any related

use permit from the Santa Clara County Building Department.

6 . 2 CON S T R U C T I O N AR E A

Prior to the commencement of any Construction Activity the Builder will provide the DRB

with a detailed plan of the proposed “construction area” showing the area in which all

Construction Activities will be confined, and how the remaining portions of the Homesite will

be protected. The Construction Area Plan will designate the location and size of the

construction material storage and parking areas, and the locations of the chemical toilet,

temporary trailer/structure, dumpster, debris storage, fire fighting equipment, utility

trenching, and the limits of excavation. The plan should clearly identify the methods for the

protection of adjacent areas, such as fencing, flagging, rope, barricades or other means to be

set up prior to construction. Care must be taken to avoid or if unavoidable, limit views of the

Construction Area on neighboring Parcels, public areas and roads.

6 . 3 BU I L D E R ’ S BOND

After the DRB approves an Owner’s proposed Construction Area Plan as described in

Section 6.2, and prior to commencing any Construction Activity, a Builder’s Bond shall be

delivered to the DRB, on behalf of the Association, as security for the project’s full and faithful

performance of its Construction Activity in accordance with its approved final plans.

The amount of the Builder’s Bond shall be determined by the DRB for all Parcels within

Coyote Highlands. This amount may be adjusted annually by the DRB.

The DRB may use, apply or retain any part of a Builder’s Bond to the extent required to

reimburse the DRB for any cost that the DRB may incur on behalf of the project’s Construction

Activity. Any monies shall be reimbursed to the DRB for any fees incurred by the DRB to restore

the Builder’s Bond to its original amount. Construction Activity shall be halted until the

Builder’s Bond is brought up to the original amount.

The DRB shall return the Builder’s Bond to the Owner within 15 working days after the

issuance of a Notice of Completion from the DRB.


6 . 4 ACCES S TO CONSTRUCT ION AREA

Access to the Construction Area will be through Coyote Highlands main gate located on

Maple Road. Travel on Coyote Highlands road system will be limited to the route established

by the DRB prior to the commencement of any Construction Activity. Vehicles entering through

the main gate must identify the Builder and the job site that they are going to. It is the Owner’s

responsibility to notify security and make the appropriate arrangements for access of Builder(s).

Access from Coyote Highlands road system to the Construction Area will be permitted only

on the designated access drive alignment as specified in the Parcel Diagram. Speed limits,

hours of access, and use of approved access routes will be strictly enforced.

6 . 5 V E H I C L E S A N D PA R K I N G AR E A S

Parking for construction personnel vehicles or machinery other than within the DRB‐

approved Construction Site will occur only in specific areas designated by the DRB so as to

minimize damage to the existing vegetation and landscape. Construction crews may not park

on adjacent parcels, Coyote Highlands roads, Open Lands, Wildlands or any other unapproved

areas. The DRB will encourage and may require that construction crews utilize a central Coyote

Highlands parking lot and carpools to minimize cars and/or trucks at the Parcel.

6.6 S T O R A G E O F MAT E R I A L S A N D EQU I PM E N T

All construction materials, equipment and vehicles will be stored within the fenced

boundary of the DRB‐approved Construction Area, and outside any resource protection areas,

including trees and/or creek fencing located within the approved Construction Area.

Equipment and machinery will be stored on‐site only while needed.

6.7 CON S T R U C T I O N AC T I V I T Y T IM E S

The time of construction will be limited to the period from 7:30 AM until 5:30 PM Monday

through Friday, and 9 AM until 5 PM on Saturday. Construction on Sunday is not permitted.

Essentially quiet activities that do not involve heavy equipment or machinery may occur at

other times subject to the review and approval of the DRB. No personnel are to remain at the

construction site after working hours.

6 . 8 CON S T R U C T I O N T R A I L E R S A N D / O R T EM PO R A R Y S T R U C T U R E S

Any Owner or Builder who desires to bring a construction trailer or the like to Coyote

Highlands must obtain written approval from the DRB. The DRB will work closely with the

Owner and/or Builder to site the trailer in the best possible location to minimize impacts to the

site and to adjacent Parcel Owners. All such facilities will be removed from the Parcel prior to

issuance of a Certificate of Occupancy.


Temporary living quarters for the Owner, Builder or their employees on the Parcel will not

be permitted.

6 . 9 S A N I T A R Y F A C I L I T I E S

Sanitary facilities, including potable water, must be provided for construction personnel on‐

site in a location approved by the DRB. The facility must be screened from view from adjacent

Residences and roads, and maintained regularly.

6 . 1 0 DE B R I S A N D T R A S H R EMOV A L

Contractors must clean up all trash and debris on the Construction Site at the end of each

day. Trash and debris must be removed from each Construction Site at least once a week and

transported to an authorized disposal site. Lightweight material, packaging and other items,

must be covered or weighted down to prevent wind from blowing such materials off the

Construction Site. Contractors are prohibited from dumping, burying or burning trash

anywhere on the Parcel or in Coyote Highlands except in areas, if any, expressly designated by

the DRB. During the construction period, each Construction Site must be kept neat and tidy to

prevent it from becoming a public eyesore, or affecting adjacent Parcels. Dirt, mud or debris

resulting from activity on each Construction Site must be promptly removed from roads, open

spaces and driveways, or other portions of Coyote Highlands.

Any clean up costs incurred by the DRB, The Conservancy or the Association in enforcing

these requirements will be taken out of the Builder’s Bond or billed to the Owner as needed.

