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HomeMy WebLinkAboutAttachment 2 Design Manual draft 07 14 22 DRAFT FERGUSON FARM 11 DESIGN MANUAL July 2022 Prepared For: BOARDWALK PROPERTIES, L.L.C. & COMBS CAPITAL LLC Prepared By: inripinsiii A R C H I T E C T U R E 106 East Babcock Street Suite 1A Bozeman, Montana 59715 1 July 2022 Table of Contents 1. Introduction A. Project Overview B. Properties and Projects Subject to Design Manual C. Relation to other documents 11. Design Review Panel A. Function B. Membership C. Enforcement Powers D. Limitation of Responsibilities III. Process A. General B. Site Plan Review & Building Permits C. Timing of Construction D. Liability IV. Neighborhood Design Patterns A. Site B. Building C. Landscaping D. Variations from Neighborhood Patterns V. Definitions 2 July 2022 Proiect Team Information CONSULTANT TEAM Owners: Boardwalk Properties, Inc. Architect: 101 E. Main Street, Suite D Bitnar Architects Bozeman, Montana 59715 (Attn:Thomas Bitnar) 406.586.3132 (office) 1807 W. Dickerson Street 406.586.8692 (fax) Bozeman, Montana 59715 406.539.7374(cell) 406.587.1983 delaney@delaneynco.com thomas.bitnar@bitnararchitects.com Combs Capital LC Land Use Planner: 1095 Cougar Drive Intrinsik Architecture, Inc. Bozeman, MT 59718 (Attn: Ryan Krueger) 111 N.Tracy Avenue Applicant: Bozeman, Montana 59715 Boardwalk Properties, Inc. p:406.582.8988 101 E. Main Street, Suite D rkrueger@intrinsikarchitecture.com Bozeman, Montana 59715 406.586.3132 (office) Engineer: 406.586.8692 (fax) C&H Engineering and Surveying, Inc. 406.539.7374 (cell) (Attn:Tim Staub) delaney@delaneynco.com 1091 Stoneridge Drive Bozeman, MT 59718 p: 406.587.1115 tstaub@chengineers.com 3 July 2022 I. Introduction A. Project Overview This Design Manual is intended to promote sustainable patterns of development that will encourage people to connect and interact as part of the Ferguson Farm 11 neighborhood.The standards within this document provide a framework for design and construction that will allow each project to contribute to the neighborhood and to the long-term goal of complimenting and enhancing the overall Bozeman community.The architectural and landscape elements of site design are integral to the overall desired neighborhood patterns. Rather than dictate specific design styles, the standards are provided to ensure well designed and detailed, compatible projects with clear order and comprehensive composition. The goal is to strike a balance between neighborhood harmony and creativity.This document encourages design diversity and contemporary design while providing certain guidance to ensure quality design and longevity in property values. Each project should not simply be an exact copy of another building.The fact that a given style or feature of building already exists does not guarantee that it will be approved for construction again. Exceptions to this Design Manual may be,granted only based on architectural merit as determined by the Ferguson Farm II Design Review Panel("DRP°).The DRP is not authorized to grant any exceptions to local land use regulations unless explicitly authorized by the appropriate review agency or agencies. It is the responsibility of the Owner to ensure that all proposed construction shall comply with all laws, rules, and regulations including, but not limited to local Land Use Regulations and the International Building Code as well as other applicable plumbing, electrical, or building codes in effect for the City of Bozeman. Where these design guidelines are silent on a particular or specific development standard, the standards of the Bozeman Municipal Code currently in effect shall apply. The Declaration and Bylaws, if any, also apply to all Lots within the Ferguson Farm 11 Subdivision. B. Properties and Projects Subject to Design Manual The Design Manual shall inure to and pass with each parcel,tract, lot, or division in Ferguson Farm 11 Subdivision. Unless specifically excluded, this Design Manual shall apply to the entire Ferguson Farm II Subdivision, any property annexed to Ferguson Farm II Subdivision, and all improvements. 