Design Philosophy

The goal of River Bluffs Estates is to create appealing and interesting homes that are complementary to the dominant beauty of its mountain setting. The principle objective of these guidelines is to encourage elements of architectural richness and variety to individual dwellings without allowing overly flashy or ostentatious designs.

 

Homes that use neutral colors and natural materials while maximizing view corridors will be encouraged. Rather than prescribe a specific formula that all homebuilders must follow, the intent of these guidelines is to foster a thoughtful and comprehensive approach to create an appealing and well-designed community.

 

Building Size

One of the goals of all owners and architects should be to preserve the highest quality home within the smallest possible volume consistent with the homeowner’s need for space. Following are some minimum and maximum guidelines to facilitate the decision making process:

• Two-story

  • Minimum main floor of 1500 square feet

  • Maximum main floor of 3000 square feet

  • Second floor should be no larger than 80% of the main floor living area

• One-story
  • Minimum main floor of 1800 square feet
  • Maximum main floor of 3500 square feet

These are guidelines and can be modified with the approval of the Design Review Committee as long as they are consistent with the overall design philosophy of the development. Maximum consideration should be given to the preservation of view corridors.

 

Set-Backs

Following are the minimum set back requirements:

• 30’- minimum front yard and side street setback (except lots 1, 54-61)
• 35’- minimum front yard set back for lots 1, 54-61)
• 12’- minimum side yard set backs- interior lots
• 25’- minimum rear yard set backs

Prefabricated Buildings

No building that is constructed off-site and requires transportation to any Lot, whole or in partial assembly, will be permitted. This includes mobile homes, stock modular buildings or any other structure requiring transportation and set up in a partially completed state. It is possible, however, that some structures that are assembled off-site and completely disassembled for transportation, including log structures, may be permitted. Any such structures are subject to the approval of the Design Review Committee.

 

Height and Variability of Structures

Summit County and Francis Town ordinances limit allowable heights. Following are those guidelines that River Bluffs Estates is subject to:

• 30’- maximum height from finished grade to highest point on roof line

Chimneys may exceed these heights. The Design Review Committee has the right to impose further restrictions if, in their opinion, it is in the best interest of the overall development. Such cases are not expected and would be rare.

 

Architects who propose structures with more than one level should ensure that the higher level is not larger than 80% of the lower level.

 

Offsets or indentations in wall planes create visual interest and add depth. Architects are encouraged to add offsets in height and length at least every 20-30 feet.

 

Exterior Materials

There are many traditions in high country architecture that will fit into the design philosophy of River Bluffs Estates. Variability, when done tastefully, adds interest and character. The following guidelines should be taken into account during the design process.

• Exterior material should be natural in character and should be compatible with the native landscape.
• Predominant exterior materials consisting of wood or native stone, including wood shingles, wood shakes, board-on-board, board and batt, native stone or logs are strongly encouraged.
• Plywood siding is prohibited.
• The use of metal siding, including aluminum, as well as fiberglass siding, vinyl siding or asbestos siding is prohibited.
• Unfinished metallic surfaces are not permitted except for copper.
• Simulated or cultured stone will be allowed subject to Design Review Committee approval.
• Brick is allowed.
• Stucco is allowed, but should not exceed more than 60% of any one surface and must be well integrated into the overall exterior design.
• Use of timbers is strongly encouraged.

The aesthetic merits of any combination of exterior materials are subject to the review and approval of the Design Review Committee.

 

Roofs

To the extent possible, the overall profile and articulation of the roof should add character and variability to the design of the home. Rooflines that appear overly “boxy” or symmetrical are discouraged. Covered terraces or porches must be fully integrated into the design of the home.

 

Homes are encouraged to have pitched or gabled roofs. Flat roof sections with shallow pitches will only be allowed when the dominant theme of the overall roofline is pitched or gabled. The dominant roof form is encouraged to have a minimum pitch of five feet by twelve feet and a maximum pitch of ten feet by twelve feet.

 

Roofs should utilize a minimum of 30-year asphalt shingles where asphalt shingles are employed. Architectural grade shingles are encouraged. All roof materials are subject to the review and approval of the Design Review Committee.

 

Exterior Colors

The color of external materials should be generally earth tone in nature and should blend in with the natural landscape. Accent colors that are used judiciously may be permitted.

 

Colors approaching the primary range (red, blue, white and yellow) will not be allowed. Nor should there be drastic contrasts in value (light to dark). This applies to both paint and stain. White should only be used as an accent or “trim” color.