Pinecrest Townhouse Cluster Design Guidelines 2014

Transcription

1 Pinecrest Townhouse Cluster Design Guidelines 2014 Pinecrest Townhouse Cluster Design Guidelines 2014 January 15, 2014 reston, virginia

2 Pinecrest Townhouse Cluster Design Guidelines 2014 Table of Contents Introduction Pinecrest Cluster Site Plan Townhouse Styles Cluster Color Palette Front Doors Storm Doors and Sliding Glass Doors Front Door Side Lites Windows Entrance Walks and Patios Chimneys Decks Fences Light Fixtures House Numbers Revised June reston, virginia

3 Pinecrest Townhouse Cluster Design Guidelines 2014 Introduction The Pinecrest Townhouse Cluster Design Standard establishes a base line for architectural materials, details, colors, and elements accepted by Pinecrest Cluster. Pinecrest, as an older Townhouse Cluster has evolved considerably over the years since it was constructed. New materials, details, colors, and elements have found their way into the architectural palette of the Townhouse Cluster causing the visual content of the Townhouse Cluster to become confused. This standard will eliminate future use of some of the materials, details, colors, and elements whose visual contribution is not beneficial to the overall Townhouse Cluster. It is the policy of Pinecrest Townhouse Cluster to allow existing non-compliant architectural materials, details, colors, and elements to remain in place for the normal lifespan of the materials, details, colors, and elements or fifteen years from the date of the Adoption of the Design Guidelines. At the time of repainting or replacement only approved details, colors, and elements will be allowed. Application must be made first to the Pinecrest Townhouse Cluster Board of Directors and then to the Reston Association Covenants for any changes to the architectural materials, details, colors, and elements prior to any changes being made to any Pinecrest Townhouse Cluster property. Revised June reston, virginia

4 Pinecrest Townhouse Cluster Design Guidelines 2014 Townhouse Styles The Pinecrest Townhouse Cluster began with five floor plans or models. There are five Contemporary style townhouses and four Spanish Style townhouses. All homes must retain or revert to the original house style (see style examples). The house style contains the layout of doors, windows, panels, and trim. By maintaining the house style, the entire building has a balanced, attractive look. In an effort to simplify and strengthen the Clusters overall appearance this Design Standard has established the following criteria for the remodeling of the townhouse exteriors. Removal of existing exterior, band boards, spandrel panels and trim above and below existing windows and doors is no longer allowed. In instances where the band boards, trim, and spandrel panels have been removed as part of previous renovations, these material and features shall be replaced in any subsequent remodeling to replace exterior material at the time of the exterior work or 15 years from the date of the implementation of this Cluster Standard. Any renovation to the exterior of the townhouses shall require the prior approval of the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board. Revised June reston, virginia

5 Pinecrest Townhouse Cluster Design Guidelines 2014 Installation of additional sliding glass doors and windows shall require the prior approval of the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board. The following is a summary of townhouse styles followed by typical elevations of the townhouse styles permitted under this Guideline. Revised June reston, virginia

6 Pinecrest Townhouse Cluster Design Guidelines 2014 Spanish/T1-11 Style Homes House Style Antiqua Cloudcroft Covent Gardens Emerald Heights Pyrenees Lofty Heights A B C 2236, 2328, 2342, 2344, 2348, 2352, 2354, 2360, 2364, 2372, , 2336, 2340, 2358, 2370, , 2330, 2334, 2346, 2356, 2362, 2366, , 2382, 2386, 2394, 2406, 2410, 2412, 2418, 2424, 2440, 2444, 2446, , 2390, 2398, 2404, 2408, 2416, 2420, 2422, 2426, 2428, 2434, 2436, 2442, , 2400, 2402, 2430, 2438, 2452, 2456 None None None 2281, 2291, 2295, 2297, 2307, , 2293, 2301, 2303, 2311, , 2299, 2309, 2313, 2315, , 2493, 2485, 2481, 2473, 2469, 2463, 2461, , 2487, 2483, 2477, , 2487, 2483, 2477, , 2210, 2224, 2230, 2234, , 2202, 2208, 2214, 2216, 2220, 2222, 2228, , 2212, 2218, 2226, 2236, 2238, 2240 D 2338, , 2414, 2432, 2448 None 2283, 2285, 2305, , 2457, Contemporary Style Homes House Style Antiqua Cloudcroft Covent Gardens Emerald Heights Pyrenees Lofty Heights A None None B None None C None None D None None E None None 2246, 2250, , 2256, 2260, 2264, 2268, , 2258, 2262, , 2272, , 2270, , 2308, 2316, 2327, 2345, 2351, 2357, , 2292, 2298, 2304, 2322, 2325, 2343, 2353, 2359, 2363, 2365, , 2290, 2300, 2306, 2320, 2333, 2339, 2355, , 2302, 2310, 2318, 2329, 2337, 2347, 2349, 2361, , 2312, 2314, 2331, 2335, 2341, 2371 None None None None 2203, 2209, 2221, , 2207, 2215, 2223, , 2213, 2225, 2231, , 2219, 2229 None 2217 Revised June reston, virginia