4 July 2022 No improvements shall be made, erected, altered or permitted to remain upon any Lot until (1) the proper Form(s) is/are submitted, (2) any other information required or requested by the DRP is submitted, (3) all fees are fully paid, (4) all required Forms are approved in writing by the DRP, and (5) any applicable City of Bozeman review or permitting and/or fee payment(s) has been completed.All plans submitted to the City of Bozeman must have the Ferguson Farm II Design Review Panel Form B stamp of approval. "Improvement" shall be construed broadly and includes, but is not limited to, a residence, fence, wall,garage, outbuilding, other structure, or landscaping. C. Relation to other documents 1. Local Land use Regulations& Building Codes All improvements must comply with applicable building codes, land use regulations and all other laws, rules and regulations of any government or agency under whose jurisdiction the land lies. Location land use regulations can be found online at www.bozeman.net. Some provision of the Design manual may be more restrictive, or less restrictive than local land use regulations as a part of the overall Ferguson Farm II Planned Unit Development ("PUD").Where these design guidelines are silent on a particular or specific development standard,the standards of the Bozeman Municipal Code currently in effect shall apply. 2. PUD Relaxations (UPDATE AFTER FINALIZING) a # 11DC REFERENCE I7E5CRlRTIC3N2ELAXATIN SUMMARY Allow as principal permitted uses the following Table uses:(1)convenience use; (2)sales of alcohol for 1 38.310.040 Authorized Uses on-premise consumption; (3)outdoor sale of goods in common open space areas;and (4)food courts within common open space areas within the PUD. Supplemental use Exempt development from requirements that two 2 38.310.050.13 provisions for the urban different user groups of uses must be shown within mixed-use zoning district each site plan. Supplemental use Allow for calculation of use group percentages over 3 38.310.050.0 provisions for the urban total site area. mixed-use zoning district Table Form&Intensity Increases the allowable for maximum building 4 38.320.050 Standards height for buildings within the PUD to six stories and 90. Allow for placement of the following lots to be 5 38.400.090.13.2 Lot Access developed exclusively for parking garages that do not have legal and physical access to a public street,approved private street or alley: Lots 113 and 5 July 2022 1C, Block 3;Lot 4, Block 6; Lots 1B and 1C, Block 7; and Lot 1B of Block 8. 6 38.540.020.D Back in angle parking The applicant seeks to allow back-in angle parking along all internal streets and alleys. 7 38.510.020.F Multiple frontage Provide an entrance to only one street fagade for situations all onsite buildings. 8 38.510.020.F Multiple frontage Allow surface parking areas adjacent to a street situations Storefront Block The applicant is requesting to reclassify the 9 Table 38.510.030.E Frontage Standards external storefront streets to the block frontage standard"Other" 10 Table 38.510.030.0 Landscaped Block Allow surface parking up to 100%of the street Frontage Standards frontage., 11 Table 38.510.030.0 Landscaped Block Allow buildings to be placed to the edge of the Frontage Standards property lines'.' Landscaped Block The area between the street and building must be 12 Table 38.510.030.0 Frontage Standards landscaped,have a private porch or patio space, and/or pedestrian oriented space. Not require building entrances to face Huffine Lane 13 Table 38.510.030.E Gateway Frontage for buildings whose primary entrance is along an alternate fagade. 14 Table 38.510.030.E Gateway Frontage, Allow buildings to be built to the property lines. 15 Table 38.510.030.1 Block Frontages- " Be allowed to place buildings to the edge of the Trail/Park Frontages trail,easements and property lines. 16 38.520.040.D.3 Pathway Design; Eliminate pathway separation standard. 17 38.520.040.D.4 Pathway Design Provide sidewalks of less than 12-feet in width. Exempt trash enclosures on Lot 4,Block 4; Lot 2, 18 38.520.070.C.3. Location&Design of Block 5;and Lot 1, Block 6 from the requirement Service Areas for a minimum 5-feet landscape screening on all sides. 19 Table 38.540.050-3 Required Parking Modification to the required parking standards. Exemption from location of bicycle parking within 20 38.540.050.A.4-5 Required Parking 100 feet of each served building. 21 38.540.080 Off-street loading berth Eliminate the need for a loading berths for specific requirements lots within the project area. Allow signs on all visible sides of the building,not 22 Table Non-Residential Sign just street frontages,allowing wall signs on walls 38.560.060 Standards adjacent to streets,interior pedestrian walkways, alleys,parking lots and open space lots. Street and road right-of- The applicant is requesting to vary from the 23 38.400.050 way width and standard ROW widths. construction standards. Alternate street section The applicant is requesting to vary from the 24 38.400.050 design. standard Street Section design. 6 July 2022 25 38.400.110 Transportation Eight-foot shared use path proposed along Fallon pathways. Street and Resort Drive. Municipal water, Proposing alternate water,sewer,and storm 26 38.410.070 sanitary sewer and locations. storm sewer systems. 