6.11 E X C A V A T I O N , GR A D I N G , A N D S T R E AM A N D T R E E

P R O T E C T I O N

Contractors must take extreme care during Excavation to assure that trees not authorized

for removal are not damaged. All trees remaining within an approved Construction Area

must be properly tagged and protected prior to the commencement of any grading

operations. Every effort must be made to avoid compaction and/or disturbance within the

drip line of all trees and streams located within and outside an approved Construction Area.

Blowing dust resulting from grading and construction operations must be controlled by

watering. During construction, erosion must be minimized on exposed cut and/or fill slopes

through proper soil stabilization, water control and revegetation. The Builder is responsible for

the implementation of all erosion control techniques required by Coyote Highland’s approved

Resource Management Plan. Grading operations may be suspended by Coyote Highlands

during periods of heavy rains or high winds.


All topsoil disturbed by grading operations must be stockpiled and covered to minimize

blowing dust within the Construction Area and reused as part of the site

restoration/landscaping plans.

6.12 DAMAGE REPA IR AND RESTORAT ION

Damage and scarring to other property, including open space, adjacent Parcels, roads,

driveways and/or other Improvements will not be permitted. If any such damage occurs, it

must be repaired and/or restored promptly at the expense of the person causing the damage or

the Owner of the Parcel. Upon completion of construction, each Owner and Builder will be

responsible for cleaning up the Construction Site and for the repair of all property that was

damaged, including but not limited to restoring grades, planting shrubs and trees as approved

or required by the DRB, and repair of streets, driveways, pathways, drains, culverts, ditches,

signs, lighting and fencing. Any property repair costs as mentioned above, incurred by the DRB

or the Association will be taken out of the Builder’s Bond or billed to the Owner.

6.13 CON S T R U C T I O N OB S E R V A T I O N S

In addition to the building inspections required by Santa Clara County, the following

construction observations must be scheduled with the DRB:

1. Site Observation—The Construction Area, all corners of proposed buildings, the

driveway, extent of grading and protected vegetation must be staked, together with the

locations of any temporary buildings. This observation must be completed prior to any site

clearing or disturbance of existing grade.

2. Framing Observation—This observation must be done prior to enclosure of exterior

walls and roof.

3. Final Observation—This observation must be done prior to the Certificate of Occupancy

issued by the Santa Clara County Planning and Building Department.

6.14 CON S T R U C T I O N S I G N S

Temporary construction signage is allowed at the Owner’s discretion, but may only be

mounted on the permanent address marker in lieu of the Homeowner’s sign during the

period of construction.

Design of the temporary sign must conform with Section 2.16.

A uniform construction sign detail is available from the DRB.

All construction signs must be reviewed and approved by the DRB prior to installation.

Layout for the sign must be submitted to the DRB ten working days prior to a regularly scheduled

meeting.


Signs with the intended use of selling property are prohibited. No other signs may be

displayed on the property without written approval of the DRB.

6.15 NO P E T S

Construction personnel are prohibited from bringing pets, particularly dogs, into Coyote

Highlands.

6.16 S E C U R I T Y

Security precautions at the Construction Site may include temporary fencing approved by

the DRB. Security lights, audible alarms and guard animals will not be permitted.

6 . 1 7 NO I S E

Builder will make every effort to keep noise to a minimum. Radios will not be allowed in

order to minimize disturbance to neighbors and wildlife.


APPENDIX A D E F I N I T I O N O F T E R M S

Unless the context otherwise specifies or requires, the following words or phrases when

used in these Design Guidelines shall have the following meanings.

A C C E S S O R Y S T R U C T U R E

Per Santa Clara County Zoning code, Chapter 1.30 Definitions: A structure or building that is

auxiliary and subordinate to the main structure or building on a lot, except as otherwise

provided herein. Any building that is incidental to the conduct of any agricultural use shall be

considered to be an agricultural accessory building. No building designed, intended or used for

dwelling purposes shall be considered to be an accessory structure.

A R C H I T E C T

A person licensed to practice architecture or landscape architecture in any state of the

United States.

A R E A O F D I S T U R B A N C E

The area around a project impacted by Construction Activity which is limited to the area

immediately surrounding necessary building excavation. Reasonable allowances may be

granted for practicality of construction and to meet required safety measures. The Area of

Disturbance must be shown on Site Plans submitted to the DRB. Refer to Sections 4.0 for

submittal requirements.

A S S O C I A T I O N

The Coyote Highlands Association (Association) (TBD), a California nonprofit mutual benefit

corporation, the members of which shall be the Owners of Parcels within Coyote Highlands,

their successors and assigns.

B O A R D

The term Board shall mean the Board of Directors of The Coyote Highlands Association

(TBD), its governing body.

B U I L D E R

A person or entity engaged by an Owner for the purpose of constructing any Improvement

within Coyote Highlands. The Builder and Owner may be the same person or entity.


B U I L D E R ’ S B O N D

The deposit that is required to be delivered to the DRB prior to commencing a Construction

Activity.

B U I L D I N G C O V E R A G E

The percentage of total site area occupied by structures, paving for vehicle use, and all

other impervious surfaces. This includes the primary structure, all ancillary structures (e.g.,

carports, patio covers, storage sheds, trash dumpster enclosures, etc.), secondary dwelling,

accessory structure (e.g., barn) and architectural features (e.g., chimneys, balconies, decks

porches, stairs, etc.).

B U I L D I N G E N V E L O P E

The areas designated on the Homesite where all Built Improvements and site disturbance,

with the exception of utility connections and any associated grading or site walls, are to occur.

