DESIGN GUIDELINE

To ensure the aesthetic appeal and harmony of our community, we’ve established the following standards for window-mounted air conditioning units. These guidelines are designed to maintain a cohesive and attractive environment for everyone:

• Window-mounted air conditioning units are prohibited allowed on a case-by-case basis during the period of July 1^st through September 30^th. Exceptions may be granted if extreme weather conditions exist beyond this period.
  • Window air conditioning units must be in good working condition.
  • The preferred placement is in the back of the home, taking into consideration visibility from street view.
  • Units should not be in disrepair or display visible signs of rust, paint chipping, etc.
  • Units may only be placed on the side of the home if not visible from the street.
  • These standards are meant to enhance the visual appeal of our community while ensuring the proper functioning and maintenance of window air conditioning units.
• An air conditioning unit must be installed on the ground, in the back or side yard and must be screened from public View by installation of planted landscaping and/or fence or an approved screen.
  • AC screens are permitted on a case-by-case basis when a fence or landscaping cannot screen an AC unit. AC screens must be wood and stained or painted to match the color and style of the home.
• Air conditioning units must meet a 5’ interior setback and a 10’ street setback.
  • Setback exceptions are only allowed if it is first granted by King County. The process for the King County exception must be followed and proof of the permitted exception must be provided prior to receiving ROA approval.
• If it is necessary to place the wire on the exterior of the home, the wire must be concealed with a cover that is painted to Match the color of the home.  Consider placing the wire and cover behind the gutter down spout for the best concealment.
• Sound Levels shall not exceed 72db as measured from the nearest property line.

(Application Required)

DESIGN GUIDELINE

• Artificial turf will only be considered if located within approved fence options number 1, or option number 2. See pages 11 – 18. is permitted for use in front or side yards alongside living plants and other foliage to establish a harmonious and complete landscape design.
• Artificial turf must be set back 12 inches from all shared property lines.
• Drainage – properly installed artificial turf will drain quicker than a natural lawn, but drainage must be included in the application addressing the grade, porous sub-base, and turf with drainage holes in it.
• Fading – the product should be highly colorfast; UV considerations should be mentioned in the application.
• Sheen – the artificial turf should refract as little light as possible and should not have an undesirable shiny appearance.
• Color – natural lawns have more colors than just green, and artificial turf should have a minimum of three colors. A sample of the turf to be installed must accompany the application.
• Blade thickness – the appearance of the turf should resemble grass lawns commonly found in this region and blades should not exceed one (1) millimeter in width.
• Blade length – height of the blades shall be 1½” – 3” and shall have a minimum of 2 different blade lengths.
• Infill of sand or rubber helps anchor the turf down and sand infill helps reduce heat. Infill is required when installing artificial turf products and the type of infill must be specified on the application.
• Installation – all artificial turf shall be installed by a licensed contractor experienced in working with artificial turf products.

(Application Required)

DESIGN GUIDELINE

• Decks, terraces, and patios should be placed in a rear or side yard, with regard for privacy of neighboring buildings.
• Decks that are more than 18 inches above the finished grade must meet a 5-foot setback.
• All covered decks, patios and gazebos must meet a 5-foot setback.
• Deck configuration must be stained or painted to Match the existing pallet of the home or be stained in a natural cedar color.
• Decks and deck steps must be built using wood or composite materials.
• Deck railings should be built using wood or composite materials.
• If a deck is more than 30 inches above the finished grade, railing is required.
• If three or more risers are used, handrails are required for steps.
• Artificial turf used to cover a porch, stoop, balcony, or deck is prohibited.
• Trellises should be constructed of substantial and permanent materials.
• Trellises may be designed to connect the garage to the main building, used as walkway covers, entrance gateways, to link interior and exterior spaces or as a privacy screen.
• Gazebos must be painted to Match the existing pallet of the home or stained in a natural cedar color.
• Metal gazebos are permitted on a case-by-case basis when screened from street view. High gloss/reflective material is prohibited.
• Copper gutters and flashing are prohibited.
• Corrugated plastic is prohibited allowed on a case-by-case basis.

(Application Required for Permanent Lighting)

DESIGN GUIDELINE

• Decorative exterior lights and decorations may be displayed between October 1st and March 1st.
• As a consideration for your neighbors turn off lights by 11:00 p.m.
• The take-down time for any decorative exterior lighting and decorations may be extended at the sole discretion of the Board in response to weather conditions, other extenuating circumstances, or Board approval of written request by homeowner.
• Decorative Exterior Lights and decorations may be displayed between March 1 and September 30 upon Board approval of written request by homeowner.
• Display of Decorative Exterior Lights and decorations between March 1 and September 30 is allowed, contingent upon Association approval following a written request from the homeowner.
• Year-round/permanent holiday lighting is only permitted if hidden behind panels. A Residential Modification Application must be approved before the installation of any permanent holiday lighting.