27 38.400.090 Lot access Lot design from the alleys differs from the standards Notwithstanding anything contained in this Design Manual to the contrary,the relaxations set forth in the manual may not be varied amended, modified or deleted without the expressed written authorization of the City of Bozeman. 3. Covenants & Bylaws All Lots in Ferguson Farm II Subdivision are also subject to The Declaration of Protective Covenants and Bylaws for Ferguson Farm II ("Declaration"), which are on file at the Gallatin County Clerk& Recorder's Office. II. Design Review Panel A Panel is hereby established known as the Ferguson Farm II Design Review Panel ("DRP"). A. Function The function and purpose of the DRP is to review applications, plans, specifications, materials, samples,and location to determine if the proposed construction conforms to the Declaration and the Design Manual. B. Membership Before the Transfer Date, the Declarant may appoint a Design Review Panel composed of up to three persons.The persons are not required to be Owners or Members of the Association.The persons may serve on the Design Review Panel until he or she resigns or is replaced by the Declarant, whichever occurs first. If no persons are on the Design Review Panel,then the Board of Directors shall act as the Design Review Panel. After the Transfer Date,the Board of Directors may appoint a Design Review Panel composed of up to three persons.The persons are not required to be Owners or Members of the Association.The persons may serve on the Design Review Panel until he or she resigns or is replaced by the Board of Directors, whichever occurs first. If no persons are on the Design Review Panel, then the Board of Directors shall act as the Design Review Panel. The Board of Directors may also engage engineers or other advisors or consultants in the design review process, as necessary. C. Enforcement Powers 7 July 2022 Should any Owner violate or threaten to violate any part of this Design Manual,the DRP may attempt to work with the Owner to have the Owner cure the violation in a timely manner, and/or refer the violation or threatened violation to the Board of Directors. Among any other remedy set forth in the Declaration, the Board of Directors has the right to injunctive relief, which requires the Owner to stop, remove, and/or alter any improvements in a manner that complies with the standards established by the DRP. D. Limitation of Responsibilities The primary goal of the DRP is to review the Review Applications and the plans, specifications, materials, samples, and location to determine if the proposed construction conforms to the Declaration and the Design Manual. The DRP does not assume responsibility for the following: ■ The structural adequacy, capacity, or safety features of the proposed construction or improvement. ■ Soil erosion,ground water levels, non-compatible or unstable soil conditions. ■ Compliance with any or all building Codes, safety requirements, and governmental laws, regulation, or ordinances. III. Process A. General Approval is required to commence construction. No improvements shall be made, erected, altered or permitted to remain upon on any Lot until the Owner secures approval from the Design Review Panel under the guidelines and in the manner described in the recorded Bylaws. The developer of Ferguson Farm 11 is allowed an alternative the Design Review process based on timing and volume. The Design Review Panel may make such reasonable rules and by-laws, and adopt such procedures, as it deems necessary to carry out its functions, which rules, by-laws and procedures may not be inconsistent with the provisions of these covenants. No parking, construction, reconstruction, alteration, remodeling, landscaping, fence, sign, wall, or other improvement shall be placed, constructed, erected, repaired, restored, reconstructed, altered, remodeled, added to or maintained on any lot until drawings, plans and specifications (which must have been prepared by a licensed architect for all construction, reconstruction, alteration or remodeling), and such other information as the Design Review Panel may reasonably require, including without being limited to, colors, building materials and models, have been submitted to, and approved by, a majority of the Design Review Panel in writing; nor may the same be commenced until the Design Review Panel shall have issued a permit allowing for such improvements. 