Design Standards Manual

Transcription

KEENE’S POINTE
DESIGN STANDARDS MANUAL
The “DSM”
D
S
M
esign
tandards
anual
Revised November 11, 2011
Page | 1
TABLE OF CONTENTS
STATEMENT OF INTENT ................................................................................................. 5
OVERVIEW OF DESIGN REVIEW PROCESS ................................................................. 6
SECTION 1 - KEENE’S POINTE ARCHITECTURAL STYLES BY VILLAGE .................. 7
ARLINGTON VILLAGE (A), CAMDEN VILLAGE (LOTS 407 – 421), & LOWER
HUNTINGDON VILLAGE (LOTS 523 – 531) ............................................................. 8
BEDFORD, NORTHSHORE, KENSINGTON, CAMDEN (LOTS 424 – 428 + LOTS
715 – 725, LOWER HUNTINGDON EXCLUSIVE OF LOTS 523 – 531, BROOKLINE,
UPPER HUNTINGDON, GROSVENOR POINTE GROSVENOR, AND THE
GARDENS, MUIRFIELD & WESTLAKE SECTIONS OF CAMDEN VILLAGES (B &
E) ................................................................................................................................ 9
CAMBRIDGE-VILLAGE C…………………………………………………………………10
HAMILTON – VILLAGE
……………………………………………………..……….11
SOMERSET, HAMPTON, LYNDHURST, THE GREENS SECTION OF CAMDEN, &
MONTROSE VILLAGES........................................................................................... 12
SECTION 2 - DESIGN REVIEW AND PLAN SUBMITTAL PROCESS ........................... 14
A. PURPOSE OF THE ARCHITECTURAL REVIEW COMMITTEE ........................ 14
B. CONCEPTUAL DESIGN SUBMITTAL (OPTIONAL)............................................ 15
C. PRELIMINARY SUBMITTAL (OPTIONAL) ......................................................... 15
D. FINAL SUBMITTAL ............................................................................................. 16
E. PROFESSIONAL CONSULTANT’S REQUIREMENTS/RESPONSIBILITIES ... 17
F. DRAWING SUBMITTAL REVIEW FEES ............................................................. 18
G. ARC NEIGHBORHOOD COMMITTEE ............................................................... 18
SECTION 3 - SITE PLANNING STANDARDS ........................................................... 19
A. BUILDING ENVELOPE ....................................................................................... 19
B. KEENE’S POINT RESIDENTIAL MINIMUM BUILDING SETBACKS, MAXIMUM
BUILDING HEIGHTS AND MINIMUM SQUARE FOOTAGE. .............................. 20
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C. EASEMENTS ...................................................................................................... 22
D. FLOOR AREA/BUILDING COVERAGE .............................................................. 23
E. COMBINING LOTS ............................................................................................. 23
F. GRADING AND DRAINAGE................................................................................ 23
G. WALLS, FENCES & HEDGE LINES ................................................................... 23
H. POOL AND DECK LAYOUT ............................................................................... 25
I. SEPTIC TANKS ................................................................................................... 25
J. GARBAGE AND TRASH CONTAINERS ............................................................. 25
K. SCREEN ENCLOSURES .................................................................................... 25
SECTION 4 - LANDSCAPE STANDARDS .......................................................................... 27
A. General ............................................................................................................... 27
B. LANDSCAPE MATERIALS ................................................................................. 27
C. GRADING AND DRAINAGE ............................................................................... 28
D. PLANTING REQUIREMENTS ............................................................................ 28
E. ACCEPTED PLANT PALETTE ........................................................................... 31
F. SPECIAL CONDITIONS ...................................................................................... 33
G. CONSERVATION AREAS ................................................................................... 33
H. LANDSCAPE INSPECTIONS .............................................................................. 34
I. IRRIGATION SYSTEM ......................................................................................... 34
J. EXTERIOR LIGHTING ......................................................................................... 34
SECTION 5 - ARCHITECTURAL STANDARDS ................................................................. 36
A. GENERAL ........................................................................................................... 36
B. FLOOR PLAN REQUIREMENTS ........................................................................ 36
C. ELEVATION FACADES ...................................................................................... 37
D. BUILDING HEIGHT............................................................................................. 37
E. MATERIALS AND FINISHES .............................................................................. 37
F. ROOFS ................................................................................................................ 38
G. DOORS AND WINDOWS ................................................................................... 39
H. SOLAR DEVICES ............................................................................................... 40
I.
