Architectural Guidelines

Transcription

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Table Of Contents
Introduction
Page(s)
A-1
A-2
A-3
A-4
A-5
A-6
3
4
4
5
7
8
Cumberland Harbour
The Landscape
The Architecture
Definitions
How to use Guidelines
Responsibilities
The Community
B-1
B-2
B-3
Neighborhoods and Homesites
Table of Homesite Types and Guidelines
Park Place, Charleston Place and The Battery
10
12
14
The Architecture
C-1
C-2
The Homes at Cumberland Harbour
Architectural Details
17
17
The Landscape
D-1
D-2
D-3
D-4
The Cumberland Landscape
Site Details
Features in the Landscape
Plant Material
28
28
30
38
The Approval Process
E-1
E-2
Overview
The Application Process
Phase 1 – Research and Conceptual
Phase 2 – Design Phase
Phase 3 – Application Submittal
Phase 4 – Final Approval and Construction
Phase 5 – Pre Construction Meeting
Phase 6 – Stake out Inspection and Pre Clearing Inspection Approval
Phase 7 – Construction Inspections
Phase 8 – Final Inspection upon completion of construction
41
42
42
43
43
46
47
47
47
48
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Introduction
A-1
Cumberland Harbour
Cumberland Harbour is a 1,012 acre coastal community that lies between the St, Mary’s River,
Point Peter Creek, The North River and the Intracoastal Waterway. These waterways and their
ecology along with the site’s unique vegetation are the basics for the development of the Master
Plan.
To develop the Master Plan, a site inventory was prepared to assess the property’s natural assets
and limitations. Wetlands, vegetation, elevations, and view information were gathered. Zoning
and subdivision restrictions were considered. The impact on the marsh edge was reviewed. This
data was then compiled and analyzed. The opportunities for recreation, quality homesites, and
view opportunities were determined.
The Master Plan for Cumberland Harbour is a thoughtful development of visual corridors, parks,
activity centers, water access, open spaces and neighborhoods offering a variety of homesite
possibilities.
Visual Corridor
The number one design criterion for Cumberland Harbour was to open up the view of the lakes,
marsh and trees to all residents. Care was taken in protecting view opportunities by the
placement of parks and open space.
Parks, Activity Centers, Water Access and Open Spaces
The lifestyle in Coastal Georgia is one of casual recreation with walking, boating, swimming,
kayaking, tennis and social gathering opportunities. The community park is the central gathering
place in coastal towns. The Club at Cumberland Harbour is a 17.5 acre central park with
aquatics, tennis, a gathering house, wellness center and an 8 acre picnic lawn. Smaller
neighborhood parks are carefully placed to provide access to the water and to provide nearby
opportunities to play, walk and enjoy.
Neighborhoods
3
As in the nature of small coastal communities, the neighborhoods at Cumberland Harbour are
defined by the land. Each homesite type has its own individual setbacks, building envelope, and
design criteria to insure that all the homeowners will benefit from the careful development of the
property.
There is a common theme in the architectural and landscape vernacular that ties the
neighborhoods of Cumberland Harbour together to make a cohesive community.
A-2
The Landscape
Surrounded on three sides by Georgia’s stunning marsh, the landscape at Cumberland Harbour is
extraordinary. The site is a mixture of youthful southern pines, old growth pines, and stately oak
hammocks laced with Spanish moss.
The ecosystem of the uplands and the marsh are interwoven to provide a diverse and exceptional
environment for this master planned community.
Through careful planning and detailed study, the Master Plan for Cumberland Harbour has been
crafted to provide homeowners with prime homesites that require site sensitive home placement
to preserve the tree canopy.
A-3
The Architecture
Coastal Georgia architecture is defined by the endearing simplicity of its homes which blend
seamlessly into the landscape. The homes, nestled in the shade of southern pines and oak
hammocks, are designed to capture the cooling ocean breezes.
Expansive front porches, tall windows and doors, and broad overhanging eaves are all hallmarks
of the local vernacular building form. Wood or cement siding, metal roofs and soothing colors
enhance this casual yet elegant setting.
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A-4
Definitions
Cumberland Harbour homes are traditional in their southern coastal vernacular and placement on
the homesites. There is a public side that is highly visible from the street and a private side that
reflects the individual’s privacy.
Understanding the elements of the homesite, the home, and other features is the foundation to
developing a successful and vibrant community.
Many terms can be subjective and are subject to the interpretation of the Design Review Board.
A Cumberland Harbour homesite includes the following:
CORNER LOT is a homesite that has frontage on two streets. There is usually a main street on
which the home is fronted and a side street from which the home is visible but to which it is not
necessarily tied.
FENCES AND GARDEN WALLS in yards with street frontage are generally not allowed except
at Park Place, Charleston Place, and The Battery. Fences in areas other than front yards may be
of wood, wrought iron or painted aluminum (pending DRB approval) with a minimum
transparency of 50%.
FRONT YARD SETBACK is the closest that a front porch, or any portion of the home, can be to
the right of way of the street. The front yard setback and the front porch of the home are on the
public side of a homesite and are highly visible from the street.
IMPERVIOUS AREA is any area of the homesite that will not allow water to penetrate the
ground. This includes all building footprints, driveways, sidewalks, pavers, patios and pools.
Pervious pavers, if verifiable, may be exempt.
5
LOT LINES (or Property Lines) are the physical limits to each homesite as defined by the Final
Plat.
REAR YARD SETBACK is the furthest back into the homesite that a structure can be built. This
space is in the private portion of the homesite.
RIGHT OF WAY is the parcel on which the road is located and includes the space between the
front lot line and side line, if a corner condition (side street), and the street pavement.
SIDE STREET SETBACK is the closest that a structure can be to the side street. The side street
setback and the structures are highly visible from the street (corner lot only).
SIDE YARD SETBACK is the closest that a structure can be to the side lot line. This defines the
distance between homes. A portion of the side yard is on the public side of a homesite.
BASIC HOME is the main body of the house. It includes all the rooms, windows and doors
BUILDING HEIGHT is the vertical measurement from the established finish grade of the lot or
flood plain where applicable (average of the four corners) to the peak of the roof. The maximum
allowed building height at Cumberland Harbour is 45 feet.
FINISHED FLOOR ELEVATION is the elevation of the first floor as measured from mean sea
level. The actual distance to the ground will be less. Due to being located in flood and velocity
zones, the minimum finished floor elevation is noted on the final plat and must be verified by a
Georgia Registered Civil Engineer, hired by the owner, and adhere to local and FEMA
regulations.
FOUNDATION is the skirt that is required around the base of the home, porches, and garages.
HEATED SQUARE FEET is the measurement of all living areas that are heated and/or air
conditioned. Garages, porches, decks, roof overhangs, and stairs are not included.
OUTBUILDINGS are separate structures (detached or attached) that are used for garages, guest
quarters, storage buildings, or work spaces. Outbuildings must be located behind the basic home
and must be constructed with building material that is sympathetic to that approved for the
house.
PORCHES are elements that are attached to the basic home. Each home is required to have a
front porch. Porches appropriate to Cumberland Harbour are frequently wide and deep with
lower pitched roofs (often of metal).
STOREY (as related to side yard requirement):
a. In cases where a second ! storey is achieved entirely in the roof form utilizing
dormers as described in the architectural guidelines, the structure will be reviewed as
6
a one storey. Mass is that of a true one storey with only added dormer/fenestration
details which often occur on true one storey concepts for detail and the historic
vernacular described in the architectural guidelines.
b. The utilization of perimeter knee walls or portions of the structure expressing a
vertical 2nd storey wall (other than gables) are reviewed as a two storey and the
representative greater yard requirements as outlined in certain neighborhoods in the
Cumberland Harbour Community.
WINGS AND ELLS are additions to the basic home. They extend beyond the basic mass but are
smaller. These architectural elements are encouraged to enhance diversity and to reduce the
visual mass of the home.
A-5
How to use Guidelines
CUMBERLAND HARBOUR has designed these guidelines for your use in selecting a homesite
and designing a home to fit within the context of the Master Plan. The guidelines have four
sections:
THE COMMUNITY will tell about the neighborhoods as well as define the characteristics and
site criteria.
