Mendocino Buzz: Architectural Guidelines

Adopted on September 26, 2019

Once adopted, these Architectural Guidelines (AG) shall be an integral part of and have the same force as Mendocino Rules and Regulations.

Pursuant to CC&Rs 8.1 "...each Owner shall maintain... in a first class condition... all portions of... Owner's Residential Unit (RU) ... All improvements shall be maintained... in a manner as shall be deemed necessary in the judgment of the Board to preserve the attractive appearance thereof and protect the overall value of the Project."

Pursuant to CC&Rs 9.1, "No Improvements of any kind whatsoever shall be commenced, erected, placed or altered upon or around any RU until the location and complete plans and specifications ... have been submitted to and approved in writing as to harmony of external design and location to surrounding structures and topography by the Board".

Pursuant to CC&Rs 9.2, the Board delegates this task to the Architectural Committee (AC) while retaining the ultimate responsibility and enforcement authority.

1. Architectural Committee

1.1 The AC shall be appointed by the Mendocino HOA Board of Directors (Board) and serve at its pleasure.

1.2 The AC’s purpose is to enhance home values in Mendocino by:

(a) ensuring the Owners maintain the architectural integrity of their homes, and

(b) making recommendations to the Board to ensure that the non-landscape areas of the HOA property are maintained

while allowing for reasonable and necessary change due to community aging and based on commercially available options.

1.3 In addition to these Guidelines, the AC shall be guided in its work by the applicable sections of the CC&Rs.

1.4 The AC shall consist of up to 3 (three) Owner members + an alternate. The Board shall endeavor to appoint non-directors to the AC to ensure broad Owner participation but directors may also serve on the AC.

1.5 The AC shall elect a Chair to liaise with the Board. The AC shall conduct its activities in a manner agreed upon by its members.

1.6 The AC shall have a permanent slot on the board's agenda to provide updates, reports, and recommendations.

2. Architectural Review

2.1 The AC shall review each architectural change request on its own merit. It should ensure adherence to the prevailing color schemes and styles without prescribing specific colors/designs/materials based on personal preferences, tastes or agendas.

2.2 All approvals are conditional upon the Owner maintaining the improvement/modification in first-class condition. If an improvement/modification falls into disrepair that negatively impacts the appearance and value of the community, the board may suspend/withdraw the approval and require the Owner, at their expense, to:

(a) bring the property back to its original condition that existed prior to the approved change, or

(b) make necessary changes/repairs to comply with the community standards.

2.3 The enforcement authority rests with the Board based on the approved schedule of fines and penalties.

2.4 Each improvement/modification request shall be submitted on a separate form to the management company. Incomplete applications will be rejected.

2.5 The AC shall provide a written response within 30 calendar days from the day a completed application is received. The AC may approve or deny an application or request additional information (clarification/specifications/drawings). Denials must be in writing and the specific reasons for the decision must be stated.

2.6 If the AC fails to respond to an application within 30 calendar days, the application shall be deemed approved by default.

3. Pre-approved options

Pre-approved options may be used without submission of an AC change request form.

Driveway strips

Artificial turf, concrete (that matches the driveway), and pavers or rocks/stones that are neutral in color and/or match the general color scheme of the home.

Screen doors

Shall complement Mendocino's architectural style and a home’s color theme. Security (reinforced metal bars) doors are not allowed.

Fences (replacement)

Materials: wood (including cedar and redwood), vinyl, composite, stone/stucco.

Slats: vertical/horizontal

Style: privacy

Height: 5-6 feet

Colors: light/neutral that blend with the existing fence colors.

Cedar and redwood fences may be stained/sealed at the Owner's discretion and expense using natural stains to preserve their natural beauty and appearance.

Side walkways/paths

Stepping stones, flagstone/pavers, concrete, river rock or DG extending to the sidewalk / front porch.

4. Sideyard Return Fencing Extension

4.1 Pursuant to Mendocino at Encinitas Ranch Condominium Plan, each Mendocino Owner owns their RU which includes "...all real property improvements now located or hereafter constructed within the boundaries of such space, including, without limitation... other structures..."

4.2 Pursuant to CC&Rs 8.2.2 the responsibility "...to maintain in a good condition... both sides of the sideyard return fencing... bordering the Front Yard Maintenance Area..." rests with the Owners.

4.3 Pursuant to the Condominium Plan, "...the existing physical boundaries of the RU (including fences) shall be conclusively presumed to be its boundaries..."

4.4 Owners can extend the front yard fence (called "sideyard return fence") line on their RU forward towards the sidewalk to expand their fenced private yard areas, on the following conditions:

(a) The Owner shall submit a request to extend their front yard fence line on the Architectural Change Request form.

(b) The AC will determine the new fence line together with the Owner and adjacent neighbor(s), taking into account each specific location and general neighborhood appearance.

(d) The new fence line will preserve public access to the fuse boxes and utility meters and valves on the side of the house.

(e) The Owner will use vinyl exclusively for the new sideyard return fence (Alternate materials will be reviewed on a case by case basis, and may be subject to professional architectural approval.)

(f) The Owner will pay for any HOA sprinkler adjustments necessitated by the extension.

(g) The Owner assumes and the HOA relinquishes the responsibility for maintaining the newly fenced area, including the removal of HOA irrigation sprinklers prior to the fence line adjustment.

5. Minimum Architectural Maintenance Standards

The following conditions constitute a home's failure to meet minimum architectural standards to comply with CC&Rs 8.1:

● Mold / dark stains on the stucco

● Moisture damaged stucco

● Chipped, peeling, or substantially faded paint

● Exposed wall anchors

● Bent, loose or missing siding

● Gutters and/or downspouts in disrepair

● Rusting metal surfaces

● Broken or missing shutters / other decorative elements

● Badly weathered/deteriorated "hardware" (metal door handles, knobs, and locks; exterior, metal light fixtures attached to residence, etc.)

●     Significantly dented/damaged garage doors
●     Extensive, visible termite damage (to fences, visible architectural elements, etc.)
●     Driveway oil stains, visible weed growth in hardscape.