ARCHITECTURAL GUIDELINES NOVEMBER 1, 1979
FAIRBANKS RANCH: Design philosophy.
Fairbanks Ranch consists of 1240 acres located at the southern boundary of the exclusive community of Rancho Santa Fe. This prime land is composed of lakes, wooded areas, orchards, gently rolling hills and steep hillsides with spectacular views.
Originally part of a much larger Spanish Land Grant, the property was eventually purchased by the famous movie actor, Douglas Fairbanks, who developed the land as a working ranch and farmed its groves of citrus orchards.
In early 1977, Watt Industries, Inc. purchased the Fairbanks Ranch. The company’s chairman, Raymond A. Watt, wanted to create exclusive rural estates that would truly be assets to the existing well established residential community. The project was to provide numerous opportunities for estate ownership within a controlled environment which was sensitive to natural terrain and unique resources. Design con- cepts were developed calling for maintaining consistency with the convenant areas of Rancho Santa Fe in terms of quality, aesthetics, and prestige. Additionally, extensive research into potential buyers demands resulted in the implimentation of plans which included the installation of facilities which are not currently available in most of the surrounding area. These unique features include private streets, gate-controlled access to residential neighborhoods, natural gas availability for cooking and heating, sewer connections, cable television services, all utility lines underground, and the heavy induction of indigenous trees to the community as a result of an extensive planting program.
Fundamental to the design criteria is the desire for homes to harmonize with the native terrain and natural beauty of the community. This concept is recognized by the fact that roadways are constructed to conform to the natural contour of the topography, and mass grading for these purposes does not exist. Accordingly, individual homesites are to remain in their existing form and topographic conditions as much as possible.
Fairbanks Ranch, as the project (community) is now named, will be influenced by the “early California” style and character. This historical reflection is evident in the designs of the new lakeside clubhouse; the sprawling equestrian center; and the architecturally detailed commercial center at the main entrance to the community. It is the desire of the Environmental Control Committee of Fairbanks Ranch Association for this theme to be the unifying style that will tie the Fairbanks Ranch community into a prestigious estate development with a lush rural feeling.
The development of Fairbanks Ranch involves the expenditure of millions of dollars for street and utility improvements designed and constructed to provide property owners with the fullest enjoyment of their homesites and the community. Considerable efforts have been and will continue to be expended to assure that these improvements perform as intended from both functional and aesthetic standpoints.
By virtue of the ownership of a homesite at Fairbanks Ranch, property owners enjoy membership in Fairbanks Ranch Association. Accordingly, they share in the Association’s responsibilities for the perpetual maintenance of all non-dedicated (private) streets, open space areas, drainage facilities, and other amenities.
With a view towards protecting and maintaining the integrity and appearance of this community, the following architectural guidelines have been established to indicate the philosophy of the Environmental Control Committee and to convey the requirements which must be met before development activities can commence on individual homesites.
Environmental Control Committee
It is the intention of the Environmental Control Committee to encourage a style of design that is in character with the Fairbanks Ranch Design Philosophy so as to insure the interfacing of residential struc- tures with the “early California” style within the community. The Environmental Control Committee does not seek to restrict individual creativeness or preferences, but rather to maintain the early California flavor of the community and the natural amenities for its residents. Extensive individual consideration will be given to the aesthetic and physical relationships of building to site and building to building. As the community grows, these prime relationships will become increasingly important aspects requiring resolution through the design process.
The Environmental Control Committee is composed of 3 voting members who are also members of Fairbanks Ranch Association. Additionally, a professional architect, who is a non-voting member, may serve on the committee. The Environmental Control Committee will use the Architectural Guidelines for the purpose of reviewing proposed projects but may individually consider the merits of any project due to special conditions that are felt to provide benefits to the adjacent area, the specific site, or to the community as a whole.
Prior to the commencement of any construction activity of any type on any residential lot, an APPLICATION FOR APPROVAL of such work must be submitted by the property owner to the Environmental Control Committee. Included with the application shall be such documents and other information as might be requested by the Committee. Approval by the Environmental Control Committee must be received prior to the start of grading or construction.
The Environmental Control Committee shall consider each homesite independently, but shall give extensive consideration to each individual development plan’s impact upon adjacent homesites and view corridors. Care must be taken to site each structure, whenever possible, so as not to infringe upon view corridors, adjacent structures and homesites, solar exposure, and natural amenities of the area.
