VERIDIAN HOMEOWNERS ASSOCIATION

Transcription

1 VERIDIAN HOMEOWNERS ASSOCIATION Introduction ARB Review Procedures and Design Guidelines The intent of the Veridian Association Construction Standards is to ensure a consistent standard of design excellence and a high level of aesthetic quality throughout Veridian. The consistent application of these requirements will help to protect property values within the community. This manual incorporates the basic design criteria for Veridian. Please use it as a guide when developing plans for exterior modifications. Realization of the goal of an exceptional community depends on the cooperation of homeowners, designers, builders and contractors to follow the architectural control standards and guidelines set forth by the Architectural Review Board for Veridian. From time to time, the committee may amend these guidelines. In addition to this manual, the committee strongly encourages home and/or property owners to review and become familiar with the Declaration and Covenants, conditions and restrictions established for Veridian which are essential in maintaining property values. Architectural Review Board and the Review Process The Architectural Review Board (ARB) administers the design review process for all development on property which is subjected to the Declaration of Covenants for Veridian. The Chairperson of the ARB is responsible for processing applications, scheduling meetings and providing information to applicants. Submission of application requirements shall be made to: Island Management McGregor Blvd. #1 Ft. Myers, FL Any clearing, grading, construction or improvements must be reviewed and approved by the ARB prior to implementation. Such constructions or improvements include but are not limited to, any visible additions, alterations or modifications to the exterior or properties or homes within Veridian, whether permanent or temporary. The applicant (Owner) is responsible for complying with the provision of these Procedures and Guidelines, initiating the reviews and obtaining the required approvals. There are no exemptions or automatic approvals and each application will be reviewed on an individual basis. 1

2 Review The Chairperson of the ARB will review the application and accompanying information for completeness. Submissions that do not have the necessary information for review shall be deemed to be incomplete and will be returned to the Owner. Complete submissions will be added to the ARB s agenda for review at their next meeting. The ARB may require the Owner to formally present the design in person and provide more information as necessary in the event of a complex or major project. The ARB will consider any and all exterior elements of a project s design including size, bulk, organization, architectural style, detail, color, material, quality of workmanship and harmony of design and all other factors that, in the opinion of the ARB, affect the appearance and suitability of the project. The ARB is required to render a decision and respond in writing within 45 days after receipt of the fully completed application and other requested information, if any. However, a review in decision for most applications generally will be provided at the next ARB meeting following complete submission. Approvals The ARB s approval of any proposed construction is with its sole discretion. The ARB may enforce or modify in whole or in part, any or all of these Procedures or Guidelines. Approval by the ARB does not relieve the Owner of the responsibility of obtaining all other necessary approvals and permits required by Lee County, the State of Florida and other agencies having jurisdiction over the project or improvement. Notification of the ARB s final approval constitutes an agreement by the Applicant not to deviate from the approved plan unless such proposed deviation has been submitted to the ARB and has been expressly approved by the ARB. The ARB may, at its discretion during the design review process, suggest alternative design solutions; however, such suggestions shall not necessarily constitute an approve design solution and the ARB shall not have any responsibility for ensuring or making any determination regarding compliance of such suggested design solutions with applicable governmental regulations and other requirements. Appeals Within 10 business days after notice of the ARB decision has been mailed (or ed), the Owner may file, with the Chairperson of the ARB, a written request that the ARB reconsider the decision. Any such request for reconsideration shall include a statement of the basis for such request and technical design information supporting such request. The ARB may require additional information in connection with any request for consideration. The Owner s written request for consideration may include a request to personally address the ARB at its next scheduled meeting. All reconsiderations will be reviewed on a case by case basis, and the granting of a request for reconsideration with respect to one project does not imply or warrant that a similar request will be granted with respect to any other project. Each case will be reviewed on its own merits and in light of the overall objectives of these construction standards. 2