DOCKS .............................................................................................................. 40
J. UTILITY EQUIPMENT AND ANTENNAS ........................................................... 42
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K. OUTBUILDINGS ................................................................................................. 43
L. ACCESSORY STRUCTURES ............................................................................ 43
M. BASKETBALL GOALS AND RECREATIONAL EQUIPMENT ............................ 43
N. SIGNAGE ............................................................................................................ 44
O. ORNAMENTATION AND STATUARIES………….…………………………………44
SECTION 6 - GENERAL RULES AND REGULATIONS, FOR EMPLOYEES,
CONTRACTORS, SUBCONTRACTORS, AND SERVICE PERSONNEL. ......................... 46
SECTION 7 - FEES ....................................................................................................... 49
A. SUMMARY OF FEES AND DEPOSITS
(NEW HOMES) ..................................... 49
B. ARCNC APPLICATION FEE SCHEDULE FOR MODIFICATIONS ….. ………… 50
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STATEMENT OF INTENT
The purpose of this manual is to assist Keene’s Pointe property owners in their home
design process and to provide an ongoing framework for that process as required by
Article VIII, Architectural Control, of the DECLARATIONS OF MASTER COVENANTS,
CONDITIONS AND RESTRICTIONS OF KEENE’S POINTE (“Declaration”).
The manual is intended to provide guidance regarding certain architectural design
characteristics which are either desired or required to be incorporated in the design of the
improvements, the site, the landscaping of those improvements, and the long term
maintenance of those improvements.
This guideline is not intended to constitute a complete list of all criteria that must be
satisfied. It shall remain the obligation of the property owner to make an independent
evaluation of the adequacy of any design or material and to determine their suitability for
the intended usage.
These guidelines that form the Design Standards Manual are provided as a
straightforward guide containing visual examples to assist homeowners, architectural
designers and builders to better understand the intent of the Master Plan for Keene’s
Pointe.
The Design Standards address the quality and compatibility of elements that compose
the “Public” space which ultimately determines the true character of Keene’s Pointe. The
Architectural Review Committee visions and desires are intended to encourage design
creativity within a framework that ensures compatible design character throughout the
entire Community. The main elements that need to be given attention to achieve this
goal and which are addressed within this guideline are:
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Site Orientation
Relationship to Existing Homes
Garage Placement
Building Mass
Porches and Columns
Scale and Proportion
Rooflines and Roof Elements
Windows and Doors
Material and Colors
Landscaping and Site Amenities
Appropriate House Styles and Images
It is not the intent of the guidelines to make subjective value judgments upon the
elements and designs which are shown to be “inappropriate” but to illustrate, before the
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design process begins, styles and images which do and do not fit the intended design
character for Keene’s Pointe. It is through understanding and implementing the ARC’s
vision of an appropriate Keene’s Pointe design character that the quality of the overall
neighborhood and the financial investment of each homeowner can be maximized.
To achieve the desired architectural goals of Keene’s Pointe, it is required that each
homeowner, architectural designer and builder review and become familiar with the
Design Standards Manual and other supplemental design elements that are available to
assist builders and designers.
The ARC has the right, but not the obligation, to grant waivers for minor deviations and
infractions of the Declaration. The granting of any waiver for any portion of the Properties
may be given or withheld in the ARC’s sole discretion and a prior grant of a similar waiver
shall not impose upon the ARC the duty to grant new or additional requests for such
waivers.
OVERVIEW OF THE DESIGN REVIEW PROCESS
1.
Initial Submittal (Concept and/or Preliminary)
2.
Professional Staff Technical Compliance Review
3.
Architectural Review Committee Review, Recommendations and Approval
4.
Final Submittal
5.
Architectural Review Committee Final Review and Approval.
If conditions for
approval remain, revisions must be submitted prior to certification.
