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Green Valley Design Standards publication, 1982



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?ISOdMI g G 7 GREEN VALLEY A TOWN WITH A PLAN GREEN VALLEY MASTER PLANNED COMMUNITY DESIGN STANDARDS December 1982 TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 PURPOSE 1 1.2 GOALS 1 1.3 APPLICATION 1 2.0 GENERAL PROVISIONS 2.1 DEFINITION'S 1 2.2 DEVELOPMENT STANDARDS COMMITTEE 2.3 DESIGN REVIEW AND APPROVAL PROCEDURE 2.4 TERM 2.5 AMENDMENT OF DESIGN STANDARDS 2.6 VARIANCE TO DESIGN STANDARDS 2.7 ENFORCEMENT 2.8 CODES 3.0 DESIGN REQUIREMENTS 3.1 DEVELOPMENT CONCEPT 7 3.2 MASTER PLAN 9 3.3 SITE GRADING AND IMPROVEMENTS 9 3.4 SITE PLANNING 12 3.5 CIRCULATION 2 8 3.6 LANDSCAPE DESIGN 3 0 3.7 ARCHITECTURE 8 4 3.8 SIGNING 9 1 3.9 NUISANCE CONTROL 9 2 4.0 SITE DEVELOPMENT STANDARDS 4.1 RESIDENTIAL SITE STANDARDS WITH P.U.R.D. CATEGORY (CITY OF HENDERSON, NEVADA) 9 2 4.2 COMMERCIAL SITE DEVELOPMENT STANDARDS 9 4 4.3 BUSINESS PARK DEVELOPMENT STANDARDS 9 5 5.0 DEVELOPMENT CHECKLIST 9 6 1.0 INTRODUCTION These standards shall be known as the Green Valley Design Guidelines and Standards. They are to be used in conjunction with Declarations of C.C.&R.s recorded against real property located in the Green Valley Master Planned Community in Henderson, Nevada. 1.1 PURPOSE The purpose of the Design Standards is to ensure development of consistent high quality thereby protecting and enhancing the investment of all residents within Green Valley. The standards provide documented basis for evaluating the planning and architectural design of improvements to each lot or project. 1.2 GOALS The following goals form the basis for these design standards: 1.2.1 ECONOMIC - Protect property values and enhance investment. 1.2.2 ENVIRONMENTAL - Conserve existing natural features and minimize any adverse impact on the ecosystem. 1.2.3 FUNCTION - Encourage imaginative planning of facilities and sites and flexibility to respond to changes in market demand. 1.2.4 VISUAL - Variety, interest and a high standard of architectural and landscape design. 1.2.5 SOCIAL - Amenable living environments that will be an integral part of the community. 1.3 APPLICATION These standards shall apply to all properties in the Green Valley Master Plan areas and any such lands which may be so annexed. These standards shall be applied in addition to the requirements of the City of Henderson, Nevada Zoning Ordinance and Building Codes. 2.0 GENERAL PROVISIONS 2.1 DEFINITIONS 2.1.1 APARTMENT - A building of two or more stories containing separate living quarters which is designed to be rented, let, or hired out to the occupants of said building. 2.1.2 ASSOCIATION - An association of property owners as established in Green Valley to own and maintain common areas for joint use, open space areas and any recreational uses. 1 2.1.3 BUILDING - Any structure intended for shelter including all projections or extensions and garages. 2.1.4 BUSINESS PARK - An area zoned for industrial and related uses which is planned and maintained as a unit. The development of any property and the conducting of any permitted use is subject to stringent performance and site development standards which include setback regulations and the installation and maintenance of common areas, parking, lighting, landscaping and screening, and discourage-ment of on-street parking. 2.1.5 COMMITTEE, DEVELOPMENT STANDARDS (DSC) - A special com-mittee as established under the general provisions of the Design Stan-dards for the purpose of reviewing and approving land and building improvements within Green Valley. 2.1.6 COMMUNITY FACILITY - A non-commercial use established primar-ily for the benefit and enjoyment of the population of the community in which it is located. 2.1.7 COMMUNITY SERVICE COMMERCIAL FACILITY - A service com-mercial use established primarily to serve the needs of the immediate population of the community in which it is located including, but not limited to, daycare centers, nursery schools, commercial or com-munity recreation centers and facilities. 2.1.8 CONDOMINIUM - An estate in real property consisting of a common undivided interest in a portion of a parcel of real property and a separate interest in space in a residential, industrial or commercial building. 2.1.9 DUPLEX - See 2.1.16. 2.1.10 FLOOD PLANE - The land area adjacent to a watercourse which is subject to overflow of floodwaters a specified in the Federal Flood Insurance documents. 2.1.11 FLOODWAY - The channel of a stream or other watercourse and that part of the flood plane reasonably required for passage of a flood of given magnitude. 2.1.12 LOT - Any site within Green Valley which appears as such on any recorded subdivision map. 2.1.13 MODEL COMPLEX - A complex or grouping of residential units, part of an overall development used solely for sales promotion. 2.1.14 OCCUPANT - Any person or organization who or which has purchased, leased, rented or is otherwise legally entitled to occupy and use any building site or sites, whether or not such right is exercised. 2 2.1.15 PATH, PEDESTRIAN - Pedestrian routes between and connecting major activities as indicated on the Green Valley Master Plan. 2.1.16 RESIDENTIAL, SINGLE FAMILY DETACHED - A single residence and accessory uses all on its own lot. 2.1.17 RESIDENTIAL, SINGLE FAMILY ATTACHED - A two-unit building each unit of which is on a separate lot. 2.1.18 RESIDENTIAL, ZERO-LOT-LINE ? PATIO HOMES - A single-family-detached unit with no side yard set back on one side of the lot. 2.1.19 RESIDENTIAL, MULTIPLE FAMILY - A building containing three (3) or more dwelling units. 