Design consideration must be given to the following:
1. Physical terrain of the site
2. Sun orientation and exposure
3. Wind orientation and exposure
5. Views from project site
6. Views to the project site from adjacent lots
7. Natural amenities
—existing water and drainage channels
8. Proximity of adjacent structures
9. Driveway access
10. Height of structures
Weather and Climatic Conditions
Fairbanks Ranch is located in one of the most ideal climates of the United States. The nearby proximity of the Pacific Ocean with its onshore breezes during most of the year tends to keep the climate moderate. The temperature range is between 47º and 74º most of the year. Occasionally there are heat spells, but only for short periods of time.
Sun control should be given careful design consideration since the sun shines most of the year. With the high number of sun-filled days that are realized here, energy conservation, both active and passive, is highly encouraged. Use of overhangs is well worth considering in all design efforts for sun control in summer and heating in winter.
Summer sun angle =
June 21 81.5º @ 12 PM
Sept. 21 58.0º @ 12 PM
Winter sun angle =
Dec. 21 34.6º @ 12 PM
Mar. 21 34.6º @ 12 PM
Mean temperature = 70º (69.5º)
Average number of clear days per year = 134 days
The prevailing wind usually blows from the West, and this helps to keep the area somewhat cooler during the summer months than other nearby areas. The wind tends to be gusty in the open valley and meadow areas, but softens to an enjoyable breeze in areas which are more protected and dense with vegetation. Consideration should be given to utilizing the breezes for passive cooling by providing proper cross ventilation designs whenever possible. For short periods during the summer months the Santa Ana Winds (very arid) blow from the East across the deserts. These winds are dry, hot, usually strong and gusty.
Rain at Fairbanks Ranch is typical of the Southern California region. Drainage considerations for individual sites play an important part of the overall ecological balance of the site. Water run-off must be handled by adequately sloping all areas so that run-off can be directed to the natural drainage areas or to storm drain facilities.
Grading and Excavation
The design and development concepts of Fairbanks Ranch call for the maintenance of the environment in as much of the original conditions as possible.
The Environmental Control Committee is particularly conscious of site utilization and potential, and it is ever aware that “less is more” when examining grading concepts. The Environmental Control Committee is keenly aware that wherever possible structures should be designed to the lot and lots not designed to accommodate structures. Hillside lots should be accommodated with hillside structures wherever possible in
order to preserve the natural and varying terrain of Fairbanks Ranch.
It is important to remember that the beauty of Fairbanks Ranch is in the land and its natural features, and that the architecture should compliment and enhance rather than compete with or destroy this beauty.
In order to help insure compliance with this philosophy as part of a preliminary design submittal, a grading plan will be required. A grading permit must be obtained from the Environmental Control Commit- tee before earth is moved or removed from a specific homesite. Absolutely no grading whatsoever shall be permitted without first obtaining this permit.
All grading reviews shall be subject to the jurisdiction of the Environmental Control Committee and shall be considered individually for each lot. Recommendations or demands will be based upon individual lot locations, terrain, soils conditions, drainage, cuts and fills, and whatever other conditions the Environmental Control Committee feels impacts upon the site grading design.
Maximum allowable cut and fill slopes: 2:1 (unless otherwise permitted by the Environmental Control Committee)
Exterior Materials and Colors:
As previously stated in the Fairbanks Ranch Design Philosophy statement, the intended style of archi- tecture of the community is “early California”. Perhaps the most critical design criteria is the exterior building design of the structure.
The Environmental Control Committee is not interested in dictating design forms as long as the style and character is maintained. Nevertheless, the committee shall be extremely concerned with and critical towards the colors and materials specified to cover the architectural forms.
The following approved materials are typical of the “early California” style:
Exterior Building Walls:
1. Stucco and plaster
2. Wood siding and stucco combined
3. Brick (clay)
4. Some stone in combination with above materials
5. Adobe clay
Colors on exterior surfaces and materials shall be in the earthen tone range and complimentary as listed.
1. Values between black ⇒ white
2. Beige ⇒ brown (dark)
3. Wood paneled surfaces can be painted, but if left near natural, they should be protected from weathering with semitransparent or clear stains and sealers.
Roof color, textures and forms are extremely important, especially when visible from surrounding lots and streets. The shapes and slopes can be critical in determining the compatibility of the design within the established character of the project.
The following are approved roofing materials of an “early California” character:
1. Mexican (Tecate) clay barrel tiles
2. Mexican (Tecate) clay flat tiles
3. Medium or heavy cedar or redwood shakes – not recommended near heavy stands of eucalyptus trees or adjacent to brushy areas.
