GREENHILL C R O S S I N G COMMUNITY ASSOCIATION

Transcription

1 GREENHILL C R O S S I N G COMMUNITY ASSOCIATION Architectural Guidelines and Standards Updated: 11/01/2010

2 Architectural Guidelines and Standards TABLE OF CONTENTS OBJECTIVES AND GENERAL GUIDELINES... 1 A. OBJECTIVES OF DESIGN GUIDELINES... 1 B. PROTECTIVE COVENANTS... 1 C. ROLE OF THE GREENHILL CROSSING COMMUNITY ASSOCIATION AND THE ARCHITECTURAL REVIEW COMMITTEE... 2 D. APPLICATIONS FOR EXTERIOR ALTERATIONS... 2 E. WHAT CHANGES MUST HAVE ARCHITECTURAL REVIEW COMMITTEE APPROVAL?... 5 F. REVIEW CRITERIA... 5 G. AMENDMENTS TO THE DESIGN GUIDELINES... 6 H. SITE PLAN... 6 I. REVIEW PROCEDURES... 6 J. ENFORCEMENT PROCEDURES... 9 MAINTENANCE REQUIREMENTS...12 A. DWELLING AND STRUCTURES...12 B. MOWING...13 C. LAWN AND GARDEN FERTILIZATION...13 D. TRASH REMOVAL...13 E. EROSION CONTROL AND DRAINAGE MANAGEMENT...13 F. PESTICIDES AND HERBICIDES...13 G. DISCLOSURE STATEMENT...14 MAJOR ALTERATIONS...15 A. MAJOR EXTERIOR CHANGES...15 B. FENCES...15 C. DECKS...19 D. SOLAR COLLECTORS...23 E. STORAGE SHEDS...23 F. SCREENED PORCHES...25 G. PATIO...25 H. RECREATION AND PLAY EQUIPMENT...25 I. SPAS AND HOT TUBS...26 J. SWIMMING POOLS...26 MINOR EXTERIOR CHANGES...28 A. AIR CONDITIONERS/OUTDOOR EQUIPMENT...28 B. ANTENNAS/SATELLITE DISHES...28 C. ATTIC VENTILATORS AND METAL FLUES...29 D. BEEKEEPING...29 E. CHIMNEYS...29 F. CLOTHESLINES...29 G. COMPOST PILES...29 H. DOG HOUSES, DOG RUNS, AND DOG ENTRY DOORS...29 I. EXTERIOR MISCELLANEOUS DECORATIVE OBJECTS...30 J. EXTERIOR LIGHTING AND ELECTRONIC INSECT TRAPS...30 K. EXTERIOR PAINTING...30 L. FIREWOOD...31 M. FLAGPOLES...31 N. GUTTER AND DOWNSPOUTS...32 O. LANDSCAPING AND VEGETABLE GARDENS...32 P. MAILBOXES...33 i

3 TABLE OF CONTENTS (continued) Q. PERMANENT GRILLS AND BARBECUE PITS...35 R. REAL ESTATE SALES/RENT SIGNS...35 S. SIDEWALKS AND PATHWAYS...35 T. MOTOR VEHICLES, BOATS, TRAILERS, CAMPERS, MOBILE HOMES, RECREATIONAL OR COMMERCIAL VEHICLES U. STORM AND SCREEN DOORS, AND STORM WINDOWS...36 V. SUN CONTROL DEVICES...39 W. TRASH CANS...39 X. TREE REMOVAL...39 List of Figures 1. Adjoining homeowner s Sample Plat Drawing Townhome Board on Board Style Fence Single Family Gothic Picket Style Fence Sample Deck Drawing # Sample Deck Drawing # Sample Deck Drawing # Storage Sheds Mail and Paper Box Specifications Storm Door Samples Storm Door Samples...38 List of Tables 1. Adjoining Homeowner s Applications Items Required Approved Colors...31 List of Exhibits 1. Exhibit "B" Demand to Cease and Correct Exhibit "C" Notice of Violation Hearing Exhibit "D" Record of Hearing Exhibit "E" Notice of Hearing Result 43 ii

4 Architectural Guidelines and Standards OBJECTIVES AND GENERAL GUIDELINES A. Objectives of Design Guidelines This document s objective is to guide homeowners, residents, and members of the Architectural Review Committee in maintaining and enhancing Greenhill Crossing s environment. The guidelines described in this booklet address improvements for which homeowners most commonly submit applications to the Architectural Review Committee (ARC). They are not intended to be all-inclusive or exclusive, but rather as a guide for what is permissible. Bolded text is used to note information that requires careful review. The specific objectives of this booklet are to: 1. Increase residents awareness and understanding of the Covenants. 2. Focus on all exterior alterations made by owners. 3. Describe the organizations and procedures involved with the architectural standards established by the Covenants. 4. Illustrate design principles that will aid residents in developing exterior improvements in harmony with the immediate neighborhood and the community as a whole. 5. Assist residents in preparing an acceptable application to the Architectural Review Committee. 6. Relate exterior improvements to the plans for Greenhill Crossing Community Association. 7. Provide uniform guidelines to be used by the Architectural Review Committee in reviewing applications. B. Protective Covenants The basic authority for maintaining the quality of design in Greenhill Crossing Community Association is founded in the Declaration of Covenants, Conditions, and Restrictions Article V and Section 6.17, which are a part of the deed to every property in the Greenhill Crossing Community Association. The intent of Covenant enforcement is to assure residents that the standards of design quality will be maintained. This, in turn, protects property values and enhances the community s overall environment. Every Greenhill Crossing property owner received a copy of the Covenants at settlement. All too frequently, the owner does not read this information. Since these Covenants run with the land, they are binding on all owners, whether or not they have been read. They should be periodically reviewed and fully understood. The Covenants established the Greenhill Crossing Community Association and the Architectural Review Committee. Page 1

