Pecan Grove Plantation Homeowners Association, Inc.

Transcription

1 Pecan Grove Plantation Homeowners Association, Inc. Architectural Review Process & Guidelines Updated: September 27, 2005 Revised: January 15, 2015 Architectural Review Process & Guidelines Page 1

2 Table of Contents Architectural Guidelines Introduction... 3 Architectural Review Committee Procedures-Builder Section Architecture... 5 Building Massing and Restrictions... 5 Square Footage Requirements...5 Exterior s and Materials...5 Foundation... 6 Porches and Decks... 6 Roofs, Gutters, and Downspouts...6 Driveways... 7 Mailboxes...7 Fences...7 Garages...8 Screen Walls...8 Landscaping and Site Development...8 Construction Maintenance & Miscellaneous Schedule of Fines...10 Appendices Appendix A - ARC Submittal Checklist Appendix B - ARC Construction or Design Change Form Submittal Checklist Appendix C - Alterations and Additions Submittal Checklist Architectural Review Process & Guidelines Page 2

3 Architectural Guidelines Introduction The authority of the ARC is provided by the recorded Covenants of Pecan Grove which encumber all lots. The ARC is responsible for carrying out its duties on behalf of all property owners for the benefit of the community. The ARC may reject any proposed new construction or changes to existing homes on purely aesthetic grounds, wherein based on its sole judgment, such action is required to maintain the Pecan Grove standard of architectural excellence in exterior materials and design. Prior approvals DO NOT set new standards; and any issues of noncompliance for an installation or construction whether by ARC oversight or specific grant of exception to the Guidelines by the ARC do not set a precedent for future submittals. All home revisions are subject to the standards set by the current Guidelines. The ARC is composed of 5 residents appointed by the Board of Directors and a Board Liaison is appointed to conduct the meetings. Each has an equal vote. The Board Liasion is a non-voting attendee. ARC members must recuse themselves from any matter in which they have a conflict of interest. The Board Liasion has the right to recuse a member for this reason. The results of the ARC review will be communicated in writing and are valid for one year. Architectural review and approval is conducted to maintain the character and aesthetic harmony of Pecan Grove Plantation. These guidelines will be the primary vehicle for establishing and maintaining the architectural character and diversity for any and all residential development that is unique to Pecan Grove Plantation. The guidelines may be periodically updated as required. All residences must be designed in conformity with the requirements set forth in the various Covenants which apply to different phases of Pecan Grove as well as the specific MINIMUMS set forth in the Guidelines. The specific features of the design must be well developed and carefully detailed for the ARC to understand the applicant s request and to serve as a reference document to ensure that what is constructed matches the approved plans. The Guidelines are subject to change. All submissions are subject to the current guidelines. The Guidelines in effect at the time of the approval apply and approvals are valid for one year. Builders and Homeowners must also comply with the requirements of Pender County regarding building permits, set -backs, building inspections, etc. Architectural Review Committee Procedures-Builder Section 1. All drawings for new residential construction and additions or alterations to existing residences and lots must be approved by the Pecan Grove Architectural Review Committee (ARC) prior to beginning any construction and clearing of the lot. House design drawings must be drawn by a licensed architect, professional engineer, or a home design firm. All drawings must include all exterior detail and the home must be built to the specifications listed on the drawings. All projects are subject to inspection throughout construction to ensure the approved design drawings are followed. Architectural Review Process & Guidelines Page 3