THE ARCHITECTURE will tell specifics about the architecture, including style and
dimensional requirements.
THE LANDSCAPE will tell about preserving existing vegetation, siting the home, and
landscaping within the CUMBERLAND HARBOUR vision.
THE APPROVAL PROCESS outlines the requirements and process for designing and building a
home.
Getting Started
The first step is to select a homesite. THE COMMUNITY section will help by describing the
neighborhoods, outlining the lot requirements; and detailing site criteria.
The second step is to locate the trees and topography of the homesite. It is critical that the house
be properly placed to maintain the character and tree canopy for CUMBERLAND HARBOUR.
The third step is to define the BASIC HOME. The building mass, program elements, room
placement, and other elements are determined at this time. The elements located in the view
areas are outlined in THE ARCHITECTURAL portion of the guidelines.
The fourth step is to develop a site plan for the BASIC HOME, taking into consideration the
existing vegetation, the homesite setbacks and the conceptual floor plan.
7
The fifth step is to develop the aesthetic orientation, view corridors, etc. of the home. Porch
design, material selection, window and door criteria and color selection are described at this
time.
The last step is to solidify the landscape and outdoor living spaces. This includes selecting plant
material and paving surfaces as outlined in THE LANDSCAPE portion of the guidelines.
A-6
Responsibilities
Policy Statement
Property at Cumberland Harbour is subject to certain restrictions as defined in the Master
Declaration of Covenants, Conditions, Restrictions, and Easements, and in a Declaration of
Protective Covenants for each section or phase. The Covenants are designed to further explain
and provide guidelines for construction.
The Design Review Board (the DRB) of Cumberland Harbour Association, Inc. and the Property
Owners Association, Inc. (the Association) seek to foster thoughtful design and to promote
harmony between the residences and their neighboring properties before, during, and after
construction. The DRB and the Association desire to be objective and maintain sensitivity to the
individual aspects of design.
The Declarant and DRB reserve the right to revise and update the design criteria as well as
the performance and quality standards to respond to future changes.
The Design Review Board
The primary goal of the Design Review Board (DRB) is to review the application, plans,
specifications, contractors, materials, and samples submitted and to determine if the proposed
improvements conform in appearance and construction criteria with the standards and policy as
set forth by the architectural guidelines of Cumberland Harbour. The DRB does not assume
responsibility for the following:
a.
The structural adequacy, capacity, or safety features of the proposed improvement or
structure
b.
Soil erosion, non-compactable or unstable soil conditions, or resolution of site/drainage
c.
Compliance with any or all building codes, safety requirements, governmental laws,
regulations or ordinances
d.
Performance or quality of work of any contractor
The DRB reviews plans in order to maintain a harmonious and aesthetically pleasing design for
new construction, additions, and alterations at Cumberland Harbour. Approval by the DRB does
not constitute a representation or warranty as to the quality, fitness, or suitability of the design or
materials specified in the plans. Approval by the DRB does not assure approval by any
governmental agency that requires a permit for construction or has jurisdiction over areas of the
proposed improvements.
8
These Guidelines and the other applicable documents are intended to protect and benefit all of
the property owners at Cumberland Harbour. The Design Review Board will take appropriate
action to enforce the application requirements. In the event of any construction, alteration,
modification or installation of improvements or landscaping that has not been duly approved; the
DRB may issue a stop work order to the owner and/or the contractor. Violations can result in
fines.
The owners are responsible for ensuring that their contractors review and comply with all
applicable requirements. However, contractors are also responsible for complying with these
requirements. In the event of a violation by a contractor, the Design Review Board may take
applicable supplemental action to prevent future violations.
Developer Responsibility
The Developer will provide design and construction of the infrastructure network necessary to
service each home site. The infrastructure will include the following:
a.
Private or Public road ways with streetlights.
b.
Domestic and fire water lines, and storm water facilities.
c.
Distribution system for telephone, electric, and cable.
d.
The development of common spaces such as project entrance, landscape easements, and
road rights-of-way, and recreation facilities.
The Cumberland Harbour Association will be established for ownership and maintenance of
common elements. During the initial phases of development, the Developer will manage the
Association.
Owner Responsibility
Owners are responsible for working with their architects, designers, landscape architects, and
builders to determine whether the designs and materials are appropriate for the intended use.
Owners are responsible for obtaining and ensuring that their architects, designers, landscape
architects, and builders obtain approval of all plans and all required permits before
commencement of construction. Owners are responsible for ensuring that their architects,
designers, landscape architects, and builders review and comply with all of the provisions of the
Master Declaration; the applicable Protective Covenants; the approved plans and all applicable
permits. Finally, owners are responsible for obtaining approval by the DRB before making or
allowing any changes in previously approved plans.
9
The Community
B-1
Neighborhoods and Homesites
There are a number of homesite types in Cumberland Harbour. They include: 100 FOOT
WATER FRONT, 75 FOOT WATERFRONT, SECOND ROW WATERFRONT, MARSH
VIEW, LAKE VIEW, 100' NATURE, 75' NATURE, 60’ NATURE.
In addition, there are three self-contained neighborhoods, each having its own unique set of
architectural guidelines: PARK PLACE, CHARLESTON PLACE and The Battery homesites.
The additional guidelines for these neighborhoods are found in the Appendix.
100 FOOT WATERFRONT homesites are larger premier waterfront homesites
located in the oak hammocks. All of these homesites have views to Cumberland
Island.
75 FOOT WATERFRONT homesites are premier waterfront homesites located in tall
pines with an oak edge at the marsh. All of the homesites, that have access to Point
Peter Creek, have views to Cumberland Island.
SECOND ROW WATERFRONT homesites are across the street from the waterfront
homesites. They are in either pine or oak tree canopy. These homesites will have
views through to the marsh and Cumberland Island.
MARSH VIEW homesites have views across the marsh. They have a variety of
vegetation.
LAKE VIEW homesites are located on lakes. The tree canopy varies on these
homesites.
60 FOOT NATURE homesites are located on privacy oriented treed homesites
backed up to natural surroundings. The tree canopy varies on these homesites.
10
PARK PLACE* neighborhood consists of nature homesites with ten house types of a coastal
cottage vernacular.
CHARLESTON PLACE* neighborhood consists of marshview, sideyard and nature homesites
with a classic Charleston vernacular in this product portfolio.
THE BATTERY* neighborhood consists of marshview, lakeview and nature homesites.
*These communities have their own specific design guidelines. Homes in these areas must
comply with the general CH Design Standards and Guidelines and the site specific guidelines. In
the case of conflicting information, the site specific guidelines shall prevail. Each homesite type
has specific design criteria with regard to home size, home placement, setback requirements, and
site design. The homesites are laid out so that a variety of floor plans and building types can be
built on the homesite. Many of the homesites will be visible from the street side and from the
back across the lakes or creeks. Some homesites may have exposure from the front and side on
corner homesites. Some homesites will have exposure from three sides. All sides that are visible
will be required to have porches. This will create value to both the homeowner and the
community at large.
Each homesite type has specific design criteria with regard to home size, home placement,
setback requirements, and site design. The homesites are laid out so that a variety of floor plans
and building types can be built on the homesite.
Many of the homesites will be visible from the street side and from the back across lakes or
creeks. Some homesites may have exposure from the front and side on corner homesites. Some
homesites will have exposure from three sides. All sides that are visible will be required to have
porches. This will create value to both the homeowner and the community at large.
11
B2
Table of Homesite Types and Recommended Guidelines
B-2
Front Yard
Setback*
100'
Water
front
20'
75' Water
front
Second
Row
Water
front
Marsh
View
Lake View
100 Foot
Nature
75' Nature
60' Nature
20'
20'
20'
20'
20'
20'
20'
1 story-10'
2 story-15'
15' (all
inclusivemaybe
split, i.e.