8 July 2022 The Design Review Panel shall have the authority to reject the materials, designs and colors submitted with plans, or the plans themselves, if they are not compatible, or are inappropriate, with the rest of the subdivision. The Design Review Panel shall have the authority to grant variances to the building locations, minimum square footage, and where, in its discretion, it believes the same to be appropriate and necessary and where the same will not be injurious to the rest of the subdivision. All improvements, construction, reconstruction, alterations, remodeling or any activity requiring the approval of the Design Review Panel must be completed in substantial compliance with the plans and specifications initially approved by the Design Review Panel and for which permits have been issued. The Design Review Panel shall have the power, authority, standing and right to enforce these covenants in any court of law or equity when it reasonably believes the same have been violated and shall have the authority to revoke or suspend building approval and/or order the suspension or cessation of any construction or work in the violation of these covenants or of any approval issued by the Design Review Panel. The Design Review Panel may require reasonable fees to be paid with the filing of plans and specifications and the issuance of building permits to defray its expenses and the expenses of inspections and enforcement of the provisions of these covenants. Prior to the first review of plans by the Committee,the Property Owner submitting the Plans shall submit a fee in the amount of$150.00 to the Committee. Any additional review thereafter shall be a fee of$75.00. Simultaneously with the filing of any initial building plans for any lot, the owner thereof must also submit to the Design Review Panel a landscape plan. B. Site Plan Review& Building Permits All construction projects require a building permit and some projects may require additional review from the City of Bozeman. All Plans must be reviewed and approved by the Design Review Panel prior to submitting to the City of Bozeman. This is a requirement of the Ferguson Farm II Homeowners'Association and not the City of Bozeman. Approval by the DRP does not ensure approval by the City of Bozeman. Construction may not commence without obtaining necessary approvals/permits from the City of Bozeman and the Ferguson Farm II Homeowners'Association. Ferguson Farm II Homeowners' Association Ferguson Farm 11 Homeowners' Association will assess significant fines for beginning construction prior to obtaining all required approvals. 9 July 2022 C.Timing of Construction An Owner has one (1)year from the date of Form B approval to start construction. If construction of a structure is not started within one (1)year of Form B approval, new approval must be obtained. If there are delays due to the City of Bozeman review process, or other reasons an extension can be granted by the DRP. An Owner has two (2) years from the date construction commences to complete construction unless an extension is granted by the DRP. If construction is commenced and is not completed in two (2)years or is not completed in strict compliance with what was approved,then in addition to any other remedy allowed in the Declaration or this Design Manual, or at law or in equity, the Board of Directors, may, in its sole discretion, take any action that in its judgment is necessary to improve the appearance of the construction or to bring it into compliance with the Declaration, the Design Manual, or the approved plans, including completing the exterior, or removing the uncompleted structure,or any other action. Consideration will be given to remaining landscaping based on seasonal constraints; however, such landscaping must be completed during the beginning of the next planting season.The amount of any expenditure incurred in so doing shall be the Owner's obligation. In addition,a lien on the Lot may be recorded and enforced by an action at law.The Association may also take such action as is available in the Declaration and by law or in equity, including an injunction and/or action for damages. D. Liability Neither the Ferguson Farm II Homeowners'Association,the Declarant,the Board of Directors,the DRP, nor the individual member's thereof, may be held liable to any person for any damages for any action taken pursuant to this Design Manual, including but not limited to, damages which may result from review, correction, amendment, changes or rejection of plans and specifications, observations or inspections, the issuance of approvals, or any delays associated with such action on the part of the Design Review Panel or Board of Directors. IV. Neighborhood Design Patterns All development must adhere to the neighborhood patterns described in the following sections(Site, Building,and Landscape). Photos are included for reference only. Note that some provisions of this Design Manual may be more restrictive than local land use regulations. A. Site 1. Permitted Uses Uses allowed within Ferguson Farm II are as currently described and defined by the Unified Development Code (UDC) within the Urban Mixed-Use District(UMU) unless otherwise allowed or restricted through approved PUD Relaxations or as noted herein. Restaurant uses are permitted only on designated Storefront Block Frontages within 10 July 2022 Ferguson Farm II. Should future amendments to the UDC disallow, amend, or otherwise restrict the uses described herein, the more restrictive UDC standards will guide development. Site plans containing detailed building elevations must be submitted to the City Planning Office for review. Conditional use permits must be submitted for businesses serving alcohol for on-site consumption. 