4 2. No project may be started without formal ARC review and approval. If any construction is started prior to such ARC review and approval, the property owner may be fined (see Schedule of Fines) and the builder may lose future building privileges. 3. Approval by ARC does not constitute a representation of warranty as to quality, fitness, or suitability of the design or material specified in the plans or approval of any local, state or national code. It is the applicant's sole responsibility to provide safe construction practices and to meet all relevant codes as related to each specific construction project including, but not limited to, verifications of set-backs, utilities, existing site features, etc. The ARC shall not be held liable for any injury, damages, or loss arising out of the manner or quality of construction or any modification to a home site. 4. The ARC will monitor the construction process in order to ensure conformance with the approved plan submittals. Failure to comply with ARC requirements and approved plans and elevations, etc., may result in the required removal of any non-conforming construction, detailing, colors, etc. The ARC reserves the right of entry to any property within the development for inspection purposes. 5. All proposals and questions shall be submitted to the Pecan Grove Plantation HOA manager: Premier Management Company PO Box Wilmington, NC Tel: Fax: Submittals must include the ARC Submittal Checklist (Appendix A ), site plan, proposed plan, floor plans, elevations (front, sides, rear) color proposals, any alternate I special details (i.e. handrails, columns, etc.), and a landscape design. The ARC shall collect a $2, non- refundable approval and road impact fee at the time of submittal as well as a $2, refundable damage protection fee. The protection fee will be refunded upon final inspection by the ARC and Certification of Occupancy is released by Pender County. Proof of ownership of the property on which improvements are proposed, and approval of the proposed improvements by the property owner, may also be required to be submitted. Submittals not meeting these requirements will be returned for completion prior to ARC review. 7. The ARC will review each proposal and determine if the proposal is either approved, approved with exceptions, disapproved, or re-submit. The ARC will make every effort to review submittals within seven to ten days of the scheduled monthly meeting. Final responses to the ARC decision will be forwarded to Premier Management for distribution and coordination with builder prior to proceeding with construction. The decision will be communicated in writing and is valid for one year. 8. Builders must have a current license issued by the North Carolina Licensing Board for General Contractors. Architectural Review Process & Guidelines Page 4

5 9. If changes of an approved plan become necessary during construction an "ARC Construction or Design Change" form (see Appendix B) shall be submitted to the ARC for approval. The review process for Change requests will be the same as that for new submittals. If the changes are minor (i.e. change in perimeter plants) no fee will be required. However, if these changes are major (i.e. structural) or have special circumstances there may be an additional non-refundable fee of up to $ The ARC meets on the first Tuesday of each month. The deadline for submitting new plans is the 15th of the previous month. There is a $ non-refundable fee for plan submittals. Architecture Designs shall be compatible with the majority of existing homes. Styles to consider: Southern Living, Low Country, Craftsman, Traditional, Cottage. Building Massing and Restrictions The same or similar elevation will not be approved to be built within three lots same side of the street or same distance opposite side of the street. Same or similar detailed elevations on the same street will only be reviewed on a case by case basis. Square Footage Requirement 1. Minimum square footage requirements have been established as noted below: Phase 1, II, III square feet Phase IV square feet Phase V square feet 2. This square footage does not include garages, covered walks, or porches. Finished, heated attic space may be discounted. 3. The first floor finished elevation may be no less than 32 above existing grade at the front of the home. Exterior s and Materials 1. One color scheme must be selected and submitted to the ARC for review and approval prior to painting the house. In case of conflict with existing homes, another color choice may be required for ARC review and approval. 2. s should be submitted with the original house submittal to best assure your first choice selection. Submittal should include all exterior material (i.e. brick, stone, Hardie Board). Architectural Review Process & Guidelines Page 5

