5.1 Purpose

Streetscape elements such as fences, retaining walls, signage and entry monuments, street furnishings and lighting, that reflect a unified theme throughout a development, are an important visual amenity, and an important tool for establishing and reinforcing the desired image and character of the project. This section addresses specific standards established for streetscape elements to create a desired level of quality and uniformity of design, style, and form within SunCrest.

5.2 Fencina and yard ~nclosllres

5.2.1 GENERAL OBJECTIVE (FENCE TYPES AND RESPONSIBILITY)

Fencing will be designed and constructed to provide a consistent and unified image for SunCrest, as well as reinforce the landscape theme and satisfy the functional and privacy needs of residents.

Three distinct types of fencing or yard enclosures may be constructed depending on location and functional requirements. These include Community Fencing, constructed along the perimeter of a village or parcel area; Lot Fencing, built along interior side and rear lot lines, and Patio Enclosures, used to screen or enclose a private patio or outdoor living area.

In general, open rail fencing designs are preferred and encouraged within SunCrest to help maintain an open feel to the community, preserve views to open space amenities, and provide compatibility with the natural setting of the site.

Certain Community Fences will be constructed by the Master Developer according to these Guidelines and the approved prototypes. The timing of construction of Community Fences will depend on the specific location and timing of grading and construction activities within the village or parcel and adjacent areas. All other parcel or interior Lot Fences and Patio Enclosures as defined in this Section will be the responsibility of the builder or individual lot owner.

OPEN RAIL FENCE SOLID SCREEN FENCE

EXHIBIT 5-A COMMUNITY FENCE PROTONPES

PATIO ENCLOSURES SHALL BE CONSISTENT WITH THE ARCHITECTURAL CHARACTER AND MTERIALS OF THE HOME.

EXHIBIT 5-B PATIO ENCLOSURES

5.2.2 COMMUNITY FENCES

All fencing built along the perimeter of a village or parcel, including fences fronting a collector street, common area, or open space preserve, shall be consistent with the approved Community Fence Prototypes established by the Master Developer. Refer to Exhibit 5-A.

The Community Fence Prototypes consist of the following design styles and allowable locations:

a. Open Rail Fencing - Consists of a wood, post-and-rail-style fence design (3.5-4 foot height). This prototype shall be used where homes and lots abut common areas and open space preserves, where minimum privacy and screening is necessary, and where unrestricted views are important.

b. Solid Screen Fencing - Consists of a wood, board-style fence design (5-6 foot height). This prototype shall be used where homes and lots abut a collector street and where maximum privacy and screening is necessary. Landscaping shall be required to help soften the solid appearance of these fences.

Stone pilasters may be incorporated into the fence design at key and high visibility locations, including adjacent to project entries, changes in fence direction, and as a transition between different fence prototypes.

The DRB will assist the parcel builder in identifying allowable fence locations and appropriate styles/prototypes for all parcel perimeter areas.

5.2.3 LOT FENCES

Lot fences may include open or solid fences used to define interior lot- lines, (side and rear yards), which help provide privacy and screening between adjacent lots and homes. Lot fences shall be limited to open rail fence styles, similar to the approved Community Fence Prototypes, for all CustornlSerni-Custom Lots.

Lot Fences shall not exceed 5 feet in height. Refer to Section 5.2.7 for height restrictions at fence connections.

Where lot fences are desired, they shall be constructed based on a unified design theme for the entire parcel. The design theme shall be compatible with the architectural character of the project and adjacent Community Fences. All such designs shall be approved by the DRB on a case-by-case basis. In the event Lot Fences may be constructed by individual lot owners, the parcel builder shall provide specific fence design standards to homeowners so that a consistent, high quality image for the project is maintained over time.

; 108 4 MIN.

FENCE SETBACK ALONG INTERIOR STREETS WITHOUTSIDEFYALK

* FENCE SETBACK ALONG INTERIOR STREETS WITH SIDEWALK

CONNECTIONS ET BACK AS FAR .