5 C. Role of the Greenhill Crossing Community Association and the Architectural Review Committee The role of the Greenhill Crossing Community Association of which every homeowner is a member is not only to own and maintain open space, but also to conserve and enhance the resources of the total community. The Association accomplishes these functions in a variety of ways, one of which is by ensuring, through the Architectural Review Committee, the retention of harmonious, though diverse, design qualities in the community. Surveys of planned communities show that providing this assurance is reflected in the preservation and enhancement of real estate values and is of prime importance to residents. The Architectural Review Committee performs its task of ensuring aesthetic quality of the homes and their environment by establishing and monitoring the architectural review process. The Architectural Review Committee ensures that proposed exterior alterations comply with the objectives set forth in the Covenants. This involves regular review of all applications for exterior alterations submitted by residents. D. Applications for Exterior Alterations The application forms provide information that may be useful in determining the scope and detail of the proposal. All applications must include the signatures of all adjoining homeowners (or proxy) to indicate awareness of the proposal. Refer to Figure 1 and Table 1 for examples of adjoining homeowners. Their signatures are not meant to reflect approval just awareness. Figure 1. Adjoining Homeowners Page 2

6 Table 1. Adjoining Homeowners Home Applying Project Location Adjoining Homes A Back Yard B and Q A Front Yard B, M, and L B Back Yard A, C, and Q B Front Yard A, C, K, L, and M C Back Yard B and D G Front Yard F and H L Back Yard K, M, N, O, and P R Back Yard S R Front Yard Q and S In most cases, only a single application is required. For extensive changes, a primary application for conceptual approval must be submitted. Formal and/or preliminary application forms should be obtained from an Architectural Review Committee member, the Management office, or the community s website. All applications to be submitted to the Architectural Review Committee (ARC) need to include the items listed in Table 2. Enough information must be provided for the ARC to visualize the completed project. All information requested on the application and as specified in these Guidelines must be completed; otherwise, the application shall be considered incomplete and shall be returned. The ARC reserves the right to request further information for application consideration. Page 3

7 Table 2. Application Items Required Drawings /Plans **Color Samples Material Description Landscape Plan**** Project Plat *Pictures Attic Vents/Flues X X X X BBQ Grill/Pits X X X X X Chimney X X X Color Changes X X Compost Pile X X X Deck X X X X X Dog Door X X X X Dog House X X X X X Dog Run X X X X Door/Window X X X X Exterior Misc. and Decorative Objects X X X Exterior Lights X *** X X Fence X X X X Flag Poles X X X X Greenhouse X X X X X Landscaping X X X X X Path/Sidewalk X X X X Patio X X X X X Solar Collector X X Shed X X X X X X Screened Justification Porches X X X X X Storm Door X X X Sub Control Devices X X X X Swimming Pool X X X X X SPA/Hot Tub X X X X X X Tree Removal X X Vegetable Gardens Recreation/ Play Equipment X X X X X X X X X * Picture may not be required if the description provides enough detail; check with the ARC. ** Color samples are not required if the picture shows the project item. *** The Plat shall indicate where the light field will shine. **** Landscape Plan - These plans show a diagram of your house and where the landscaping improvements will be. Indication of the plant and tree types, size (at time of planting) and location are required. Certain alterations may require additional application information; check this guide under the specific areas for additional requirements. Page 4

8 E. What Changes Must Have Architectural Review Committee Approval? All exterior alterations require the approval of the Architecture Review Committee. Article V (5.4) of the Declaration of Covenants, Conditions, and Restrictions explicitly states that all exterior alterations require the approval of the Architectural Review Committee. It is important to understand that approval is not limited to major alterations such as adding a room or deck to a house, but includes such items as changes in color and materials. Approval is also required when an existing item is to be removed. All items that require approval prior to adding the improvement also require approval prior to removing the improvement. Each application is reviewed individually. There are no automatic approvals, unless provided for specifically in these Guidelines. The one exception involves such structures as decks and builder-provided fences that are offered as builder options and are shown on original site plans. These structures, if built to exact builder option specifications, have already been approved and therefore do not require an application. F. Review Criteria The Architectural Review Committee evaluates all submissions on the individual merits of the application. Besides evaluating the particular design proposal, this includes considering the characteristics of the housing type and the individual site, since what may be an acceptable design of an exterior in one instance may not be in another. Design decisions made by the Architectural Review Committee in reviewing applications are not based on any individual s personal opinion or taste. Judgments of acceptable design are based on the following criteria, which represent in more specific terms the general standards of the Covenants. 1. Validity of Concept. The basic idea must be sound and appropriate to its surroundings. 2. Design Compatibility. The proposed improvement must be compatible with the architectural characteristics of the applicant s house and neighborhood setting. Compatibility is defined as similarity in architectural style, quality of workmanship, materials, color, and construction. 3. Location and Impact on Neighbors. The proposed alteration must be compatible with the landscape, the existing structure, and the neighborhood. The primary concerns are access, view, sunlight, ventilation, and drainage. For example, fences may obstruct view, breezes, or access to neighboring property, and decks or large additions may cause unwanted shadows on an adjacent patio property or infringe on a neighbor s privacy. Page 5

9 4. Scale. The size (in three dimensions) of the proposed alteration must be compatible with adjacent structures and surroundings. For example, a large addition to a small house may be inappropriate. 5. Color. Color may be used to soften or intensify visual impact. Parts of the proposed alteration that are similar to the existing house, such as roof and trim, must be matching in color. 6. Materials. Continuity is established by using the same or compatible materials used in the original house. The options may be limited somewhat by the design and materials of the original house. For instance, horizontal wood siding on the original house should be reflected in an addition. On the other hand, an addition with wood siding may be compatible with a brick house. 7. Workmanship. The quality of work should be equal to or better than that of the surrounding area. Poor practices, besides causing the owner problems, can be visually objectionable to others. 8. Timing. The alteration authority granted by the application to the Architectural Review Committee will be revoked automatically if the alteration requested has not been completed with the dates specified by the Prince William Building Permit, if applicable, or as specified by Architectural Review Committee approval letter. G. Amendments to the Design Guidelines These Guidelines may be amended to provide clarification or to reflect changed conditions or technology. The Architectural Review Committee will conduct a periodic evaluation of the Guidelines to determine if amendments are required. Owners may submit to the Architectural Review Committee written requests for changes to the Guidelines. Upon review, the Architectural Review Committee will make a recommendation to the Board of Directors. Amendments will require final adoption by the Board of Directors. H. Site Plan A site plan (Plat see Figure 2) is required as part of most applications. A site plan is a scaled drawing of your lot (site) that shows exact dimensions of the property, adjacent properties if applicable, and all improvements, including those covered by the application. Contour lines are required where drainage is a consideration. In most cases, the site plan for single applications should be developed from the plat plan provided to you when you purchased your home. More complex applications may require larger scale (20- or 10-scale) blowups of the plat plan of county-approved development or site plans. I. Review Procedures All applications shall be filed through the management company address listed on the application. Page 6

