THE HAMLET PROPERTY OWNERS ASSOCIATION ARCHITECTURAL GUIDELINES

Transcription

1 THE HAMLET PROPERTY OWNERS ASSOCIATION ARCHITECTURAL GUIDELINES REVISED ADOPTED SEPTEMBER 27, 2010

2 CONSTRUCTION PERMIT NOTICE DESIGN GUIDELINES I. APPROVALS TABLE OF CONTENTS II. III. IV. BUILDING CONSTRUCTION a. Size b. Form c. Materials & Color PLACEMENT ON SITE a. Setbacks b. Topography DRIVES & WALKS a. Materials b. Locations V. FREE STANDING STRUCTURES VI. VII. VIII. LANDSCAPING a. Trees b. Shrubbery c. Lawns d. Walls & Screens LIGHTING a. Flood b. Porch & Walks c. Decorative MISCELLANEOUS a. Mailboxes b. Trash Receptacles c. Clothes Lines d. Antennae e. Fuel Tanks f. Signs HPOA Architectural Guidelines Page 2

3 CONSTRUCTION PERMIT NOTICE All Hamlet Community Permits expire in 6 months from the date of issuance. All permit applications are to be sent in duplicate to the following address: Preferred Management Associates Attention: Amy J. PO Box 687 Moscow, PA 8444 No Permits will be approved for any owner who has open violations on their property within The Hamlet Community. No Permits will be approved for any contractor who has open violations on any other property within The Hamlet Community. The HPOA and/or Preferred Management shall not be liable for accuracy of engineering and/or architectural designs of home plans. Full liability and responsibility for plans, plot and house location, architectural design, engineering, home construction, materials, subcontractors and/or any phase of construction shall be the full liability of the homeowner and their professionals/contractors. The failure of the HPOA and Management to enforce any of the guidelines in this document or any other document of the Hamlet Property Owners Association shall not constitute a waiver of the right to enforce the same thereafter. HPOA Architectural Guidelines Page 3

4 DESIGN GUIDELINES The intent of this manual is to provide the property owner and their architect with guidelines for the design of any new structures or additions on their property. These guidelines are based upon existing man made structures of quality already built within the Hamlet, as well as the surrounding natural environment. The continuing harmony of these two elements is what makes the hamlet a beautiful and successful community. These guidelines are not intended to impose undue hardship on any property owner, only to make them aware of their responsibility to the Hamlet community as a whole and to their immediate neighbors. It is the consistency of quality and maintenance of the forest, which protects the Hamlet from deterioration. Personal taste must be kept discreet, so as not to infringe on your neighbor and to maintain the betterment of the community as a whole. Therefore, minor indiscreet changes to a property (steps, a planter box, decorative moldings, etc.) are not covered here. New construction seen from the street and neighboring properties, is our primary concern. There are also general Rules and Regulations covering use and behavior in the Hamlet that must be consulted in conjunction with these guidelines. The two guidebooks are complimentary and are intended to provide all property owners with an equal frame of reference for community conduct. I. APPROVALS All property owners who wish to proceed with any construction or site work on their property must submit three copies of the following to the Hamlet Property Owners Association or their designated agent for written approval before any construction, or construction preparation commences. The committee shall approve or disapprove, in writing, all applications within 15 days after receiving all required information. If a plan is disapproved, details will be provided, in writing, to the applicant; all materials will be returned; however, the application fee will not be returned. A copy of the approved plan must be available for inspection at the construction site at all times. Please submit the following in duplicate: 1. The name, addresses, and contact person of the general contractor hired to do the construction 2. A certificate of Liability Insurance certifying that the contractor is an insured company, registered in the Sate of Pennsylvania, and has a good record of construction for the past five years. 3. A building and sewer permit from Price or Barrett Township (whichever has jurisdiction). HPOA Architectural Guidelines Page 4

