ARCHITECURAL DESIGN GUIDELINES
Keller Estates represents a unique opportunity for equestrian living in a bucolic area of Weld County, Colorado bordered by both Boulder and Larimer Counties directly to the west. This eighty acre property has been subdivided into only nine equine lots ranging in sizes approximating 7.2 to 9.6 acres with undulating elevation changes that afford stunning views of the mountainscapes and Paragon Equestrian Centre to the west. Every homesite at Keller Estates should accommodate walkout basements.
These design guidelines, along with HOA covenants, will assure aesthetically pleasing home designs that are compatible both to each other and to the surrounding bucolic character of the area. These guidelines are intended for use of lot owners and their architects in designing homes consistent with the Keller Estates design theme, and for use by the Design Review Committee (DRC) in their responsibility to review proposed home designs. We strive to create a livable community of high-quality architecture and landscape that enhances property values in a very enjoyable setting for all Keller Estates residents.
Located four miles north of Longmont on WCR 1 in Weld County and across from the 428 acres of conservation easement ranch known as Paragon Equestrian Centre in Boulder County, Keller Estates flows over hummock land with elevation changes from 5020’ in the northwest corner to 5095’ in the southeast corner. With these elevation changes, large equestrian lot sizes and staggered two acre building envelopes on each lot, stunning mountain views will be available to all residences. Each lot has piped irrigation water access from the Ish and Supply ditches that typically runs from April to September. Properties should be green and productive all year long.
DESIGN REVIEW COMMITTEE (DRC)
The DRC will administer and enforce the Design Guidelines that are binding upon all lot owners who:
- Construct, refinish or alter any exterior component of the any building
- Make any improvements upon, under or above any Lot
- Create fill, alter any existing surface contour or modify drainage of the land
- Install any landscape, irrigation or utility lines
The DRC is concerned with:
- Avoiding harsh contrasts in the landscape
- Preserving key view corridors
- Encouraging design adapted to the location
- Fostering harmony between and among buildings and their sites
The Design Guidelines may be amended from time to time to reflect new experiences and accommodate changing conditions. Modifications should be consistent with the overall intent of Keller Estates.
An overall architectural theme is desired to foster compatibility between individual homes and their outbuildings. Our goal should be to create a sense of rural elegance that compliments the setting. Simple and interesting architectural forms and styles, along with durable materials, will engender a dominant feeling of quality and timelessness. We envision a community of simple forms and quality materials and compatible colors. The first six lots (1, 2,3,7,8, and 9) will comprise ranch designed homes with walkout basements while the back three lots (4, 5, and 6) can be ranch or two story designed homes. Craftsmanship in construction through architectural details will convey elegance and quality. Details that appear contrived rather than integral to the building form are discouraged.
At this time, the DRC has not established preferred architectural forms such as prairie or contemporary styles. The character of the planned residences can vary as long as the form compliments the vertical elements. For example, covered porches with usable depth create solar elements blocking intense summer sun and breakup the roof or wall planes allowing the building to better conform to the varied contour of individual lots.
All secondary buildings and accessory structures such as greenhouses or pet enclosures should be lower than and architectural less important than the primary residence. Accessory structures should be compatible with the primary building rather than designed as separate elements.
Natural wall materials such as stone or wood help create a sense of permanence and mass to allow variety yet provide overall continuity. Wall materials shall be stone, stucco and solid wood siding while manufactured siding, such as Masonite, pressboard, laminated wood, etc…, are unacceptable. Stone installation should appear to be part of the foundation and it may extend to the roof line if it is continuous from grade.
The natural or manufactured stone should be installed in an ashlar or stacked pattern common to Colorado territorial design with narrow joints and recessed mortar. The appearance of the stone should be structural rather than veneered. The project entry columns are examples of this pattern and joint size. Any form of concrete block is an unacceptable exterior material.
Roofs are a major visual element whose compatibility is critical for creating a sense of unity. Major roofs should be either gable or hip with a pitch of a minimum of 4:12 and a maximum of 8:12, except second floor dormers that can be 12:12. Major roofs refer to the roof structure most dominating the residence or large outbuilding. Minor roof forms may be gable, hip or shed and include covered patios, dormers and garages. Roof surface shall be concrete tile, metal or asphalt composite shingle of approved colors. Roof overhangs shall be at least 24”. All roof must have overhangs. All flashing shall match roof color.
As part of the design review process, homeowners will submit color and material samples for DRC approval.
It is important to visually connect each building to the site at the foundation. Unless approved by the DRC, not more than 8 vertical inches of concrete foundation walls may be exposed to view. Foundation walls with more than 8 vertical inches exposed should be covered with stone or other architectural enhancements.
DOORS AND WINDOWS
To convey the exterior wall’s thickness or mass, doors and windows should be recessed from the exterior wall face. All exterior doors visible from Keller Drive or adjacent properties shall be made of natural materials that include architectural details consistent with the remainder of the home. Garage doors should not be parallel to Keller Drive and should not be a major element of the front elevation.
