Architectural Guidelines
ARCHITECTURAL GUIDELINES for Tracts 14122, 14944 and 15905
ARCHITECTURAL GUIDELINES for Tract 16210
The Architectural Guidelines are a product of the extant architectural committee and reflect the current view of this committee. The guidelines are subject to revision, clarification and/or upgrading at the discretion of the committee. The version here published is current as of 1991. It is advised to check with the committee as to possible revisions, or for clarification. Committee e-mail links are included in the Committees page q.v. –jj
ARCHITECTURAL GUIDELINES
for Tracts 14122, 14944 and 15905
1.0 History
The Crestwood Hills Architectural Committee is an autonomous entity designated and authorized by the recorded Deed, Code, Covenants and Restrictions (CC&R’s) in the area known as Crestwood Hills to administer the Architectural Guidelines to preserve, for the mutual benefit of all property owners, the concept of a homogeneous, planned community. It is supported in its endeavors by the Crestwood Hills Association, a duly incorporated and certified Homeowners Association, formerly known as the Mutual Housing Association, that, as such, has acted for Crestwood Hills homeowners continuously since 1950.
The CC&R’s run with the title or deed to your property in the Tracts stated herein until the year 2025. In some cases they may be more stringent than the codes demanded for this area by the City of Los Angeles.
These Guidelines are not intended to be punitive but are, and always have been, for the protection of the rights of each homeowner in the community. Approvals from the Crestwood Hills Architectural Committee (CH/AC) protect your rights as well as those of your neighbors and help avoid legal complications that may arise from neighbors’ disputes over the proposed construction. Avoiding or ignoring the Guidelines or flat-out noncompliance with its conditions will only serve to slow down your project and cause additional work for you as well as-the CH/AC.
In regard to plans for your project, early, free hand or conceptual studies are encouraged to be submitted prior to final submission and approval. An informal meeting arranged with you, your architect and/or landscape architect can avoid re-drawing and countless hours of frustration. Submission of two sets of plans previously approved by the Los Angeles City Department of Building & Safety in no way places the CH/AC under any constraints or pressure to approve conditions that countermand any conditions stated in these Guidelines or in your CC&R’s.
On the following pages, the original, historic “Policy Statements” are shown in plain text, while new Guidelines, intended for clarification and to reflect CH/AC’s historical evaluation procedures, are noted in italics.
2.0 AUTHORITY AND PURPOSE
1. The recorded Deed, Codes, Covenants and Restrictions -(Or CC&R’s) for Tracts 14944,14122 & 15905 in the area known as Crestwood Hills in the City of Los Angeles, California, designate an Architectural Committee to administer the Architectural Guidelines. It is the function of the Crestwood Hills Architectural Review Committee (CH/AC) to administer these Guidelines to preserve, for the mutual interest of all property owners, the original concept of a homogeneous, planned community. The authority for interpretation of the spirit and intent of these CC&R’s and the Architectural Guidelines rests solely with this Committee or its designated representative.
2. New construction, as well as remodeling, additions, refinishing and any improvement affecting the exterior of the house or property, is subject to prior review and approval of CH/AC before construction can commence. Interior work that does not affect the exterior of the building does not come under the purview of the CH/AC.
3.0 BASIC PHILOSOPHY
The philosophy of the guidelines is based on the need for our homes to blend Into the hillside, not to serve as an “architectural statement”, and to prevent “canyonization” of our hillside streets.
1. To promote thoughtful design so that there is harmony between buildings and their sites and with neighboring homes, avoiding harsh contrasts In the visual perception of the community,
2. To encourage the maintenance of building forms which readily become part of the terrain rather than Intruding into it and commanding attention, and
3. To strive for designs, selected materials, colors and finishes, and total site planning that seek these objectives.
4.0 SITE ADAPTATION
SITE & SCALE
Original CHA homeowners tended to build fairly minimum housing to meet both heir family needs and their budgets. Over the years, family needs and lifestyles have changed and the size of new homes, or of alterations to fit those new lifestyles, have meant that new residences have tended to increase in size.
The CH/AC strives to maintain the character and viability of the original “Statement of Policy” while recognizing that 1800 – 2500 s.f. homes seldom suit our increased demands for living space.
Historically, the CH/AC has endevored to keep floor area ratios (site area to building gross area) at a realistic scale. Generally, this implies that lots (or parcels) having an area with less than 10,000 s.f. will not support more than 50% of that lot area to be assigned as building gross area. Lots (or parcels) having an area over 10,000 s.f. will be generally limited to a maximum building area of 40%.
Translated, this means that if your lot is 80′ x 160′, or 12,800 s.f., your residence will be limited to 5,120 s.f. If your lot is 80′ x 100′, or 8,000 s,f, your residence will be limited to 3,200 s.f.