5' & 10')
20'
20'
20'
25'
Side Yard
Setback*
15'
Side Street
Setback*
20'
20'
Rear Setback*
35'(25'
State
buffer+10
')
Impervious
Area
10'
10'
10'
15'
20'
20'
35'(25'
State
buffer+10'
)
25'
35'(25'
State
buffer+10'
)
varies**
25'
35'(25'
State
buffer+10'
)
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
50% of
upland
portion
Recommended
Minimum Bldg
Size***
3,000sq.
Feet; 2
story
home
min.
1,800
first floor
w/ total
min of
3,000
2,500sq.
Feet; 2
story
home min.
1,500 first
floor w/
total min
of 2,500
2,000sq.
Feet; 2
story
home min.
1,200 first
floor w/
total min
of 2,000
2,000sq.
Feet; 2
story
home min.
1,200 first
floor w/
total min
of 2,000
1,500sq.
Feet; 2
story min.
1,200 first
floor w/
total min
of 1,500
1,500sq.
Feet; 2
story min.
1,000 first
floor w/
total min
of 1,500
1,500sq.
Feet; 2
story min.
1,000 first
floor w/
total min
of 1,500
1,500sq.
Feet; 2
story min.
1,000 first
floor w/
total min
of 1,500
First Floor
Elevation/Water
Table
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
2ft
minimum
above
flood
plain
1.
2.
3.
4.
5.
6.
7.
8.
20'
15'
Steps to porches may be included in the setback.
All setbacks are measured from the property lines.
All setbacks are minimum measured to vertical structural supports of roofed building
elements. Overhangs are not considered an encroachment of the required yards.
LAKE VIEW homesites have a variety of rear setbacks depending upon the location of
the homesite and the view to the homesite from the lake.
Minimum square footage does not include garages, porches, decks, roof overhangs and
stairs. Elevations are to be determined and approved/certified by a Georgia registered
civil engineer or surveyor.
In calculating impervious area, one may include marsh edge buffer in the upland
calculations.
See A-3 for maximum height definition.
No requirements can be less restrictive than the St. Mary’s building codes.
12
13
B-3
Park Place, Charleston Place & The Battery
Park Place
Park Place is one of the many distinct neighborhoods within the Cumberland Harbour
community. The wooded internal home sites in this particular neighborhood are clustered
around common squares and are served by alleys to the rear of the properties.
The character of this quaint neighborhood is envisioned in the southern coastal cottage
vernacular. Neo-classical, craftsman and low-country influences are encouraged within Park
Place.
While standards within Park Place are generally consistent with the overall Cumberland Harbour
Architectural Guidelines, a few exceptions have been incorporated to offer variety within the
community. For instance, sand finish cementitious three-coat stucco will be considered as a wall
finish where appropriately implemented. Also appropriate picket fencing of front yards (3’
maximum height) and garden wall treatment of side and rear yards is encouraged. No double
side yard fencing will be permitted nor will stock “big box” prefabricated panels; custom only.
Following are the specific yard and building requirements for Park Place:
Front yard
Minimum side yard
Minimum rear yard
Minimum square feet
10’ (build primary structure to line)
5’
5’ (accessory structure)
1500 square ft conditioned area (excluding accessory structure)
Other design and site criteria should be consistent with the overall Cumberland Harbour
Architectural Guidelines and applicable recorded documents.
While prototypes by Allison Ramsey, Architect have been developed and incorporated in an
earlier pattern book, the Cumberland Harbour DRB encourages creative custom solutions for
cottages within Park Place.
14
Charleston Place
Charleston Place is a very distinct neighborhood within the Cumberland Harbour community.
Charleston Place is as the name would imply, a neighborhood developed utilizing the Charleston
template in the neo-classical tradition.
Home sites here are clustered around commons utilizing these lot types; edge lots, side yard lots
and marsh view lots. Edge lots are perimeter and are not served by alleys. Side yard lots are
internal and are served by alley easements and marsh view lots are contiguous to jurisdictional
wetlands.
Appropriate picket fencing of front yards (3’ maximum height) and garden wall treatment of side
and rear yards is encouraged. No double side yard fencing will be permitted nor will stock “big
box” prefabricated panels; custom only.
While standards within Charleston Place are generally consistent with the overall Cumberland
Harbour Architectural Guidelines, a few exceptions have been incorporated to offer variety
within the community.
Following are specific yard and building recommendations for Charleston Place:
a) Edge lots (perimeter lots not served by alley easement)
a. Front
b. Side
5’
c. Rear
b) Side yard lots (interior lots served by alley easement)
a. Front
b. Side
5’ (build primary structure to west line)
c. Rear
5’ from easement line
c) Marsh view lots (fronting marshlands)
a. Front
b. Side
5’
c. Rear
25’ (buffer per DNR)
Recommended minimum square footage – Marsh view lots 2000 square feet conditioned area
(being sensitive to neighboring existing conditions)
Perimeter and Interior lots – 1500 square feet conditioned area (being sensitive to neighboring
existing conditions)
While prototypes by Allison Ramsey, Architect have been developed and incorporated in an
earlier pattern book, the Cumberland Harbour DRB encourages creative custom solutions for
cottages within Charleston Place.
15
The Battery
The Battery is envisioned as a distinct neighborhood within the Cumberland Harbour
community. This unique neighborhood consists of a wide variety of lot types and orientation,
thus particular attention was given to provide appropriate design variables in the prototypes
produced by Cotner Associates, Inc. Architects in the southern coastal vernacular.
While these prototypes have been provided for aesthetics and planning guidance, the
Cumberland Harbour DRB encourages creative custom solutions to capitalize on the unique
attributes of The Battery home sites.
The prototypes reflect three distinct organizations and garage configurations to accommodate the
varying natural and geometric characteristics of this neighborhood. Each plan has been
developed with alternative elevations to provide variety in the streetscape utilizing picket fenced
yards, sidewalks and landscape as a common thread and defining element of a pedestrian
friendly street. Appropriate picket fencing of front yards (3’ maximum height) and garden wall
treatment of side and rear yards is encouraged. No double side yard fencing will be permitted
nor will stock “big box” prefabricated panels; custom only.
This broad concept approach has been employed by the DRB as a tool to paint the broad stroke
picture of the vision for The Battery at Cumberland Harbour. The DRB trust you find these
concepts of homes designed specifically for this neighborhood of assistance in planning your
new home at The Battery.
Following are specific yard and building recommendations for The Battery:
Front
Side
Rear
5’ one side, (7.5’ where recorded easement exists), 10’ other
a) Interior minimum
b) Marsh front
25’ (buffer per DNR)
Recommended minimum square footage – 1500 square feet conditioned area (exclusive of
accessory structure)
16
The Architecture
C-1
The Homes at Cumberland Harbour
The homes at Cumberland Harbour recall the vernacular architecture of Georgia’s small southern
coastal towns. Any of the southern coastal vernaculars or stylized versions thereof: Low
Country, Bungalow/Cottage, Neo-classical, or a conformed stylized Modernist style sympathetic
with the coastal vernacular.
The building mass of the individual home is quite simple; it comprises a main body with deep
overhangs to which wings or ells are attached as desired. The home is a balanced composition of
door, window, and roof as they relate to the porch elements.
The traditional building materials are predominately wood with metal roofing and brick or tabby
foundations and accents.
As is the tradition in this coastal region, each home is placed on a raised skirted foundation. The
vernacular character of the homes is further reinforced by the incorporation of large overhangs,
columned porches, and vertically proportioned doors and windows.
C-2
Architectural Details
Building Mass
The homes at Cumberland Harbour should be
composed of simple building masses
(rectangular and squared) and should
incorporate combinations of gabled and hipped
roofs.
Wings or ells may be added to the home’s main
mass to enhance the architectural character or to
provide increased square footage.
Minimum square footage recommendations vary as lot type & size vary. Check Section B
“Neighborhoods” for the square footage recommendations for your particular lot. Square
footage is determined by finished, heated space from two floors only (either basement and first
floor, or first and second floor). The square footage is exclusive of garages, terraces, decks,
porches, roof overhangs and stairs.