7 Revised June

8 Revised June

9 Revised June

10 Revised June

11 Revised June

12 Revised June

13 Revised June

14 Revised June

15 Revised June

16 Revised June

17 Revised June

18 Revised June

19 Revised June

20 Revised June

21 Revised June

22 Revised June

23 Revised June

24 Pinecrest Townhouse Cluster Design Guidelines 2014 House Style Siding and Panels The charts above specify which courts can have what siding. The courts called Spanish can use either stucco (including board siding that looks like stucco) or T1-11 placed vertically. Houses on Contemporary courts should continue to use horizontal cedar panel siding. Each house is assigned a style which specified the placement of panels and trim. General All elevations (front, rear, and side if an end unit) are to be resided at the same time. House panels are to remain flat, not grooved, and be made of plywood. Stucco Stucco can be plaster over plywood, or it can be Stucco boards (James Hardie Stucco Fiber Cement Panel Siding) to provide the same appearance. Repairs to Stucco can be done by filling in the grooves with mortar, then using Stucco patch. T1-11 T1-11 siding must be vertical 5/8 with 4 scoring. Rear window and door trim to be 2 to 4 to provide a better seal. The Siding is to be butted against the doors and windows and caulked. Revised June reston, virginia

25 Pinecrest Townhouse Cluster Design Guidelines 2014 Where 2 pieces of T1-11 siding meet, a metal flashing piece, painted to match siding color, is needed over the seam to prevent water seepage. Do not use additional wood trim. At corners, 1 x4 corner boards are to be added and painted to match siding color. A similar finishing board is to be placed over the top edge of the siding under the eaves and painted to match the color of the siding. Foundations visible above the soil line are to be parged (coated with plaster) if repairs are necessary, and painted to match the color of the siding. Fire walls are never to be siding with wood; use stucco painted the approved party wall color. Revised June reston, virginia

26 Pinecrest Townhouse Cluster Design Guidelines 2014 Cluster Color Palette The Pinecrest Townhouse Cluster Color Palette began with nine color palettes, five for the Contemporary style townhouses and four for the Spanish Style townhouses. Each color palette was assigned to a specific style townhouse. Over the years, additional colors were added and the distinction between specific color palettes for each of the Contemporary and Spanish style townhouses became blurred. This Guideline now limits the number of palettes or schemes, shown on the following pages. Adjacent townhouses shall not have the same color scheme. Townhouses with noncompliant color palettes or scheme must replace that color scheme with an approved color scheme when repainting or 15 years from the adoption of the Design Guideline. All replacement color schemes must be approved by the Pinecrest Townhouse Board of Directors and the Reston Association Design review Board. Revised June reston, virginia

27 Color Palettes - Spanish/T1-11 Courts SIDING PANEL TRIM DOOR Behr Brown Teepee Behr Green Amazons Oxford Brown Behr Green Amazons Oxford Brown Oxford Brown Chamois California Rustic Oxford Brown California Rustic Oxford Brown Oxford Brown Cedar Parchment Oxford Brown Parchment Oxford Brown Oxford Brown Navajo White Behr Butter Yellow Behr Toffee Crunch Behr Butter Yellow Behr Toffee Crunch Oxford Brown Outside White Chamois California Rustic Chamois California Rustic Oxford Brown Behr Butter Yellow Behr Herb Garden Chamois Behr Herb Garden Chamois Oxford Brown Behr Tuscan Beige Behr Blue Tequila Behr Garden Wall Behr Blue Tequila Behr Garden Wall Oxford Brown All colors are Solid Color Stains except Parchment, an exterior paint. All Behr colors are exterior paints. Colors from other suppliers need to match these brands. If using a brand not listed here, present the proposed color In your DRB application for review. Each home on a Spanish style court can use any of these palette excepting a palette used by an adjacent (attached, in the same building) neighbor. Revised June

28 Color Palettes - Contemporary Courts SIDING PANEL TRIM DOOR Cocoa Beige Grey California Rustic Oxford Brown Avocado Willow Mist Chamois Oxford Brown Cedar Parchment Russet Oxford Brown California Rustic Navajo White Fawn Oxford Brown Russet Butternut Harvest Gold Oxford Brown Revised June

