ARCHITECTURAL REVIEW CRANBERRY WOODS In accordance with Article VI, Section II of the Declaration of Covenants, Conditions and Restrictions dated August 17, 1989 as amended, the Architectural Review Committee ( ARC ) has both the authority and responsibility to review and approve exterior architectural plans and site plans for all construction, landscaping, and other site improvements (whether erected as part of initial construction or as a subsequent alteration) of all construction, landscaping and other site improvements in an effort to preserve the natural beauty of Cranberry Woods and to protect and maximize the value of the homeowners investments in their properties. This memorandum is prepared to assist all homeowners especially new homeowners as to both the process and substance of the architectural review effort of this committee. Each homeowner should read this memorandum carefully and also review it in detail with the architect, contractor, and others involved in the design and construction process. 1. Codes: The work of this Architectural Review Committee is, of course, subordinate to all applicable codes and regulations of Anne Arundel County and other agencies which might have jurisdiction over your property and the improvements thereon. The architectural review process is in addition to (not in lieu of) all steps necessary to obtain a Building Permit and similar approvals. The homeowner shall be responsible for obtaining, in advance of any construction, the County s approval to any modifications of topography and drainage within the County right-of-way and the repair and maintenance of said right-of-way-during construction and thereafter. 2. Process: Submittals, responses, and approvals should be memorialized in writing as between each homeowner and the ARC. Until notified otherwise in writing, all correspondence with the ARC should be addressed as follows: Architectural Review Committee Cranberry Woods 1357 Briarhill Lane Crownsville, MD 21032 3. Timing: To avoid the situation wherein a homeowner is proceeding with developing plans in great detail which have not been approved in concept by the ARC (even a set of plans which may have been submitted for a Building Permit) the ARC strongly suggests that a homeowner submit plans to the ARC for a Preliminary Review and a subsequent Final Review in the manner described below. 4. Guidelines: Exhibit A to this memorandum is a set of Guidelines prepared by the ARC to assist homeowners in the preparation of plans, which will be acceptable to the Committee. (Please note that the Guidelines are subject to revision from time to time by the ARC in accordance with the terms of the Restrictive Covenants; the ARC also retains authority to waive guidelines and exercise all flexibility and powers as set forth in the Restrictive Covenants.) 5. Preliminary Submittal Checklist: Just as soon as the homeowner has reached preliminary decisions with regard to the siting of the home on the particular lot and the basic design elements of the house (and before fully detailing all aspects of design and construction), the preliminary information should be submitted to the ARC. Exhibit B attached is a checklist, which enumerates the minimum information that the ARC would like to review in the best interest of the homeowner at the Preliminary Review stage. To minimize the time and smooth the process, please be sure to review this checklist with 1
your architect and/or builder to confirm that all the desired information is set forth in the preliminary submittal prior to sending it to the ARC. Within ten days of receiving a complete preliminary submittal (i.e., one including all of the information on the checklist) the ARC will formally respond, hopefully with an approval, a conditional approval, or comments and suggestions that will enable final plans and specifications to be completed smoothly with little chance for problems arising. 6. Final Submittal Check List: Exhibit C sets forth a checklist of specific information that a homeowner needs to submit to the ARC for final approval prior to commencing construction. Approval of the final plan submittal prior to construction is necessary so as to avoid any violation of Restrictive Covenants whether or not the homeowner has obtained a Building Permit or other country approvals. Again, within ten days of receiving a complete final submittal, the ARC will issue a formal response, one which is likely to be a simple approval if the Final Plan development took into account comments and suggestions issued at the Preliminary Review step. 7. Cautions: Lot owners are reminded that under the terms of the Cranberry Woods Purchase Contract each lot owner has certain responsibilities respecting damages and alterations that might arise during home construction. To avoid problems in advance, each lot owner should review these important responsibilities with his builder or contractor and protections included in the contract; subcontractors also must be advised of these considerations. First, each lot owner is responsible for the proper installation (i.e. to the County s exacting standards) of a driveway apron that includes a culvert and retains proper drainage; in advance of any work on this improvement each lot owner should contact the County Inspector to confirm the details of this and any other proposed alterations in the County right-of-way. Second, each lot owner is responsible for any damage caused by his contractor to the County right-of-way, whether on the individual lot or elsewhere. Such damages usually involve trucks driving off the roadway and destroying road shoulders; this is most expensive and a hassle to fix and is the lot owner s responsibility. Third, lot owners are similarly responsible for damage caused by its contractors from overloading the subdivision roadways (or shared private drives). Trucks over 20 tons gross weight are precluded. Do not permit your contractor, for example, to haul stone or earth in fully loaded tandem dump trucks. Damage to the roadways from such abuse is your responsibility. Please clarify these important considerations with your contractor in advance of construction. GUIDELINES 1. Site Plan: Because of the unusual and sensitive topographic conditions throughout Cranberry Woods, the homeowner, architect, and builder should be concerned from the outset as to the proper location of the footprint of each home, especially with respect to the elevation facing the sun; location of the driveway and garage vis-à-vis adjoining homes and street frontages (including side streets); and septic system and well; proximity of adjacent homes and improvements (including primary views from other homes); and the extent of build able area on each lot. Please pay careful attention to County requirements and the various restriction lines set forth on the plat of Cranberry Woods. Specific considerations respecting the siting of each home include the following: Efforts should be made to avoid the destruction of large healthy trees, especially those of dramatic size or shape. The ARC will strongly favor any site plan that 2