2.1.20 SETBACK, BUILDING - The distance between the property line of a lot and any point on the exterior face of a building. Street setbacks shall be measured from the boundary of the easement or right-of-way for such street and shall extend from side lot line to side lot line. 2.1.21 SETBACK, PARKING - The minimum distance between any point on the exterior face of that portion of a building used for human occupancy and an area for the parking of vehicles. 2.1.22 SITE IMPROVEMENTS - All construction and work necessary to conditioning a building site for occupancy for a permitted use including, but not limited to, buildings, parking areas, driveways, access roads, loading areas, signs, utilities, fences, lawns and landscaping. 2.1.23 SITE PLAN - A plan showing locations and orientation of building, parking, vehicular access, landscaping and architectural element and appropriate utilities, easements and setbacks for a project or building site. 2A.2k STACKED FLAT ? A building type where one or more living units are located above one another up to a height of three stories. 2.1.25 STREET - Any highway or other thoroughfare adjacent to or within the property and shown on any recorded subdivision plan whether designated thereon on as street, boulevard, avenue, place, drive, road, terrace, way, land, circle or cul-de-sac. 2.1.26 TOWNHOUSE - Attached single-family dwelling consisting of three (3) or more units which are not stacked. 2.1.27 USE, PERMITTED - Utilization of property for those uses specified in the Design Standards, except to the extent such utilization may constitute a prohibited use. 3 2.1.28 USE, PROHIBITED - Any use so specified in the Design Standards because it may be offensive, hazardous, unlawful or undesirable. 2.2 DEVELOPMENT STANDARDS COMMITTEE 2.2.1 A Development Standards Committee will be established to fulfill the following responsibilities: 1. Interpretation of the Green Valley Design Standards. 2. Issuance of approvals and certificates of compliance with the Green Valley Design Standards. 3. Inspection and enforcement of the Green Valley Design Standards. 2.2.2 The Development Standards Committee will consist of five (5) voting members composed of: 1. One technical advisor from the design professions appointed by American Nevada Corporation, 2. One Civil Engineer appointed by the American Nevada Corporation. 3. Three other appointees by the American Nevada Corporation. One design advisor from the master plan development team, a non-voting member responsible for coordination with Builder/Developer for implementation of the Standards. 2.2.3 A quorum will consist of three (3) members. 2.2.4 The Development Standards Committee will select one of the members to act as chairperson. 2.2.5 Decisions will be determined by a simple majority vote unless otherwise required. 2.3 DESIGN REVIEW AND APPROVAL PROCEDURE 2.3.1 No building structure alteration, demolition, repair or any other improvement shall be erected or altered in Green Valley until the design and construction plans, specifications, site plan and landscaping plans have been approved by the Development Standards Committee. 2.3.2 All prospective development proposals within the Green Valley Master Planned Community must submit the following information to the Design Standards Committee. A submission is not considered complete until aH required materials have been submitted. If any submission is not approved, the applicant must resubmit and obtain approval before proceeding with the next submission. 4 1. Grading Plan Submission - The applicant shall submit two (2) sets of plans indicating the following information: a. Existing site conditions - include geologic data vegetation, topography (slope analysis plan), utilities, drainage ways and any other significant information. b. Proposed site modifications - grading (cut and fill analysis), drainage way disruption, location of proposed utilities. c. Building pad elevations. d. Street grading elevations. e. Description of the method or approach to the proposed grading operations. 2. Land Use/Site Planning Submission - The applicant shall submit two (2) sets of complete site plans indicating the location and extent of the following items: a. Setbacks - all sides b. Building location c. Parking areas d. Parking spaces provided e. Building area f. Sign locations g. Driveways h. Landscape areas i. Recreational amenities j. Special energy considerations, i.e., southern exposure k. Any other pertinent information 3. Building Plan Submission - The applicant shall submit two (2) sets of preliminary drawings and two (2) sets of architectural working drawings. All submissions shall include, but not be limited to the following: a. Site Plan Setbacks Landscape areas Parking areas Number of parking spaces Driveways Building location Sign locations Air conditioning pad elevations Any other information pertinent to the development b. Floor Plans Areas Decks and plazas Typical floor plans Roof plan 5 c. Front, Rear and Side Elevations and Sections Heights Materials Colors - as requested Finishes - as requested Sign locations and sizes d. Statement of Qualifications and background information of Architectural Firm doing the design e. Perspective sketch or sketches (as requested by the Design Standards Committee) Landscape Plan Submission - The applicant shall submit two (2) sets of complete landscape drawings. Plans shall include, but not be limited to, the following: a. Planting plan drawn to scale Tree and plant types, sizes, quantities and locations Ground covers Landscape grading and drainage Soil amendments Walls, planters and fountains b. Irrigation plan drawn to scale Equipment type and location Main and lateral line size and location Static water pressure Electrical and clock pedestal locations c. Signing and Lighting - The following items shall be indicated on plans for submission: Graphic layout - signing only Size Location Construction/details and materials Color Electrical requirements d. Special Landscape Features Location Details Colors and finishes 6 5. Certificate of Compliance - Upon completion of the work called for by the final plans, the Development Standards Committee will prepare and issue a certificate of compliance advising that all construction, grading and planting is completed in accor-dance with the approved construction documents and overall development concept for the Community of Green Valley. 