4. Gravel on flat roofs – only 30% of residence plan may be flat roofed.
Due to the great number of sun filled days available in this region it is advisable to consider solar energy storage and transmitting devices. Solar collectors must be aesthetically integrated into the design forms when exposed to view, and they must be hidden from view whenever possible.
When collectors are free-standing from building structures and visible from outside the lot, they must be integrated into natural earth-forms, man-made landscape forms, or any other fashion which sensitively screens the collectors from view corridors. All collectors must be non-reflective in nature.
The Environmental Control Committee will discourage or reject any collectors of any size, shape, or color that are insensitively designed or located. All solar equipment must be screened from adjacent views in some fashion acceptable to the Environmental Control Committee.
Building Setbacks: (from property lines)
The following setbacks are typical throughout the project:
½ acre sites to 1.0 acre sites = Front: 35’-0” Sides: 15’-0” Rear: 40’-0”
1.0 acre to 3.0 acre sites = Front: 40’-0” Sides: 25’-0” Rear: 45’-0”
3.0 acre and above = Front: 50’-0” Sides: 30’-0” Rear: 50’-0”
Some Fairbanks Ranch lots may be impossible or unadvisable to develop according to the above standards due to natural terrain, lot configurations, and/or proximity of adjacent structures. Therefore, the Environmental Control Committee may approve specific deviations to these setbacks which it believes to be beneficial to a specific homesite or to adjacent homesites.
Landscape: (softscape: all plant material and vegetation)
Native shrubs and trees are present over much of the terrain at Fairbanks Ranch, and they are consid- ered to be essential to the continued beauty of the community. It is extremely important for these shrubs and trees to remain intact on the site, including rock outcroppings.
Owners will be encouraged by the Environmental Control Committee to landscape their lots with plant materials which are indigenous to the existing area, and to leave untouched as much as possible the existing vegetation and natural amenities of the terrain.
The use of earth berming along with natural landscape screening and barriers will be encouraged as opposed to fencing. However, estate fencing will not be discouraged.
Removal of any tree with a trunk diameter over 8” must be approved by the Environmental Control Committee. All graded slopes are to be planted with vegetation that is acceptable to the Environmental Control Committee to prevent erosion.
Landscape: (hardscape: walkways, driveways)
Hardscape should be kept to a minimum and complement the landscape and natural contours of the site. Colors should be kept in earthen tones and are encouraged to blend with natural vegetation.
The textures of hardscape are important in the relationship of paving to buildings and landscape. Careful consideration should be given to quality, quantity, design, and interfacing with surrounding landscaping and adjacent structures.
Fences, planters, and retaining walls should consist of, but not be limited to, the same materials as described for exterior building walls, and they should be designed with considerations of compatibility to the landscaping and building structures. Other fences of brick, concrete, stucco, wrought iron, and pilasters with an acceptable infill will be considered by the Environmental Control Committee. Fences should not be used to block adjacent views or view corridors.
Residential identification signing shall be limited to a total maximum surface area of 144 square inches. Wood carved signs will be encouraged by the Environmental Control Committee and must follow the same color restrictions as those for building exteriors. Simplicity in the design of signage is preferred.
Signs may not be located more than 3’ – 0” above grade and must be securely affixed to posts, structure, or some solid element.
Exterior sign, pool, and landscape lighting must not infringe upon adjacent neighbors. All accent lighting should utilize low-voltage, or direct task type fixtures, and they should be as close to grade as feasibly possible. Tennis court lighting shall be permitted on private residential homesites only where courts are lower than, or naturally shielded, from adjacent homesites.
Tennis courts should be located so that they will not infringe upon view corridors. Courts should be naturally screened from adjacent homesites whenever possible and wind screens should be kept to moderate heights.
A plot plan showing the tennis court location shall be provided for the Environmental Control Commit- tee showing any and all proposed grading.
Boat Docks and Piers: (at private lake only)
Several Fairbanks Ranch lots have property lines located in the private lake. It may become desirable for individual lot owners to construct boat docks or piers for boats within this lake. The following require- ments will apply:
1. The dock or pier shall not extend more than 15’ – 0” into the mean water level of the lake as measured when the water level is 12” below the spillway.
2. No dock or pier shall measure more than 6’ – 0” wide at any point.
3. If constructed with barrels and/or pontoons, the float devices shall be hidden from view as much as possible.
4. Boathouses may be allowed by the Environmental Control Committee, providing they meet the same design criteria as the residences. The maximum size of boathouses at the private lake is 150 square feet.