2. Block Frontage • The city has established standards for lot development based on block frontage designation. All lots must meet the block frontage requirements set out in the Bozeman Municipal Code. Please see relaxations above for approved select alternative standards. BLOCK FRONTAGE DIAGRAM 3. Building Setbacks • Buildings shall be located on lots relative to the setback specified in the current Bozeman Unified Development Code (UDC), including any easements indicated on the final plat that have been filed. 4. Fences&Screens • No fences are allowed. • Landscape material such as screen walls are required to meet all setbacks and must be aesthetically connected to and appear as an extension of a building wall 5. Circulation Systems • Commercial and retaildrive-thrus can front on Huffine Lane. Drive-thru design must provide adequate stacking distance to avoid circulation conflicts with subdivision points of access, neighboring lots, designated parking facilities service areas, and adequate landscaping screening along Huff ine lane. The common lot line of the following lots, Lots 2 & 3, Lots 4&5 and Lots 6 &7 in Block 7 and Lots 3 &4, and Lots 5 &6 in Block 8 have a potential 12-foot- wide pedestrian access easement centered on them. Property owners may propose this 12' pathway but it will be considered on a case by case basis and approved based on design merit. 6. Parking • Ferguson Farm II has a common, shared space and supports vehicle and bike parking for the all the lots in the subdivision.The oversight, management and sharing of the commons parking lot is detailed in the Declaration of 11 July 2022 Covenants, Conditions and Restrictions for Ferguson Farm II. Maintenance of the shared commons parking area and replacement and upkeep of all associated elements will fall under the Property Owner's Association responsibilities. • Under building parking is allowed for all lots that front on Ravalli Street and the Maynard Ditch Open Space. Please see the specific garage standards below. • The oversight, management and upkeep of the under-building parking and private garages will be the responsibility of the building owner. 7. Mechanical Equipment Screening • Rooftop and ground mounted mechanical equipment must be screened or incorporated into the overall design of the building. Materials should be compatible with the building design to seamlessly integrate with the design rather than stand out. 8. Public Open Space& Neighborhood Center • Ferguson Farm II has common, shared open space for the all the lots in the subdivision.The oversight, management and sharing of the open spaces is detailed in the Declaration of Covenants, Conditions and Restrictions for Ferguson Farm II. Maintenance of the shared open space and replacement and upkeep of all associated elements will fall under the Property Owner's Association responsibilities. 9.Trash Enclosures • The developer will have the trash enclosures constructed with each block. Refuse and recycling locations have been illustrated on the plan to provide optimal access by the refuse collection company and within walking distance of each building pad. 10.Street Furniture • Streetsca'pe furniture, lights, sidewalks trash receptacles, bike racks, benches, street trees and tree grates within the public right of way and open space areas will be the responsibility of the developer.These fixtures will be installed per the phasing plan. It is the responsibility of the property owner to fix or replace any damaged streetscape furniture during construction. B. Building 1. Character 12 July 2022 • The northwest part of town and specifically the architecture within the Huffine lane and Cottonwood Road vicinity are a mix of color and materials. Wood, stone, brick, metal and dryvit make up the neighborhood character which is what we consider "Montana Contemporary". • The neighborhood color palette is quite varied but mostly incorporates shades of gray, red,yellow,green and brown. Wood and metal architectural features are repeated throughout the neighborhood. • The neighborhood architecture is also characterized by contrast.The contrast is not only apparent in the color palette, but also in the shape. Rounded roof forms are paired with angular and flat roof forms. The contrast creates visual interest and softens the otherwise rigid symmetry. 