(Application Required)

DESIGN GUIDELINE

1. Material

• Cedar, rough sawn, tight-knot grade, is the ONLY permitted fence material.
• Composite plastic materials are NOT permitted
• Cedar, rough sawn, tight-knot grade wood is permitted. Composite materials are permitted on a case-by-case basis with prior approval.

IMPORTANT: This is a summary of changes made to the fence rules – NOT a comprehensive list of every rule regarding fences. Please read the Community Wide Standards to view entire rule.

COMMUNITY WIDE STANDARD

• Landscaping must be installed on the entire property.
• The maximum impervious area for each single-family residential lot, including roofs, patios and driveways, shall not exceed seventy percent (70%) of each lot area.
• Owners are responsible for landscape maintenance on their lots as well as planter strips in front of their homes, at the side of their home if it is a corner lot, as well as adjacent alley areas.
• Mow and edge lawns (including tree wells) on a regular basis to maintain a neat and orderly appearance.
• Water to maintain optimum soil moisture while using methods that minimize the amount of water required to maintain healthy
• Owners shall monitor and repair irrigation systems and shall flush and drain the system every autumn.
• Fertilize lawn and plants as necessary. Care should be taken to minimize the impact upon any natural area, including wetlands.  Use the most environmentally compatible fertilizers, insecticides, and herbicides in the smallest amounts consistent with healthy landscaping.
• Trim plants and shrubs regularly to ensure they remain in a healthy growing condition and do not encroach upon neighboring properties.
• Prune plants and trees to maintain a healthy growing condition or to prevent primary limb failure. Pruning should make the full width of the sidewalk accessible from edge to edge. Prune to ensure gutter and curb clearance for traffic and drainage. Lower tree limbs should be pruned up to a minimum of  six seven feet to allow safe pedestrian clearance on the sidewalk.
• Recycle or dispose of all clippings, weeds, fallen limbs and litter from planting beds, lawns, and walkways into yard waste bin or a proper disposal site.
• The frontage yard open space (the area extending from the front face of the house not paved or built over) must be planted in mulched* beds with vegetation, grass lawn or evergreen ground cover. Installation of rocks and pebbles is prohibited unless a plan is submitted and approved by the Board on a case-by-case basis. *Mulch is defined as: rubber mulch in natural bark colors in nugget or shredded size, topsoil, pre-bagged or fully composted compost, natural colored bark, wood chips. Other materials may be approved on a case-by-case basis. Examples of prohibited materials include, but are not limited to: clippings, newspaper, straw or hay, sawdust, leaves, sand, unprocessed fertilizer.
• Hedges over 42 inches paralleling the front façade of the house are prohibited, as are sparsely planted shrubs and bushes.
• Alley Frontage: It is encouraged that at least 30% be plants, such as columnar trees, hedges, staked vines, fences and/or walls with vines or espalier.
• Use of indigenous plant species, especially drought–tolerant varieties is encouraged. Please consult with King County regarding plant recommendations, for indigenous and drought resistant plants, trees, and shrubs.
• Exotic plants, such as Monkey tail tree, Fantasia, Yucca, Palms or the like, should not be planted.
• No fence, wall, or landscaping may be placed, or permitted on a lot, particularly a corner lot, where it would impair the visibility of traffic. Landscaping near street intersections must provide safe lines of sight.
• Landscaping is required along Retaining Walls that are over three feet tall.
• No trees, shrubs or vegetation having deep root patterns, which may cause damage to, and/or interfere with utility lines, are allowed within a utility easement on the property.
• Landscaping shall be maintained in a weed-free manner.
• Dead plant material must be removed and replaced.
• Noxious and invasive plant species are prohibited. Some examples of such species that are of special concern in the community include English Ivy, Scotchbroom, Himalayan Blackberry, and Clover.

RULES AND REGULATIONS

• Plants, animals, devices, or other things of any sort whose activities or existence in any way are noxious, dangerous, unsightly, unpleasant, or of a nature as may diminish or destroy the enjoyment of the properties are prohibited.
• The firing or discharge or other inappropriate use of dangerous weapons, projectiles or devices–firearms (including all rifles and handguns) air rifles, pellet guns, B-B guns, bows and arrows, etc.) is prohibited on the Property(s). [1^st Amendment – CC&Rs 3/2/00]
• Reasonableness: In practical terms, when applying this standard, consider factors such as the frequency, duration, and severity of the alleged nuisance, as well as its impact on neighboring properties and the surrounding community.