B U I L D I N G H E I G H T

Santa Clara County Zoning Ordinance defines Building Height as follows:

“The dimension measure by the vertical distance from the final grade to the top of a building or

structure. On sloping lots or lots with irregular topography, height shall be measured vertically

upward from a hypothetical surface representing the final grade as projected through the

structure.” (SCC Zoning Ordinance, Chapter 1:30: Definitions: General Terms)

C O Y O T E H I G H L A N D S L A N D S

Those portions of Coyote Highlands that will be left undeveloped in perpetuity. These

undeveloped lands that are part of a Homesite are the designated Open Lands on the Homesite

Diagram.

C O N S E R V A N C Y

The Coyote Highlands Conservancy, or its successor in interest, the entity responsible for

the management of the open space components of Coyote Highlands, including but not limited

to the Open Lands.

C O N S T R U C T I O N A C T I V I T Y

Any site disturbance, construction, addition or alteration of any building, landscaping or any

other Improvement on any Construction Site.

C O N S T R U C T I O N S I T E

A site upon which Construction Activity takes place.

C O N S T R U C T I O N V E H I C L E

Any car, truck, tractor, trailer or other vehicle used to perform any part of a Construction

Activity or to transport equipment, supplies or workers to a Construction Site.


D E C L A R A N T

The Coyote Highlands ___________ (TBD)

D E S I G N GU I D E L I N E S A N D R E G U L A T I O N S

The restrictions, review procedures, and construction regulations adopted and enforced by

the DRB as set forth in this document and as amended from time to time by the DRB.

D E S I G N R E V I E W B O A R D ( D R B )

The Board appointed by the Declarant or The Coyote Highlands Association Board (TBD) as

provided in the Declaration of Protective Restrictions for the Homesites and Open Lands of

Coyote Highlands (CC&R's) to review and either approve or disapprove proposals and/or plans

and specifications for the construction, exterior additions, landscaping, or changes and

alterations within Coyote Highlands.

E X C A V A T I O N

Any disturbance of the surface of the land (except to the extent reasonably necessary for

planting of approved vegetation), including any trenching that results in the removal of earth,

rock or other substance from a depth of more than 12 inches below the natural surface of the

land or any grading of the surface.

F I L L

Any addition of earth, rock or other materials to the surface of the land, which increases the

natural elevation of such surface.

F I N A L MA P

The recorded final Subdivision map or Parcel map for any portion of Coyote Highlands.

F L O O R A R E A R A T I O ( F A R )

Per Santa Clara County Zoning Code: determined by dividing the gross floor area of a

specified building(s) on a lot by the net lot area; provided, however, that on flag lots, all

portions of fee access corridors which are less than 25 feet in width shall be excluded from floor

area calculations.

G R O S S F L O O R A R E A

Per Santa Clara County Zoning Code: Gross Floor Area refers to the sum of the gross

horizontal areas of the several floors of a building, as measured from the rough exterior faces of

the exterior walls, or (if applicable) from the centerline of a common wall between two

attached buildings. “Floor area, gross” also includes the total area of any attached garage, and

includes any carport, porch or similar attached structure or feature that is both: (a) covered,

and (b) greater than 50% enclosed by perimeter walls. It includes the horizontal area of an

interior stairway at each of the two or more stories to which the stairway provides access. Any

attic space that has a minimum clearance of seven (7) feet in each of the three (3) dimensions


for at least 70 contiguous square feet shall be included. Where the vertical distance between

any floor and the ceiling above exceeds 15 feet, floor area shall be counted twice.

Any underfloor (basement) space that does not constitute a story, per the definition of

“Story” as provided in this chapter, shall be excluded when calculating residential floor area

ratio. Such underfloor space shall, however, be included as part of “floor area, gross” when

determining required nonresidential parking spaces as stipulated in Santa Clara County Zoning

Code Section 4.30.040.

HOM E S I T E

Any designated residential lot within Coyote Highlands.

HOM E S I T E D I A G R AM

The term Homesite Diagram shall refer to the individual site plans for each Parcel provided

to the Owner by the DRB at the commencement of the design review process. Each Homesite

Diagram specifies setbacks, Building Height and any special restrictions pertinent to the Parcel's

development as recorded with Santa Clara County, together with any additional factors that the

DRB may consider to be pertinent.

H E R I T A G E T R E E

All existing trees within Coyote Highlands, which is a Hillside –d Design Review Combining

Zoning District. Trees are defined as having a main trunk at least 12” in diameter at a height 4’‐

6” above the ground, and for multi‐trunk trees, having an additive total trunk diameter of at

least 24” at a height 4’‐6” above the ground. Refer to Santa Clara County Ordinance Code

Division C16, Tree Preservation and Removal.

HOM E OWN E R

See definition for Owner.

I M P R O V EM E N T ( B U I L D I N G )

Any changes, alterations or additions to a Homesite including any Excavation, Fill, Residence

or buildings, outbuildings, roads, driveways, parking areas, walls, retaining walls, stairs, patios,

courtyards, hedges, posts, fences, signs, and any structure or other Improvement of any type or

kind.

L A N D S C A P E E N H A N C EM E N T Z O N E

An area where specific planting, a combination of trees, shrubs and groundcovers, is to

occur in order to restore or protect a Homesite’s ecology or provide additional visual buffering.

MA X I M UM B U I L D I N G C O V E R A G E

A designated percentage of the Building Envelope, designated on each Homesite Diagram.


O P E N L A N D S

All portions of a Homesite located outside the Building Envelope that will remain in private

ownership and subject to an open space conservation easement in favor of the Coyote Highlands

_________ (the stewardship body for Coyote Highlands) (TBD).

OWN E R

The term Owner shall mean the record owner of any Homesite or Homesites as shown on

the official records of the Santa Clara County, California Recorder. The Owner may act through

an agent provided that such agent is authorized in writing to act in such capacity.