2. Walls and Facades • Primary materials on a facade may change only at a horizontal band or an inside corner. Consideration will be given to changing materials at a visual block. • The primary building materials allowed are wood and brick. The brick should be red,tan,gray or ivory. Wood stain should be natural. In select cases metal can be used as an accent material. Alternative materials will be considered based on design merit. • Exposed exterior wood shall be painted or stained (wood front doors excluded). • Glass color offers a unique opportunity to combine color and transparency. Glass should be used to express height, transparency,visual interest and contrast. Please refer to the City of Bozeman UDC storefront requirements with regards to the required percentage of fenestration and transparency required on street facing elevations. • Facades should not exceed 50' in length without a change in the horizontal plane of the building. Awnings, sills, cornices, and glazing should be used to articulate rather than clutter the overall building concept. All storefront buildings are required to integrate a 5' deep awning along 60% of the fagade for pedestrian weather protection. 13 July 2022 • Windows and doors must be commercial quality aluminum storefront materials unless approved otherwise for design merit and must have overall comprehensive composition. • Trim materials should be of high quality and of appropriate visual size. Exterior trim of at least four(4) inches is required around windows and doors. Corner caps are acceptable. Variations on trim width and/or exclusion of trim will be considered based on design merit. 3. Entrances All egress points must be articulated and be part of the overall comprehensive composition. 4. Height • The intent of the UMU district is to establish areas that foster vertically oriented mixed uses. Buildings in Ferguson Farm 2 will be 1 to 6 stories. Maximum building height is 90' as allowed through the approved relaxation above. 5. Roof • Flat roofs or shed roofs are preferred.Arcs, gable and hip roof forms are also acceptable when combined with other roof forms. • Asphalt composition shingles are permitted but must be at least thirty(30) year architectural grade. Treated wood shingles are permitted. Metal roof materials area permitted but must be designed to protect people and property from significant sliding of snow and ice (not applicable to dormers or similar roof forms that do not drip directly to grade). Metal roofs may be corrugated or standing seam only. Unpainted,galvanized, rusted, brown, grey or rust-red-baked-on finish are all appropriate finishes. Garish colors or shiny materials are not appropriate. • Natural or synthetic slate roof materials are permitted. Green roofs are encouraged. Roof mounted mechanical equipment such as air conditions/heating equipment (excluding solar panels) shall be screened from view of streets, parks sand other public spaces. 14 July 2022 6. Garages Garages are permitted on all lots in blocks 4-6 that abut the skyline bridge and trail corridor.The garage width should not exceed 50%of the building width. The garage door will be setback 10 feet from the sidewalk due to the presence of the front yard utility easement. Ideally the area in front of the garage will be signed to prohibit parking between the garage door and the right of way. • Garage doors shall be built of wood, steel, or fiberglass. • Garage doors shall be de-emphasized in the elevation of the building. If a lot does not have access to an alley and garage doors must face a street or drive isle, the doors shall be made of a complementary and quality material and have significant detailing contributing to the elevation composition. • Other more contemporary and creative approaches to garage doors will be considered based on design merit. 7. Lighting All exterior building lighting must be dark-sky compliant. The following lighting is prohibited: obtrusive flood lighting, mercury vapor or high-pressure sodium lights, metal halide lights, and clear glass or exposed bulb (non-cutoff)fixtures. 8. Signs Address signs are required on the front of each building. The numbers must meet the City's requirements and do not count toward each lot's signage allowance. • A comprehensive sign plan is required for all multi-tenant building. • The total sign area permitted per lot is 250 sf as allowed through the approved relaxations above. • Wall signs are permitted on all sides of the building as long as the total sign area does not exceed 250 sf per lot.This includes walls adjacent to the alley, parking lots, open space and pedestrian walkways, as allowed through the approved relaxations above. • In addition to the requirements listed above, please refer to the City of Bozeman Sign Code 38.560. 