29 Other Colors Rear Fence and Sheds Solid Stain Oxford Brown Stucco Party Wall Exterior Paint Outside White Spanish Style roof Tamko Tile Red Contemporary Roof CertainTeed Cedar Brown Decks: Use house trim color or leave to weather naturally Front Fences: Use siding color Soffits: Use panel or trim color Stucco Repair: Fill grooves with mortar and use Stucco Patch from Vienna Paints Revised June

30 Pinecrest Townhouse Cluster Design Guidelines 2014 Front Doors and Side Lites This Guideline has six door style and side lites. See the following illustration. Existing Double Front Doors where existing may be retained and replaced in kind with compliant door styles. However, no new double doors are permitted under this guideline Doors may be metal clad, Fiberglas, wood, or composite construction. Glazing shall be either clear glass or frosted. Etched glass is prohibited. Front door and frames shall be painted to comply with the color palette of the townhouse. Non-conforming front doors and side lites shall be replaced with an approved front door style at the time replacement is required or 15 years from the date on the adoption of the Design Guideline. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board. Revised June reston, virginia

31 Revised June

32 Pinecrest Townhouse Cluster Design Guidelines 2014 Storm Doors and Sliding Glass Doors Storm Door styles: This Design Guideline includes two storm door styles as the standard. Both door styles shall be aluminum frame full view or full lite doors. The door color shall match the approved trim or door color. Brass or stainless steel kick plates are permitted Sliding Door style: This Guideline includes one approved sliding door style. The head and side rails or stiles shall be no wider than three inches. The bottom stile or rail shall be no wider than 4 inches. The doors may be vinyl, metal clad, aluminum, or composite construction with clear glazing. The frame color shall match the window frame color. Snap-in mullions or grids are not permitted. New Sliding Door Locations: New Sliding Doors to be located on an elevation shall comply with this standard. The new location shall be approved prior to the installation. Non-conforming sliding doors shall be replaced with an approved sliding door style at the time replacement is required or 15 years from the date on the adoption of this Design Guidelines. Replacement doors shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board. millerarchitects Revised June reston, virginia

33 Revised June

34 Pinecrest Townhouse Cluster Design Guidelines 2014 Windows The five floor plan models have different window configurations responding to the individual floor plans. This configuration does not change with the two townhouse styles. The original windows are aluminum frame fixed pane and sliding types. Window openings have been closed and replaced with spandrel panels or siding. The closing of existing window opening is not permitted under this standard. Replacement windows may be fixed, sliding, or casement type. The window openings shall not be changed to accommodate a window manufacturer s standard dimensions. The window frame width shall not exceed 1 ¾ on the head, sill, and jamb; and shall not exceed 2 width for the central mullion. The window frame material may be metal, metal clad, wood, vinyl, or composite. Window glazing shall be clear but may have a Low E coating. Insect screens are permitted. The Window frame color shall be dark brown or bronze. The window trim shall be the narrow jamb extension of the window. Replacement windows for a single townhouse shall be the same type and made by the same manufacturer. Window replacement shall be for the complete townhouse all two or three elevations. Non-conforming windows shall be replaced with the approved windows when replacement is required or fifteen years from the date of the adoption of this Design Guideline. The new or replacement windows be shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board. Revised June reston, virginia

35 Pinecrest Townhouse Cluster Design Guidelines 2014 Entrance Walks and Patios Front Entrance Walks are permitted connecting the common area sidewalk with the front steps of the townhouse. The maximum width of the Entrance Walk shall be four feet. Patios are permitted in rear yards of the individual townhouse lot. Rear yard patios shall be set back two feet from rear and side lot lines. Entrance Walks may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, or concrete. Pavers shall not be installed on top of existing walks. Supporting concrete slabs shall be recessed so the new paving material is flush with common are sidewalk. Patios may be constructed of dimensioned stone (slate) pavers, random sized stone (slate) pavers, patterned and stained concrete, brick pavers, or concrete. Non-conforming walks and patios shall be replaced with the approved patio materials when replacement is required or fifteen years from the date of the adoption of the Design Guideline. The new or replacement entrance walks and patios shall be shown on a plat for submission to the Pinecrest Board of Directors and the Reston Association Design Review Board. The Entrance Walks and Patios shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board prior to construction. Revised June reston, virginia

36 Revised June

37 Pinecrest Townhouse Cluster Design Guidelines 2014 Chimneys Chimneys shall be limited to stainless steel lined flues with a round weather proof cap. The number of chimneys shall be limited to one per townhouse. It is preferred that the chimney be located on the rear roof of the townhouse. The Chimney height shall be limited to two feet higher than a point on the roof ten feet away. New and replacement chimneys shall submitted to the Pinecrest Board of Directors and the Reston Association Design Review Board for review and approval prior to installation. Revised June reston, virginia