6 3. Exterior materials shall be primarily those that are typical to the Carolina Coastal Region. Exterior wall materials should be compatible with the setting and reflection of Southern traditions. Low-maintenance materials are encouraged. The following is a list of approved exterior materials. Siding Material Window and Trim Material Brick Cementitious Cedar Shakes Hardie Board Vinyl Trim-Vinyl Windows, wood painted or stained Aluminum Clad Wood Windows Vinyl Clad Wood Windows Hardie Plank Trim-Vinyl Windows Reveal must be 5 or 6 inches Stone will only be approved for foundations or accents. No large areas of stone. Stucco will be approved on foundations only. Metal, concrete block, fiberglass, plastic, vinyl, asphalt and logs are not permitted as siding. Windows must be in keeping with the style of the home. Window and door grille patterns should be used consistently on all sides. Siding and shake homes must have wood trim surrounding the windows. Brick homes must have brick mold showing a reveal of wood/vinyl material around the window. A brick sill is required. A soldier course or other architectural element is required above the window. 4. Please note: The ARC will consider and address new products and technologies on a case by case basis. Foundations All portions of exposed foundations shall be finished with brick or stone. All other materials will be reviewed on a case by case basis. Exterior siding materials must have a bandboard or other delineation in design. On brick homes, watertables are required. Main Entrance Door The main entrance should have a sense of prominence that is reflected in the design. The main entry should contain more detail than other openings, but remain consistent in styling. Porches and Decks Porches are required on all houses with a minimum 400 square feet of covered porch. The front porch shall be a minimum of 175 square feet. Porches must be a minimum of 6 feet deep. Roof, Gutters and Downspouts Roof material, color and texture that are compatible with the elevations and surroundings are encouraged. Architectural Review Process & Guidelines Page 6

7 Roof material may be cedar shakes, asphalt architectural shingles (30 year or better) and standing seam metal. s must be submitted for approval. (Black and Weatherwood preferred). All roof trim is wood or simulated wood. Soffits and fascia may be wood, simulated wood, or vinyl wrapped. Aluminum is not allowed. s and materials for gutters and downspouts must be submitted for approval. Driveways Driveway shall be paved with hard surface material such as concrete, exposed aggregate in concrete, concrete pavers, stamped concrete, colored concrete (submit specified color), oyster shell concrete, and brick pavers. Mailboxes All homes built at Pecan Grove Plantation are required to have a standardized mailbox and pedestal. A standardized mailbox design has been selected. Contact the Association's property manager for mailbox details and authorized supplier. Outdoor Lighting Any plan for outdoor lighting must be submitted to the ARC for approval. Fences Fences may have both a visual and physical impact on adjoining property. Careful consideration must be given to the fencing concept and execution. All Fence details and location must be reviewed and approved by the ARC on a lot by lot and case by case basis. 1. Style and Height: Picket fences only. Fence height shall not exceed 4'-0". Fences finished on only one side must be constructed with the finish side facing out. Pickets must be a minimum of 3" and a maximum of 4" in width. Space between pickets must be 50% of picket width. Comer posts and gate posts must be 6x6 lumbers. All posts must be constructed of 4x4 lumbers, spaced no more that 8' apart. See examples of acceptable decorative post cap details. Copper or pewter or approved finials are acceptable. 2. Setbacks: Fences shall not project in front of the front edge of the house and shall be set back to the rear of the house. Fences shall be constructed inside the property line and lawn and landscaping space maintained by the property owner to their respective property line. Fences on corner lots shall not project any closer to the street than the face of the house or a major element (i.e. porch, deck, etc.) or as approved by the ARC on a case by case basis. 3. Material: The proposed fence material should blend with the house and with its immediate surroundings. Standard fencing material in Pecan Grove Plantation is pressurized treated wood with pewter or copper post caps. 4. Whenever possible, fences should be located so that trees do not have to be removed. Architectural Review Process & Guidelines Page 7