10 Every effort should be made to ensure that the application is submitted in a timely manner taking into full consideration the additional time needed for the design review process. Applications for improvements should be carefully checked for completeness prior to submission for design review. Refer to Table 2 and the applicable section in these guidelines. Applications received by the management company will be checked for complete information, which is pertinent for the review of the application. If the application is missing information, the incomplete application will be returned with a request for additional information. Once the Architectural Review Committee determines that the application is complete, the review process begins. The application will be reviewed by a quorum of the Architectural Review Committee. The Architectural Review Committee must act upon all applications within 60 calendar days of receipt. Applicants with special cases that require an interpretation will be notified and asked to be present for the meeting concerning their case. The decisions of the Architectural Review Committee will be sent by letter to the address on the application, whether or not the applicant attends the meeting. The applicant should note that the Architectural Review Committee decision to deny an application or approve it with stipulations is not binding until 15 calendar days after receipt to allow time to initiate an appeals process. Appeals Process: An appeals procedure exists for those affected by an Architectural Review Committee decision. The first appeal is to the Architectural Review Committee; a second appeal can be made to the Board of Directors. Page 7

11 Figure 2. Sample Plat Drawing To initiate the appeals procedure, the applicants or other affected residents must submit a written request to the Architectural Review Committee for an appeal within 15 calendar days of the applicant receiving the Architectural Review Committee s decision. The Architectural Review Committee has 15 calendar days to review the appeal and set a date for an appeals meeting. Therefore, a final Architectural Review Committee decision may require an additional 20 calendar days to become official after being tentatively disapproved. Page 8

12 Appeals will be heard if the applicant or those affected feel that the Architectural Review Committee failed to meet any of the following criteria: 1. Proper procedures were followed during the administration and review process. 2. The applicant and any other affected residents were not given a fair hearing. 3. The Architectural Review Committee decision was not rational or arbitrary. Applicants and other interested parties may appear before the ARC in conjunction with the appeal. The second and final appeal to the Board of Directors must be initiated within 15 calendar days of the applicant receiving the Architectural Review Committee decision in conjunction with the standards contained in the Greenhill Crossing Covenants and Design Guidelines. The Board of Directors will conduct its appeal in accordance with the Board s procedures and will provide written notice of its decision to all affected parties and to the Architectural Review Committee. J. Enforcement Procedures See Regulatory / Policy Resolution No Resolution on Due Process Procedures The Covenants require the Architectural Review Committee to ensure compliance of all lots within Greenhill Crossing Community Association. The Board of Directors has adopted the following enforcement procedures: All violation(s) will be confirmed by a site visit conducted by at least one of the following: ARC member, site inspector, management agent, or Board member and verified by at least one ARC or Board member. 1. Demand A. A written demand letter shall be sent by first class mail or shall be hand-delivered to the lot owner at the address that the owner has provided to the Association, or at the lot address if no other address has been provided. A copy may be sent to the tenant if there is a tenant. B. The demand letter shall specify the alleged violation, the action required to abate the violation, and a date usually not less than 10 days after the date of the demand letter by which the alleged violation must be remedied. However, when the violation may constitute a health, safety, or fire hazard, demand may be made to remedy the violation within 24 hours. C. The demand letter shall state that if the violation is not remedied, the lot owner must request in writing a hearing before the Board to avoid imposition of charges or suspension of rights or services. The letter shall also state that if no hearing is requested, the owner shall be deemed to have waived the opportunity for a hearing, and covenant/rule violation charges or suspensions may be assessed. The demand letter may be combined with the notice of hearing referenced in Section III of this Resolution if the violation is of a serious nature or if previous notices of violation have been sent to the owner. Page 9

13 2. Notice of Hearing A. If the alleged violation is not remedied within the date or time specified in the Demand letter referenced in Section I and the owner requests a hearing, or if the Board determines a hearing is necessary and appropriate under the circumstances, a notice of hearing shall be sent. The notice of hearing shall be hand-delivered or mailed by certified United States mail, return receipt requested, at least 14 days in advance thereof, or within such other time as may be required by the Act, to the lot owner at the address of record with the Association. Service by mailing shall be deemed effective two days after the notice has been mailed in a regular depository of the United States mail. The demand letter referenced in Section II.B may be combined with the notice of hearing. B. The notice of hearing may be similar to Exhibit C attached hereto and shall specify: The time, date, and place of the hearing. That the lot owner and tenant, if applicable, shall be given an opportunity to be heard and to be represented by counsel (at the lot owner s expense) before the Board. The alleged violation, citing provisions of the Declaration or the Association s rules that allegedly have been violated. That charges for violation of the Declaration, Bylaws, or rules/regulations may include a charge of up to $50.00 for a single offense, or $10.00 per day for any offense of a continuing nature, for a period not to exceed 90 days or such greater amounts as may be authorized by the Virginia Property Owners' Association Act. That the alleged violation may result in the suspension of services, use of facilities, and/or voting rights. 3. Hearing A. The hearing shall be scheduled at a reasonable and convenient time and place at the Board of Directors' discretion. B. The Board, within its discretion, may grant a continuance. If the lot owner for which the hearing is scheduled requests a continuance to a different time or date, no further notice shall be required. C. Legal rules of evidence shall neither pertain to nor be utilized in the hearing. The hearing shall provide the lot owner with an opportunity to be heard and to be represented by counsel (if the lot owner so desires and at the lot owner s expense). D. The hearing shall be conducted in executive (private) session unless the lot owner requests that the hearing be open to owners and residents. If the hearing is conducted in open session, the chairman of the hearing body may impose a reasonable limit on the number of such persons who can be accommodated in the hearing room. During the course of any hearing held, the Board, within its discretion, may afford those residents involved with the dispute or violation an opportunity to be heard within reasonable time limits. Page 10