Please note this concern; it will be an increasingly important item of review as the affluence of the community is enhanced.
1. The size, bulk, scale, and siting location of the house will be directly related to the site, the nature of the terrain, and the neighboring homes.
2. Houses will be designed so that only one story of occupied space will show above the high point of the site at the street or entry side.
3. Two-story houses will not (for the most part) be approved. In no event shall the house show more than a single story of occupied space to the street.
4. The primary view of neighboring homes must be considered as far as possible; houses, fencing and planting shall be designed and maintained with due regard to the manner in which this primary view is affected.
Primary views are naturally of concern to hillside homeowners, in particular those homeowners who have had the pleasure of years of unobstructed views over a wide angle due to the “non-construction” on adjoining lots. The CH/AC will strive to realistically optimize the view of each site.
5.0 EXTERIOR APPEARANCE
1. Harmony with existing homes; clean, simple lines; low profile to blend with the natural terrain.
2. Glass areas shall be organized with respect to exterior appearance, not scattered or random. They shall be simple and undivided.
a. The use of double-hung windows, stained glass, or what is commercially known as “reflective glass”, is not acceptable.
b. Louvered windows are allowed only where permitted by Los Angeles City code.
3. Exterior walls shall be wood, cement plaster or masonry. Stain or paint shall be earth-tones such as beiges, tans, brownstones, umbers, sienna’s, etc. White or off-white will not he approved,
4. Trompes l’oie (tricks of the eye, such as murals, etc.) and so-called decorative items (elaborate railings, shutters, etc.) are not acceptable.
5. Service areas shall be screened for visual and audio concerns both from the street and from adjoining neighbors.
6. 0 ROOFS
1. Roofs shall be simple and of low pitch. Wide, overhanging eaves are encouraged for visual effect as well as for energy conservation.
2. Roofing material to be non-reflective, of subdued color (no white or off-white), and shall be non-imitative of other materials. Wood shingles corrugated roofing, Spanish clay tiles or other stylized materials, are not acceptable.
7.0 SKYLIGHTS
1. Controlled skylights will be considered. Approval will depend on the location is respect to the effect of reflection during the day and interior lighting at night.
Interior lights shall not be directed up into the skylights and roof-mounted lighting directed down through the skylights is not acceptable.
8.0 FENCING
1. Fences shall be of wood where facing the street. “Picket”, chain link or metal fences will not be approved. Fence heights shall not exceed 6′-0″, in compliance with Los Angeles City codes.
2. Street-facing fences should be set back from the curb lines in order to provide “green space” to the community.
9.0 PARKING
1. Covered, off-street parking for two cars is required.
10.0 LANDSCAPING
1. Landscape work shall commence, wherever possible, together with sitework, and shall be phased for completion no later than six (6) months after the building has been erected.
2. The proposed landscaping and construction plan shall minimize erosion, dust and fire hazard during as well as after completion of construction. All roof and surface water shall be directed to the street in a non-erosive manner to comply with Los Angeles City codes.
3. Retaining walls shall be scaled to be as unobtrusive as possible.
11.0 POOLS, JACUZZIS, TENNIS COURTS, etc.
1. All recreational structures are subject to approval, with special emphasis on the restraints of site accommodation, visibility, fencing, lighting, placement and shielding of mechanical equipment, and potential effect on neighboring property.
12.0 EXTERIOR LIGHTING
1. All exterior lighting shall be designed and installed so that the light source of any exterior lighting fixture shall not be visible from neighboring properties. Details should accompany all applications, including “cut-sheets” showing light pattern and fixture configuration.
13.0 MECHANICAL EQUIPMENT
1. A garbage disposal unit is required in each home.
2. Care must be taken to ensure that rooftop air conditioning or heating units are avoided, and shall, in any event, be screened from view and noise.
3. Pool or Jacuzzi mechanical equipment shall be placed underground or shielded from sight and sound.
4. All exterior mechanical equipment shall be baffled for noise reduction in conformance with the City of Los Angeles Noise Reduction Ordinance, and shall not be operated at such a level as may disturb neighbors. Submit noise emission information from manufacturer at the time of request for Final Approval.
5. Satellite television dishes are not permitted on rooftops or on the street side of the property.
DRAINAGE
1. It is imperative that the new water-courses formed by excavation and grading be handled to prevent any erosion of the hillside or damage to neighboring property, in accordance with the Los Angeles City code. (see Item 10, Landscaping, above.)
15.0 MAINTENANCE
1. The land and all improvements shall be maintained in good repair. Hillsides shall be kept clear of debris and fire-hazardous brush, in accordance with Los Angeles City Fire Marshall requirements.