3 After Approval If the Owner desires to make any changes to the approved plan during construction, the Chairperson of the ARB must be contacted by the Owner in order to determine whether these changes are major and whether a revised application needs to be submitted. Construction must be completed as approved and any changes from the original plan must be approved prior to the start of construction. Additionally, work must commence within 30 days of ARB approval. Work for minor changes must complete within 6 months of initial ARB approval. Work on new construction or major additions must complete within 18 months of initial ARB approval. Inspection and Compliance Upon completion of any construction or alteration, management or an agent of the ARB may inspect the property to confirm that construction is in compliance with the approved plans. Periodically, management or an agent of the ARB may inspect Veridian properties for compliance with construction standards and covenant standards. Violations In the event of a covenant violation, management shall seek to obtain compliance informally through letters, and personal contact with the Owner. If these efforts fail, management shall inform the Owner of the violation in writing by certified mail, giving the Owner reasonable time in which to correct the violation. If the violation is not corrected to the satisfaction of the management agency, the matter shall be turned over to the Association Board of Directors, which shall then determine the appropriate course of action. Project Submission Requirements Since projects may vary greatly in scope and complexity, project submission requirements will also depend upon the specific improvement or modification. All improvements or modifications require submission of a complete Architectural Review Board Application Form, which is included in the back of this manual. A complete application will generally include: A brief written description of the project A site plan showing the location and size of the project ¼ scaled drawings showing what is proposed Photographs of the existing conditions A brochure or manufacturers cut sheets of what is proposed Material and/or color samples The completed application and related materials should be sent to: Chairperson of the ARB Veridian Homeowners Association c/o Island Management McGregor Blvd. #1 Ft. Myers, FL

4 The ARB will have a monthly meeting held a half-hour prior to the monthly Board of Directors meeting. The BOD currently meets the third Tuesday of each month at 6pm; therefore the ARB currently meets the third Tuesday of each month at 5:30pm. In order for your application to be reviewed, the ARB must have receipt of a completed application no later than 14 days prior to the monthly ARB meeting. The ARB reserves the right to not review any applications received later than 14 days prior to the monthly meeting until the meeting scheduled for the next month. Construction Standards These construction standards have been prepared in order to assist the ARB and Applicants with the design and review process. The ARB is the sole interpreter of the construction standards, monitors their effectiveness and amends or revised them as necessary in order to administer the process. These construction standards contain both requirements and information or suggestions. The specific list of topics covered is not necessarily all inclusive and is provided as reference to some of the major items generally requested to change or alter. Air Conditioners / Heat Pumps Utilities and related mechanical and electrical equipment such as air conditioners, heat pumps, condensers, meters, etc. shall be located so as to minimize their visual and acoustical impact on neighboring properties. The size and appearance of the proposed air conditioner, heat pump, etc. must be appropriate for its residential setting. Landscape screening is required to hide the unit. Through-the-wall and window mounted units are prohibited. Art Work Art work includes, but is not limited to, fountains, sculpture, statue, etc. When considering the type and location of art, the size of the property and proximity to adjacent residences are important factors. In general, art work shall be appropriate to its surroundings. If visible from the street or neighboring properties, the art work may be required to be screened by natural vegetation and/or landscaping. The preferred location is in the back yard; art work is generally not permitted in front or side yards that face the street. Generally, no more than one piece of art will be permitted on any property. Sheds will not be permitted. Antennas / Satellite Dishes Antennas / satellite dishes shall be selected and located, to the extent possible, to minimize their appearance from the street and neighboring properties. They must be one meter (39 ) or less in diameter. Wherever possible, they should be mounted on the ground. They are required to be screened by natural vegetation and/or landscaping. In extenuating circumstances, they will be allowed to be mounted at or below the roof line. 4

5 In all cases, all wiring must be secured and concealed as much as possible. Satellite dishes shall be gray in color and no commercial advertising is allowed except for the brand name. Awnings Awnings are not permitted. Color Changes Color and material changes shall be appropriate in appearance and quality to the style and design of the house. Exterior colors should be selected to enhance the appearance of the house as well as its relationship with surrounding properties and the natural environment. Exterior colors shall be in the earth tone range. Slight variations will be considered. The proposed colors and materials must be compatible with existing colors on the house, such as roof tiles, etc. When repainting, generally the entire house is to be repainted at the same time. Dogs / Containment Electric fences are allowed in the back yard only. Dog runs are not allowed. One dog house is permitted in the back yard and may be required to be screened by natural vegetation and/or landscaping. The size of the dog house shall be no larger than 12 sq. ft. They must be sturdily constructed and finished in the same color as the exterior of the house. Doors Doors shall be compatible in style with the architecture of the house. Screen doors are not allowed. Doors shall be of quality materials and workmanship, and shall be consistent in proportion, detailing and style. Door and door frames should be painted with a color consistent with other doors, windows, and house colors. Flags One wall-mounted flagpole no longer than 6 with an American Flag not exceeding 15 sq. ft. in size is allowed on the front of the house. Flag Code guidelines can be found at Gutters and Downspouts The design, color and location of gutters and downspouts must be compatible with the architecture and color of the house. They shall be painted to match existing gutters and downspouts on the house or painted to match the color of the surface to which they are attached. Downspouts must be extending all the way down to existing grade. Downspout extensions, including underground drain pipe, must not detrimentally impact any adjacent property. Connection to an underground emitter may be required. 5