14 E. After proper notice has been given, if the lot owner fails to appear at the hearing, or if no hearing is requested, the hearing or meeting may continue as scheduled and the Board may assess charges from the final compliance date of the letter, suspend use rights or services, or take such other action as may be authorized by the Act, the Declaration, or this Resolution. F. If the lot owner acknowledges responsibility for the violation charged, or does not wish to contest the alleged charge, the Board may, in its discretion, dispense with a hearing after having afforded the lot owner with an opportunity for a hearing. Minutes from each hearing or meeting shall be kept, and a form similar to that attached hereto as Exhibit D shall be completed and placed in the lot owner's file and appropriate Association files. G. Within seven days of either the hearing or of the Board s action on the matter if no hearing was requested, the Board shall, by hand-delivery or certified mail, return receipt requested and notify the lot owner of its decision, any suspension of use rights, the assessment of any charges, and the date from which those assessments shall accrue and be due. A form similar to Exhibit E attached hereto shall be used for such notification. 4. Records The Board shall keep copies of all correspondence related to rules violations in the lot owner's file or in a separate file on rules violations. 5. Assessment of Charges Pursuant to Section B of the Act, any charges assessed for violation of rules after notice and hearing shall be in amounts authorized by the Act and shall be treated as an assessment against the owner's lot for the purpose of Section of the Act regarding liens. Such amounts shall also be the personal obligation of the owner. 6. Repeat Violations If a violation(s) of the same nature as the one for which the enforcement procedure was initially pursued occurs within nine months, it will be considered a continuation of the original violation(s). Page 11

15 MAINTENANCE REQUIREMENTS Residents are encouraged to follow regular home and lawn maintenance schedules. Property owners are responsible for maintenance of all structures, landscaping, and grounds on their property. This includes but is not limited to such items as grass mowing, trash removal, structural maintenance, and overall appearance. Violations of maintenance standards are violations of the Covenants. Dumping debris or lawn clippings on common areas or open space is prohibited and is considered a violation. A. Dwelling and Structures Residents are responsible for maintaining the exterior of their dwellings and any other structures on their lots, such as decks, fences, sheds, and playground equipment. While it is difficult to provide precise criteria for what conditions the Association deems unacceptable, the following cases represent some of the conditions that would be considered a violation of the Covenants: 1. Peeling or faded paint on exterior trim. 2. Excessive graying of natural wood decks or fences. 3. Missing, damaged, or dented mail/paper boxes, or mail/paper boxes in need of repainting. 4. Playground equipment that is broken or in need of repainting, restaining, resealing, or repair. 5. Fences with broken or missing parts. 6. Sheds with missing or broken parts or in need of painting or other repair. 7. Decks with missing or broken parts or parts in need of restaining or repainting. 8. Foundations in need of repainting. 9. Dented, loose, or missing siding, shutters, screens, or roofing materials. 10. Yards or landscaping requiring mowing, trimming, edging, weeding, or repairs. Most residents would not allow any of the above conditions to exist because they seek to preserve and protect their investment in their homes and to limit their personal liability by keeping all improvements on their lots in good condition. The Association expects that residents will do all maintenance necessary to prevent any of the cited conditions from occurring in Greenhill Crossing. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section If replacing, repainting, or restaining with like materials and colors, no application is required. Page 12

16 B. Mowing Turf grass areas need to be mowed at regular intervals, maintaining a maximum height of 6 inches and a minimum height of 2 inches. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section Residents are expected to repair and maintain (cutting, edging, fertilize and weed control) all turf grass and landscaped areas on their lots. Mulched areas and planted beds must be kept in a neat and orderly manner. C. Lawn and Garden Fertilization Special care should be taken not to over fertilize or to fertilize lawns and gardens where there is a chance of harmful runoff. This does not preclude the regular use of appropriate lawn fertilizer and weed control products deemed necessary to maintain a healthy lawn. D. Litter Removal Residents are responsible for picking up litter on their property and for debris on common areas or other open space that originated on their property. Removing litter and debris from all Association areas accumulating from resident usage will be completed as necessary. Removing litter is an Association expense; therefore, voluntary neighborhood cleanup is strongly encouraged. E. Erosion Control and Drainage Management Residents are responsible for ensuring that their lots are protected from erosion and that storm drain structures are not blocked, which would cause additional erosion problems. Residents are responsible for maintaining proper drainage through their property and for not blocking or hindering natural drainage from adjoining properties. F. Pesticides and Herbicides Pesticides and herbicides may be applied according to label instructions for the specified problem, as needed. Emphasis should be placed on the use of organic and/or biodegradable materials to ensure the least harm to the natural environment. Care in application is extremely important. Avoid the use of pesticides and herbicides if at all possible, but when necessary, use with caution and follow all instructions. Page 13

17 G. Disclosure Statement The Covenants require a Disclosure Statement be completed and issued to your settlement attorney prior to closing the sale of your home. This statement provides information on the current status of assessment payments and on the existence of any architectural violations. Any exterior alteration that has been made since the builder completed his approved plan must have an approved Architectural Review Committee application in the lot file for that address. Lack of an approved application constitutes a violation. The Disclosure Statement helps to protect the future buyer against unknown problems with past owners architectural changes. If everything is in order, it also protects the seller from potential lawsuits involving violations of the Covenants by subsequent owners. To obtain a Disclosure Statement for your property, call the management company or their management representative. Page 14

18 MAJOR ALTERATIONS All exterior changes to property or house require an application be submitted to the Architectural Review Committee. A. Major Exterior Changes Major alterations are generally considered to be those that substantially alter the existing structure either by subtraction or addition. Major building alterations include but are not limited to rooms, screened porches, garages, driveways, decks, and fences. Several types of changes may be combined on one application. The design of major alterations should be compatible in scale, materials, and color with the applicant s house and adjacent houses. The location of major alterations should not impair the views or amount of sunlight and natural ventilation on adjacent properties. Pitched roofs must match the slope of the roof on the applicant s house. New windows and doors should be compatible with the type used in the applicant s house and should be located in a manner that will relate well to the location of exterior openings in the existing house. If changes in grade or other conditions that will affect drainage are anticipated, they must be indicated. Approval will be revoked if adjoining properties are adversely affected by changes in drainage, and a corrective action plan will need to be submitted, approved, and conducted to restore proper drainage. Construction materials must be stored so that impairment of views from neighboring properties is minimized. Excess material should be immediately removed after completion of construction. No debris may be allowed to accumulate during construction. B. Fences An application is required for all fencing. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section Fencing, if it is carelessly used or placed, encroaches upon open spaces and can even destroy them. Preserving open spaces and natural features enhances Greenhill Crossing. An inconsiderably placed fence can box in a neighbor or destroy their view. General Fence Guidelines: All fences must be constructed with the highest standards of workmanship. All fencing materials must be pressure-treated natural wood or material with galvanized or otherwise rust-resistant hardware and fasteners. Gates must be compatible with fencing in design, material, and height. Wire mesh screening may be used to increase security as part of an "open fence." The wire mesh will be attached on the side of the fence and will not extend Page 15