Pools; Therapy Pools; Spas:
The location of swimming pools, therapy pools and spas (including hot tubs) should consider:
1. Indoor/outdoor relationships
2. Set backs
5. Terrain (grading and excavation)
Auxiliary structures are defined as, but not limited to, the following:
3. Trellis or roofed shade structures
4. Greenhouses and lattice houses
5. Guest houses
6. Detached garages that are not considered a part of the main residence
7. Animal corrals, fences, hot walkers, wash racks, rings, storage, etc.
8. Maintenance and storage facilities
Development criteria and requirements for approval by the Environmental Control Committee for auxiliary structures shall be consistent with the design concepts of these Architectural Guidelines.
Remodeling and Additions:
Remodeling and additions to existing improvements are required to meet the same criteria as new construction. All criteria concerning aesthetics, color, site location, wind, sun, landscape, grading and ex- cavation, roofs, height limit, solar collectors, setbacks, lighting, etc., will be of significant concern to the Environmental Control Committee.
Environmental Control Committee Application for Approval: (New construction and improvements or alterations to existing structures or site)
I. Preliminary Design Approval:
Prior to the complete design of improvements requiring approval of this Committee, a preliminary review of the owner’s plans shall be conducted to provide further design guidelines and an indication of the architect’s conformance with specific design requirements of the Committee. It is believed that this service will assist owners and architects to expedite their work and minimize costs of corrections.
Together with a completed copy of the APPLICATION FOR APPROVAL (Exhibit A attached), three (3) complete sets of the following information will be required to be submitted to the Environmen- tal Control Committee. One set is to be retained by the Environmental Control Committee and two sets are to be returned to the property owner after completion of the review.
A. Plot plan drawn to scale showing the following:
1. All existing and proposed structures, improvements, setbacks, existing trees and natural amenities.
2. North arrow and scale.
3. Owner’s name, present address, and telephone number.
4. Designer’s name, present address, and telephone number.
B. Grading plan (preliminary) showing:
1. Topographic plan showing existing contours.
2. Contour plan showing all cut and fill requirements.
3. Retaining wall locations and heights.
C. Floor plan showing overall dimensions and area of structure – ¼” scale.
D. All major elevations at ¼” scale with overall height dimensions.
E. Descriptions of all exterior materials and colors. Samples should also be provided.
II. Final Design Approval: (Environmental Control Committee Building and Grading permit)
Three (3) complete sets of the following information, in addition to that required for the Preliminary Design approval, will be required to be submitted to the Environmental Control Committee. One set is to be retained by the Environmental Control Committee and two sets are to be returned to owner after completion of the review.
A. Final grading and improvement plans.
B. Final plot plan, all building elevations, floor plan(s), and all plans related to ancillary structures.
C. Final construction specifications.
D. Owner’s proposed construction schedule.
E. Final landscape design and working drawings.
The Environmental Control Committee will retain the final drawings and approval for a maximum period of sixty (60) days subsequent to approval. If work has not started or a continuance received by the owner or owner’s representative within that time period, the approval will then automatically expire.
If the project has not had its first inspection within six (6) months from the time of the Environmen- tal Control Committee approval, the Environmental Control Committee building permit will become null and void and the owner will be required to re-apply for a new Environmental Control Committee permit prior to commencing any further work.
The following fees and deposits are hereby established, but subject to change by the Environmental Control Committee:
Environmental Control Committee Processing
The Owner will be charged a one hundred dollar ($100.00) processing fee for each preliminary and final design submittal.
Damage and Landscape Deposit
The Owner or the Contractor shall deposit a one thousand dollar ($1,000.00) cash deposit with the Environmental Control Committee at the time of submittal for final design approval. This deposit will be fully refunded upon completion of all improvements, including landscaping, and acceptance by the Environ- mental Control Committee, provided there is no damage by the Owner and/or his Contractor to the public and private improvements, common areas, or other lots within the community.
Resubmittals to Environmental Control Committee
All resubmittals will require a twenty-five ($25.00) processing fee. A time period of six (6) months after final Environmental Control Committee approval is allowed by the Environmental Control Committee for the Owner and/or Contractor to receive his first inspection. If the Owner and/or Contractor fails to receive this inspection, the project will be required to be resubmitted to the Environmental Control Committee.
Notification of Environmental Control Committee
The Committee must be notified by the property owner at the time of initial movement of equipment on the site prior to commencement of work on the site. The Owner and/or Contractor must notify the Environmental Control Committee of the completion of the project and apply for a refund of the $1,000.00 deposit.