38 Pinecrest Townhouse Cluster Design Guidelines 2014 Decks 1. The deck shall be square or rectangular with a maximum depth of 10 feet and be set in two feet from adjoining property lines; 2. Wraparound decks are permitted but may wrap no more than four feet wide around side of unit; 3. Decks shall be inset a minimum of 2 feet from each corner of the house; 4. Deck corners must be 45 degrees, not angled; 5. Decks shall be constructed in such a way that knee braces are not required for support; 6. The railing shall be simple wooden 2 x2 vertical pickets with a sweep space (2 ½ minimum), top trimboard (1 x4 outside of pickets and 2 x inside pickets or 2 x4 inside pickets or 2 x4 outside pickets), bottom trimboard (same options as top trimboard and an additional option of a 2 x4 bottom trimboard installed horizontally), capboard (horizontal 4-8 wide by 2" thick and with option at stair rail only of 2 x4 horizontal with 1 x6 vertical at inner surface), and support posts (4 x4 installed inside or outside the fascia 7. The board); decking surface shall be designed according to applicant s discretion; 8. The deck shall be installed with a 2 x8 fascia board, not to extend above the deck surface and with the option of a 4 trimboard to cover the deking edge; 9. The deck shall be left to weather naturally or finished with a clear water seal; 10. Deck steps may not exceed 48 in height; and 11. Any deck which is less than 6 above grade is considered a patio and therefore must be approved and constructed in accordance with the Design Guidelines for patios. Revised June reston, virginia

39 Revised June

40 Pinecrest Townhouse Cluster Design Guidelines 2014 Fences Rear Fences Rear Fences shall be 6 high 1 x 4 board to board fence with 2 x 4 rails on top and bottom both sides and a 2 x 6 wood cap rail. Fences shall step down or up changes in the grade. Fence gates construction shall match the fence in material and detail. The top of the gate shall be square and even with the top of the fence. Gates shall not open n to an adjacent townhouse property. Fences and gates shall be stained with translucent stain allowing for natural weathering or opaque stain. The opaque stain color shall be Oxford Brown. Front Fences Front Fences shall be 4 high 1 x 4 board to board fence with 2 x 4 rails on top and bottom both sides and a 1 x _ wood cap rail. Fences shall step down or up changes in the grade. Fence gates construction shall match the fence in material and detail. The top of the gate shall be square and even with the top of the fence. Gates shall not open n to an adjacent townhouse property. Fences and gates shall be stained with translucent or opaque stain. The stain color shall be Oxford Brown. Front Fences may also be constructed with T1-11 or Stucco to match the townhouse exterior material. In this case the fence color shall match the color of the townhouse exterior. The new or replacement fences shall be shown on a plat for submission to the Pinecrest Board of Directors and the Reston Association Design Review Board. New and replacement fences shall be approved by the Pinecrest Townhouse Cluster Board of Directors and the Reston Association Design Review Board prior to construction. Revised June reston, virginia

41 Revised June

42 Revised June

43 Pinecrest Townhouse Cluster Design Guidelines 2014 Light Fixtures Front Light Fixture There are three (3) approved light fixtures for the front of homes. As the available models changes please check with the latest updated standards to get the approved light fixture. The maximum output is 60 watts of white light. Rear Light Fixtures Rear light fixtures can be any model whose size is less than 10 inches in height and 8 inches in width. The measurement does not include decorative portions of the light such as finials. The maximum output permitted is 60 watts of white light. Revised June reston, virginia

44 Front Light Fixtures : Acclaim Lighting Visage 9.25-in H Architectural Bronze Outdoor Wall Light Item # / Model# 4714ABZ $68.00 Available at Lowes Hampton Bay Port Oxford Wall-Mount 1-Light Outdoor Oil-Rubbed Chestnut Lantern Model # Store SKU# $49.97 Available at Home Depot Galaxy Hibiscus 12-in H Oil-Rubbed Bronze Outdoor Wall Light Item# Model # ORB $62.80 Available at Lowes 43

45 Pinecrest Townhouse Cluster Design Guidelines 2014 House Numbers House numbers must be centered horizontally with the top of the numbers 12 inches under the bottom of the front light fixture. Revised June reston, virginia

46 Pinecrest Townhouse Cluster Design Guidelines 2014 The Hillman Group 5-in Bronze Elevated Number #2 Item #: Model # The Hillman Group 5-in Bronze Elevated Number #3 Item #: Model # The Hillman Group 5-in Bronze Elevated Number #4 Item #: Model # The Hillman Group 5-in Bronze Elevated Number #5 Item #: Model # Revised June reston, virginia