19 above the top rail. The only approved wire mesh is 2" by 4" galvanized dark green vinyl coated hardware cloth. There are two styles of fencing allowed in Greenhill Crossing for homeowners. 1. Townhomes Fence Style Refer to Figure 3 for a sample townhome fence, which must meet the following specifications: a. The approved fencing style for all townhome sections is 72" high, alternating pressure-treated 1" x 6" or 1" x 4" board on board, to match the builderinstalled privacy fence currently on each homeowner's property. b. 2" x 4" pressure-treated runners will be installed and toe nailed to the 4" x 4" pressure-treated fence post with silver anodized aluminum or black caps, in concrete, spaced no more than 96" on center. c. Gates are required on all full-yard fences. d. Gates must be constructed of pressure treated 1" x 6" or 1" x 4" boards, to match the fence, on a pressure treated 2" x 4" frame. The top of the gate must be arched to match the builder s style fencing. e. Fencing hardware must be black to match the builder s fence style. f. All fasteners and hardware used must be galvanized or otherwise rust resistant. g. Side-yard fence extensions will extend to the rear property line. h. End unit side-yard fencing will extend perpendicular from the rear comer of the house to the side property line than proceed to the rear property line, optionally enclosing along the rear property line. i. Fencing will be contoured to grade, not stepped. j. Fencing must be treated with a clear wood preservative or an approved stain that lets the natural grain show through. k. Double fencing is not allowed. Page 16

20 Townhome Board on Board Style Fence Figure 3. Figure 3. Townhomes Fence Style Refer to Figure 4 for a sample single family home fence, which must meet the following specifications for all property lines: 2. Single Family Fence Style a. The approved fencing style for all single-family home sections is a 48" high Colonial Gothic style picket fence. All fences are to be constructed of pressure-treated wood, composite, or maintenance-free white vinyl. b. All hardware and fasteners are to be galvanized or otherwise rust resistant. c. Wood fences shall be treated with a clear wood preventative or stained with an approved semitransparent wood stain that allows the natural wood grain to show through. In the single-family homes, if you choose to stain your fence, it must match the stain on your deck. Fences constructed of maintenance free material must have a natural wood finish. Fencing sections shall not exceed 96" long. d. Fence posts are to be Colonial Gothic Style 4" x 4". Page 17

21 e. Pickets are to be Colonial Gothic Style 1" x 4" and spaced 2" apart. Runners are to be 2" x 4". f. Gateposts shall be either 4" x 4" or 6" x 6". Gates are to be 48" wide by 48" high, Colonial Gothic Style. An optional double gate, up to 72" in total width, may be applied for. g. Fencing will be installed with finished side facing out. h. Side-yard fences will extend perpendicular from the rear comer of the home to the side property line, optionally enclosed along the rear property line. i. Gates to match will be allowed between the home and side yard and where the rear property line adjoins common areas. j. Fencing will be contoured to grade, not stepped. k. Double fencing is not allowed. Figure 4. Single Family Gothic Picket Style Fence Common Area Fence Styles. Refer to Regulatory/Policy Resolution No , Permissible Fencing Styles Within Community. Page 18

22 All fence applications must contain the following: a. A completed ARC application that includes the signatures of the adjacent homeowners (those on both sides and in the back of the home), the start and completion dates, and a brief description of the project. b. A plat clearly showing the location of the fence and location and dimensions of any gates. c. A description of the fence type to be installed, including sizes of any gates. d. A description of the hardware to be used. e. A sample or detailed description of the finish to be applied to the fencing materials. f. A sample of the fencing material for fencing, to be constructed out of a maintenance-free vinyl material. C. Decks 1. General Deck Guidelines An application is required for all decks, and the decks must be located in rear yards. When a deck includes other changes, such as fencing, lighting, sheds, or landscaping, other appropriate sections of these Guidelines and Standards must be considered when completing the application. All decks must be constructed with the highest quality and standards of workmanship. All decks must be constructed of natural pressure-treated wood or a wood polymer product such as TREX. If a wood polymer product is used, it will be allowed only as a material to be used in constructing the deck flooring, stair treads, and the deck s top rail. All fasteners and hardware must be galvanized or otherwise rust resistant. The use of No. 1 grade or better lumber is recommended for all exposed wood surfacing and decking (example shown in Figures 5, 6, and 7). Choices for deck colors or stain finishes are as follows (deck must match fence): a. Natural Wood Finish, treated with a clear wood preservative on decks constructed of wood. b. An approved Semi-Transparent Wood Stain, which allows the natural wood grain to show. c. Decking boards and steps must be painted or stained light gray, and all trim pieces (such as handrails and pickets) painted or stained white. d. Steps and decking boards must be left Natural, and all trim pieces (such as handrails and pickets) painted or stained white. e. For wood polymer products, the recommended colors are a light brown color close to the natural pressure-treated wood or a gray close to the color of naturally weathered wood. Any other colors would be considered on a case-by-case basis. All applications must include a sample of the paint color, stain color, or clear wood preservative to be applied to the deck. If you choose to stain your deck, it must match the stain on your fence. Page 19

23 2. Ground Level Decks A ground level deck is 24 inches or less in elevation at the highest point. Ground level decks do not require guardrails. However, if guardrails are incorporated into the deck design, the guardrail style must meet the guardrail guidelines for elevated decks, specified below. 3. Elevated Decks All elevated decks that are higher than 24 inches above grade at the highest point require guardrails. Guardrail height must be between 36 and 42, with 2" x 2" vertical pickets not more than 5 ½ on centers, two 2" x 4" horizontal supports, and a 2" x 6" top rail. 6" x 6" support posts are strongly recommended for all decks above 4'. Page 20

