Beneficial Homeowners Association Lakeland Hills, Auburn, Washington

Architectural Control Committee Guidelines

Beneficial Homeowners Association — Lakeland Hills, Division 3 Revised October 24, 2004

The following guidelines have been established for the Architectural Control Committee (the “Committee”), for its use in reviewing house, landscaping or other plans submitted to it for review and approval. All plans must be submitted showing the nature, kind, shape, height, materials and location in writing. The committee will notify applicants of approval or disapproval within 45 days. Quicker approvals may be requested when necessary.

Buildings and Structures

  1. Roofing Material: Cedar shakes and concrete or clay tile are approved roofing materials. In addition, Architectural 3-Tab Composition (color variation in the tabs), metal 3-Tab and fiberglass roofing material are acceptable. In reviewing applications for roofing material the Committee will consider the following: all roofing material must have a layered look with relief among the tabs, cast shadows upon the layer below and generally have a shake-like look.
  2. Siding Material: The siding material shall be bevel cedar, LP or Hardi-Plank lap siding. Accent areas on the front may consist of brick or cedar shade. All trim shall be cedar. Premium quality vinyl siding (with Styrofoam backing) is acceptable.
  3. Exterior Colors: The Committee shall recommend colors in keeping with those already established in the immediate neighborhood. It is the intent of the committee to recommend against those color tones which tend to be too outstanding and detract from the neighborhood.
  4. General Design: The design of the homes must be in keeping with the square footage established in the CC&Rs and shall be in keeping with the general design of the established neighborhood. Homes of such design which detract or fail to blend with the neighborhood will not be approved.
  5. Fences: Cedar is the recommended material for all fences. Use of other wood types or brick may be approved if they are in keeping with the general design of the established neighborhood. Use of any materials other than cedar is subject to approval by the committee. The committee will not approve chain link or iron fences or other types which detract or fail to blend with the established neighborhood.
  6. Storage Sheds: Storage sheds may be approved when their design and materials are in keeping with the general design of the established neighborhood. Metal sheds will not be approved.
  7. Dog Runs: Dog runs may be approved if properly screened with vegetation or structure approved by the committee.
  8. Other: The following structures, or others which fail to blend with the established neighborhood, will not be approved: satellite dishes larger than 24” (maximum 2 per lot), short wave towers or similar structures and outdoor television reception equipment.

Landscaping

Landscape plans which do not include structures, such as retaining walls, fences, decks, etc., need not be submitted for Committee approval. If any plantings are determined to be detrimental by the Committee, homeowners may be required to remove/change them. All complaints regarding landscaping will be handled based on the following guidelines:

  1. Definition of landscaping is any plant, tree, shrub, ornamental bark or rock, or other additions to a yard.
  2. View blockage will be considered detrimental under the following circumstances: a. The view adversely affected by landscaping must have been part of the original concept or overall plan, such as a view of open space. b. The Committee will consider the density of the offending plantings and amount of view blocked. c. Other factors are the cutting off of light and air movement, physical intrusions, offending odors, over maturity, over planting, and obstruction of sight lines required along roadways.
  3. Front and rear yards are to be seeded or sodded and/or landscaped within nine (9) months from date of start of construction. Landscaping which does not incorporate grass or lawn area must eliminate dust and erosion.
  4. Landscaping can be used effectively to accent driveways, define space, create “soft” privacy screens and reduce visual impact of fences, etc. Since landscaping is a design element, consideration should be given to the relationship of the applicant’s house and adjacent houses.
  5. Mature size of plantings must be considered for height and width when planted close to fences, walkways and houses.
  6. Plantings should not block sun to or views of neighboring properties; nor block walkway lighting. Shade patterns of larger trees and possible physical root damage to adjacent properties must be considered.
  7. Plantings that may encroach or creep must be maintained to prevent damage to fences, sidewalks or driveways.
  8. Decorative landscaping may also apply to design and placement of gardens. Gardens may be softened in visual impact through choice of plants, incorporation of flowers into borders, and use of landscape screening materials. Consideration should be given to the use of evergreen trees/shrubs in screening, so as to be effective during the winter months. Efforts should be made to balance the scale of the garden with that of the house and yard.
  9. In interpreting the hedge height requirement, for those lots on corners, the street with which the driveway connects will be considered the front and is the street to be used to measure the front building boundary.

Variances

  1. Homeowners may request and the Committee may grant variances to the guidelines only if the request conforms to all of the following criteria: a. That there are unique physical conditions peculiar to and inherent in the particular lot; and that, as a result of such unique physical conditions, practical difficulties or unnecessary hardships arise in complying with provision of these guidelines. b. That the variance, if granted, will not alter the character of the neighborhood, or be detrimental to surrounding properties governed by the Declaration or the Committee.
  2. In approving a variance, the Committee may attach thereto such conditions regarding the variance as may deem necessary to carry out the spirit and purpose of these guidelines.
  3. Any variances granted by the Committee shall be only for the specific lot requested by the homeowner and not applied to any other lot in the neighborhood.

To submit a request to the Architectural Control Committee, please use the contact form and select “Architectural request” as the subject.