17
Building Height
In order to minimize the impact to site vegetation a mixture of one, one and one-half, and two
story homes are encouraged. The City of St. Mary’s PD zoning allows Cumberland Harbour to
have homes up to 45 feet in height.
The height excluding the chimney is determined by the distance between the natural ground and
halfway between the eve and the highest point of the roof. This includes towers. See previous
definition section A-3.
Foundations and Water Table
The first floors of homes at Cumberland
Harbour are to be a minimum of 24 inches
above finish grade. Foundation piers are
to be brick, tabby or cut stone in certain
cases.
The water table must be expressed in a
horizontal band around the house at the
first finished floor height. Water tables
must turn the building corners 24”
minimum.
Foundation screens must be site of nominal 1” dimensional material framed lattice or vertical or
horizontally spaced wood members built on site.
Slab on grade monolithic construction is generally not allowed. However, slab and stemwall
may be utilized if expressed as an elevated crawl space i.e. simulated piers with screening giving
the illusion of crawl space.
Porches and Decks
The porch is an essential architectural element to the home. Each side of the home that faces a
street view must have a porch. Wrap around porches should be integral with the home design and
shall have columns and handrails that are compatible with the vernacular architecture of
Georgia’s small, southern coastal towns.
Front porches shall be a minimum of 8 feet deep by 10 feet long.
When screened porches are desired, they should be designed to appear as an open porch that had
been screened at a later date. (Screen and non-wood products installed to interior)
18
The front entry to the home must have a front porch or approved covered stoop of at least 64
square feet.
Ceilings on porches are to be tongue and groove decking, beaded board, battened plywood or
open rafters.
Views to the underside of decks and porches must be screened with underpinning and/or
landscape material large enough to provide screening upon installation. Porch screening colors
must complement the design.
No double height or two-storey porches will be allowed. Double-stacked porches will not be
allowed.
Decks and patios must be architecturally compatible with the house and designed to be an
extension of the house. Deck and Patio rails, pickets and underpinning should be painted to
match the trim of the house.
Columns
19
Columns on porches are to be simple square, tapered or chamfered supports generally from 6 to
10 inches in cross section. Box columns are encouraged over classical round columns, and
major porches are to have columns up to 12 inches square. Minimum beam depth is to be 10
inches. Round columns may be considered on a case by case basis.
Columns must be appropriately sized and proportioned for their style.
No Aluminum columns are allowed. Aluminum plinths are allowed.
Column necking must align with face of entablature. Fluted, two storey stacked or turned
spindle columns are considered consistent with the Cumberland Harbour style.
Handrails and Balusters
Balusters are to be square milled pickets or approved turned profile with a maximum of 4 inches
of open separation. Simple cutouts from wide boards, louver, cable, etc. may be submitted for
approval as well if compatible with building style.
Railings must be appropriate to the style and scale of the porch/home.
All handrails, whether on porches or stairs, must be constructed out of non-laminated wood, or
wood laminated with vinyl to appear as wood.
All-vinyl, extruded vinyl & extruded PVC products are not permitted.
Door/Window Placement
The location and alignment of doors and windows in coastal Georgia architecture is critical.
They should be designed in concert with the porch and column elements to provide a balanced
look to the home.
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Doors
Doors may be either single or double leaves, French style and rail
proportions that are centered in their bays. Sliding doors must be
French style and may only be utilized if not visible from street or
neighboring house (including cross lake views, etc.)They should be
vertical in proportion and may have sidelights and transoms when
architecturally appropriate.
Flat 4 inch +/- jamb trim and 6 inch +/- head trim with a simple cap is typical. More detail and
enlargement/accentuation such as flute and crown, etc. may be acceptable in entry conditions.
Windows
Windows are to be vertical in proportion. Window pane patterns
may range from 1/1 to 6/6 to 6/1 to 3/1 as appropriate for the
chosen vernacular. Muntins however must be dimensionally
expressed on exterior.
Paired windows and boxed or angled bay windows used as accents
are encouraged.
Window trim should match door and home trim.
Only the highest quality wood and approved upgraded clad or extruded windows are permitted.
No window grids between glass or snap-on window grids are allowed. Screens if utilized must
be full unit size.
21
Dormers
Dormer windows and small rectangular accent windows are often seen on Coastal Georgia
Architecture. They should be aligned for balance in the architectural elevation.
Dormers may have gabled, hipped or shed roofs.
Shutters and Awnings
Shutters are an important element in
Coastal Georgia homes. They may be
used on single windows and may be
planked, louvered or panel in style.
Individual shutters should be sized to
cover one half of the window opening.
All shutters are to be operable or
appear to be operable with appropriate
hinges and cast or forged holdbacks
(shutter dogs).
Bermuda or Bahaman shutters hinged
at the top are encouraged.
Screens
Screening on porches, windows and doors is typical for the coastal climate. Screening material
must be black, grey or silver in color and housed in a wood frame and stops. Aluminum, vinyl or
fiberglass may be utilized if concealed by wood stops.
22
Cornices
Cornices should be consistent with the simple treatments
utilized in Coastal Georgia Architecture.
Eaves (18 to 36 inches as appropriate to style)/ plain soffits or
exposed rafter tails are typical.
The incorporation of support brackets on gabled rakes is
encouraged.
Siding
Wood siding is historically found on homes in Coastal Georgia. Approved siding, however, may
also include fiber cement products. Lap siding, shingle siding, board and batten or combinations
thereof are encouraged. Vinyl or aluminum may not be used.
Brick and tabby may be used as a foundation, walk/terrace surfaces or chimney material only.
Exterior Trim
Exterior trim is to be painted wood or fiber cement board.
Roofs
Roofing materials found along Coastal Georgia are predominately galvanized metal (galvalum),
Corrugated, 5-V, 8-V or low profile standing seam are encouraged. Factory applied colors are to
be approved by the Design Review Board. Wood shingles, and wood or fiberglass composition
architectural shingles are also appropriate with Design Review Board approval.
Gutters must be ogee or half round with round or chain downspouts. No rectangular downspouts
are allowable.
Vent Caps
Vent caps must match roof color.
Chimneys
Chimneys may be brick, tabby or cut stone in certain cases and must extend to grade.
23
Masonry, Isoken or flued prefab type fireplaces with appropriate chimneys and caps are required.
Side (direct vented) chimneys are not allowed.
Chimney caps should be of a traditional or inconspicuous nature. See photo examples below:
a. Low profile square (inconspicuous)
b. Clay cap
c. Copper cap
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Garage and Outbuildings
Detached garages are preferred as is typical in the small towns of Coastal Georgia. These
outbuildings are to be treated in a distinctly smaller scale than the main home.
The detailing of the garage shall match or be sympathetic with the home.
Garages may be connected to the home with a covered breezeway.
Garages are not allowed under the main home unless topographic
or FEMA requirements dictate it. Front entry garages are
discouraged. While front loading garages are allowed, the garage
door shall be at least 8’ back of the front wall of the home, or at
least four feet behind the rear of the front porch. Side or courtyard
garages are encouraged.
Garage doors facing any street must have an overhanging
architectural element that softens the door’s visual impact.
Garage doors must be single doors no wider than 10 feet and no
taller than 8 feet.
The doors must appear as out-swinging carriage doors and should
incorporate appropriate hardware. Simple glass panes are encouraged.
Parking below Structure on Flood Plain Properties;
To determine a structure’s applicability it must pass the following test:
a. Elevating to a level approximating a full level above the finish grade to clear the
required flood plain elevation is necessary as dictated by FEMA and municipality
25
b. Property is contiguous to marshland as defined by Georgia DNR and/or corps of
engineers. Example
i. Property fronts marsh
ii. Natural elevation in building area averages el. 6' amsl.
iii. Building falls in AE11 zone.
iv. Based on FEMA regulations, elevation of finish floor is required to be
11.0 amsl. However, St. Mary's requires an additional 1’. Minimum
finish floor would thus be 12.0 amsl as St. Mary's requirement is more
stringent.
v. Given the fact that FEMA insurance coverage provides for savings to
homeowners and give incentive to go above the minimum requirements,
an added 2' of freeboard would be added placing the finish floor at 14.0
amsl.
vi. With a natural grade of 6' amsl and finish floor at 14.0, crawl space of 7.0’
would be created (assuming 1' of floor structure)
vii. Given that 7.0’ is within 1’ to 2' of what is considered in most circles as a
floor level capable of accommodating garage or habitable area, the garage
below would be deemed acceptable.