24 Figure 5. Sample Deck Drawing #1 Page 21

25 Figure 6. Sample Deck Drawing #2 Page 22

26 Figure 7. Sample Deck Drawing #3 D. Solar Collectors Panels mounted to the rear side of roofs may be flush or elevated. If elevated, they will not extend above the roof peak so far that they are visible from the yards or facing houses across streets or pipe stems. No other mounting locations are acceptable. E. Storage Sheds Any shed has an aesthetic impact on neighbors. Any inconsiderately placed or poorly designed shed without a proper buffer or screening can visually and functionally detract from an otherwise desirable residential area. Sheds have been placed into three categories and are as follows: 1. Attached to the house. 2. Free standing. 3. Integral with deck. Page 23

27 Figure 8. Storage Sheds Design criteria for a storage s Single Family Homes Single Family home sheds must be constructed of natural wood or vinyl siding materials, and all hardware and fasteners must be galvanized or otherwise rust resistant. Woodconstructed sheds can be made of natural wood or cedar. No metal, resin or plastic prefabricated sheds will be permitted on single family lots, per the single family shed policy adopted by the Greenhill Crossing Board on November 19, Wood sheds shall be painted to match the house trim and siding color or stained with a semitransparent stain, and vinyl siding sheds should be the same color as the house siding. The architectural design of the shed must be compatible with the design of the house, such as same roof pitch, detailing, and so on. Roofs of sheds built under a deck must be flat. Landscaping must be planted around a freestanding shed as an attempt to buffer from view. The landscaping shall include at least one evergreen planting on three of the four sides and shall be at least 4 feet tall at the time of planting. Page 24

28 Townhomes Townhome sheds must be constructed of natural wood or vinyl material, and all hardware and fasteners must be galvanized or otherwise rust resistant. Wood-constructed sheds can be made of natural wood or cedar. Wood sheds shall be painted to match the house trim and siding or stained with a semi-transparent stain, and vinyl sheds should be the same color as the house siding. The architectural design of the shed must be compatible with the design of the house, such as same roof pitch, detailing, and so on. Roofs of sheds built under a deck must be flat F. Screened Porches Attached screened porches will be reviewed as room additions. Architectural drawings are required for all screened porches. G. Patio A patio is considered to be an area on the ground covered by bricks, concrete, pavers, stones, or any similar material and is defined as being 2 feet square or greater. A patio must not affect the drainage of water of the adjoining homes or common areas. H. Recreation and Play Equipment The desire for swings, basketball backboards, tot lots, and other such recreation equipment on detached lots or neighborhood property is frequently expressed. The guidelines listed below are provided in an effort to reconcile the need for play equipment with the goal of minimizing its visual impact. Careful thought should be given to location and kinds of equipment to be installed. 1. Location and Size a. Equipment (except basketball backboards and poles) must be placed in rear yards in locations that are the least visible from the street and other houses. b. Recreation and play equipment may not be placed in any location that will cause loud or persistent noise for residents of neighboring lots. c. Basketball backboards and poles may be located adjacent to driveways, but they must be placed to minimize the visual impact on neighbors. Basketball backboards and poles are not permitted on common areas, sidewalks, or easements or adjacent to streets or parking areas where they could pose a public safety hazard or interfere with traffic flow on residential streets. d. Playground equipment such as badminton and volleyball nets, trampolines, portable basketball goals, and skateboard ramps must be stored when not in use. 2. Materials and Color a. Play equipment constructed of wood is encouraged. Page 25

29 b. All swing set frames, be they wood or metal, shall be painted earth tone in color (brown or dark green). c. Wood frames that are already a dark earth tone need not be painted. Neutral colors are preferred on wearing surfaces and accessories (such as canopies), but other colors will be considered. Natural wood frames shall be treated periodically with a clear wood preservative to prevent excessive graying of the wood. d. Free-standing basketball backboards and their poles shall be painted dark earth tones to blend with the natural surroundings or, if located adjacent to a dwelling, painted to match the backboard or screening structure. e. Play equipment colors other than earth tones will be considered, contingent upon location and landscaping. f. Basketball backboards secured to detached houses or garages shall be painted to match or blend with the background. A contrasting rectangular color outline may be painted on the backboard. I. Spas and Hot Tubs Recessed Hot Tubs and Spas must have an enclosed area not to exceed three 3 times the diameter of the hot tub or spa. The enclosure may be of lattice not to exceed 8 feet tall or landscape plantings. If lattice is used, it will be finished to match any existing deck or fence, or the finish shall be a clear or approved semi-transparent stain. Appropriate landscaping will be required to lessen the impact of the spa or hot tub. Hot tubs and spas must be covered when not in use. J. Swimming Pools Only in-ground pools are allowed. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section Swimming pools, spas and hot tubs may be located only in the rear of the house and may approach the property line no closer than 5 feet, including the required fence. In the case of corner lots, a minimum of 20 feet from the property line adjacent to the side street is required. Swimming pool areas must be enclosed in a Wyngate style fence 6 feet high and must meet all county and town requirements. The Wyngate style fence, which is required for the pool enclosure area only, supersedes other fencing guidelines as previously indicated for the neighborhood sections. Approval of the pool enclosure area fence is contingent upon approval of the pool application. Appropriate landscaping will be required to lessen the impact of the fence and swimming pool, spa, or hot tub. Page 26

30 Swimming pools shall not be more than 50% of the total area of the back yard. Swimming pool application must include: 1. Signatures of all property owners affected by the proposal (in the event that more than the usual four are affected). 2. An enlarged site plan showing location and dimensions of the pool, other related equipment, fences, and so on in relation to the applicant s house, property lines, and adjacent dwellings. 3. Detailed drawings and plans of the pool, spa or hot tub, plus deck area, lighting arrangements, walkways, fences, and all other pertinent information concerning drainage, the water supply system, and the water disposal system. 4. A landscaping plan for the area outside of the fenced pool enclosure. Page 27