6.
ARC written approval.
7.
Submit approved construction documents to Orange County for building permit
8.
Building Permit issued by Orange County
9.
Construction begins
10. ARC staff complete inspections during construction
11. Construction complete
12. ARC staff reviews property for final compliance approval
13. Apply for appropriate Orange County final building inspections
14. Certificate of Occupancy issued by Orange County
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SECTION 1 BYi VILLAGE
KEENE’S POINTE ARCHITECTURAL STYLES
Architecture has been defined as “the gift of one generation to the next.” Barring natural
or manmade disaster, it is a gift that can be given over and over, a continuing legacy for
all to enjoy. It is this heritage of Architecture that sets Keene’s Pointe apart.
The objective of this section is to establish the guidelines for Keene’s Pointe on a Village
by Village basis, each with their own identity presented through the preservation of
classic traditional home design.
The approach to the architectural style of each village, and indeed each home, is to
encourage the achievement of a blend of this classic architecture from the past with the
open, flowing interior spaces so appropriate today with our Florida lifestyles. The result
will produce homes that are timeless, yet more vibrant and alive than most historical floor
plans would allow while maintaining the integrity of our architectural heritage. Listed
below in Chart 1, are major architectural classifications that should influence the design of
homes in Keene’s Pointe.
The architecture is meant to be more than a sentimental journey. While the homes will
pay homage to some of the most loved architectural styles our county has seen in past
generations, they will present unmistakably fresh interpretations of those styles, opening
the door to a whole new level of freedom in terms of meeting the needs and personal
expressions of today’s home buyers.
The Preferred Builders with their teams of designers and craftsmen were selected for
their ability to achieve a harmony between the ages of classical traditional design in
architecture and the materials, furnishing, finishes and fabrics of the completed home with
its proper site and landscape materials.
Following initial construction of a home any exterior modification, change or
addition by the homeowner will be required to adhere to the same standards as
applied to the initial home design and construction. Proposed changes will be
considered within the context of the Village as well as the design specific to the
individual home.
CHART I
MAJOR ARCHITECTURAL CLASSIFICATIONS FOR KEENE’S POINTE
Georgian (Colonial)
New England Cape Cod (Sea-side)
Low Country and Coastal Cottage (Plantation Style)
Greek Revival (Romantic)
Victorian (Queen Anne, Eastlake)
Charleston Side Row
Detached Plantation
Bermuda
French Country
Colonial Revival
Mediterranean
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Arlington Village (Parcel “A”), Camden Village lots 407 – 421 (Parcel
“G”) and Lower Huntingdon Village lots 523 – 531 (Parcel “H”):
[Note: Parcel designations are as shown by Sheet 6a of the Keene’s Pointe PD Amended
Land Use Plan]
LOW COUNTRY AND COASTAL COTTAGE (One and Two Story Homes)
Within the space of a few hundred square miles in the South Carolina low country, unique
treasures of colonial and antebellum structures are found. The plantation homes of the
early planters and the churches where they worshiped are encircled by live oaks, azaleas
and camellias.
The architecture of the Low Country includes a variety of styles known to America in the
1700’s. Although we tend to think of the Southern plantation house as a great columned
mansion made famous by “Gone With the Wind,” this spectacular form of Greek Revival
construction was one of the least familiar to the Low Country. The greatest variety of
builders in the Low Country used architectural styles know as Early Colonial, Georgian,
Federal, Gothic Revival, Italian, Jacobean Castle and French Chateau.
Around 1740 a unique kind of plantation house was developed by French settlers in
Louisiana and Mississippi that adapted to the special climate of the South. These houses
evolved from the French Colonial Raised cottage incorporating a stucco masonry cellar
level under the main house, which was surrounded in some form by a porch like gallery.
Notable characteristics include: double or single pitched gable roofs of sheet metal or
slate; high stuccoed masonry base below the main level; deep one and two story front
and rear porches-sometimes connected with side porches giving shade and access to all
rooms; doghouse dormers and louvered shutters that shade French casement windows.