1. Note: If greater than an added 2 !' using the example above was
needed, garage below would not be acceptable.
Colors
Exterior palettes should reflect the historic character of coastal Georgia. Subtle colors which
blend harmoniously with the natural surroundings are appropriate. As a general rule, palettes one
would find in a community or neighborhood of a Victorian nature are discouraged. Strong
pastels and primary colors should be limited to accent elements such as front doors, shutters and
the like. All exterior colors for the homes at Cumberland Harbour are to be approved by the
Design Review Board. Before final approval of color is given, the homeowner must provide an
on-site sample measuring no less than 10’x10’ with trim colors and other exterior
materials/colors accompanying. This not only applies to new homes but to existing homes also.
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The Landscape
D-1
The Cumberland Harbour Landscape
The native landscape at Cumberland Harbour is an extraordinary plant community.
Tall pines stand on less than half of the property. The remainder is a rich oak canopy. The
understory is a remarkably diverse ecosystem of palmettos, yaupon hollies, wax myrtles and
other species that provide habitat for the birds and wildlife at Cumberland Harbour.
The exceptional quality of the landscape provides the basis, structure, warmth and foundation for
the community.
D-2
Site Details
Site Clearing
Cumberland Harbour is striving to minimize the impact to the existing trees and natural
vegetation. To this end, the following guidelines have been established limiting clearing on
homesites. A detailed site clearing plan must be approved for each homesite.
Building Envelope: Clearing and grading is limited to 10’ outside the building envelope.
Replanting: The homeowner is responsible for replanting any areas that were cleared beyond the
approved clearing limits. The trees for the replanting must be selected from the approved
hardwood plant list. The tree locations must be approved by the DRB.
Tree Protection
The homeowner is responsible for installing and maintaining tree protection fencing at the limits
of a clearing as shown on the approved clearing limits plan. No equipment, vehicles, building
materials, or topsoil will be allowed in this area. Failure to maintain this fencing and the resulting
impact in this area can result in fines.
Open Homesites: There are some homesites at CUMBERLAND HAROUR that do not have any
existing trees on them. A detailed tree planting plan will need to be prepared with trees selected
from the approved list.
Burning
Burning is not allowed.
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Site Grading
In order to minimize the impact to a site while providing positive site drainage, Cumberland
Harbour requires a detailed grading plan for each homesite.
Alteration to existing natural drainage patterns should be avoided. Proposed homesite drainage
may not cause damage, excessive flows, ponding or erosion to adjacent properties. Homesite
grading shall be in accordance with the conceptual homesite grading plan provided on the
engineering plans for Cumberland Harbour.
Erosion Controls
Erosion and silt control measures must be shown on the grading plan. It is the responsibility of
the homeowner to maintain these controls during the construction period. Failure to maintain
these controls will result in fines from Cumberland Harbour and (or) Georgia Department of
Natural Resources or city of St. Mary’s.
Construction Restrictions
During the construction period of a home, all building materials must be stored in the homesite.
No material, equipment or vehicles may be on adjacent homesites. (Staging in the r.o.w. must be
approved and coordinated with the P.O.A./Declarant)
There shall be no overnight parking of trailers or equipment in the street. Parking for
construction employees will be limited to one side of the road.
Flag men will be required for use of large equipment, material off loading or any other road
blockage. (Coordinate with P.O.A./security)
Portable Restrooms
Portable restrooms, which are placed temporarily on a home site during construction, shall be of
a dark green color with no signage.
Utilities
Water: All residences within Cumberland Harbour are served by a City regulated water system.
Wells: Wells are not allowed, except for irrigation purposes. Their location must be out of view
from the street and within an outbuilding, service yard or the main structure, so as not to be
visible.
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Heating: Electric heat pumps for heating and air conditioning are commonly used in this climate.
Units should be located in inconspicuous places on the side or backside of the house and are
required to be screened with walls or screening of a material similar to the house facades or
landscapes elements sufficient to fully screen within 12 months.
Solar collection devices: Such “green” design elements are always encouraged, but will be
reviewed for authenticity in design with relation to the historical architectural theme: i.e. if they
are incorporated into the southern Coastal Architectural design tastefully, without detriment to
the overall elevations or façade, they may be approved on an individual basis.
Electric: Telephone, Cable, Dish: Meter boxes shall be located in inconspicuous areas on the
house and covered as allowed by building code. TV antennas of any type, satellite dishes (except
for 18” dishes) and other electronic hardware or receiving units will not be permitted. Location
of an 18” dish will be approved by the Design Review Board, if it has no street visibility.
Utility Meters
All utility meters, electrical panels, condensing units or other similar devices shall be painted to
match the siding or trim and must be screened with approved planting materials from any view.
House Identification
To meet local codes each home must have a number identification for emergency vehicles. The
location, size and design will be set by the Design Review Board and the local municipality.
D-3
Features in the Landscape
Trellises and Arbors
These functional structures can also be very pleasing landscape elements, which fit well into the
Southern Coastal theme. The design of these features must fit within the context and scale of the
design.
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Decks and Terraces
Decks and terraces should be designed to be an extension of the architecture and provide a
transition from the house, to the garden, and or to the natural surroundings. Treat the foundation
of decks so that they are sympathetic to the foundation of the home.
Patios
Patios in this region are designed to the scale of the architectural theme. They are built out of
bricks, pavers, coquina or oyster shell of a pervious nature.
Fences
Fences outside of individual neighborhoods
may be constructed out of black wroughtiron or black aluminum and transparent in
nature. (minimum 50% transparency)
Fences, where allowed and advantageous,
can be useful design elements to screen
utility areas, provide privacy, security and
define exterior spaces. They can also
provide a planting backdrop and emphasize
entries in certain cases. Fences must
harmonize in character with the house.
Fences shall not be located where they block views of other property owners to the waterway,
marsh, lakes, parks or other visual features; nor shall they impede vehicular visual corridors for
purposes of safety.
No perimeter fencing will be allowed in front (street) yards with the exception of Park Place,
Charleston Place and The Battery. Fences located on property lines are discouraged and
restricted to behind the back corners of the house. All fences including pool fences must be
submitted to the DRB for consideration.
Prefabricated brick, board on board, chainlink or welded wire fencing is not permitted. Fences at
frontages in the neighborhoods noted above shall be constructed of wood board or wood pickets
of custom design, wrought iron or aluminum. Frontage fences (Charleston, Park and Battery);
spacing between boards or pickets in these neighborhoods shall not exceed 2” and shall not
exceed 36" above finish grade level.
Side and rear yard fences should be considered as design elements to enclose and define
courtyards and other intimate or functional exterior spaces rather than a definition of a property
30
line. Fences should run through or curve between existing trees to avoid unnecessary tree
removal and avoidance of hard edge.
Once an approved fence or wall has been erected along a side or rear lot line that approved
fence/wall generally will be the only approved fence/wall to be erected along that lot line. In
other words, double fencing by adjoining lot owners will not be allowed on side or rear lot lines.
Garden Walls
Southern coastal landscapes often include low walls.
They are applicable in the neighborhoods of Park Place,
Charleston Place and The Battery (3 feet or under on
frontages) of tabby or brick used to define spaces and
screen elements. Garden walls and retaining walls shall
be of brick or stucco (8" minimum thickness). Gate shall
be wood, wrought iron or aluminum. Garden walls shall
not exceed 6' in height above finish grade in side and rear
yards.
Garden walls may be considered in the rear 2/3's of the
property but not in frontage yards except as noted above.
Driveways
Asphalt and Black or Dark Gray Driveways of any
material are not permitted.
The driveway aprons (the place where a driveway
connects with the street) are to be built out of concrete
(where a sidewalk occurs between walk and curb).