31 MINOR EXTERIOR CHANGES All minor exterior changes require an application be submitted to the Architectural Review Committee except for the following: 1. Flag Poles not exceeding 6 feet and brackets (attached to house not freestanding). 2. Hose reels and brackets. 3. Door kick plates. 4. Front door knockers. 5. Alarm company signs less than one 1 square foot. Residents must submit a notification for antennas and satellite dishes (please see section B for recommendations). A. Air Conditioners Air-conditioning units extending from windows are prohibited. Exterior units may be added or relocated only when they do not interfere visually with neighbors. B. Antennas/Satellite Dishes To comply with the Federal Telecommunications Act of 1996, approval for having an antenna or satellite dish is not required as long as the dish is 1 meter (39 inches) or less in diameter. It is required that the homeowner select the least visible and least obtrusive location while making sure not to impair the installation, maintenance, or use. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section The association has no obligation whatsoever to maintain common areas or any other property in order to provide or maintain unobstructed line of sight for satellite signals. Homeowners will not be permitted to cut, prune, or otherwise clear trees, shrubs, or other vegetation from common areas or clear their own property if doing so would violate any local or association guidelines. Ground Mount: The mounting pole shall be no more than 4 feet tall, and the dish shall be 1 meter (39 inches) or less and located in rear lot. Where front- or side-yard locations are necessary, all equipment should be installed near other utility equipment or among shrubbery. Roof Mount: The roof mount shall be located on the rear of the roof, below the ridgepole or peak. If a front roof mount is necessary, all equipment must be installed to one side of the roof rather than the center. Structure Mount: The structure mount shall be mounted such that the equipment is adjacent to a chimney or other structures on the home. If mounted on a deck, the equipment should be installed to one side of the deck or adjacent to the house, if possible. Page 28

32 A Satellite Dish Notification form is required to be submitted. C. Attic Ventilators and Metal Flues Attic ventilators and turbines are permitted. They must be painted to match the siding or trim color on the house if mounted on a gable end, or they must be painted to match the roof if placed on a roof. Roof location shall be on the least visible side of the roof peak. Large metal flues and any vent through the roof must be painted to match roof color. Flues and vents along siding must be painted to match the siding. No ARC application is required. D. Beekeeping Beekeeping, whether as a recreational activity or commercial occupation or otherwise, is prohibited within the community. E. Chimneys Chimneys shall be of a design and color that is compatible with the architecture of the home and should maintain the same material to grade. Any exterior chimney shall be constructed to grade and not appear suspended in mid-air. If a home has a brick or stone front, the chimney must have a matching brick or stone exterior. The application must include a picture or detailed drawing of the chimney, including dimensions. F. Clotheslines Clotheslines must be located in the rear yard where they are least visible from the street and adjacent properties and must be taken down when not in use. Permanent clothesline poles or supports are not permitted. No ARC application is required. Refer to the Declaration of Covenants, Conditions, and Restrictions, Section 6.3. G. Compost Piles Compost piles must be visually unobtrusive. Compost piles must not exceed 4 feet tall and must be located in the rear of the property at least 10 feet from a common property line (defined as a property line shared by two or more adjacent property owners/residents). An ARC application is required. H. Dog Houses, Dog Runs, and Dog Entry Doors Doghouses must be compatible in color and material with the applicant s house. They must be located where they will be visually unobtrusive. The same criteria apply to doghouses as to storage sheds. Page 29

33 Dog runs are small fenced areas for dogs in a rear yard that require more security than that provided by the property-line fences. Fencing of the dog run must meet the fencing guidelines for the applicable neighborhood section. Chain-link fencing is not allowed. Dog entry doors are permitted only into the fenced area where the animal is restricted. The same criteria apply to dog entry doors as to storm doors. I. Exterior Miscellaneous Decorative Objects An application and approval is required for all exterior decorative objects (except those specifically mentioned at the front of this section), including natural and manmade objects. An application is also required for all exterior carpet. It should be noted that brightly colored carpet has an adverse visual impact on the community and is prohibited. Exterior decorative objects that require an application include such items as bird baths, sculptures, fountains, water gardens, ponds, pools, stumps, driftwood, boulders, trellises, arbors, free standing poles, and items attached to approved existing structures. Temporary holiday decorations do not require an application. However, all holiday decorations may not be put up until 30 days prior to the holiday and must be taken down within 30 days after the holiday. J. Exterior Lighting and Electronic Insect Traps Exterior lighting added to the front of a home must match or compliment existing lamp styles. Ground level lights bordering sidewalks, planting beds, or long driveways must be unobtrusive in nature, with a black or dark green finish. Exterior lighting in the front, side, or rear yard must be placed so that light does not shine outside the property in a manner that would disturb neighbors. In particular, care must be taken in arranging the angle of a spotlight. Sodium or mercury vapor lights are not allowed. Refer to the Declaration of Covenants, Conditions, and Restrictions Section 6.5. Electronic insect traps will be regulated based on the same criteria as exterior lighting. In addition, no device shall be installed or maintained in such a way as to cause discomfort to adjacent owners from noise. The owners or their guests may operate these devices only during those times when the immediate area protected by the trap is occupied. No ARC application is required. K. Exterior Painting All changes to the original color scheme of the exterior of the structure must be approved. Refer to the Declaration of Covenants, Conditions, and Restrictions Section Page 30

34 Color changes apply not only to the house siding, but also to the doors, shutters, trim, roofing, and other appurtenant structures. Change of exterior color shall relate to the colors of the houses in the immediate area. Refer to Table 4 for approved colors. These are McCormick and Duron paints. Table 3. Approved Colors Approved Original Colors Color ID number Color ID number Amber White M #101, D #03922 Brush Gray Antique Linen Cobblestone Gray M #215, D #826 Nordic White Hearthstone Gray M #216, D #03996 Farm House Red M #217, D #03948 Quarry Gray Old Colonial Red M #225, D #03949 Fieldstone Foxhall Green M #202, D #978 Cameo Georgetown Green M #220, D #03979 Desert Sand Kentucky Green M #482 Carolina Slate Blue M #226, D C5B5 Old Carriage Brown Domino Black D #AC141N Fawn Brown M #117 Paint Brands: M=McCormick, D=Duron Repainting or restaining a specific object to match its original color need not be submitted to the ARC. L. Firewood Firewood shall be kept neatly stacked in a location that minimizes visual impact. The maximum amount of stored firewood should not exceed one cord. Firewood should not be permitted to remain in a state of excessive deterioration, which may result in insect infestation. No ARC application is required. M. Flagpoles An application is not required for installing temporary flagpoles that do not exceed 6 feet long and that are attached at an incline to the front wall or pillar of the house. All permanent freestanding flagpoles require approval. Permanent freestanding flagpoles must be of a height, color, and location appropriate for the size of the property and background. Permanent freestanding flagpoles must be installed and maintained in a neat and orderly manner and must be maintained in a vertical position. Page 31