6 House Numbers House numbers shall be the exact style, color and size of the house numbers installed during original construction of the neighborhood. Installation location, etc shall also match. Landscaping All plant materials shall be Florida Fancy or Florida Grade #1 as defined in Grades and Standards for Nursery Plants, State Plant Board of Florida. In regards to screening of mechanical equipment, satellite dishes, etc, plants must be dense enough and in sufficient quantity at the time of planting to screen off-site views. The minimum height when installed shall be three feet. Mulching of plant beds shall be two to three inches of organic mulch or pine straw. Sod shall be St. Augustine Floratam. Lighting Lighting, including both decorative and security lighting, shall be selected and located so as to be an integral part of the house and yard. Fixture style, configuration and location must be compatible with the architecture of the house. Lighting shall be selected and located so as to minimize its impact on neighboring properties. The location of security lights (only motion sensor security lights permitted) on the house should be as inconspicuous as possible. Landscape lighting must be black, bronze or verde green in color. Seasonal / holiday lighting will generally not be reviewed. They are required to be removed no later than seven days after the holiday. If you decorate your lawn, do so at your own risk. The landscape contractor is not responsible for damage to lawn decorations, extension cords, etc. Mailboxes Mailboxes shall be of the same style and color as used during original construction. Outdoor Televisions / Speakers Any televisions, speakers, or other entertaining equipment is permissible only in the rear of the house and within the confines of the lanai/patio area. They shall be selected to minimize the impact on neighboring properties. Patios A patio shall be designed and located to be harmonious with the architecture of the house and to mitigate the impact of its use upon neighboring properties. It shall be an appropriate size for the area in which it is to be located and shall be constructed of pavers only. 6

7 The design and location of the patio should minimize any tree removal. Changes in grade or drainage pattern must not adversely affect adjoining properties. Front or street facing side yard patios will not be approved. Play Equipment Permanent play equipment is not permitted. Play equipment must be a temporary structure and must be stored inside each night. When in use outside, it should be located to minimize its visual and acoustical impact on adjacent properties. Play equipment is permitted in the rear yard only (portable basketball hoops are the only exception, but must still be stored nightly). Security Devices Security devices, including cameras and alarms, shall be selected, located and installed so as to be an integral part of the house and not distract from its architecture and appearance. Security cameras shall be fixed cameras. A complete field of view plan is required to be submitted along with all other submission requirements listed in the guidelines. Shutters Hurricane shutters are not permitted to be installed year round. They are permitted to be installed upon notification of a named storm coming to our area. They must be removed no later than ten days after the threat has passed. Decorative shutters are allowed and should be harmonious with the architecture of the house. New shutters should be applied to all windows on an elevation, on both sides of a window, matching the size and configuration of the window. Removal of existing decorative shutters must be submitted for review and approval. Signs For Sale signs are the only permitted signs. Signs are to meet the following specs: 32 wide 10 tall 24 to top of sign from grade Sign is to be made of wood with a tan background and green lettering. Sign may contain the following information: The words For Sale and then a contact phone number. No political signs are permitted. Solar Collectors Solar collectors (panels) shall be selected, located and installed so as to minimize their appearance on the house and visibility from neighboring properties and the street. They shall have a low profile and shall be mounted flat on the rear sloping roof, parallel with the roof ridge and edges. All framing, piping, control devices and wiring must be painted a dark color or the color of the roof. Ground mounted solar collectors are not allowed. 7

8 Spas / Hot Tubs Spas / hot tubs should be integrated visually and structurally with the rear yard patio and pool (if applicable). They shall be screened from view of adjacent properties and the street. No pre-fabricated hot tubs are permitted. Swimming Pools When planning swimming pools, the size of the property, relationship to adjacent residences and the size of the pool and associated structures must be considered. The location should minimize their visual impact and acoustical impact on adjacent properties. No above-ground pools are permitted. Trash Cans It is preferred that all trash cans, recycle bins, etc. be kept inside. If not kept inside, they must be located along either the rear or side of the house (all trash cans, etc are prohibited from the front of the house). If located outside, they must be screened from view of the street and/or neighboring properties. Windows Windows, including sliding or French doors, shall be compatible in style with the architecture of the house. They shall be of quality material and workmanship and consistent in proportion, detailing and style. The type, style, material, color, detailing and installation of a new or replacement window must be consistent with that of existing windows. Window frames and mullions shall be white or dark bronze in color. They shall have clear glass. Highly reflective glass tinting is not permitted. New Construction / Major Renovations Exterior Concrete block only for 1 st floor structure. Wood framing allowed for 2 nd floor. Stucco finish preferred. Hardie plank also allowed. Concrete or clay roof tile only. Color shall be in the earth tone range. Paver flatwork only. Pavers shall be in the same color palette as the roof tile and exterior paint of the home. No concrete driveways, walkways, pool decks, etc. allowed Concrete pads are allowed for pool and air conditioning equipment Minimum of $5,000 landscape package (not including irrigation) Only powder coated bronze metal rail fencing allowed. No privacy fencing of any kind (any existing homes not meeting these guidelines are grandfathered in). The fence can be a maximum height of 48 and must have a setback equal to its height (subject to approval). All lanai / pool cages shall be brown/bronze or black in color and may not be taller then the highest point of the roof. 8