Homeowners may erect fences around their building sites consistent with the existing Keller Estates fencing. All property fencing should be approved by the DRC. Existing fencing is rough sawed, three rail fence of treated wood, 2”X6”, with treated posts of both 4”X6”& 6”X6” chamfered posts. To contain pets and livestock, a wireless, invisible mesh may be installed inside the fence with prior approval of the DRC. Any other fencing within the building site should relate to the architecture of the residence and fit a specific need such as livestock that can not be attained with landscape plantings.
Two columns may be built at the entrance to each lot adjacent to Keller Drive. These columns should match the form and proportion of the columns located at the project’s private gated entry and should include the lot address. Lighting may be utilized with the columns.
Keller Estates is intended to blend into the rural character of the area by avoiding a brightly lit compound of buildings. Exterior lighting incorporated in each residence must not affect the adjacent lots or the surrounding area. Acceptable exterior lighting casts light downward, is not visible from a distance and is designed in relationship to the house form. Direct-source lighting should be low voltage fixtures while upward facing lighting will not be allowed.
The landscape shall facilitate the blend of architecture into the site with native and adapted plants appropriate for the setting and environment. A mix of deciduous and evergreen trees will create landscapes that have a presence and have a passive solar impact in all seasons. The landscape should fit the new home into the existing rural setting while retaining existing mountain views. While we anticipate irrigation water will be available to each lot, xeriscape practices are encouraged.
Lot owners should complete landscape improvements within 90 days of obtaining a certificate of occupancy or as soon thereafter as reasonably practical considering the seasonal weather. Landscape plans should be submitted to the DRC for approval. Grouping of similar trees of various sizes and spacing facilitates a natural appearance to each lot and integrates homes into the landscape. The use of organic mulch is preferred over rock mulches. Any lot owners with existing tress on their lot should maintain these trees for optimum health and longevity, including trimming and pest control. Keller Estates HOA may choose to maintain these existing trees if the lot owners fail to do so. The cost of any existing tree maintenance will be a special assessment to the individual lot owners as described in the HOA protective covenants. Existing trees may not be removed by lot owners without DRC approval, unless deemed a hazard by a certified tree service.
Because turf grasses will require regular mowing, irrigation and fertilization, lot owners may consider limiting turf grass areas. The major portion of lots may be planted with native or non-turf grasses similar in character to Paragon Equestrian Centre. Turf and native grass areas should result in 90% coverage within three years of planting. Homeowners must maintain all planted areas as long as they own the property and dead, damaged or diseased plants should be replaced within one growing season. Any area disturbed during the construction phase, should be revegetated within one growing season of completion of site work.
LAND FORMS, GRADING & DRAINAGE
Lots and building envelopes have been located to reduce grading and to maintain the integrity of existing landforms. Wherever possible, residences and outbuildings should be located to avoid or limit changes in land forms. Any grading changes required should match the existing grades in percentage of slope and transition between slope changes. The entries to the primary residence and outbuildings can be raised up to 24 inches above the natural pre-construction topography as determined by each lots elevation contours.
Drainage should be transmitted through natural looking, gentle grass swales that do not concentrate drainage into adjacent lots or outlets. Prominent land and vegetative features should be retained or integrated into the new grading and landscape. Grading should be avoided within the drip line of trees that are being retained. Lot owners and/or contractors cannot interfere with the existing agricultural irrigation or the natural course of runoff.
If areas for septic systems require grade changes or disturbance, the resulting changes shall be integrated into the site to appear natural. Unnatural, steeply sided mounds are not allowed.
Lot owners must manage drainage within their lot to control erosion. The preferred method of accomplishing erosion control represents carefully engineered grading combined with appropriate landscaping. Where erosion control is necessary, the materials and techniques utilized should result in a natural character channel. Any damage to adjacent lots from runoff within a lot will be the responsibility of the offending lot owner, who must correct the problem within one growing season of the damage.
Building envelopes have been located on certain lots to optimize views from each lot. When locating any structure or landscape within a lot, the homeowners must take into consideration the views from adjacent lots. DRC will review each development proposal within Keller Estates to assure that views have been optimized.
Deck design, materials and colors must be integral to the overall residence design. Decks shall be adjacent to the residence and contiguous with at least two exterior walls. Decks need to be placed to avoid impacting views and screened adequately from adjacent lots.
The placement of play equipment is critical for its impact on adjacent lots and views. Integrating play equipment into the landscaping and site design of the lot will reduce potential issues with neighbors.
DRIVES & ENTRIES
Each lot shall have a single point of entry from Keller Drive. Lot owners are responsible for constructing and maintaining an asphalt or concrete driveway prior to the construction commencing including drainage improvements such as culverts.