STRAIGHT SECTIONS OF FENCE BETWEEN HOMES IS ENCOURAGED

4 FT. MIN. SETBACK FROM FRONT ELEVATION FOR INTERIOR WING FENCES

FRONT YARD SETBACK FOR LOT FENCES

EXHIBIT 5-C SETBACK FOR LOT FENCES

Side or rear yard lot fences will be allowed to "slope" in order to follow grade changes, but, where necessary, must "step" at the point of connection with a Community Fence and between adjacent homes. Refer to Sections 5.2.5 and 5.2.7 for details regarding setbacks and fence transitions/connections.

5.2.4 PATIO ENCLOSURES (PATIO FENCES AND WALLS)

Patio fences and walls shall be permitted within all residential lots and multi-family projects for the purpose of enclosing and screening a patio or outdoor living area (including a raised deck less than 18 inches above grade) at the rear or side of a home. Such enclosures shall be consistent with the architectural materials and character of the home, and should appear as an integral part of the structure. Refer to Exhibit 5-B.

Patio enclosures shall not be designed to look and read as a solid privacy fence defining interior side and/or rear lot-lines.

Patio enclosures shall not exceed 5 feet in height. All patio fences and walls must be stained and/or painted to match or complement the home and present the "finished" side out. Unfinished masonry walls, including concrete block and split-face block, are not acceptable.

5.2.5 SETBACKS FOR LOT FENCES

Corner, side, or rear yard fences adjacent to a local/residential street shall be set back a minimum of 4 feet from the back of the sidewalk or 10 feet from the back of the curb if no sidewalk exists. Refer to Exhibit 5-C. This setback shall be landscaped and irrigated in accordance with Section 4.3.6.

On corner lots, wing fences shall be setback from the front elevation as much as possible before tieing back into the residential structure. Refer to Exhibit 5-C.

Wing fences (front-facing portion of a side yard fence between adjacent homes), must be set back a minimum of 4 feet from the front elevation of the home, and where possible, should be designed as straight sections of fence between adjacent structures. Refer to Exhibit 5-C. Long staggered fence connections which create narrow pockets between homes should be avoided.

5.2.6 FENCING MATERIALS AND FINISH

Community and Lot Fences shall be constructed of rough-sawn, fence- grade, Western Red Cedar, or similar material, and shall be installed to expose the "finished" side to the street or common area. Community Fences shall be stained a standard uniform color as approved by the DRB. Lot Fences may also be stained a uniform color, which is compatible to the parcel's architecture and the adjacent Community Fences.

TYPICAL LOT FENCE (Lot fences may slope in order to follow grade change, but must step at the point of connection with a community fence)

8 FT. MIN. STEP TO HEIGHT OF

R716 IN. MAX.

CONNECTION BETWEEN INTERIOR LOT FENCE AND PERIMETER COMMUNITY FENCE '

rTYPICAL LOT FENCE

8 FT. MIN. SECTION OF OPEN RAIL FENCE (To match open rail fence prototype)

OPEN RAIL COMMUNITY FENCE

CONNECTION BETWEEN INTERIOR LOT FENCE AND OPEN RAIL COIIfMUNITY FENCE PROTOTYPE

/-- A MASONRY COLUMN IS STRONGLY ENCOURAGED AS A TRANSITION BETWEEN DIFFERENT FENCE

d STYLES

CONNECTIONS USING MSONRY COLUMNS

EXHIBIT 5-D FENCE TRANSITIONS I CONNECTIONS

Proposed fence designs and colors require review and approval by the DRB. Prohibited fencing materials include plasticlvinyl, chain-link, wire- meshing (not used in conjunction with an open rail fence design for enclosing pets), or unfinished masonry and wood. Certain synthetic fence products, such as solid plastic, pressed oil products like Timbrex, or precast concrete, which are designed to resemble natural wood, may be considered by the DRB on a case-by-case basis.

Refer to Section 5.2.4 and 5.2.10 for permitted materials and finish for patio enclosures and pet enclosures respectively.