R E S I D E N C E

The building or buildings, including any garage, or other accessory building, used for residential

purposes constructed on a Parcel, and any Improvements constructed in connection therewith.

S E P T I C E N V E L O P E

The designated location for septic tanks and leachfields for a Homesite, as indicated on the

Homesite Diagram.

S T O R Y

Per Santa Clara County Zoning Ordinance, Chapter 1:30: Definitions: General Terms: “That

portion of any building included between the upper surface of any floor and the upper surface

of the floor above, except that the topmost story shall be that portion of a building included

between the upper surface of the topmost floor and the ceiling or roof above.

An attic, regardless of its interior dimensions, shall not be considered a story provided it

remains unconditioned space, is accessible by nothing more substantial than a pull‐down

stairway or ladder, and contains no dormers with the exception of minimal vent features.

Under‐floor “basement” space, qualifying as floor area with minimum clearance of seven (7)

feet in each of three dimensions for at least 70 contiguous square feet in floor area, shall not be

considered a story unless either of the following applies:

1. The finished floor level directly above such basement space is more than six (6) feet

above grade for more than 50 percent of the total basement floor area, or

2. The finished floor level directly above such basement space is more than 12 feet above

grade at any point.

“Grade” shall be final grade at the building’s perimeter, and shall be projected through the

subject basement space when appropriate.

Determination of a building’s number of stories shall be based on qualifying floor area being

situated directly above other qualifying floor area.


T R A N S I T I O N Z O N E

The areas in a Homesite designated for the Septic Envelope, grazing and agriculture as

permitted and native or naturalized plantings. Fencing the perimeter of this zone is permitted

for agricultural and grazing operations.

W I L D L A N D S

Those parcels of Coyote Highlands Lands that will be conveyed to Coyote Highlands

Conservancy (TBD), designated for open space and conservation uses, and subject to certain

deed restrictions.


APPENDIX B D E S I G N R E V I E W A N D S U B M I S S I O N S R E Q U I R E M E N T S

B 1 : P R E ‐D E S I G N C O N F E R E N C E P A C K A G E

• Conference Request Form

• Current Design Guideline Document

• Homesite Diagram

B 2 : P R E L I M I N A R Y D E S I G N R E V I E W A P P L I C A T I O N P A C K A G E

Within this step, the Applicant shall prepare and submit to the DRB for review and approval

a preliminary design review package, which should adequately convey existing site conditions,

constraints, building orientation and design, vehicular and pedestrian access, the proposed use

of exterior materials and colors and conceptual landscape design. The package shall include

four full size sets and two sets of reductions to 11" x 17" of the following drawings and/or

materials:

1. Preliminary Design Review Application Form.

2. Location Map—indicating location of Parcel within Coyote Highlands.

3. Site Analysis—based upon the Homesite Diagram provided by DRB.

4. Design Approach—written explanation of the design approach.

5. Parcel Survey—two copies of a property survey (minimum scale: 1"=50'‐0") prepared by

a licensed surveyor indicating property boundaries, the area of the property, all easements of

record and Open Land, Transition Zone and Homesite boundaries.

In addition, two copies of a more detailed survey of the Homesite portion of the Parcel are

required (minimum scale 1"=20'‐0") prepared by a licensed surveyor showing any significant

natural features such as rock outcroppings, watercourses, or existing trees (specifying species

and size) with caliper widths of six inches in diameter or greater along with topography at one

foot intervals. To facilitate the review process the submission will not be considered complete

without clearly identified existing tree and shrub masses with general sizes and heights noted.

Tree survey information should indicate species as well as trunk and canopy location. At

heavily wooded sites, the tree survey may be limited to trees in the vicinity of the house, Built

Improvements and the proposed driveway. The general masses of tree and shrub types may be

information added to the survey by the Architect or Landscape Architect.


6. Building and Site Development Program—a written description of the proposed

building and site development program including proposed uses and related space

allocations, area of enclosed and unenclosed space and parking and circulation design.

7. Homesite Site Plan—1" =20' minimum, showing existing topography and proposed

grading (1' contour interval), building footprint with finished floor grades, driveway, parking

area, turnarounds, drainage, fences/walls, patios, decks, pools, and any other site amenities,

together with the existing vegetation pattern and proposed clearance areas, and trees to be

removed and preserved.

8. Schematic Floor Plans—minimum 1/8" = 1'‐0".

9. Schematic Elevations—minimum 1/8" = 1'‐0", including roof heights, existing and finish

grades, building heights and notation of exterior materials. Two sets of elevations, one set

illustrating shadows and one without. One set should be rendered in color.

10. Site Sections— minimum scale 1"=20'‐0", sections showing proposed buildings, building

heights, elevations and existing and finished grades in relation to surrounding site, including

adjacent Residences and roads as may be required by the DRB.

11. Conceptual Landscape Plan—a conceptual plan at 1"=20'‐0" minimum, showing fire

safety zone, irrigated areas, areas of ornamental planting and native landscape planting, water

features, ball courts, pools, patios, decks, and any other significant design elements.

12. Study Model—minimum scale 1"=20'‐0", illustrating the relationship between proposed

building forms and topography, tree heights and prevailing site conditions. This need not be an

expensively detailed model, but simply adequate to communicate basic three‐dimensional

concepts.