seeks to minimize the unnecessary elimination of existing trees and shrubbery on a lot. All garages should be entered from the side of a house, not the front. (As to corner lots, both street elevations would be considered fronts. ) 2. Roof: Flat roofs will not be acceptable on any structures; the recommended pitch of roof is a minimum of 6 in 12; that is, the amount of slope of a roof in terms of angle or other numerical measure (6 units of vertical rise for 12 units of horizontal shelter). 3. Building Materials: (e) Brick, natural stone, stucco, cedar siding and glass are recommended materials for the exterior finish of the house. All cedar siding must be treated with a semi-transparent stain color; unequal or partial color staining will not be approved. Non-traditional colors of exterior building materials, including trim, are unacceptable (e.g., hot pink, lime green, orange accents, etc.). All exterior architectural finishes must be carried down to grade level; no masonry unit block walls, unfinished concrete, etc., may be left exposed by the builder. Tinted glass windows are to be discouraged. No all-wood or metal window units shall be allowed unless clad in vinyl. As to the exterior materials, no T-11, vinyl, masonite, or aluminum materials will be allowed. (i) (j) All mailboxes shall be constructed with materials that are in accordance with the exterior construction materials (e.g., brick or stone). NOTE: THE COUNTY IS VERY PARTICULAR ABOUT THE LOCATION OF ORNAMENTAL MAILBOXES PLACED WITHIN THE COUNTY RIGHT-OF- WAY! PRIOR TO ANY CONSTRUCTION YOU SHOULD MAKE SURE THAT YOUR INSTALLATION IS LEGAL AND ACCEPTABLE TO THE COUNTY, IRRESPECTIVE OF ARC APPROVALS. Exposed metal stack chimneys will not be permitted. Roof flashing should match roof color wherever possible. All private driveways shall be paved with asphalt or other acceptable materials within 180 days of occupancy. It is absolutely essential that the ARC Final Submittal Approval be obtained before a homeowner receives the County Building Permit so that any changes required by the ARC can be incorporated into the permit application package. The ARC review is for aesthetic purposes only and ARC approval shall in no way be construed in passing judgment as to proper engineering, structural capacity or compliance with local building codes. 3
5. If a violation of the ARC Approval is found during the course of construction of a dwelling unit, a Work Stop Order will be obtained from the county and kept in effect until the violation is corrected. All costs incurred by the ARC will be the responsibility of the Lot Owner and these costs will be collected using the means outlined in the DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS (CRANBERRY WOODS SECTION TWO SUBDIVISION). 4
PRELIMINARY SUBMITTAL CHECKLIST Be sure to consult the Guideline (Exhibit A) as a framework for understanding the ARC s likely reaction to your proposed site plan and house design. For Preliminary ARC Review, please submit the following: 1. The Habitable Area of the house is intended to be square feet. (Habitable Area is exclusive of basements, porches (open and screened), patios, terraces, decks, and garages.) 2. Present a site plan at a scale of 1 = 40 which shows all of the following information: (e) (i) (j) (k) (l) (m) lot lines; building restriction lines (i.e. front yard and side yard setback mandated by County); location of adjacent structures and driveways of adjoining lots; maximum limit of disturbance line as provided on the Plat; maximum limit of disturbance for construction of this home; siting of house (i.e. it s footprint ), with dimensions to the property lines; location of water well; location of septic system (if more than one dry well, show all); if applicable, propose location for pool, outbuildings, tennis court, other improvements; location of garage and alignment of driveway; location and general massing of any significant landscaping; the location of any significant large diameter trees located in the vicinity of the proposed improvements, including those which are proposed to be destroyed in the house construction and lot grading; north arrow. 3. To the extent available on a preliminary basis, conceptual design of exterior elevations. (Note: the preliminary submittal should not be delayed awaiting full development of design details!) 4. Please confirm that you have reviewed with your contractor the Cautions described in Paragraph 7 of the memorandum to which these guidelines are attached. 5
FINAL SUBMITTAL CHECKLIST (Be sure to consult the Guidelines (Exhibit A) as a framework for understanding the ARC s likely reaction to your proposed site plan and house design.) For Final ARC Review, please submit the following: 1. Specific Data: Habitable Area: Builder: Approximate Cost of House Construction (excluding cost of lot and such indirect costs as architectural fees and interest): Roof slope(s): Main Portion: Other Portions: (e) (i) (j) Roofing Material (please be Specific): Brick Type: Siding Stain Colors (if any): Trim Paint Colors: Manufacturer and Type of Windows: Driveway Paving Specifications: 2. Site Plan: Submit a Final Site Plan of the property showing, at a minimum, all of the data specified under Site Plan on the Preliminary Submittal Checklist. Please highlight any changes from the Preliminary Submittal. 3. House Plans at a scale of ¼ 1, where plans must include the following information: all four house elevations; by notation or otherwise, an identification of all exterior materials including type and color (e.g., cedar siding, brick, natural stone, etc.); all openings and fenestration; the type and color of all building materials; 6
(e) the location and nature of any significant exterior elements other than the main house (e.g., pool, tennis court, gazebo, guest house, etc.), together with similar information on their construction and exterior appearance; all exterior lighting other than normal down lights ; a landscaping plan showing, in at least a preliminary manner, location, extent and general type of plantings and landscaping. 4. Please feel free to include supplementary descriptive material including brochures, manufacturer s specifications, photographs, material samples, etc. 7