5.2.7 FENCE TRANSITIONS/CONNECTIONS

To provide a smooth and aesthetically pleasing transition between fences of different heights and styles (such as where taller interior Lot Fences meet shorter perimeter Community Fences) the following connection requirements shall apply:

a. Connections between an interior Lot Fence and a perimeter Community Fence - The Lot Fence must be at or below the height of the Community Fence for a minimum of 8 feet before stepping up in height. The maximum step is 16 inches. Refer to Exhibit 5-D. The length of the fence transition must be similar throughout the parcel.

b. Connections between an interior Lot Fence and the Open Rail Fence prototype - Lot fences which connect to the Open Rail Fence prototype shall be required to use the same fence design within 8 feet of this Community Fence type. The Lot Fence must be at or below the height of the Open Rail Fence at the point of connection. The maximum step is 16 inches. Refer to Exhibit 5-D.

c. Fence connections using masonry columns - Masonry columns may be used to provide a natural transition between different fence heights andlor styles, and are strongly encouraged as part of the Community Fence design in highly visible perimeter locations, such as adjacent to community1collector roadways, parcel entryways, and common areas.

The connection between the Open Rail Fence and Screen Fence prototypes shall require a masonry (i.e.: stone, stucco or brick) column. Materials for masonry columns shall be consistent with the village or parcel entry monumentation. Refer to Exhibit 5-D.

RETAINING WAL (6 FT. MAX. HElG

2 FT. MIN. SETBACK TO SIDEWALK

MINIMUM SEPARATION FOR TERRACED WALLS (3 FT. FOR

4 FT. MIN. SETBACK TO WALLS UP TO 4 FT. HEIGHT AND R.O.W. OR P.L. 4 FT. FOR WALLS UP TO 6 FT.

HEIGHT)

EXHIBIT 5-E RETAINING WALLS

5.2.8 PET ENCLOSURES

To enclose pets, wire meshing (as approved by the DRB) may be used in conjunction with the Open Rail Fence prototype. Fenced dog runs, compatible with the Lot Fence design, are encouraged and shall be located a minimum of 10 feet from any CommunityIOpen Rail Fence adjacent to a common area or street. Invisible electronic fencing is highly encouraged as an alternative means of enclosing pets within yards. Chain-link fencing may be used if not visible from adjacent streets, common areas or homeslneighborhoods.

5.3.1 GENERAL OBJECTIVE

Retaining walls adjacent to, or visible from, any street or common area shall be constructed of materials compatible with the surrounding architecture and other streetscape elements. Refer to Section 5.3.3 for acceptable materials. Such walls should be aesthetically pleasing and offer other potential uses, such as planting and seating areas. Walls requiring a poured concrete foundation must be designed by a registered engineer.

5.3.2 HEIGHT AND SETBACK

Retaining walls shall not exceed 6 feet in height. Grade changes requiring walls in excess of this height, shall be terraced, except as approved by the DRB. A 3-foot horizontal separation is required for walls up to 4 feet in height, while a 4-foot separation is required for walls up to 6 feet in height Refer to Exhibit 5-E.

Walls must be setback a minimum of 4 feet from a public R.O.W. or property line or 2 feet from the back of a sidewalk, whichever is greater. Retaining walls located along a side yard lot-line may not exceed 2 feet in height within the front yard setback and must terminate a minimum of 5 feet from the front property line.

Shrubs or trees shall be used to break up the mass of any exposed wall face visible from a street or common area.

5.3.3 ACCEPTABLE MATERIALS

Acceptable materials for retaining walls visible from the street or common areas shall include: natural or manufactured stone, masonry, and stucco walls. Textured and split-face concrete block, high quality wood timbers, and other materials consistent with the architectural character of the home or structure will be considered on a case-by-case basis.