P R E L I M I N A R Y D E S I G N R E V I E W S T A K I N G R E Q U I R EM E N T S

• All proposed buildings and other site amenities must be defined with four foot wood or

steel stakes and the outline(s) defined by string connecting the stakes. The main floor

elevation(s) must be clearly marked on the stakes.

• Story poles may be required to be erected and is at the discretion of the DRB.

T R E E T A G G I N G R E Q U I R E M E N T S

All trees with a six inch caliper as measured two feet from the ground proposed for

removal shall be clearly marked with bright orange tape tied around their trunks five feet

above ground level.


B 3 : F I N A L D E S I G N R E V I E W A P P L I C A T I O N P A C K A G E

The Applicant shall provide all information necessary to reflect the design of the proposed

building(s), landscape or other features requiring the approval of the DRB. Final design

documents shall generally conform with the approved preliminary design review documents.

All architectural plans are to be prepared by a licensed California Architect. Submit four sets

full size and two sets of 11"x17" reductions of final plans that include the following:

1. Final Design Review Application Form

2. Homesite Site Plan—1"=20'‐0" minimum, showing existing topography and proposed

grading (1' contour interval), building footprint with finished floor grades, driveway, parking

area, turnarounds, drainage, fences/walls, patios, decks, pools and any other site amenities,

together with the existing vegetation pattern and proposed clearance areas, and trees to be

removed.

3. Floor Plans—1/4"=1'‐0", indicate all room dimensions, door and window locations and

sizes, location of mechanical and electrical systems and fire sprinkler and monitoring systems.

Indicate the location and type of all exterior lighting fixtures, proposed fireplaces, and kitchen

appliances. Provide floor plans of all Accessory Structures.

4. Elevations—1/4"=1'‐0", illustrate the exterior appearance of all views labeled in

accordance with the site plan. Indicate the height of chimney(s) as compared with the ridge of

the roof, the highest ridge of the roof, the elevation of each floor, and existing and finished

grades for each elevation. Describe all exterior materials, colors, and finishes (walls, roofs, trim,

chimneys, windows, doors, etc.) and locate all exterior lighting fixtures. Identify proposed

Building Height. Provide one set of colored elevations.

5. Sections—indicate building walls, floors, interior relationships, finished exterior grades

and any other information to clearly describe the interior/exterior relationships of the building

as well as the building’s relationship to the site.

6. Landscape Plans—1"=20' minimum, including an irrigation plan, lighting plan, proposed

plant materials, sizes, and locations and trees to be protected during construction, and trees

to be removed.

7. Sample Board—including:

‐ Roof material and color

‐ Wall materials and colors

‐ Exterior trim material and color

‐ Window material and color

‐ Exterior door material and color

‐ Stone/rock materials


‐ Fence/wall materials

‐ Exterior rails and paving materials

8. Perspective Sketches—(optional scale), provide a ground level perspective sketch(s) of

the building(s) from a location(s) representing a primary public exposure to the building. This

sketch should indicate exterior shadow patterns, materials and textures.

9. Model—1/8" or 1/4"=1'‐0", indicate three‐dimensional building massing, form, openings

and relationship to the surrounding site topography and existing tree heights.

10. Construction Schedule—include start and completion dates for both building and

landscape construction. All construction shall be completed within 24 months from start of

construction.


APPENDIX C A P P R O V E D P L A N T L I S T

CATEGORY BOTANICAL NAME COMMON NAME Attributes Native Building Envelope

Trans. Zone

Open Lands

Trees

Aesculus californica California Buckeye

Type: Drought Deciduous Growth: Moderate, 15' tall and wide Form: Rounded

x x x x

Chitalpa x tashkentensis

Chitalpa Type: Deciduous Growth: Fast, 20' to 30'' tall and wide Form: Rounded x

Fraxinus velutina 'Fan-Tex'

Fan-Tex Ash Type: Deciduous Growth: Fast, 40'-50' tall; 30' wide Form: Rounded x

Juglans californica hindsii

Hinds' Black Walnut

Type: Deciduous Growth: Moderate, 30'-60' tall and wide Form: Rounded oval

x x x x

Lagerstroemia x 'Natchez'

Natchez Crape Myrtle

Type: Deciduous Growth: Moderate to 15' tall and 12' wide Form: Vase, umbrella x

Malus 'Snowdrift Flowering Crabapple

Type: Deciduous Growth: Medium to 25' height and width Form: Small umbrella x


BOTANICAL NAME COMMON NAME Attributes Native Building Envelope

Trans. Zone

Open Lands

Olea europea 'Swan Hill'

Fruitless Olive Type: Evergreen Growth: Fast to 30' to 35' height and width Form: Rounded or vase x

Pistacia chinensis Chinese Pistache

Type: Deciduous Growth: Slow/moderate, 30' to 60' height and width Form: Oval x

Platanus x acerifolia 'Columbia'

London Plane Tree

Type: Growth: Form: x

Platanus racemosa California Sycamore

Type: Deciduous Growth: Fast, 30'-80' tall; 20'-50' wide Form: Rounded vase, umbrella

x x x x

Prunus 'Akebono' Akebono Flowering Cherry

Type: Deciduous Growth: Medium to 25' and width Form: Vase

x

Pyrus calleryana 'Autumn Blaze'

Flowering Ornamental Pear

Type: Deciduous Growth: Fast, to 50' height, 30' width Form: Oval to rounded

x

Quercus agrifolia Coast Live Oak

Type: Evergreen Growth: to 20' to 60' height, 20' to 35' width Form: Irregular umbrella

x x x x

Quercus douglasii Blue Oak Type: Deciduous Growth: 30' to 50' height, 40' to 60' width Form: Irregular wide umbrella

x x x

Quercus lobata Valley Oak, Water Oak

Type: Deciduous Growth: Fast to 70' height, 30 to 50' width Form: Irregular umbrella

x x x x



Trans. Zone

Open Lands

Robinia x ambigua 'Purple Robe'