The driveway from the apron to the garage may be built
out of concrete, concrete pavers, shell and concrete, or
brick pavers. Two tire lanes with a grass median is the
preferred design for the driveways.
Driveways should allow for a turnaround at the garage. Turnaround areas may be built from
materials listed above for driveway.
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Drives must provide proper and adequate drainage.
Parking Areas
Guest parking areas up to two cars are allowed. Parking areas may be built from materials listed
above for driveway.
Parking areas shall be screened from the street and neighbors with walls, fencing, or planting. It
is required that the parking area be located to avoid views of the backs of cars or encroachment
into the required street yards.
Driveways Aprons Drainage
All homesites with driveways crossing a drainage ditch will require either a storm water culvert
or a paved swale to assure proper drainage.
Culverts may be made of concrete or Galvalum CMP with a minimum pipe size of 18 inches. It
is recommended that an expansion/contraction joint be placed in the concrete directly above and
running the length of the pipe. The contractor shall set culvert and swale grades from the grades
as provided on the engineering plans for Cumberland Harbour.
Grading contractor and landscaper contractor shall grade and grass the slopes into and out of the
culvert pipe for erosion control and ease of mowing the grass.
Lighting
Landscape lighting should be kept to a minimum and focused on
paths, patios, and porches.
Low wattage lamps are required. Fixtures must be hooded. Bright
spots are not allowed.
Path lighting must be no taller than 3’ mounting height and use
low voltage lamps. Landscape fixtures must be shielded by
planting and concealed in daytime.
Down lighting is encouraged so as to reduce glare; to better light drives and paths; and to assure
that neighboring properties are protected from bright light sources. The source of the light, the
bulb, must be shielded from view from streets or adjacent lots.
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Exterior decorative light fixtures on homes are encouraged to be of a baffled design and
conservative in number and must be to the scale of the house. Timers are desirable.
Colored lights are prohibited (except holiday- see below). Shielded spotlights/floodlights will be
considered on a case-by-case basis, depending on orientation and location.
Holiday lighting and decorations may only be displayed from December 1st to January 10th.
Up to two lampposts may be designed into the plan. The lamppost should be a maximum 6 feet
in height and should be designed to fit the character of the home. Security lights and motion
sensors need to turn off automatically after activation.
Air Conditioners, Exterior Water Heaters and Other Utilities.
All air conditioning units shall be shielded and hidden so that they are not visible from any street
or adjacent property. Their placement needs to respect neighbors with locations approved by the
DRB.
Window and/or wall air conditioning units are not permitted.
Trash Receptacles.
All trash receptacles must be located in the rear 50% of the home. A 4’ wall or a fence element
should screen the receptacles. Fences and walls must be an integral part of the architecture or a
freestanding compatible element. In either case, unobstructed access must be provided.
Trash receptacles shall be roll-out carts, as provided by the collector. No exceptions will be
permitted. Rollout carts and recycling bins shall be placed at the street no more than 12 hours
prior to collection day and must be removed from the street within 12 hours after collection.
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Mailboxes
Central mailboxes will be provided for specific neighborhoods. For houses not served by central
mail kiosks, Cumberland Harbour Property Management will install an approved mailbox at the
owner’s expense.
Flagpoles
No in-ground flagpoles will be allowed. One decorative/seasonal flagpole displayed from the
house will be allowed.
Swimming Poles
Swimming pools are not typically found in yards
of traditional Southern Coastal homes. However,
in ground pools are allowed. Pools and pool
decks/terraces may not be built in the setback
area. Swimming pools are not permitted adjacent
to any street side of the residence.
Screen enclosures – If a pool screen enclosure is to be pursued, it must be thoroughly integrated into
the design of the home. This can be achieved utilizing columns, roof forms, materials, colors, etc.
which are sympathetic and complimentary to the features of the home. The typical aluminum frame
mansard screen enclosure designed as a tack on will not be acceptable. Simply put, a successful
solution will require forethought and creativity.
Decorative Objects
Decorative objects are subject to DRB approval.
Clothes Lines
Clothes lines are limited to a screened service yard or areas directly behind the home and
generally not visible from the street and adjacent lots.
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Tennis Courts
Tennis courts within a single-family homesite are not permitted.
Recreational Vehicles
All permanent vehicles, including golf carts, boats on trailers or other recreational vehicles are to
be parked within a garage.
Occasionally recreational vehicles such as boats, trailers, motor homes, campers, etc. may be
moved on-site for a maximum of 24 hours for the purpose of loading, unloading, or cleaning the
vehicle. Unless fully garaged, they shall be stored in the fenced area behind the fire station
designated for boats, trailers, and RV’s.
Docks
Homesites with dock opportunities are important in Coastal Georgia. In order to minimize
impacts onto the marsh ecosystem, the Georgia Department of Natural Resources is in charge of
dock permits. They will establish the design of all docks. All dock plans, details and colors must
be approved by the DRB. Hand railings shall be approved only where necessary for safe travel.
All lighting on docks must be shielded from horizontal and vertical spread. Owners should be
cognizant of neighbors and minimize light pollution. The DRB recommends motion or infrared
sensors.
Dock gates are allowed, but should be constructed of wood or powder coated aluminum. Either
method should maintain 66% transparency. Note- no wings occur to sides, but rather a section of
rail in one or both directions may be employed to prevent stepping around gate.
35
To be most effective and minimize intrusion into neighboring lateral views, we encourage a
location close to gangway or dock. If constructed of wood, a natural finish is preferred to better
blend with surroundings.
The DRB views gates of this nature as a means in dealing with an attractive nuisance and
associated liability rather than issues of vandalism. Vandalism and intrusion should be addressed
in conjunction with the home security system.
Other Landscape Elements
Pet enclosures, pet houses, permanent or moveable basketball goals, yard ornaments, and similar
site improvements generally will not be allowed. Pet enclosures may be considered by the DRB
if they are integrated into the primary structure, outbuilding or service yard.
Swing set designs and locations may be permitted on a case-by-case basis, however they may not
back up to open spaces.
All propane gas tanks must always be buried except in VE zones when not permitted by FEMA.
Screens and tie-downs must be provided in a VE zone.
All mechanical units must be located in an inconspicuous place and within the property setbacks
and must be screened by landscaping, berming, fencing or combination thereof as required by
flood plain requirements to conceal equipment of similar or compatible material as the house
façade.
If planting is used, it must be of sufficient density to screen units within one year’s growing
season.
Signage
No signs or tubes (for sale, for rent, for lease, security warning, private property, etc) are
permitted on any homesite, or vehicle, in the windows of any home or structure, on any cabana,
dock, common property or any road right of way at any time unless placed at the direction of the
developer.
No sign or banner of any kind is allowed unless approved by the DRB before installation.
The DRB will approve builder signs and permit boxes. The purpose of these signs is to identify
job sites and speculative construction.
No subcontractor signs are allowed.
36
Builders and the developer are specifically permitted to place signs at locations and must meet
the specifications below:
37
D-4
Plant Material
Coastal Georgia landscaping is rich with a wide diversity of plant material. Careful placement of
plants in the landscape is critical to the cohesiveness of CUMBERLAND HARBOUR. From the
tree canopy to the groundcover, each plant selected is to work in harmony with the site.
Reforestation of homesites to provide shade and promote wildlife habitat is encouraged.
When viewed from the street, the landscape design should make the home feel as if it has been
nestled in the forest.
Dense evergreen plantings between the homes are important to provide privacy. Pine straw as a
groundcover is acceptable.
Large expanses of grass are discouraged.