9 Square Footage All homes shall have a minimum of 2,500 square foot of A/C living area. All garages to have a minimum of 400 square foot of enclosed under truss space. The maximum square footage allowed is 4,200 square foot of A/C living area. Timelines Once a lot has been purchased and the closing has occurred, the Owner has 45 days to submit all structural application information, drawings, etc to the ARB for approval. Color choices, lights, etc can be submitted as the construction process proceeds. Owner must submit a minimum of 4 sets of drawings, details, etc for the ARB to review. Timeline for ARB approval, construction completion, etc are still bound to the details set forth in the ARB and the Review Process section of the construction standards. Other Information All new construction and major renovations are required to have a minimum surety bond in the amount of $5,000 or 1% of the construction contract (whichever is greater) in the name of the Veridian HOA to cover any damage, etc to existing properties, roads, etc in the neighborhood. Miscellaneous Waiver, Amendment and Third Party Benefit The ARB maintains the right from time to time, at its sole discretion, to amend or modify these Guidelines. Neither the ARB nor its agents, representatives or employees shall be liable for failure to follow these Guidelines as herein defined. These Guidelines confer no third party benefit or right upon any entity, person or Lot Owner or Builder. Non-Liability of the ARB Neither the ARB nor its respective members, Chairperson, successors, assigns, agents, representatives, employees or attorneys shall be liable for damages or otherwise to anyone submitting plans to it for approval or to any Applicant by reason of mistake in judgment or negligence arising out of any action of the ARB with respect to any submission, or for failure to follow these Procedures or Guidelines. The role of the ARB is directed toward review and approval of site planning, appearance, architectural design and aesthetics. The ARB assumes no responsibility with regard to design or construction, including, without limitation, the civil, structural, mechanical, plumbing or electrical design, methods of construction, or technical suitability of materials. Accuracy of Information Any person submitting plans to the ARB shall be responsible for verification and accuracy of all components of such submission, including, without limitation, all site dimensions, grades, elevations, utility locations and other pertinent features of the site or plans. 9

10 Lot Owner and/or Applicant Representation Each Lot Owner represents by the act of entering into the review process with the ARB that all representatives of such Lot Owner, including, but not limited to, the builder, architect, engineer, and/or subcontractor, such agents and their employees, shall be made aware by the Lot Owner of all applicable requirements of the ARB and shall abide by these Guidelines and the Covenants with respect to approval of development plans and specifications. Conflicts with the Declaration of Covenants, Conditions and Restrictions In the event of a conflict between these Guidelines and the Declaration of Covenants, the ARB Guidelines will prevail only when Florida law does not require it otherwise. Regulatory Compliance It is the responsibility of the Lot Owner to obtain all necessary permits and ensure compliance with all applicable governmental regulations and other requirements. Plans submitted for ARB review shall comply with all applicable building codes, zoning regulations and the requirements of all governmental entities having jurisdiction over the building project or property with Veridian. Regulatory approvals do not pre-empt the design review authority of the ARB, and ARB approval does not incorporate any governmental approvals, which governmental approvals shall be the sole responsibility of the Lot Owner. 10

11 Architectural Review Board Application Form Owner/Applicant Authorized/Contact Person Mailing Address City State Zip Phone # Fax # Check here if you wish to be notified of the ARB s decision by Address Project Name Project Address PLEASE CHECK THE APPROPRIATE ITEM: Initial Submission Resubmission REQUEST FOR APPROVAL OF: New Construction / Major Addition Exterior Material, Finish & Color Fence Landscape Plan Other (specify) See Project Submission Requirements in the Association Construction Standards for information to be included with this form. I hereby certify that the above-named person has the authority vested by the Owner to commit to design changes and otherwise represent the property owner the Architectural Review Board. In addition, the information provided in this application is accurate to the best of my knowledge. Permission is granted to members of the Architectural Review Board to enter the subject property as necessary (by appointment with Owner) in performance of their duties. Owner s Signature Date Please return completed application to: Chairperson of the ARB Veridian Homeowners Association c/o Island Management McGregor Blvd. #1 Ft. Myers, FL