35 N. Gutter and Downspouts Gutters and downspouts must match those in existence in color and design and must not adversely affect drainage on adjacent properties. No ARC application is required. O. Landscaping and Vegetable Gardens Landscaping and gardens shall not obstruct sight lines required for vehicular traffic, including those in stalls or driveways. Refer to the Declaration of Covenants, Conditions, and Restrictions Section 6.5. All landscaping and gardens must be neatly maintained, which includes removing all unused stakes, trellises, overgrowth, and dead growth. Front yards of single family homes must maintain a minimum of 50% as turf areas, excluding driveway footprint. An application is required for hedges or other features that, in effect, become structures, fences, or screens. An application is required for railroad ties, garden timbers, rocks, or other materials that form a wall over 12 feet high or have a total length greater than 4 feet. The application must include a site plan with the location of items drawn in, information on landscaping plans, and any grading changes. Rock Gardens An application must be submitted for rock gardens, collections of rocks, and single rocks exceeding 24. All rocks shall be left their natural color. Vegetable Gardens An application must be submitted for a vegetable garden. Vegetable gardens must meet the following design criteria: 1. Must be located between the rear line of the house and the rear property line and sidelines of the house. 2. Size must not exceed ¼ of the area described in criteria 1 (above). 3. Must not damage other property through the flow of water. 4. Must be properly maintained. Dead vegetation, stakes, trellises, and so on must be removed promptly at the end of the growing season. Page 32

36 P. Mailboxes All mailbox alterations require an application. Mailboxes must meet the following criteria: 1. All mailboxes, paper boxes, and posts must be white. 2. All mailboxes, paper boxes, and posts must be a colonial style (as shown in Figure 9). 3. Names and numbers may be mounted on the mailboxes in gold or black letters and numbers, no more than 2 in height. 4. Names and numbers may be mounted on paper boxes in gold or black letters and numbers, no more than 5 in height. 5. Vertical address plaques (no more than 19" x 4") may be mounted on the mailbox post, or horizontal address plaques (no more than 16" x 7") may be mounted on the paper boxes. 6. Top mounted guides for displaying house numbers or addresses (no more than 2" high) may be mounted on top of the mailbox. 7. No signs or decorative objects other than what is mentioned above are permitted, and red flags must be the standard type (example in Figure 9). Page 33

37 Figure 9. Mail and Paper Box Specifications Page 34

38 Q. Permanent Grills and Permanent Barbecue Pits Permanent grills shall be placed in the rear of the house and must not be located within 10 feet of the side and rear property lines. An application is required. R. Real Estate Sales and Rent Signs Real estate signs must meet county regulations with respect to size, content, and removal. Signs may be placed only in the front yard of the property for sale or rent and must be removed as defined in Section 6.8 of the Declaration of Covenants, Conditions, and Restrictions. S. Sidewalks and Pathways New stone or brick pathways or sidewalks should be set back at least 4 feet from the property line and shall generally be installed flush with the ground. Resurfacing or realigning existing walks also requires submitting an application. T. Storage of Boats, Trailers, Campers, Mobile Homes, and Recreational or Commercial Vehicles No recreational vehicle may be parked or stored in open view on residential property, private streets, or on open space. Recreational vehicle is defined as follows: 1. Any boat or boat trailer. 2. Any motor home or other self-contained camper. 3. Any camper slip-ons not mounted on the vehicle. 4. Any mobile home, trailer, or fifth-wheel trailer. 5. Any pop-up camp/tent trailer or other similar recreation-oriented portable or transportable facility or conveyance. 6. Any other vehicle not defined above that could not normally or regularly be used for daily transportation, including dune buggies, non-operative automobile collections, and other automotive equipment not licensed for use on the highways of Virginia. Commercial Vehicles are defined as follows: 1. Any vehicle that has commercial signs or advertising or visible commercial equipment, excluding public service vehicles. 2. Any private, school, or church buses. Page 35

39 Motor Vehicles Motor vehicles, including motorcycles, may be parked only on designated paved parking areas. No vehicle, including motorcycles, may be parked in yards, or on sidewalks, easements, or common areas. The entire community of Greenhill Crossing, including public streets, is under the Prince William County Ordinance THE RESTRICTION OF TRAILERS, WATERCRAFT, BOAT TRAILERS, MOTOR HOMES, and CAMPING TRAILERS. Parking trailers, watercraft, boat trailers, motor homes, and camping trailers along secondary roads is prohibited. Notwithstanding any restriction, a trailer connected to a motor vehicle designed for pulling such trailer, and not yet otherwise prohibited from parking by section of the county code, may park within a restricted area for up to 48 hours. U. Storm and Screen Doors and Storm Windows All storm and screen doors and storm windows require an application. Storm and screen doors must be straightforward, without such ornamentation as scrolls, bolt-on crossmembers, imitation gate hinges, ornamental grille work, and scallops. However, grille work inside the double pane glass that simulates colonial style windows or crossmembers that separate the top and bottom glass or screen as part of a self-storing screen/glass door system or decorative etching on the glass is acceptable. Storm doors that are full view must match the color of the entry door, the color of the trim immediately adjacent to the door can be white. Doors that are mid-view must match the color of the entry door. All approvals will depend on the design of the particular door and its relation to the design of the house. A picture of the style of storm door is required, (examples are shown in Figures 10 and 11). Storm window frames must be white or the color of the house trim. High-view doors of any style are prohibited. Security storm doors that have standard, straightforward, vertical and horizontal bars will be considered as long as the door is painted white, matches the entry door, or matches the adjacent house trim. Security storm doors with bolt-on ornate grilles, scrolls, or excessive ornamentation or cross-members are prohibited. Page 36

40 APPROVED FULL VIEW APPROVED 2/3 VIEW NON-APPROVED 1/2 VIEW STYLE Figure 10. Storm Door Samples Page 37

41 Figure 11. Storm Door Samples Page 38