Acceptable/Recommended Plants:
SHADE TREES
Acer rubrum
Plantanus occidentalis
Quercus laurifolia
Quercus virginiana
Salix babylonica
Ulmas parviflora
Red Maple
Sycamore
Laurel Oak
Live Oak
Weeping Willow
Chinese Elm
ORNAMENTAL / UNDERSTORY TREES
Acer palmatum
Betula nigra “Heritage”
Llex comuta Burfordi Burford
Llex opaca x Savannah
Lagerstroemia indica
Magolia soulangiana
Japanese Maple
Heritage River Birch
Holly
Savannah Holly
Crape Myrtle
Saucer Magnolia
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EVERGREEN TREES
Llex attenuata
Llex attenuata
Llex Nelie R. Stevens
Llex opaca
Llex vomitoria
Juniperius virginiana
Magnolia grandifloria
Magnolia virginiana
Pinus taeda
East Palatka Holly
Foster Holly #2
N.R. Stevens Holly
Tinga Holly
Yaupon Holly
Red Cedar
Southern Magnolia
Sweet Bay Magnolia
Loblolly Pine
SCREEN PLANTS
Cryptomeria japonica
Ligustrum lucidum
Osmanthus fortunei
Japanese Cryptomeria
Privet
Tea Olive
DECIDUOUS SHRUBS
Azalea
Buddleia davidii var.
Chaenomeles speciosa
Hydrangea
Spiraea
Viburnum
Deciduous Azalea
Butterfly Bush
Flowering Quince
Hydrangea
Spiraea
Viburnum
EVERGREEN SHRUBS
Abelia grandifloria
Aucuba japonica
Azalea hybrida
Azalea indica Var.
Azalea Kurume Var.
Azalea satsuki Var.
Buxus microphylia japonica
Gossy Aelia
Acuba
Azalea
Indian Azalea
Kurume Azalea
Satsuki Azalea
Japanese Boxwood
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GROUND COVERS
Ajuga reptans Var.
Cyrtomium falcatum
Hemerocallis Var.
Hosta Var.
Lantana Sp.
Liriope muscari Var.
Bugleflower
Holly fern
Daylily
Hosta
Lantana
Liriope
VINES
Akebia quinata
Campsis x Madame Galen
Clematis
Egtrachelospermum jasminoides
Fatshedra
Gelsemium sempervirens
Hedra
Lonicera sempervirens
Hydrangea anomala petiolaris
Parthenocissus quinquefolia
Rosa banksias
Rosa
Trachelospermum asiaticum
Fiveleaf Akebia
Trumpetcreeper
Clematis
Confederate Jasmine
Tree Ivy
Carolina Jasmine
Ivy
Red Trumpet Honeysuckle
Climbing Hydrangea
Virginia Creeper
Lady Banks Rose
Climbing Rose
Asiatic Jasmine
PERENNIALS
Achillea spp.
Hypericum calycinum
Chrysanthemum spp.
Coreopsis spp.
Digitalis spp.
Gaillardia
Lavandula
Miscanthus
Moluccella laevis
Narcissus spp.
Osteopermum fruticosum
Ratibida pinnata
Rudbeckia
Salvia spp.
Santolina chamaecyparissus
Thymus vulgaris
Yarrow
Aaron’s Beard
Chrysanthemum
Coreopsis
Foxglove
Indian Blanketflower
Lavendar
Fountain Grass
Bells of Ireland
Daffodils
Trailing African Daisy
Prairie Coneflower
Black-Eyed Susan
Salvia
Santolina
Common Thyme
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The Approval Process
E-1
Overview
Key Design Guidelines
The following summarizes those design elements which the Design Review Board requires:
The preservation of the natural character of the site will give Cumberland Harbour an inherent
value.
The use of professionals qualified in the fields of planning, architecture, landscape architecture,
engineering, surveying, and construction is required.
The emphasis will be on thoughtful architectural designs that exude warmth, artistic taste, and
foster indigenous Southern Coastal design concepts. This emphasis will enhance a harmonious
blend between the man-made environment and the natural character of Cumberland Harbour.
The architectural elements that complement and reinforce the natural characteristics of the
climate, culture and site will include pitched roofs of varying heights with large overhangs, large
and numerous window openings, and porches. An abundant use of glass, including dormers, and
sensitive detailing on entrances, fascias, soffits, and gable ends above doors and windows is
desired. Finally, there will be an emphasis on natural materials, such as brick, tabby, or wood,
and an overall high-grade quality construction that is in harmony with the land.
The Design Review Board
To enable development that preserves and protects Cumberland Harbour, making its beauty
available to future generations, property owners are bound by the Cumberland Harbour
restrictions. The restrictions state that, “All proposed improvements and landscaping, including
alterations or additions, on any homesite must be reviewed and approved by the Design Review
Board.”
The Design Review Board (DRB) is comprised of three or more members appointed by the
Declarant during the development period and appointed by the Association’s Board of Directors
following the development period.
Functions of The Design Review Board
THE DRB will evaluate each of the plans submitted by an Owner adhering to the design criteria,
performance and quality standards as set forth in the Design Guidelines and the compatibility of
the design with the adjoining sites and common spaces.
41
The DRB will interpret the standards at the request of the Owners. If conflicts arise in meeting
these standards, the DRB will review conditions and make a determination as to the action to be
followed.
The DRB shall have the right to monitor the design and construction process in order to ensure
conformance to the approved documents and the standards set forth in the Design Guidelines.
The DRB shall review each submission and respond before continuing to the next phase of the
review process. Unapproved submissions shall be revised and resubmitted for review and
approval. Approval will be in writing and shall in no way relieve the Owner and builder of
responsibility and liability for the adherence to any applicable ordinances and codes.
E-2
Application Process
Phase 1: Research and Conceptual
Pre-Application Research
The owner should select his or her professional consultants. It is the responsibility of the owner
to acquaint his design team with the Design Review process and the DRB Design Guidelines.
The architect and other design team professionals should visit Cumberland Harbour for an onsite
tour prior to beginning preliminary plans. In so doing, the designer can creatively design the
dwelling in a compatible manner with the overall goals of the Developer and the Design Review
Board. A representative of the DRB will be available for an initial conference with the owner
and/or the design team for general information, design guidance, and to explain the guidelines
and concepts in more detail. Together, the design team should also visit the building site and
observe other homes in the area, as well as the overall Cumberland Harbour environment. Before
beginning design preparation, the owner and the design team should review the following
documents for specific constraints and requirements:
1.
2.
3.
4.
5.
6.
7.
Recorded Plat of the Subdivision
Master Declaration of Covenants, Conditions, Restrictions, and Easements
Protective Covenants applicable to the homesite
Cumberland Harbour Design Review Board Procedures and Design Guidelines
Applicable Ordinances and Fees
Applicable Local and State Building Codes
Applicable City of St. Mary’s and Camden County Ordinances
The owner is to obtain a topographic survey of the home-site as soon as possible in order that the
owner, architect/building designer, and landscape architect can make a proper site evaluation in
accordance with the site planning guidelines that are hereafter listed. The topographic survey
shall verify the corner pins of the property; wetland boundaries, if applicable; and provide grade
42
contours at one-foot intervals as well as spot elevations. The survey must also show the location
and species of all trees four inches or larger in diameter at four feet above grade and the location
and identification of any special features of the home-site. The survey shall also show building
setback requirements and the required finished floor elevation.
The Designer Requirements
Architect
To ensure that Cumberland Harbour maintains a high quality of architectural design, all plans for
the construction of dwellings and other buildings or significant structures at Cumberland
Harbour must be designed and drawn by a registered and licensed architect, or a professional,
experienced home designer approved by DRB.
Landscape Architect
To ensure that Cumberland Harbour maintains a high quality of design, all plans for the
landscape and associated site work of dwellings and other buildings or significant structures on
any homesite at Cumberland Harbour must be designed, drawn, and certified by a landscape
architect or experienced designer approved by the DRB. Overseeing of installation by the
landscape architect shall be encouraged.
Phase 2: Design Phase
In order to facilitate the preliminary architectural review process and approval, it is strongly
recommended, as an optimal step, that the designer prepare and informally submit a Conceptual
Sketch of the proposed building design and site layout to the DRB for general comments and
suggestions. This “working together” step has been included early in the design process both to
confirm a proper analysis of the site and also to save the owner from making major revisions
after significant architectural work has been performed. The DRB will make comments or
recommendations that will encourage development to the Design Phase. The Design Phase
submission should integrate the original conception with the DRB feedback. The Application
form for Residential Construction and improvements, which can be found in the DRB Download
section of the Cumberland Harbour website, (www.CumberlandHarbourGA.com), should be
completed at this stage. However fees and full submittal are not required until Phase 3.