COIMMUNITY ENTRY CONCEPT

VILLAGE / PARCEL ENTRY CONCEPT VILLAGE / PARCEL ENTRY CONCEPT

STREET LIGHT AND SIGN CONCEPT BUILDER DIRECTORY SIGNAGE CONCEPT

EXHIBIT 5-F SIGNAGE AND ENTRY MONUMENT CONCEPTS

5.3.4 WATERPROOFING AND DRAINAGE

All concrete-backed retaining walls must be waterproofed. Walls must also be adequately drained, as necessary, on the uphill or surcharge side.

5.4 ~hname - - and ~ n t r y ~onumentation 5.4.1 MASTER SIGN PROGRAM

In order to create a consistent, high quality image compatible with the overall image and design theme for Suncrest, a Master Sign Program, consisting of a hierarchy of design concepts and prototypes, has been established for all signage and entry monuments used within the community and along the collector streetscape system. Refer to Exhibit 5-F. This includes the following sign types and entry monuments:

a. Primary Entry MonumentsISigns - lncludes the main community entry feature.

b. Secondary Entry MonumentsISigns - lncludes village and parcel entry features.

c. Public Facility Signs - lncludes entry identification signs to community facilities (such as parks, trails, and recreation areas).

d. Project Directory Signs - lncludes a project site map identifying the location of available builder products, parcels and home sites.

e. Temporary Builder Parcel Signs - lncludes temporary sales, marketing, and information signs. Refer to Section 5.4.3.

f. StreetIRegulatory Signs - lncludes street name and other regulatory signs mounted on thematic poles and street lights.

All Primary, Secondary, Public Facility, and Project Directory Signs and Monuments, including enhanced landscaping, will be designed and constructed by the Master Developer and maintained by the Master Association. Where builders are responsible for components of the signage system, they will be required to use the approved designs and standards. All other builder-provided signs will require approval by the DRB.

5.4.2 TEMPORARY BUILDER PARCEL SIGNS

All Temporary Builder Parcel Signs shall be designed, constructed and maintained in a first class condition by the builder or parcel developer. The design statement shall reflect a consistent format and style compatible with the project's architecture, as well as the overall Master Sign Program. The design and location of all such signs must be approved by the DRB.

SIGN LIGHThVG SHALL BE GROUND MOUNTED AND SCREENED

EXHIBIT 5-G SIGN LIGHTING

ALL PUBLIC STREETS SHALL UTILIZE THE THEM TIC STREET LIGHT STANDARD ESTABLISHED SPECIFICALLY FOR THE COhhCIUNITY.

EXHIBIT 5-H STREET LIGHTING PROTOTYPE

Refer to the Development Agreement and Guidelines for additional temporary signage requirements.

5.4.3 SlGN LIGHTING

All lighted signage and entry walls shall have controlled and standardized lighting with consistent color and concealed light sources. Signs are to be illuminated by ground-mounted flood lights, limited to sign faces only. Light spill-over onto adjacent property or interference with vehicle traffic is prohibited. Refer to Exhibit 5-G.

5.4.4 APPLICABLE SlGN CODES AND APPROVALS

All signs proposed for use/installation shall be approved by the DRB and shall conform to all applicable sign codes and standards established by the City. Once approved by the DRB, a sign permit must be obtained from the City prior to installation.

Refer to the Development Agreement and Guidelines for additional sig'n design requirements and review procedures.

5.5.1 GENERAL OBJECTIVE

The beauty of the night sky at SunCrest will be protected by the judicious use of lighting. The objective is to minimize lighting on the mountain. The unnecessary use of light will therefore be prohibited in the interest of maintaining a quiet nighttime environment. All light sources shall be shielded and directional, discretely illuminating only essential areas. No fluorescent or sodium vapor lighting will be allowed. Refer to Section 3.8 for additional exterior building lighting information.

5.5.2 STREET LIGHTING

All public streets within SunCrest shall utilize the thematic street light standard established specifically for the community by the Master Developer. Refer to Exhibit 5-H. In order to protect the nighttime environment, street lighting shall be limited and utilized mainly at street intersections, crosswalks, and other potential conflict areas, as necessary, for public safety. Street light locations shall be identified by the Master Developer and approved by the City.