9. Specialty Features 15 July 2022 • Buildings featuring food preparation and/or commercial kitchens are required to incorporate an approved grease interceptor. • Lots along the trail/skybridge may have the option to construct an upper-level connection between the bridge and their building with Property Owners Association and city review and approval. • Lots along the trail corridor are expected to embrace the amenity.This may be accomplished in many ways including, but not limited to: designing a building that fronts the corridor, incorporating additional architectural features, provides appealing landscaping and/or adds patio seating. • Lots located between Ravalli Street and the Maynard Border Ditch open space must design their building to provide a secondary front towards the open space corridor. 10. Prohibited Building Type Prefabricated, modular, mobile, factory built and/or kit buildings are prohibited. C. Landscaping 1. General All common area landscaping will be installed and maintained by the Home Owners Association. Any existing landscaping in the right-of-way or open spaces that are damaged during construction must be repaired or replaced at the lot owner's expense. • It is the responsibility of the Owner to contact the appropriate utility companies before digging., 2. Yard Plantings • Native,drought tolerant grasses and regional plant materials are encouraged. Lawns should be well maintained, so they thrive and therefore, use fewer resources. Regular fertilizing(see below), aeration, and weekly cutting with a sharp blade are all critical to lawn success. Lawns should be maintained at about 4-inches as keeping lawns slightly long ensures the soil remains shaded, thereby using less water. • Mulching, composting, efficient irrigation, harvesting water from roofs, sidewalks, driveways and other impervious surfaces are all encouraged. • "Xeriscaping" or water-conserving, drought-tolerant landscaping is encouraged. A proposal for a Xeriscape landscape plan must be prepared by a 16 July 2022 landscape professional. United States Environmental Protection Agency(US EPA) has guidelines available at: http://www.epa.gov. • Alternative water-conserving designs may be considered based on overall design merit and composition. • Trees and shrubs shall not touch any buildings.Trees shall not overhang roofs or interfere with lighting or sidewalk use. • The landscape plan must set forth in detail the landscaping to be installed, placed or planted on such lot, including paths, walks, shrubs, trees, rocks, walls or any feature to be incorporated into a landscape design or plan, and such landscape plan must be approved before any building is permitted. • The landscaping provided for in the landscaping plan must be completed within six months of the completion of the construction authorized by the building permit,weather permitting. If said landscaping plan is not capable of being completed within the time frame set forth above, the Design Review Panel may require the lot owner to put forth a bond in an amount to be determined by the Design Review Panel to cover the cost of the same. 3. Soil Preparation&Drainage • Investment at the soil level provides huge payoff in reduced water and fertilizer use, and plant vigor. Soils should be of the best quality available and improved with imported compost as feasible, especially in lawn areas. In areas where poor soils are unavoidable, homeowners should focus plant selection on species that thrive in such conditions. Runoff from roofs, and hardscapes, and melting snow, should be considered, and should be harvested for landscape use whenever possible. 4. Irrigation Systems&Water Use • Underground irrigation systems can use water efficiently, but they must be designed, installed,and operated correctly.They also require regular maintenance. • Plants with similar water usage, sun and shade requirements and zones with spray heads, rotors or drip systems should be grouped together. • Plants should be sufficient in number and density to reduce weed growth.A weed mat also inhibits weed growth. Mulch conserves water and shades soil. • Landscapes do not require as much water during shoulder seasons (May,June, September and October)as in July and August. Watering should be reduced in September and October to prepare vegetation for dormancy. Early morning is 17 July 2022 the best time (4 am - 9am)to water because watering at night can encourage fungus and disease to grow. Avoid watering between 9 am—7 pm. • Water only when your turf requires it. If you leave distinct footprints when you step on it or the grass does not spring back, it is time to water. Applying one inch of water(including rainfall) each time you water once per week is enough to keep your lawn green throughout the summer. • Turf grass should be