8 5. Property owners are cautioned that building fence that infringes on easements, buffers, or access right-of-ways may result in removal offence at the owner's expense. 6. Chain link fences are not allowed. 7. All colors, gate designs, picket styles, and post caps must be submitted for approval prior to construction. Garage Guidelines 1. Garages shall be located opposite the main direction of vehicular traffic where possible as determined and approved by the ARC. 2. Side-load garages are required where feasible. 3. All detached garages, carports, and storage buildings, shall be finished to match the main house detailing and colors. Detached structures are not allowed in front or side yards and locations which obstruct the view of public common areas and other natural areas by adjacent properties. 4. Garages must be large enough for at least two vehicles. Screen Walls 1. Mechanical equipment shall be concealed (HVAC systems shall be screened as per the covenants). Recommended screening material includes fence, landscape or brick surround. Material choice shall be submitted with original house submittal. If exact location is not known at time of submittal, ARC must approve before constructed. 2. All garbage receptacles shall be totally screened from view. Landscaping and Site Development 1. Landscape design should be integrated into the design of the home from its inception. Include species and size of plants. 2. All landscape shall be completed within 30 days of receiving Certificate of Occupancy. 3. All front and side yards shall be sodded and there shall be a full irrigation system. Irrigation heads should be designed to direct water away from houses, wall, fences, sidewalks, driveways, and public roads to avoid staining. There shall be full perimeter planting around the main residential structure with plant size being a minimum of 3 gallons. 4. Removal and/or damage to existing trees should be minimized. Tree barricades or fencing should Architectural Review Process & Guidelines Page 8

9 be installed before any construction begins to preserve significant trees. The committee shall hold the homeowner responsible for the unapproved clearing of trees. Site grading of a specific lot shall be kept to a minimum and alterations to existing drainage systems shall be avoided. Please note: Pecan trees of any size, and hardwood trees greater than 5 inches in size, may not be removed without prior approval of ARC. During construction, remember to protect the hard wood trees, especially pecan trees. 5. Permanent exterior clotheslines are not allowed. Construction Maintenance & Miscellaneous 1. During construction, all debris shall be placed in a single location on the lot of the construction site only. The debris shall be contained by some type of barrier (i.e. fencing) to assist in keeping the debris from being scattered. 2. During construction, all streets shall be kept clean of mud and trash, and all broken curbs and sidewalks or paving shall be promptly repaired. 3. No burning of construction debris is allowed. Burning shall be subject to a fee of up to $ Each building site is required to provide at least one temporary sanitary facility for the use of workers. It must be located at least 25 feet from any street. The door must face away from the street and any existing residence. 5. Violations: a. Littered site b. Damage to curbs c. Materials or equipment located on any lot other than subject lot d. Cleaning paint brushes, dumping of any refuse e. Damage to natural areas f. Unauthorized clearing of lot and removal of trees g. Unauthorized plan change (minor or major) 6. A Violation Notification will be delivered to the property owner. Compliance must be addressed within the time allotted by the ARC or a fine may be assessed. If non-compliance persists the ARC may seek a legal remedy to compel compliance. 7. Dog houses and dog runs shall not be larger than 3'x3'x3'. It should not be visible from the street. All materials shall match the exterior materials used on the existing home. 8. No dog runs or enclosures with steel fencing are allowed. Any enclosures must be in accordance with the Pecan Grove Picket Fence designation by the developer. Chain link fences are not allowed. 9. Well house shall not be larger than 4'x4'x4'. All materials must match the exterior materials of Architectural Review Process & Guidelines Page 9

10 existing house. Any other enclosures shall be submitted to the ARC for approval. Rocks may be used but shall be screened with landscape materials. Location of the wel1 house must be submitted with initial landscape design. 10. All construction must be completed within 9 months subsequent to commencement of construction. 11. All additions must be completed within 5 months subsequent to commencement of construction. 12. Most of all, in all that is proposed, consider the neighbors and neighborhood in providing the best aesthetic and quality project possible. 13. Final inspection of the home and site is required upon completion of construction and landscaping within 30 days after receipt of Certificate of Occupancy. The owner or builder shall contact the ARC to schedule the final inspection. Landscaping must be completed within 30 days after completion of construction or receipt of a Certificate of Occupancy. Schedule of Fines Damages... Repair at cost Unauthorized removal of trees... $ per tree and possible replacement of tree Violation of restrictive covenants... Up to $ per day Architectural Review Process & Guidelines Page 10