Alternative design solutions may be requested by a parcel builder for a special project, private streets or a multi-family site. All such requests shall be reviewed and approved by the DRB on a case-by-case basis (prior to review by the City), reflect the architectural character of the project, and be required to provide a private or sub-association responsible for their maintenance.

5.5.3 LANDSCAPE LIGHTING

The use of landscape up-lighting and down-lighting is encouraged for all projects. Lighting that will cause glare or discomfort, or disrupts the visual environment of neighboring units or adjacent parcels is not permitted. Low bollards and steplwall lights are appropriate to provide point to point illumination of pedestrian paths within such projects.

Fixtures shall be constructed and mounted to withstand abuse. Above ground plastic housings and connections are discouraged.

The use of colored lights other than seasonal lights is prohibited.

5.5.4 SITEISECURITY LIGHTING

Site and security lighting systems shall be designed for all multi-family projects, and installed in a manner that promotes the safety of pedestrian and vehicular movement. Area illumination must be provided for parking areas, entry areas, walkways, and other people gathering areas.

Flood lights shall be designed to avoid spilling onto adjacent residences and will require motion detector censors for all front yard flood lighting.

5.6.1 SITE FURNITURE

All site furniture, including benches, trash receptacles, and bike racks, should be made of high quality metal, wood or similar looking materials, and shall be compatible with other streetscape elements and the overall community image. Site furniture should occur mainly in commonlopen space areas and at key intersections within the community.

5.6.2 MAILBOXES

Mailboxes within single-family parcels shall consist of two types, depending on lot sizelprogram:

a. Dual or Paired Mailboxes - for 50 Ft. and 65 Ft. Lots b. SingleICustom Mailboxes - for 80 Ft. Lots or larger,

including CustomISemi-Custom Lots

Design solutions shall be compatible with the project's architecture and materials, and will be considered on a case-by-case basis by the DRB.

DUAL MAILBOX DESIGN CONCEPT (For 50 Ft. and 65 Ft. Lots and Single Family Attached Homes)

SINGLE MAILBOXDESIGN CONCEPT (For 80 Ft. Lots and Custom/Semi-Custom)

GROUP I~.IAILBOX/ KIOSK CONCEPTS (For Multi-Famiiy Projects)

EXHIBIT 5-1 MAILBOX CONCEPTS

LANDSCAPE SCREENIN 7 /- MASONRY AND/OR WOOD WALLS (6 ft. min. Height)

-OPAQUE WOOD DOORS OR SIMllAR LOOKING MATERIALS

EXHIBIT 5 J TRASH ENCLOSURE CONCEPT

Grouped or ganged mailboxes for Single-Family ~ t t a c h e d and Multi- Family Projects shall consist of customized shelters or large kiosk structures designed t o house the standard U.S. Postal Service mailbox units. Design options, which are compatible wi th the project's architecture, design details and materials will be considered by the DRB on a case-by-case basis.

Refer to Exhibit 5-1 for typical mailbox design concepts.

The locations of grouped mailbox units will be jointly determined by the local Postmaster and the parcel builder, and approved by the DRB. Siting of grouped units shall be sensitive t o adjacent homes, site visibility, and the overall streetscene; located convenient to short term parking; and meet federal accessibility standards. Potential locations include landscape islands in parking courts and cut-de-sacs, as well as common areas adjacent t o the street and parking.

5.6.3 TRASH ENCLOSURES

Trash enclosures, where used, shall be centrally located t o the residential units they serve, yet inconspicuous and easily maintained. Preferred locations include the ends of parking courts, along interior secondary access routes, and private drives and away from building entrances.

Enclosures shall be constructed of 6-foot high solid masonry and/or wood walls compatible w i th the architecture of the project and softened with landscaping. All enclosures shall have a self-closing, solid wood or similar looking gate. Refer to Exhibit 5-5.