Phase 3: Application Submittal
The Application form for Residential Construction and Improvements should be submitted by
the property owner to the DRB before the commencement of any construction activity of any
43
type. This application must be accompanied by payment in full of the appropriate NON
REFUNDABLE Submission Fee as outlined below:
Conceptual Review:
No Charge
Building Plans and Landscape Plans Review
$1,000.00
Additions and Renovations Review
(Post home construction)
$250.00
Pools, Deck, Fences and Enclosures Review
$200.00
Dock and Pier Review
$200.00
Note: The above fees are subject to change without prior notice.
The owner should include with the application(s) and fee(s), all documents and other information
that are outlined under the Preliminary Design Review requirements, as hereafter specified, and
delivered to:
Design Review Board
Cumberland Harbour
354 Spinnaker Drive
St. Mary’s, GA 31558
Phone: 912-729-4336
Email: [email protected]
The owner should submit these documents at least one week (7 days) prior to the next scheduled
monthly meeting of the DRB.
It is important to mention that any deviation from the procedures could cause unnecessary delays
or additional costs to the owner.
All or part of the plans submitted for review, may be disapproved for any grounds, which are not
consistent with the purpose and objectives of the DRB, including purely aesthetic considerations.
44
The owners should submit 2 complete sets of the following documents and information
together with the application and fee 7 days prior to next DRB Meeting.
1. Application Form (2) and $1000.00 Non Refundable Fee*
*Fee to be made payable to Cumberland Harbour Design Review Board.
2. Topographic and Tree Survey
3. Site Plan
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
n.
o.
p.
q.
Minimum scale 1”=20’
Owner’s name
Designer’s name, address, and telephone/fax number/email
North arrow, scale and date
Property lines with dimensions and bearings
Marsh and marsh buffer property lines for marsh front properties
Elevations of homesite corners, center of homesite, edge of roadways and
wetland edge, water level, and top of bank, if applicable.
Easements and setbacks as shown on the Plat.
Location of all trees over 4” in diameter at 4'0” above grade. Trees to be
removed shall also be noted. The approximate location of the “dripline” of
all trees 12” or greater shall be shown.
Preliminary clearing and grading plan showing existing and proposed
contours, culvert locations, sized pipes, inverts and flow directions,
drainage, and clearing limits and the grading plan showing cut/fill limits,
requirements and any retaining wall or berm locations and heights
Access to street, drives, parking area, sidewalks/paths, decks, and patios
with elevations indicated
Entry to homesite for water, electric, cable TV, and telephone
Building accurately located from property and setback lines
Dwelling indicated with exterior walls, entry area and stairs delineated.
Roof and deck lines shown.
Total impervious surface coverage
Optional inset drawing with adjacent structures and any adjacent water
bodies or other natural features noted. Principal views also indicated and
directions of prevailing winds marked.
Photos of contiguous lots and/or house and the three lots across the street.
4. Architectural Floor Plans
a.
b.
c.
d.
e.
Each floor, mezzanine and ground level plan.
Scale: 1/8”=1’ with date
Overall dimensions
Square footage area of structure
Room use labeled
45
f. All walls, windows, and doors (with swings) indicated.
g. All overhangs of floors or roofs
h. Ground level plan showing foundations, enclosures, driveway location,
stairways, garbage, and HVAC enclosures
5. Architectural Elevation Drawings
a.
b.
c.
d.
e.
f.
All four elevations
Scale: 1/8”=1’ with date
Relation of building to grade level
Height of structure and first floor elevation
Overall height from the finish grade to ridge of roof
Description of all exterior materials, roof materials, colors, etc. to be used
6. Exterior Materials
Fill out on Application Form
7. Grading Concept Plan and Landscape Plan
a. Preferred Scale of 1” = 20’
b. Also include Landscape Architect or Approved Designers contact information.
Phase 4: Final Approval and Construction
The results of the Design Review Board action will be forwarded to the applicant as soon as
possible in writing. If substantial restudy is required, the applicant may elect to submit plans
again for Preliminary Review before proceeding with the preparation of final construction
documents. A Final Approval Agreement will be forwarded to the applicant to be signed by the
owner, the architect/designer, and a representative of the DRB.
When fully executed, the Final Approval Agreement shall serve as final approval by the DRB for
the construction of the improvements. If construction has not commenced within twelve (12)
months after the date of the Final Approval agreement, it shall be deemed to have expired unless
the owner, prior to such expiration date, has requested and received an extension in writing from
the DRB.
When plans are approved and the owner is to begin construction an Architectural Compliance
Deposit of $4000.00 is required. This deposit should be made payable to Cumberland Harbour
Design Review Board. This is a REFUNDABLE fee that is kept and used in the event of damage
to communal areas or property. Please note this is to be paid by the property owner and NOT the
builder.
46
When the above deposit has been paid, a Cumberland Harbour stamped plan approval will be
issued which will allow the owner or owner’s representative to seek a Building Permit from the
applicable government Building Inspector’s Office, after which construction can commence.
Phase 5: Pre Construction Meeting
Upon notification of final approval of the building and landscaping plans by the DRB, the owner,
architect, and general contractor shall meet onsite with a representative of the DRB to discuss
proper construction appearance and etiquette throughout the construction and landscape process.
Noncompliance with proper construction guidelines may result in partial or total non-refunding
of the Architectural Compliance Deposit.
Phase 6: Stake Out Inspection and Pre Clearing Inspection Approval
At the time of or after the completion of the pre construction meeting with the DRB, a stake out
review of the homesite may be undertaken as follows:
a. The property lines and the outline of the foundation for all structures shall be identified
by a series of stakes connected by string.
b. For marsh front lots: Marsh line flagged by the DNR and marsh buffer line flagged by the
St Mary’s building department.
c. Clearing limits shall be delineated through the installation of orange tree protection
fencing. Tree protection fencing shall be outside tree drip lines and adjacent to open area.
Access to these areas during construction shall be limited as practical.
d. Any trees to be removed shall be flagged with orange surveyor’s tape.
e. A member of the DRB will inspect the homesite when the notification of the above action
has been given to the committee and approval will be made a part of the Final Review
Process.
Absolutely no clearing of the homesite may be done prior to stakeout inspection and approval.
Phase 7: Construction Inspections
The DRB, its agents, and representatives specifically reserve the right of entry and inspection
onto all or any portion of the owner’s property for the purpose of verifying compliance.
A representative of the DRB will make periodic inspections without notice during the entire
construction period. The owner will be notified in writing with a copy to the architect/designer
and general contractor of any items and exceptions noted in the inspection report, and all such
items and exceptions must be completed or resolved by the next meeting of the DRB. If the
owner or builder does not want the DRB to enter the home at any stage during the construction
period please contact the DRB and forward instruction in writing.
47
Phase 8: Final Inspection upon Completion of Construction
The applicant shall notify the DRB when construction is substantially complete, and a
representative of the DRB will make a final inspection.
Upon approval of construction, the DRB will issue a final inspection certificate. Homeowners
should not move in prior to the final inspection certificate from the DRB.
Deposits will be refunded only after the final approval for both the building and the landscape
construction.
House Construction Period
All dwellings and other structures, including landscaping, must be completed within 18 months
after construction has commenced, except where such completion is impossible or would result
in great hardship to the owner or builder due to strikes, fires, national emergency or natural
calamities as determined by the DRB.
Landscape Construction Period
The proposed Landscape and Irrigation Plan must be submitted to the Design Review Board for
review and tentative approval with the final building plans. The approved plan shall be
implemented in full within three (3) months after completion of construction of the residence but
within the overall 18 month timeframe.
Any queries at any stage can be forwarded to;
Design Review Board
Cumberland Harbour
354 Spinnaker Drive
St. Mary’s, GA 31558
Phone: 912-729-4336
Or
Atlantic Development Group
250 N. Orange Avenue, Suite 610
Orlando, FL 32801
Phone: 877-545-8136
48

Architectural Guidelines

Transcription

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