Purple Robe Locust

Type: Deciduous Growth: Medium to 40' tall and 30' wide Form: Oval

x

Salix laevigata Red Willow Type: Deciduous Growth: Fast to 20' tall and 15' wide Form: Rounded

x x

Sambucus mexicana Mexican Elderberry

Type: Deciduous Growth: Fast to 25' tall and 20' wide Form: Rounded

x

x

Schinus molle California Pepper Tree

Type: Evergreen Growth: Fast to 25' to 40' tall and wide Form: Rounded

x

Ulmus parvifolia 'Dynasty'

Chinese Elm Type: Semi-deciduous Growth: Fast to 40' to 60' wide, 60' wide Form: Vase

x

Umbellularia californica

California Bay Type: Evergreen Growth: xxx Form: Oval to rounded x x

Understory Trees and Shrubs

Acer campestre Hedge Maple

x

x Aesculus californica California

Buckeye x x x x

Arbutus unedo Strawberry Tree

x

Arctostaphylos densiflora 'Howard McMinn'

Manzanita x x x

Arctostaphylos densiflora 'John Dourley'

Manzanita x x x

Baccharis pilularis Coyote Brush x x Calyucanthus

occidentalis Western Spicebush

x x x

Carpenteria californica Bush Anenome x x x

Ceanothus spp. Ceanothus Light blue flowers, spring x x x Ceanothus thyrsiflorus

Skylark Blue Blossom Ceanothus

Dark leaves, blue flowers, spring x x x x



Trans. Zone

Open Lands

Cercis occidentalis Western Redbud

x x x

Cistus spp. Cistus

Cistus x purpurea Cistus Solid purple flowers

x

Cistus x skanbergii Cistus Solid pink flowers x

Corylus cornuta var. californica

California Hazelnut

x x

x

Cotoneaster spp. Cotoneaster x

Eleagnus angustifolia Russian Olive x

Fremontodendron californicum

Flannel Bush x

x

Garrya fremontii Fremont Silktassel

x x

Heteromeles arbutifolia

California Toyon

Evergreen, drought tolerant x x x

Philadelphus lewisii Mock Orange x x x x Prunus caroliniana

'Compacta' Carolina Laurel Cherry

x x x

Punica granatum 'Nana'

Dwarf Pomegranate

x

Rhamnus californica 'Eve Case'

Coffeeberry x x x Rhamnus californica

'Mound San Bruno' Coffeeberry x x x

Ribes sanguineum Red-flowering

Currant x x x x

Rosa californica Wild California Rose

Fragrant, 5' tall and wide x x x

Rosmarinus 'Tuscan Blue'

Rosemary x

Rubus ursinus California Blackberry

x x x

Salix lucida ssp. Lasiandra

Yellow Tree Willow

x x x x

Salvia clevelandii Cleveland Sage Blue flowers x

Salvia apiana White Sage White flowers

x

Symphoricarpos alba Snowberry x x x

Symphoricarpos rivularis

Snowberry Deciduous, pink flowers, white fruit x x x

Teucrium fruticans 'Compacta'

Dwarf Bush Germander

x

Vaccinium ovatum Evergreen Huckleberry

x


Perennials


Trans. Zone

Open Lands

Agastache hybrids Hummingbird Mint

x

Aloysia triphylla Lemon Verbena

x

Artemesia spp. Artemesia x Artemesia douglasiana Mugwort Slow spreader, can die

back during drought x x

Campanula spp. Campanula

x

Coreopsisspp. Coreopsis x

Echinacea purpurea Purple Coneflower

x

Erigeron Santa Barbara Daisy

x

Erysimum Wallflower x

Eschscholzia californica California Poppy

x x

Epilobium canum California Fuschia

x

x

Gaillardia grandiflora Blanket Flower x x x Geranium spp. Geranium

x Hemerocallis spp. Dayliliy

x Iris douglasiana Pacific Coast

Iris Evergreen, considered toxic x x x x

Lavandula spp. Lavender

x

Leonotis leonurus Lion's Tail x

Linum lewisii Western Blue Flax

x x x

Mimulus aurantiacus Sticky Monkey Flower

x x x

Mondarda spp. Bee Balm x

Mondardella villosa Coyote Mint x x x

Narcissus Daffodil x

Nepeta x faassenii Catmint

x

Origanum spp. Oregano x

Penstemon spp. Penstemon x x

Perovskia 'Blue Spires' Russian Sage x

Romneya coulteri Matilija Poppy x x

Rosmarinus vulgaris Rosemary x

Rudbeckia spp. Coneflower x x

Salvia mexicana Mexican Sage Evergreen, considered toxic x x



Trans. Zone

Open Lands

Salvia spp. Salvia x x Santolina

chamaecyparissus Santolina

x Solidago californica California

Goldenrod x x x

Verbena spp. Verbena

x Westringia fruticosa Westringia

x

Ground Covers

Arctostaphylos 'Emerald Carpet'

x

Ceanothus 'Centennial' Groundcover ceanothus

x x x Cotoneaster dammeri

'Lowfast' Cotoneaster

x

Helianthemum

nummularium Sunrose

x

Iris x douglasiana Douglas Iris x x x x Rosa (groundcover

species) Groundcover Roses

x

Rosmarinus 'Irene'

x

Rubus ursinus California Blackberry

Bears edible fruit, vigorous growth x x

Thymus vulgaris Thyme

x

Trachelospermum jasminoides

Asian Jasmine x

Grasses

Carex barbarae White Root Sedge

Little or no summer water; vigorous in waterways

x x x x

Agrostis exarata Riparian x

Chondropetalum tectorum

Small Cape Rush

x x

Elymus glaucus Blue Wildrye x x x

Festuca californica California Fescue

Good under oaks x x x x

Festuca Mairei Atlas Fescue x Festuca rubra x x x x Juncus patens California Gray