watered using longer run times (15 - 20 minutes) but less often.This causes the grass roots to grow deeper thereby needing less water and becoming more drought and weed resistant. Frequent watering of turf grass causes the root base to remain shallow causing the grass to brown easily and it will be more susceptible to drought and weeds. • When watering trees and shrubs it is not necessary to water the leaves or the trunk. Instead, place a sufficient number of emitters evenly around the tree or shrub halfway between the trunk and the outer canopy. S. Fertilizing J Pesticides • In careful consideration of streams and wetlands in the area, homeowners that border open spaces or parks with surface water(lakes, streams, wetlands) will only be permitted to use non-chemical fertilizers/pesticides in required yard setbacks. Organic fertilizers for lawns are readily available, as are corn-based weed suppression substitutes. Non-lawn native and drought tolerant plantings typically require no extra fertilizing at all. 6. Weed control As further specified in the covenants, noxious weeds pose a serious threat to the environment, and property owners should familiarize themselves with, and control them, on their property. Chemical solutions should be balanced with the threat level of the individual species and the possibility for non-chemical alternative treatments. Under no circumstance should noxious weeds be allowed to flourish or go past the flowering stage and into the seed stage. Weed control is required on both developed and vacant lots and will be enforced in accordance with the Covenants. 7. Vegetation Removal • No landscaping in the right-of-way, parks, open spaces and common areas may be removed without prior permission from the DRP. • The street trees and landscaping within the open spaces will be installed by the developer. All required yards or areas, not occupied by buildings, and required paving within a lot must be landscaped by the lot owner to meet the city's minimum landscape points. 18 July 2022 D. Variations from Neighborhood Patterns The DRP encourages unique and creative design that respects the spirit and intent of the Declaration and Design Manual. Except as otherwise set forth in Chapter 1.C, the DRP may, upon application, grant a departure from the Design Manual, based on design merit. The Board of Directors shall have the power to make the final decision on whether to approve, conditionally approve, or deny a departure, without any liability being incurred or damages being assessed due to any decision of the Board of Directors. V. Definitions The words and terms used in this document shall have their customary dictionary definitions unless otherwise specifically defined within the Declaration or this Design Manual. 19 July 2022 Ferguson Farm II Design Review Indicate Form being submitted by checking appropriate box(s): Property Information: Street Address: Lot Block Phase All design review correspondence will go to primary contact. Indicate primary contact by checking the appropriate box: Owner Information: Name: Mailing Address: Telephone: Email Fi Architect Information: Name: Mailing Address: Telephone: Email: Builder information: Name: Mailing Address: Telephone: Email: Landscape Designer Information: Name: Mailing Address: Telephone: Email: 20 July 2022 Departures: 1. Are any departures from the Ferguson Farm II Design Manual being requested under this application? O Yes O No If yes, please describe the departure: 2. Items submitted (please check): O Review Fee(s) $ O Colored Elevations O Site Plan Including grading O Floor Plans O Roof Plan O Building Sections O Landscape Plan O Garage Door Cut Sheet (If Applicable) Project Timelines: Please List anticipated completions dates for each Phase. Design Review Approval Foundation City Approval Framing Break ground Siding Landscaping 21 July 2022 Acknowledgement Statement: The Lot Owner acknowledges that he/she has received, read and will abide by the Design Manual for Ferguson Farm II. As stated in the both the Covenants and Design Manual, violations will be remedied by the Ferguson Farm II Homeowners' Association whereupon the Lot Owner will be responsible for the cost of the remedy. I (We) am/are the owner(s) of record of Lot Block , Phase- of Ferguson Farm ll. I/We have read these requirements and understandtheir implications. Furthermore, I (we) have been given sufficient opportunity to discuss any questions we may have regarding these requirements with a member of the Ferguson Farm II Design Review Panel. My (Our) signature(s) below is/are evidence of my/our intent to comply with these requirements. Property Owner Signature: Date: Printed Name: Applicant Signature: Date: Printed Name: *FOR OFFICE USE ONLY* DATE RECEIVED CHECK NUMBER CHECK AMOUNT 22 July 2022