5 4. A Certification of having the lot successfully perked within the last three years. 5. An architectural quality plot plan showing location of the proposed house, well, and septic system. Also, the area in which trees are to be removed for construction must be shown. An approximate location shall be shown for all drives and walks. This plan shall have all necessary dimensions for an accurate review. Topography shall be shown in areas where grades exceed 10%, with erosion control indicated. 6. All blueprints which will be used for construction and their complementing specifications. All construction documents shall conform to the national BOCA (Building Officials and Contractors Association) building codes. 7. A check made out to the Hamlet Property Owners Association for review of the drawings For new construction. For additions and/or alterations. See Appendix A for application fee(s) schedule 8. Any deviations made from the original blueprints or specifications along with an explanation of how the revision differs from the originally approved drawings must be submitted in duplicate for review and approval 9. A certificate of occupancy following completion of construction and final inspection is done. The Hamlet Property Owners Association reserves the right to inspect all construction sites during construction to verify compliance with these guidelines and the Hamlet rules and regulations. Any violations will result in a stop work order. Any unaddressed/open violations will result in non-approval for any additional work within the community for said contractor until open violations are corrected. All new homes or additions shall be enclosed with all exterior finishes, doors and windows completed within six months of start of construction. All initial landscaping shall be completed within 12 months of start of construction. All lots shall be kept as clean as possible during construction and surrounding areas policed by the contractor as required. There is to be no burying or burning of construction debris anywhere in the Hamlet. A dumpster and a port-a-potty MUST be kept on site during the construction process. All construction debris must be hauled away on a bi-weekly basis. All hazardous materials or pollutants must be removed immediately All construction within the Hamlet shall be done between the hours of 7:00 a.m. and 5:00 p.m., Monday through Friday; and 9:00 a.m. and 5:00 p.m. on Saturdays. There is HPOA Architectural Guidelines Page 5

6 no construction allowed on Sundays. During construction general contractors may post a sign not to exceed 12 x 18 for identification purposes. All other signs are prohibited. II. BUILDING CONSTRUCTION a. Size All homes within the Hamlet must encompass a minimum of 1200 habitable sq. ft. The maximum size of a home shall not exceed 6000 sq. ft. If a home contains more than one story, the minimum size of the first floor shall be 600 sq. ft., the maximum first floor size shall be 4000 sq. ft. No home shall be higher than three and one half stories, or 36 feet high, measured from the mean elevation of the property; whichever is lower. Only one "single family" home shall be built per lot within the Hamlet. b. Form No home or addition shall have a continuous, uninterrupted facade (exterior wall). All primary building forms shall be broken down with additions or carved out sections, such as dormers, eves, porches, and setbacks. It is preferred that all homes be broken down into two or more primary blocks or masses. Building facades that are visible from streets or common areas or neighbors properties shall be articulated not only through a breakdown in the building massing, but also through fenestration (wall openings) such as windows and doors. Window and door openings shall constitute at least 20% of the visible facade surface, and be in a harmonious proportion with the height and width of the surface of which they are a part. Windows shall be casement or sliding type. Other window types will be scrutinized closely for harmony with the house design and neighboring structures. Doors shall follow the window design. Roofs shall be at a minimum of 1:4 pitch and overhang the wall by at least 12". Ideally there shall be more than one roof surface on a single building. Roofs shall compliment the overall building design and create a visual cap to the house, providing protection as well as a compliment to the natural terrain. Chimneys shall be massive in proportion to their height, if attached to the end of a house. It is imperative, therefore, that they continue to grade whether this is structurally required or not). All chimneys shall continue a minimum of 24 above the roofline, and must be capped. HPOA Architectural Guidelines Page 6