16.0 PROCEDURE FOR APPROVAL
1. The Architectural Committee normally meets on the first Saturday of each month. Submission for Committee review should be received at:1068 Hanley Avenue, Los Angeles, CA. 90049-1913
at least five days prior to that date. Submissions received on or subsequent to that date will be reviewed at the next regular Committee meeting the following month.
2. A fee of $50. for each new construction or addition of more than 500 s.f. and $25. for each alteration or small addition (500 sq. ft. or less) or other required approvals shall accompany submission for Preliminary Approval. These initial fees cover a maximum of two reviews of the preliminary submission, Should more than two reviews be required for Preliminary Approval, a fee of $25, will he charged for each additional review over the above-mentioned maximum, After preliminary Approval has been received, no additional fee is required for submission of the working drawings for Final Approval, unless significant changes are apparent at that time.
3. A record set of the final plans shall be retained by the Committee after review and approval. The Committee reserves the right, at its discretion, to inspect the project during construction for conformance with the approved documents.
4. It is the responsibility of the Owner to take the initiative in obtaining both Preliminary and Final Approval from the Committee prior to the start of construction, and to communicate to the Committee any changes in the timing of the project implementation as well as any proposed changes to the approved documents.
5. Exceptions for personal hardships, changes in ownership, or time constraints shall not be a consideration for special reviews or approvals.
6. All construction shall conform with current Los Angeles City codes. However, approval by the City of Los Angeles shall neither constitute nor take precedence over approval by the Architectural Committee.
7. If construction does not commence within six (6) months of final approval from this Committee, such approval shall be deemed to have lapsed and the plans must be re-submitted together with a re-submittal fee of $25 or a new fee of $50 when substantial changes to the original submission are noted by the CH/AC.
8. For the purpose of securing Committee approval, no prior abrogation of the Architectural Guidelines shall be deemed to have taken place, nor shall any be condoned in the future,
17.0 SUBMITTAL REQUIREMENTS
1. For Preliminary Approval, two sets of the following documents are required:
a. Preliminary Site Plan, with date, tract and lot number, name and address of Owner and name and address of Architect.
Site Plan must include topography, dimensions, and relation of proposed house to other houses in the area. The lot area and building gross area as well as the ratio of building area to lot area, stated as a percentage, must be noted.
b. Preliminary Sections, Elevations, Floor Plans, Roof Plan.
c. Conceptual Landscape Plan and proposed Phasing Schedule.
d. Proposed Materials and Colors.
Note: Scaled, free hand or conceptual drawings are encouraged to be submitted for Preliminary Approval, provided that all the above information is included. One set will be returned to Owner/Submittor, with comments. One set will be retained by CHIAC for future reference.
2. For Final Approval, two sets of the following documents are required:
a. Final, dated Working Drawings, consisting of:
i. Site Plan, Sections, Elevations, Floor Plans and Roof Plan. Lot area and building gross area as well as the ratio of building area to lot area, stated as a percentage, must be noted.
ii. Landscape Plan and final Phasing Schedule.
b. Samples of Materials and Colors.
Note: One set will be returned to Owner/Submittor;
One set will be retained in CH/AC archives.
3. Submissions that do not comply with these Guidelines will be returned for additional information.
The time frame noted in the CC&R’s will commence at the time of receipt of fully comp1ying submissions by CHIAC at its regularly scheduled meetings (see Item 16.1). If no regular monthly meetings are scheduled, such time frame shall be deemed to commence on the first Saturday of the month immediately following actual receipt of said submissions by CH/AC.
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ARCHITECTURAL GUIDELINES
for Tract 16210
AUTHORITY AND PURPOSE:
The recorded deed restrictions for Tract 16210 in the area known as Crestwood Hills in the City of Los Angeles, California, designate an Architectural Committee to administer the architectural restrictions. It is the function of the Committee in administering these Restrictions to preserve for the mutual interest of all property owners the original concept of a homogeneous community.
New construction, as well as remodeling, additions, refinishing, and any improvement affecting the exterior of the house or the property, is subject to prior review and approval of the Architectural Committee.
The authority for interpretation of the spirit and intent of these rules and restrictions rests solely with this Committee.
BASIC PHILOSOPHY:
• To avoid harsh contrasts in the visual perception of the community;
• To promote careful design so that there is harmony between buildings and their sites and with neighboring homes;
• To maintain building forms which readily become part of the terrain rather than distracting from it and commanding attention, and
• To require that design, selected materials, colors and finishes, and total site planning shall seek this objective.
SITE ADAPTATION:
Size, scale, and location of the house shall be directly related to accommodation of the site and nature of the terrain.