11 Appendix A Pecan Grove Plantation ARC SubmittalChecklist Builder Submittal Form No submittal will be reviewed unless all the information is included. Homeowner I Builder Information 1Imng Last Last First First, Street,"', Apt.# City State. Zip Phone # Cell # Alternate # ",, mditita?jhif,mini(tem ' Company Name Builder Name License #,.",, Street Apt. # City State Zip Phone # Cell # Alternate # ~~.".. - Name I Lot# L;.hase- :

12 >, Name (I Plan',Name «,_.. Heated Square Feet Covered Porches / Screened Building Footprint Decks, Walks, Drives Total Impervious Coverage Total Square Footage Iftmmmg... IF"Ollndation D Brick D Stone D Other / Specify (includesample) (includesample) ~1J1m Material Include Samples Where Possible

13 Submittal Checklist Site Plan 0 scal~ 0 Setbacks and easements,0 Building footprint and finished floor elevation 0 Driveway 0 Walkways 0 Landscape plan Architectural Plans 0 Floor plans with finished square footage 0 Front, side & rear elevations 0 Special details (porch railings, columns, etc.) s and Materials 0 Siding/ Brick 0 Frontdoors 0 Shutters 0 Trim 0 Garage door 0 Roof 0 Other (shakes, fencing, etc.) Owner Owner Contractor Application Fee Received by Amount Received Check # Reviewing is only for conformance with the Pecan Grove Plantation Architectural Guidelines and lot designations. The builder / homeowner are responsible for compliance with PGH Architectural Guidelines, and other applicable codes, regulations, etc. D Approved D Approved as Noted D Not Approved D Resubmit Reviewed by Reviewed by Reviewed by Reviewed by Reviewed by

14 Appendix B Pecan Grove Plantation ARC Construction or Design Change Form Submittal Checklist Builder Submittal Form Note: Submit completed forms and required information to Premier Management Company, PO Box 12051, Wilmington, NC or 2018 Eastwood Rd. Wilmington, NC Phone: of Submittal (mm-dd-yyyy) Homeowner/Builder Information Name of Property Owner (s) Last Last First First Street Address Street Lot # Phone # Cell # Alternate # Proposed Change (attach alteration plan) Explanation for Change

15 Owner Owner Contractor (if applicable) Application Fee Received by Amount Received Check # Reviewing is only for conformance with the Pecan Grove Plantation Architectural Guidelines and lot designations. The builder / homeowner are responsible for compliance with PGP Architectural Guidelines, and other applicable codes, regulations, etc. Approved Approved as Noted Not Approved Resubmit

16 Appendix C Pecan Grove Plantation Alterations and Additions Submittal Checklist Homeowner Submittal Form Note: Submit completed forms and required information to Premier Management Company, PO Box 12051, Wilmington, NC or 2018 Eastwood Rd. Wilmington, NC Phone: of Submittal (mm-dd-yyyy) Homeowner/Builder Information Name of Property Owner (s) Last Last First First Street Address Street Lot # Phone # Cell # Alternate # Proposed Change (attach alteration plan) Submittal Checklist Site Plan Setbacks and easements Existing house and additions footprint and finished floor elevation(s) Driveway improvement / additions Deck, patio, walkways, etc. improvements I additions Fencing and retaining walls (including fence detail(s) improvements I additions Accessory outbuilding improvements I additions Other site improvements I additions as required Landscape plan

17 Architectural Plans Floor plans with square footage of improvement/additions Front, sides & rear elevations (with material indicated) Special details (porch railings, columns, etc.) s and Materials Siding / brick color Trim Garage door Roof Other (shakes, fencing, etc.) Owner Owner Contractor (if applicable) Application Fee Received by Amount Received Check # Reviewing is only for conformance with the Pecan Grove Plantation Architectural Guidelines and lot designations. The builder / homeowner are responsible for compliance with PGP Architectural Guidelines, and other applicable codes, regulations, etc. Approved Approved as Noted Not Approved Resubmit

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