7 Any addition or alteration to an existing dwelling shall compliment the existing form, size, and shape of the existing building. If the existing building does not meet the criteria of these guidelines, it is suggested that the new addition make all possible efforts to ameliorate or correct the deficiencies of the existing structure. No addition shall exacerbate an existing nonconforming condition, which is objectionable to the community. New, enclosed additions, combined with the existing building shall not exceed the maximum square footage as set forth in this guide. Garages for one or two cars are acceptable. Larger garages shall not exceed 25% of the size of the existing house. (Garages may not be built on any building lot, unless a house is built simultaneously or already exists). c. Materials & Color Foundations shall only protrude from grade a maximum 30 and be plastered if of a man made masonry. Natural rubble or fieldstones are acceptable finish materials. Building siding, trim material, and soffits shall be a natural wood or a synthetic material resembling wood. No aluminum, brick, or vinyl sidings are allowed. Gutters and soffits matching the color of the house are allowed. A stone accent on the building siding is allowed. Chimneys shall be covered in the same material as the house siding or a natural stone. If stone is chosen, it must cover the chimney to grade level. If a wood siding is used, the siding may stop at the same elevation as the rest of the house siding (but the chimney masonry must still continue to grade). Roofing shall be shingles or wood shakes. If an asphalt shingle type is used, it is preferred that it looks as natural as possible. Porches, steps, ramps, decks, and other appurtenances shall be constructed of treated lumber or a synthetic composite material, which in its design is in harmony with the existing house (i.e. shape, size, and color). All exterior colors shall be natural "fall" colors that are harmonious in summer as well as winter. Property owners should observe existing colors to see what works with the existing landscape. Prevailing color schemes that seem to work are deep browns, reds, greens and washed out blue/grays. NO white is permitted as a house or trim color including, but not limited to, windows, screens, and/or doors (including storm doors). Approved color samples may be obtained from the architectural committee. HPOA Architectural Guidelines Page 7

8 All new construction shall require material samples of all construction elements with the actual paint or stain applied to the sample for approval (Unless the new construction shall be using the same materials and colors of an adjacent approved structure). Painting an existing building with the same approved existing color requires no approval, only when changing colors is approval required; however, a permit application should be completed to keep in the owner file. III. PLACEMENT ON SITE a. Setbacks No structure or portion thereof shall be located on any building lot nearer than: 75 feet from the front property line (i.e. main roadway). 20 feet from the side property lines. 30 feet from the rear property line. 50 feet from any stream or wetland. 100 feet from any lake or pond. 40 feet from any side street. Property owners requesting a variance to any of these setback requirements shall show just cause to the Hamlet Property Owners Association. The committee in charge shall review the request. All affected neighbors shall be notified and allowed to comment. Corner lots must clarify which street will be considered the main roadway. b. Topography When placing a building on its site, every effort should be made to blend in with the natural terrain of the surrounding area. Buildings may take advantage of views, while respecting the lay of the land. Undue re-contouring should not be undertaken, a building should be set on the land without disturbing the natural grades. If construction placement alters or impedes the roadside storm water plan, it will be the owner s sole responsibility for correction/repair and the association will in no way be held liable for same. Please be aware that new construction often disrupts the natural drainage patterns. If construction placement impedes the drainage of any neighboring lot and/or the drainage of any common roadside in the community, it will be the sole responsibility of the owner for the correction/repair and the association will in no way be held liable for the same. HPOA Architectural Guidelines Page 8

9 New homes should respect the positioning of existing neighboring structures to preserve the optimum privacy for all homeowners. Homes should not be sited parallel to the road or other houses. IV. DRIVES & WALKS a. Materials All driveways shall have a 6 thick base of shale. The dressing topcoat shall be a maximum of 2B stone. All drives shall be a minimum of 12 wide and a maximum of 24 wide. Paved driveways are permitted and may be resealed. Where a drive is crossing a drainage ditch or stream, a suitably sized culvert pipe must be installed, a minimum of 15 in diameter or larger for more extreme conditions. A Hamlet Property Owners Association representative shall determine whether a culvert pipe is required, and its size. Walkways shall be of a natural material such as stone or wood. Walks may be 1B stone, a slate, flagstone, or wood chip material. Walks shall not be cement, concrete, or asphalt. Wood walks should be raised slightly above grade and be of treated lumber. b. Location Drives shall be located a safe distance from any street intersections. They shall also follow the natural contour of the site without any undue grading. Drives shall be curved and not in a straight line and not directly across the street from another driveway. V. FREE STANDING STRUCTURES Free standing "outbuildings" including garages, sheds and car ports shall be scrutinized as to need and aesthetic merit. If such structures are not easily visible from a common area or street or neighboring lots, their acceptance shall be more readily attainable. All such structures (garages, carports, and outbuildings) must use similar materials and forms as the existing house (no such structures will be allowed on any building lot unless a house already exists on said lot). Trailers, metal sheds or other nonpermanent structures are not allowed. HPOA Architectural Guidelines Page 9