Two-story houses will not (for the most part) be approved. In no event shall the house show more than a single story of occupied space to the street. All floors should have a ground level entrance.
Primary views of neighboring homes shall be considered as far as possible; construction and planting shall be designed and maintained with due regard to the manner in which views from all angles are affected.
EXTERIOR APPEARANCE:
Harmony with existing homes; clean., simple lines; low profile to blend with the natural terrain.
Glass areas shall be organized with respect to exterior appearance, not scattered at random. They shall be simple and undivided.
• Double-hung, windows are not acceptable.
• Louvered windows are permitted, where allowed by Los Angeles City Code.
Exterior walls shall be wood, cement, plaster, or masonry. Stain or paint shall be earth tones. White or off-white will not be approved.
Non-functional decorative items (i.e., elaborate railings, shutters, etc.) are not acceptable.
Service areas shall be screened both from the street and from adjoining neighbors.
ROOFS:
Roofs shall be simple and of low pitch. Wide, overhanging eaves are recommended.
Roofing material to be non-reflective, of subdued color (no white or off-white). Wood shingles, corrugated roofing, Spanish clay tiles or other stylized materials, are not acceptable.
Controlled skylights will be considered. Approval will depend on the location in respect to the effect of sun reflection during the day and interior lighting at night.
All roof-mounted structures must be designed to minimize any impairment to neighbor’s views.
FENCING:
Fences shall be of wood where facing the street. They shall be simple in design and no more than 6 feet in height. Picket or chain link fences on street side are not acceptable.
PARKING:
Covered, off-street parking for at least two cars is required.
LANDSCAPING:
Landscape work shall be coordinated with site work., and shall be phased for completion no later than 6 months after the building has been completed.
The proposed plan shall minimize erosion, dust and fire hazard during as well as after completion of construction.
Retaining walls shall be scaled to be as unobtrusive as possible.
POOLS, JACUZZIS, TENNIS COURTS, etc.:
All recreational structures are subject to approval, with special emphasis on the restraints of site accommodation, visibility, fencing, lighting, placement of mechanical equipment, and potential effect on neighboring property.
EXTERIOR LIGHTING:
The light source of any exterior lighting shall not be directly visible from neighboring property.
MECHANICAL EQUIPMENT:
A garbage disposal unit is required in each home.
Rooftop air conditioning or heating units shall be avoided wherever possible, and shall, in any event, be screened from view.
Pool or Jacuzzi mechanical equipment shall be placed underground wherever possible and shall, in any event, be screened from view.
All exterior mechanical equipment shall be baffled for noise reduction and shall not be at such a level as may disturb neighbors.
DRAINAGE:
It is imperative that the new watercourses formed by excavation and grading be designed to prevent any erosion of the hillside or damage to neighboring property.
MAINTENANCE:
The land and all improvements shall be maintained in good repair.
Hillsides shall be kept clear of debris and fire-hazardous brush.
PROCEDURE FOR APPROVAL:
Plans should be submitted to:
The Architectural Committee, Tract 16210,
12250 Sky Lane
Los Angeles California, 90049.
A fee of $35.00 for each new construction or alteration or similar improvement shall accompany a submission for Preliminary Approval. After Preliminary Approval has been obtained, no additional fee is required for submission of the working drawings for Final Approval.
A record set of the final plans shall be retained by the Committee after review and approval. The Committee reserves the right at its discretion, to inspect the project during construction for conformance with the approved documents.
It is the responsibility of the owner to take the initiative in obtaining both Preliminary and Final Approval from the Committee prior to the start of construction, and to communicate to the Committee any changes in the timing of the project implementation as well as proposed changes to the approved documents.
All construction shall conform with current Los Angeles City Code. However, approval by the City of Los Angeles shall neither constitute nor take precedence over approval by the Architectural Committee.
Committee approval is conveyed by signature of the committee members on the submitted plan. No prior abrogation of the architectural restrictions shall be deemed to have taken place, nor shall any be condoned in the future.
SUBMITTAL REQUIREMENTS:
Preliminary Approval
Two sets of Preliminary Site Plans, with:
• date, tract and lot number,
• name and address of owner and name and address of architect.
Site Plan shall include:
• Topography, dimensions, and relation of proposed house to other houses in the area.
• Preliminary Sections, Elevations, Floor Plans, Roof Plan
• Conceptual Landscape Plan and proposed Phasing Schedule
• Proposed Materials and Colors
Note: Scaled, free-hand drawings are acceptable if above information is included.
Final Approval
Two sets of Final, dated Working Drawings, consisting of:
• Site Plan, Sections, Elevations, Floor Plans and Roof Plan
• Landscape Plan and final Phasing Schedule
• Samples of Materials and Colors