Rush Grows in dry areas x x x x

Leymus condensatus Giant Wildrye Tall; good for screening x x x



Trans. Zone

Open Lands

Muhlenbergia rigens Deergrass x x Nassella pulchra Purple

Needlegrass x x

Wetland Plants x Carex spp. Common

Sedge x

x

Deschampsia elongate Slender Hairgrass

x

x

Hibiscus californica Rose Mallow x x Juncus macrophyllys Long Leaf Rush x

x

Rubus ursinus Pacific Blackberry

x x

Typha latifolia Cattail

Wildflowers (seeded) x Achillea millefolia Achillea x Eschscholzia californica California

Poppy x

Gaillardia x grandiflora Blanketflower x

Lupinus nanus Lupine x Mimulus guttatus Common

Monkey Flower

Self sows, requires moisture x

x

Vines

Aristolochiacalifornica California Dutchman's Pipe

Regular water; some shade; any soil x

Clematis lasianthus Pipestem Clematis

x

Clematis ligusticifolia Virgin's Bower x

Vitis californica 'Roger's Red'

California Grape

x

Native Grass Seed Mixes

Foothills Mix PLS # / Acre (46 lbs. per Acre) x x x x

Bromus carinatus California Brome

12

Elymus glaucus Blue Wild Rye 9

Nassella cernua Nodding Needlegrass

6


Melica californica California Oniongrass

4

Poa secunda Native Pine Bluegrass

2

Lupinus nanus Sky Lupine 4


1.5

Clarkia purpurea Wine Cup Clarkia

1.5

Sisyrinchium bellum Blue Eyed Grass

1

Lasthenia californica Dwarf Goldfields

1

Valley Meadow Mix PLS # / Acre (46 lbs. per Acre) x x x x

Hordeum californicum California Barley

12

Nassella pulchra Purple Needlegrass

9

Nasella cernua Nodding Needlegrass

9

Melica californica California Oniongrass

6

Poa secunda Native Pine Bluegrass

4

Layia glandulosa Valley Tidy Tips

1


2.5

Achillea millifolium White Yarrow 0.5

Sisyrinchium bellum Blue Eyed Grass

1

Lasthenia californica Dwarf Goldfields

1


APPENDIX D P R O H I B I T E D P L A N T L I S T

For all lands outside the Homelands, plant materials will be limited to natives. The use of native plant materials is also encouraged within Homelands. The use of non‐native horticultural varieties will be restricted to those areas in the immediate vicinity of individual homes, and generally out of view from surrounding areas of the community. Certain species of non‐native plants will be proscribed for planting or intentional introduction. See Appendix C, Approved Plant Materials. Proscribed species generally are weedy, invasive, competitive, and self‐planting among native plants in agricultural and/or natural settings. Specific examples of unwanted plants include the following:

Botanical Name Common Name Acacia dealbata Silver Wattle Acacia decurrens Green Wattle Acacia melanoxylon Blackwood Acacia Ageratina adenophora Crofton Weed, Sticky Snakeroot, Catweed Ailanthus altissima Tree of Heaven Alhagi pseudalhagi Camelthorn, Caspian or Persian Manna Ammophila arenaria European Beachgrass Aptenia cordifolia Red Apple, Baby Sun Rose, Heartleaf Iceplant Arctotheca calendula Capeweed, Cape Dandelion Arundo donax Giant Reed Atriplex semibaccata Australian Saltbush Avena fatua Wild Oat Bassia hyssopifolia Five‐hook Bassia, Thorn Orache Bellardia trixago Mediterranean Linseed, Garden Bellardia Brassica spp. Mustards Bromus madritensis Red Brome Bromus tectorum Cheatgrass, Downy Chess, Wild Oats Cardaria chalepensis Lens‐podded Hoary Cress Cardaria draba Hoary Cress Carduus spp. Thistles, all species Carpobrotus edulis Highway Iceplant, Hottentot Fig Centaurea spp. Thistles, all species Cirsium spp. Thistles, all species Cistus ladanifer Crimson Spot Rock Rose Conicosia pugioniformis Narrow‐leafed Iceplant Conium maculatum Poison Hemlock, Carrot Fern Cortaderia spp. Pampas Grass, all species