10 VI. LANDSCAPING a. Trees When building a new home, addition, or freestanding structure an architectural quality plot plan is required showing the area in which trees are to be removed. Only trees that are in the area of construction and within 10 of the line of the house may be removed. Also trees where the driveway, walks, or decks and porches are to be built may be removed. However, it is recommended that an attempt be made to work around existing trees when placing drives and walks. Dead trees may not be removed without approval. If they pose an immediate threat to the house or surrounding improvements call the property management company for instructions on how to proceed. Before tree removal may commence the homeowner shall mark all trees to be removed, and the committee shall inspect the site before permission is granted. Evergreen trees under 2 or other trees under 3 in caliper (diameter) 12 inches above ground are exempt from these requirements. All trees that are cut down shall either be removed from the lot in their entirety or cut into firewood sized logs and stacked neatly on the site. There is absolutely no burning or burying of brush, trees, stumps or other refuse on any lot within the Hamlet. b. Shrubbery Mountain Laurel is a protected plant in Pennsylvania. Therefore, it is illegal to remove existing live Mountain Laurel or to transplant them. It is recommended that minimal landscaping be done on any lot except to restore what has been disturbed by construction. It is the preservation of the natural terrain that is the goal and beauty of the Hamlet. If landscaping is to be done around a home, it is recommended that native vegetation be used. Also be aware of what is subject to deer and weather destruction. Checking with neighbors and local nurseries is your best bet. Rhododendron, holly, yews, and other evergreens have been successful. Landscaping must be used to conceal obtrusive objects such as exposed foundations and raised septic systems. Ground cover is a solution to steep hillsides or restoring areas disturbed by building construction. These shall be shown on plot plans. c. Lawns and Ornamentation Large cleared areas such as lawns are strongly discouraged and should be relegated to small areas. Manicured lawns if carried to an extreme would disrupt the natural HPOA Architectural Guidelines Page 10

11 environment and lend a suburban atmosphere, which is what the Hamlet is an escape from. Ornamentation is also strongly discouraged in the Hamlet. Small wooden or stone artifacts, discretely placed may be acceptable. Plastic is expressly forbidden. Please always bear in mind the visibility of your gardens and ornaments from the street and your neighbors. The Hamlet is about privacy in the wilderness, so respect for your neighbors is paramount. Personal taste should not be imposed on your neighbors. Holiday ornaments are welcome but shall only be displayed during the Holiday Season. d. Walls and Screens Landscape retaining walls shall be of a natural material, such as fieldstone, rubble stone, railroad ties, or wood. Screening out objectionable views shall be done with living plants rather than fencing. Fences are not allowed in the Hamlet, except for around swimming pools and flower gardens. Flower garden fencing shall be open in nature and blend in with the landscaping. Landscaping must hide pool fencing. e. Swimming Pools Above ground swimming pools are not allowed in the Hamlet. All swimming pools shall be in ground, built into the landscape or deck and require approval. All swimming pools shall have safety fencing around their entirety, properly landscaped. Pools must be located as discreetly as possible. Hot tubs or other saunas shall also be built into decks or the house and discreetly placed, landscaped, and provided with safety covers. VII. LIGHTING a. Flood & High Intensity Incandescent floodlights, Mercury Vapor, High or Low pressure sodium and other light fixtures of high intensity may not be mounted higher than 12 in the Hamlet. If a high intensity fixture is required, it shall be positioned to shine toward the house and may not shine or reflect beyond the property line. Hoods shall be placed on such fixtures to alleviate glare onto neighboring properties. It is recommended that all existing type fixtures have hoods applied as soon as possible. Floodlights are more acceptable if used only periodically to enter the house, load a car, or greet guests. Lights not intended for continuous use are acceptable. HPOA Architectural Guidelines Page 11