2.4 TERM The Green Valley Design Standards shall run concurrently with the Declara-tion of Covenants, Conditions and Restrictions. 2.5 AMENDMENT OF DESIGN STANDARDS - The Development Standards Committee shall have the right to amend any of the standards in order to ensure that the Community of Green Valley will maintain the highest possible design standards. Any changes will require a two-thirds majority vote by the entire Committee. Due to a continuing program of research and development, American Nevada Corporation re-serves the right to change all concepts, drawings, and statistics without notice or obligation. 2.6 VARIANCE TO DESIGN STANDARDS If a standard does not seem justified in a particular case without setting any precedence, because of a special condition or circumstance, the Develop-ment Standards Committee may approve a variance as it applies only to that particular case. 2.7 ENFORCEMENT Each owner and/or occupant shall have the duty of and responsibility for conforming to the Community of Green Valley Design Standards as admini-stered and interpreted by the Master Covenants, Conditions and Restrictions (C,C & R's) 2.8 CODES All construction, alteration, moving, demolition, repair or use within the Community of Green Valley will be subject to the provisions of the City of Henderson Building Codes and any other applicable code or ordinance. 3.0 DESIGN REQUIREMENTS 3.1 DEVELOPMENT CONCEPT The development concept envisions a planned community which offers urban conveniences in a cohesive setting. When completed, the community will contain a balanced mixture of land uses, a diversity of housing types, recrea-tional amenities, commercial and light industrial activities, and community facilities such as schools, parks, churches and necessary support facilities. 7 The "neighborhood village" concept is used for the entire project. Each village is delineated by one or two dominant residential themes or land uses. These are oriented toward parks or similar amenities to further define the individual neighborhood within the village. The villages are linked by a landscaped pedestrian/vehicular circulation network to provide appropriate access and to unify the overall development. Streetscenes with landscaped open areas are accented by coordinated wall details, paving textures, signage, lighting and street furniture, and entry monuments. Proper landscaping and entry monuments create a formal, dramatic entry experience which defines the individual village identity. Landscape and other buffers are used in transition areas in order to integrate adjacent land uses and to provide an element of privacy which is essential to quality residential living. Architectural elements throughout the project utilize natural tones, textures and materials to reinforce the cohesive community character. All colors within the project shall compliment one another. 8 The following guidelines are formulated in a broad performance standard approach which allows flexibility and encourages innovative design con-cepts. They will provide a general design framework for all residential land uses within the community. 3.2 MASTER PLAN 3.2.1 All development proposals shall be consistent with the land use designations and circulation network defined in the Master Plan for Green Valley. 3.3 SITE GRADING AND IMPROVEMENTS 3.3.1 GRADING Goal: Establish compatible relationships between buildings, landscape areas, parking and adjacent properties with grading techniques that are safe, aesthetic and cost effective. 1. Grading should: a. Minimize soil instability by limiting disruptions of natural ground forms. b. Reflect the recommended procedures as outlined in current soils reports for the area. c. Create interest by complementing existing earth forms. d. Ensure adequate site drainage. e. Provide attractive building sites designed to natural terrain. f. Maximize view potential. 2. Grading should result in a graceful recontouring of the land rather than a large amount of harsh geometric slope banks and pads. TRANSITION AT TOP AND TOE OF SLOPE THIS NOT THIS 3. There should be a smooth, gradual transition where graded slopes meet natural terrain. These slopes should also reflect the flowing natural character of the terrain. Grading and siting techniques should respect natural drainage features and, where possible, utilize these water courses to carry the runoff. THIS NOT THIS 5. Lot grading should be kept to a minimum. Roads and structures should be located for maximum preservation of natural grade and vegetation. 6. Any grades, berms, channels and swales should be an integral part of the grading concept. 7. Surface and sub-surface geological factors shall be respected as determined from grading plan submissions, i.e., rock/caliche, ground water, difficult soils, etc. 8. Methods of grading should be discussed as to export/import situations, pollution control, caliche excavation and removal, if any. 3.3.2 EROSION PREVENTION DURING CONSTRUCTION Goal: Prevent loss of soil by water and wind erosion by creative grading and building techniques. 1. Practical combinations of the following technical principles should be used to provide effective sediment control, a. Expose smallest practical area of cleared land during con-struction. 10