Botanical Name Common Name Cotoneaster spp. Cotoneaster, all species* Crataegus monogyna Hawthorn Cynara cardunculus Artichoke Thistle, Cardoon Cytisus spp. Brooms, all species Delairea odorata Cape or German Ivy Digitalis purpurea Foxglove, Purple Foxglove Dimorphotheca sinuata African Daisy Egeria densa Brazilian Waterweed Ehrharta calycina Perennial Veldt Grass Ehrharta erecta Panic Veldt Grass Ehrharta longiflora Annual Veldt Grass Eichhornia crassipes Water Hyacinth Elaeganus angustifolia Russian Olive Erechtites glomerata Cutleaf Fireweed, Australian Burnweed Erechtites minima Little Fireweed, Coastal Burnweed Eucalyptus spp. Eucalyptus Euphorbia esula Leafy Spurge, Wolf’s Milk Festuca arundinacea Tall Fescue Foeniculum vulgare Sweet Fennel Gazania linearis Gazania Genista monspessulana French Broom Halogeton glomeratus Halogeton Hedera helix English Ivy Helichrysum petiolare Helichrysum, Licorice Plant Holcus lanatus Velvet Grass Hydrilla verticillata Hydrilla, Water Thyme, Florida Elodea Ilex aquifolium English Holly Iris pseudacorus Yellow Flag Juniperus spp. Juniper Lepidium latifolium Pepperweed Leucanthemum vulgare Oxeye Daisy Ligustrum lucidum Glossy Privet Lupinus arboreus Yellow or Coastal Bush Lupine Lythrum salicaria Purple Loosestrife Marrubium vulgare Horehound Maytenus boaria Mayten Mentha pulegium Pennyroyal Mesembryanthemum spp. Ice Plant, all species Myoporum laetum Myoporum Myriophyllum aquaticum Parrot's Feather Myriophyllum spicatum Watermilfoil Pennisetum Fountain Grass, Kikuyu Grass species Phalaris aquatica Harding Grass


Botanical Name Common Name Pistacia chinensis Chinese Pistache Pittosporum spp. Mock Orange Retama monosperma Bridal Broom Ricinus communis Castor Bean Robinia pseudoacacia Black Locust Rubus discolor Himalayan Blackberry Saponaria officinalis Bouncing Bet Schinus spp. Pepper Trees, all species Schismus arabicus Mediterranean Grass, Arabian Schismus Schismus barbatus Mediterranean Grass, Arabian Schismus Senecio jacobaea Tansy Ragwort, Stinking Willie Senecio mikanioides Cape or German Ivy Sesbania punicea Scarlet Wisteria Tree Silybum spp. Thistles, all species Spartina alterniflora Smooth Cordgrass Spartina anglica Common Cordgrass Spartina densiflora Dense‐flowered Cordgrass Spartina patens Salt‐meadow Cordgrass Spartium junceum Spanish Broom Taeniatherum cuput‐medusae Medusahead Tamarix spp. Tamarisk, Salt Cedars, all species Ulex europaeus Gorse Verbascum thapsus Common Mullein Verbena bonariensis Tall Vervain Verbena litoralis Vervain Vinca major Periwinkle Vinca minor Dwarf Periwinkle

Enforcement of this prohibition on Homelands will be the responsibility of the Association (see CC&Rs), and on all other portions within the community enforcement responsibility will reside with the Conservancy * All species of Cotoneaster are prohibited with the exception of Cotoneaster dammeri ‘Lowfast.’


APPENDIX E L O T M A T R I X

Homesite BuildingEnvelope TransitionZoneOpenLands

Lot#LandscapeZone

Area(ac.)

Bld.Env./Driveway(ac.)

BuildingHeight

Avg.CrossSlope

Coverage(%of

BldEnv.)

SepticZone

AgricultureGrazing/Pasture

Area(ac.)

1 Savanna 8.86 2.04 35' 4% 50% 0.78 0.00 1.06 4.99

2 Savanna 10.76 1.69 20' 5% 55% 0.78 0.00 2.98 5.31

3 Grassland 7.32 0.89 24' 25% 50% 0.78 0.00 1.28 4.38

4 Grassland 8.80 1.13 24' 17% 50% 1.52 0.00 2.04 4.11

5 Grassland 8.32 1.19 30' 6% 50% 0.80 1.04 1.40 3.89

6 Grassland 4.62 1.11 24' 16% 60% 0.90 0.92 1.52 0.17

7 Grassland 10.03 1.41 24' 10% 55% 0.86 3.91 0.00 3.85

8 Grassland 9.26 1.17 24' 19% 30% 0.87 3.44 0.00 3.78

9 Grassland 6.68 0.82 24' 3% 50% 1.60 0.00 3.21 1.05

10 Grassland 5.31 1.28 30' 7% 50% 0.79 1.85 0.79 0.60

11 Grassland 3.45 1.35 30' 7% 60% 0.79 0.00 0.83 0.48

12 Grassland 4.07 1.57 24' 10% 30% 0.85 0.00 0.21 1.44

13 Savanna 6.11 1.28 20' 8% 50% 0.86 1.50 0.28 2.19

14 Grassland 10.57 1.24 30' 7% 50% 1.24 0.00 4.36 3.74

15 Grassland 5.94 0.78 30' 17% 60% 1.11 0.00 0.27 3.79

16 Grassland 7.62 0.95 24' 14% 45% 0.56 0.00 0.64 5.48

17 Grassland 10.74 0.64 24' 17% 35% 1.00 0.00 1.19 7.91

18 Savanna 6.00 0.92 20' 20% 40% 0.72 0.00 0.23 4.12

19 Savanna 5.30 1.01 30' 16% 55% 0.77 0.00 1.58 1.94

20 Savanna 7.99 1.17 24' 16% 45% 0.98 0.00 0.80 5.04

21 Savanna 6.14 1.04 24' 5% 50% 0.83 0.00 1.57 2.70

22 Grassland 5.23 1.20 24' 12% 40% 0.81 0.00 0.80 2.42

23 Grassland 9.12 1.15 30' 16% 35% 1.08 0.00 2.54 4.34

24(C1) Grassland 6.72 1.07 20' 7% 60% 0.57 0.00 0.97 4.10

25(C2) Grassland 6.64 0.86 30' 11% 55% 0.44 0.00 2.94 2.40

CH Design Guidelines Final 20120507

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