12 All light fixtures shall be of a white or yellow color light. Light intensity shall be acceptable in all four seasons. Please be aware that lights are much more obtrusive in the winter when leaves are not on the trees. b. Low level lighting Porch lights, deck lighting, and low to the ground walk and/or driveway lights are to be installed properly and safely. They shall be integrated into the overall architectural aesthetic of the house and landscape. Again they should not be too bright or many in number. Lighting is the most disruptive element in the forest, and can be the most visible intrusion on neighbors. c. Any new construction shall show all lighting intent on plans submitted for review. d. Decorative Lighting Decorative and ornamental lighting shall be kept to a minimum. Lighting should be as close to the house as possible so as not to intrude on neighbors, and focus on a specific feature (architectural or natural). Holiday lighting may extend beyond the limited areas outlined in this guide, as well as be multi colored. VIII. MISCELLANEOUS a. Mailboxes Mailboxes should be a cedar, matte black, brown, green or gray US Postal box, mounted on square wood posts, stained natural or painted to match the house. No white mailboxes are allowed. Homeowners should check with the Canadensis Post Office for information as to where the box shall be placed. b. Trash Receptacles Garbage cans should be dark in color and animal resistant. A wooden container shall be built to house cans placed by the roadside all week to inhibit animals from spreading garbage. These containers shall be treated lumber, stained natural color or painted to match the house. These containers should be as attractive as possible similar to many existing such containers. Containers shall be placed discreetly off the road for safety as well as aesthetics, but also so they are easily accessible to the sanitation contractor. Should garbage can contents be spilled, it is the property owner s responsibility to clean it up. If the property owner doesn t clean up the spilled garbage, the management company will have it picked up and will charge the property owner for the clean up. HPOA Architectural Guidelines Page 12

13 c. Clothes Lines Clotheslines are discouraged, but if necessary shall be retractable and placed so as not to be visible from the street or neighbors. d. Antennae TV Antennae should be as unobtrusive as possible while still providing adequate reception. Sometimes an antenna in the attic space can give just as good reception as a roof mounted one. 18-inch satellite dishes are allowed. No trees shall be cut down for installation of dishes or other antennae. e. Fuel Tanks All fuel tanks should be located to the rear or side of the house. All above ground fuel tanks must be screened. Year round greenery, lattice, or similar materials are acceptable. Painting them a light color that blends with the color of the house is also acceptable. f. Signs Only personal signs (family or house name) and general contractor s signs during original construction are permitted. Each lot shall have a lot number sign provided by the Hamlet Home Owners Association for a small fee. The following signs are never permitted: realtor, subcontractor, political, commercial, and advertising. *All permits expire in 6 months* HPOA Architectural Guidelines Page 13

14 THE HAMLET PROPERTY OWNERS ASSOCIATION BUILDING APPLICATION CHECKLIST (TO BE RETURNED WITH APPLICATION) Lot No. Section Street Owner: Builder: Subcontractor: Type of Construction: Stickbuilt ( ) Modular ( ) Other ( ) Addition ( ) Deck ( ) Sq Footage ( ) (Living Space) 1. Two forms signed: ( ) A. Building permit application ( ) B. Architectural control building committee waiver of liability and indemnification 2. Architectural / Building permit application must be accompanied with one (1) check: ( ) A. $ permit application fees non-refundable (New Construction) $ permit application fee non-refundable (addition or alteration) $25.00 permit application fee non-refundable for deck replacement or addition (Check payable to Hamlet Property Owners Association ) Note: The owner will be charged all direct costs for additional inspections caused by work order changes ($25/hr.) and for any damage caused to roads, common areas, etc. 3. Certificate of insurance, naming: ( ) A. Builder as insured 4. Barrett or Price Township: ( ) A. Building Permit 5. Plans, blueprints: (See building regulations) ( ) A. Plot plan (marked for tree removal compliance) ( ) B. Foundation Plan ( ) C. Floor plans (each floor) ( ) D. Elevation plans (for all four sides) showing finished grade) HPOA Architectural Guidelines Page 14