(Application Required)

DESIGN GUIDELINE

• No approval shall be required to repaint the exterior of structures in accordance with its originally current color, however, before painting, you must check the approved color scheme book to ensure your current paint scheme has not been discontinued.
• Any changes to the exterior colors of the structure must be submitted to the Residential Design Reviewer for approval.
• Colors may be chosen from a list of approved color schemes, provided at the ROA Office. Color changes must be harmonious with Adjacent homes and colors shall not be repeated on Adjacent properties.
• If a new color scheme is requested (outside of the list of pre-approved color schemes), the color scheme must be approved by the Board of Directors. New color schemes must be harmonious with Adjacent homes and colors shall not be repeated on Adjacent properties.
• A minimum of 3 of the 4 colors in a color scheme shall be used.
• The Residential Design Reviewer may request that a sample of the color be painted on the structure for review prior to approval.

RULES AND REGULATIONS

• Commercial vehicles, recreational vehicles, mobile homes, boats or other watercraft, or other oversized vehicles, Stored vehicles, inoperable vehicles, unregistered or unlicensed vehicles must be parked in enclosed garages only, except for loading/unloading such operable vehicles between 7:00 a.m. and 10:00 p.m. [Exhibit C(b)9i)] (Stored vehicles are defined as any vehicle not moved on a weekly basis.)
• Guest recreational vehicles may be parked outside for up to 48 hours if registered with the ROA Director ahead of time. [Exhibit C(b)(i)]
• All unauthorized vehicles or other items parked/placed on ROA owned property may be removed/towed at the direction of the Board of Directors, and any cost will be assessed against the vehicle owner or unit owner.
• Repair, maintenance and storage of any vehicle or equipment of any type is allowed in enclosed garages only [Exhibit C(b)(ii)]
• Alleys within Redmond Ridge are owned and maintained by the Redmond Ridge Residential Association.
• Speed limit in alleys is 5 MPH.
• No temporary or permanent parking of vehicles, watercraft, motor homes, recreational vehicles, all-terrain vehicles, or trailers of any kind is allowed in the private alleys within Redmond Ridge.
• King County codes and signage must be adhered to at all times; including, but not limited to signs that reference parking, speed limits, and bicycle lanes.

DESIGN GUIDELINE

• If the shed is at a height that exceeds 6’0”, the material and color must Match or be consistent with the existing material and color on the home.
• Height is restricted to 9’6” (ground to peak) and shall be no more than 50 square feet.).
• Hard rubber, plastic, aluminum, and vinyl materials are prohibited, although an application for a shed of such materials, if fully screened from View, may, in the sole discretion of the Residential Design Reviewer be considered on a case-by-case basis for special circumstances. 
• Hard rubber, plastic, aluminum, and vinyl materials, if fully screened from View, may be considered on a case-by-case basis.
• Corrugated plastic roofing is prohibited considered on a case-by-case basis.
• If the shed creates an adverse visual effect from the street, the Residential Design Reviewer may require a fence to be built to screen the shed.
• If the shed creates an adverse visual effect from the street, a fence may be required to screen the shed.

RULES AND REGULATIONS

• Personal household items, yard maintenance tools, bicycles, toys, and vehicle related items, may not be Stored in visible areas of the home or lot such as driveways, front yards, front porches, or unscreened areas of side yards.
• Storage of items outside of the dwelling or enclosed garage, including portable play equipment and temporary storage bins, is prohibited.
• Portable play equipment such as soccer nets, are allowed to be kept in a front or side yard from May 1^st through August 31^st when placed within the property boundaries and maintained in good condition. It is important to exercise caution when using such equipment to ensure it does not encroach upon others’ property or extend into the street. If complaints are received regarding the use of the equipment encroaching upon others’ property (including, but not limited to, homes, yards, vehicles, etc.), placement in these areas may be restricted.
• Basketball hoops are allowed when placed within the property boundaries and maintained in good condition.

(Application Required for Screened Enclosures)

RULES AND REGULATIONS/DESIGN GUIDELINES

• Keep trash and recycling containers stored in the garage, behind a fence, or screened by landscaping.
• Containers must  be Stored within 24 hours after pick-up.
• Trash containers must be Stored in such a way to ensure odor control and kept in low visibility areas away from corners or public View.
• Screened Enclosures for these containers are permitted on a case-by-case basis, especially if neither fencing nor landscaping adequately conceals them. These enclosures may be constructed from composite material or wood and should be stained or painted to complement the color and design of the home.

(Application Required)

DESIGN GUIDELINES

Aesthetic Integration and Placement:

• Whenever possible, charging stations should be installed in a location and manner that minimizes their appearance from public/street view.
• Consideration should be given to alternative locations, such as the side or rear of the property.
• The design should aim to blend with the architecture and landscaping of the property.

Color Coordination:

• Charging stations should be painted or finished to match the color scheme of the residence where they are installed.
• Neutral or earth-tone colors are encouraged to maintain a cohesive and unobtrusive look.

DESIGN GUIDELINES

Unless otherwise specified in the Community Wide Standards, Design Guidelines, or Rules and Regulations, a minimum 5’ setback from property lines is required.