15 6. Building specifications: (See building regulations) ( ) A. Foundation materials ( ) B. Exterior building materials and colors ( ) C. Type and color of roofing materials ( ) D. Treatment of exterior wood and blocks ( ) E. U.L. approved spark arrester for all chimneys ( ) F. Size of driveway, culvert pipes and driveway materials ( ) G. Affidavit for modular home 7. Deed: ( ) A. Provides copy of the Recorded Deed 8. Assessments paid: ( ) A. Maintenance fee ( ) B. Special Assessment (Transition) Builder/Owner: We acknowledge receipt of copies of the protective covenants and building regulations. OWNER OWNER BUILDER Reminder: All construction within the Hamlet shall be done between the hours of 7:00 a.m. and 5:00 p.m., Monday through Friday; and 9:00 a.m. and 5:00 p.m. on Saturdays. There is no construction allowed on Sundays. NOTICE: HPOA SUGGESTS THAT THE PROPERTY OWNER THOROUGHLY CHECK OUT THE REFERENCES OF THE CONTRACTORS THEY ARE RETAINING. HPOA Architectural Guidelines Page 15

16 HAMLET PROPERTY OWNERS ASSOCIATION BUILDING PERMIT APPLICATION Submission Date: Date of committee review: Lot # Section : Street: Development: Owner: Builder: Last First Address: Telephone: Home address: Model Style Size City/State/Zip: # of bedrooms #of baths Home phone: # of family members Business Phone: Estimated Value $ Property Owners Signature Date Contractor s Signature Date HPOA USE ONLY ( ) $ permit application fee: (non-refundable) Date Check # ( ) $ permit application fee: _ (non-refundable) Date Check # HPOA ARCHITECTURAL CONTROL INSPECTOR Authorized Signature Date HPOA Architectural Guidelines Page 16

17 Hamlet Recreation Club SHED PLACEMENT APPLICATION SUBMISSION DATE: LOT #: SECTION: STREET: OWNER: (Last Name) (First Name) HOME ADDRESS: DAYTIME PHONE: THIS APPLICATION MUST BE SUBMITTED IN DUPLICATE TO: Preferred Management Associates, PO Box 687, Moscow, PA PRIOR TO APPROVAL OF ANY SHED PLACEMENT ON YOUR PROPERTY. SUBMISSION SHOULD INCLUDE A PLOT MAP OF INTENDED PLACEMENT AS WELL AS A $25.00 PERMIT FEE. Property Owner Signature Property Owner Signature HRC USE ONLY ( ) $25.00 Permit Application Fee Date Check # HRC ARCHITECTURAL CONTROL INSPECTOR Authorized Signature Date HPOA Architectural Guidelines Page 17

18 BUILDING PLOT PLAN (For Estimated Field Location Only) LOT Owners Name: Lot #: Street Name: Date: HPOA Architectural Guidelines Page 18

19 THE HAMLET PROPERTY OWNERS ASSOCIATION ARCHITECTURAL COMMITTEE Application This application must be approved in writing before improving or clearing any land within The Hamlet. Attach a copy of your plot plan with the area, improvement planned, and responses to questions clearly marked. On site, mark any trees/shrubs with bright colored tape or other similar marker that are scheduled for removal. Location of driveway(s), building corners, etc. must also be marked by the contractor/owner. Finally, when applicable, a copy of your township permit must be attached upon submission to The Hamlet Property Owners Association. application date: submitted by: phone: day: evening: site of Lot proposed work: The Hamlet Property Owners Association Canadensis, PA site improvement description: Are the following detailed site improvement plans attached?: new home home addition major landscape driveway HPOA Architectural Guidelines Page 19

20 Other Who will be doing the work?: phone: How will cut wood/brush/construction debris be disposed of?: Is appropriate township permit attached? yes no All work must be done in accordance with The Hamlet Property Owners Association Building Rules & Regulations. Signed: (property owner) date received: date inspected: by: date approved: date denied: by: by: HPOA Architectural Guidelines Page 20

21 THE HAMLET EXTERIOR COLOR / SHINGLE/SIDING PERMIT Application This application must be approved in writing before changing or significantly altering any exterior home s color whether via paint, shingles. Siding, etc. Attach a copy of your plans, paint color, shingle color or siding specifications with your application. application date: submitted by: phone: day: evening: site of Lot proposed work: The Hamlet Canadensis, pa exterior change description: Who will be doing the work?: phone: HPOA Architectural Guidelines Page 21

22 All work must be done in accordance with the Hamlet Recreation Club Rules & Regulations. Signed: (property owner) date received: date inspected: by: date approved: date denied: by: by: HPOA Architectural Guidelines Page 22