The construction materials most commonly used in the low country and coastal cottage
are Pine, Cypress, Brick, Stucco, Oyster shell tabby concrete, and roof construction with
slate, shingles, or standing seam metal. The favorite exterior color was white on frame
houses, while stucco houses ranged from yellow to reds. Colors, bright ones, were used
inside the earliest houses, but they gave way quickly to white.
The main roof pitches are from 7:12 to 10:12 with raised covered front porches having
lower pitched roofs (3:12-4:12). The homes characteristically have well-proportioned
columns with rails, horizontal siding, brick water tables, French doors, full length windows
with tall shutters, front doors with transoms, metal or asphalt shingle roofs, and are
placed on a high brick or masonry foundation. Porches are deep and may be one or two
stories. An informal relationship exists among the elements that allow window spacing,
dormer placement and porch bays to each have their own spacing and dimensions.
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Bedford (Parcel “B”), Northshore (“E”), Kensington (“D”), Camden lots
424 – 428 & 715 – 725 (“G”), Lower Huntingdon exclusive of lots 523 –
531 (“H”), Brookline (“I”), Upper Huntingdon (“H”), Grosvenor (“N”),
The Gardens (“R”), and the Muirfield & Westlake sections of Camden
Villages (“P”)
Land Use Plan]
CLASSICS: A BLEND OF EUROPEAN AND TRADITIONAL AMERICAN
ARCHITECTURE
The materials to be used to achieve appropriate design character are classic columns,
windows with grilles, 8’ tall entry doors with transom, classic roof elements (no
contemporary, art deco, postmodern, nor trendy window styles).
The architectural style should be inspired by design elements that span two architectural
worlds – American and European. The American homes are based on classic Early
American styling; the European homes reflect French, English, Spanish and Italian
influences. Floor plans are to be spacious and well-crafted. Traffic patterns are to be
planned with open and inviting family areas reflecting our Florida lifestyle; private and
spacious master suites are desirable.
The larger lots within the Northshore and Grosvenor Pointe Villages allow for more of
Detached Plantation Style. Historically, the house had two distinctly different facades; the
one facing the river having a large two story column supported colonnade. The façade
that faces the plantation emphasized window, doors, dormers, arcade and dependent
buildings. Hip roofs with shingle, metal or slate roofing is in keeping with this style, wrap
around porches, narrow dormers, and garages/servant quarters. Other “out buildings” are
encouraged to be detached, but should be connected to main structure by an arbor, or
arcade.
Homesites 538 – 548 and 552 – 558 will feature a collection of Golf Villas within the
Country French architectural style. As typified in a villa setting, more elevation repetition
will be permitted.
The Villages of Lower Huntingdon, Grosvenor and The Stonemason Court section of
Grosvenor will have a Tile Roof requirement.
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Cambridge Village (Parcel “C”)
[Note: Parcel designation is as shown by Sheet 6a of the Keene’s Pointe PD Amended
Land Use Plan]
CHARLESTON SIDE ROW, LOW COUNTRY AND COASTAL COTTAGE
Side row homes have their historical foundation in the tradition of village living in England.
Two-and-a-half or three story houses were constructed on small lots clustered cozily
within their villages. With the settling of the New World, the traditional village lifestyle
took on distinctive regional outlooks.
A typical Charleston Side Row home was constructed with its narrow end facing the
street and with a long two-story gallery along one side. A Charleston feature is the formal
entryway through the street face of the gallery.
Architectural style variations of the siderow homes include Georgian or Classical, Colonial
Revival, Coastal and Victorian.
Some of the main characteristics of the homes include porch above porch, brick or
masonry water tables, garages to the rear of the house, dormer windows, shutters, turned
picket railings, French doors, usually solid, with side lites and transoms, windows with
grills, fret work at porches and gable ends spires at roof peak, decorative cut fascias.
The homes were raised well off the ground.
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Hamilton Village (Parcel “F”)
[Note: Parcel designation is as shown by Sheet 6a of the Keene’s Pointe PD Amended
Land Use Plan]
GOLF COTTAGE (Predominately One Story English Cottage/Bermuda Influenced
Style)
Since the 1600’s Bermuda has created a style of architecture of its own. It is rather like
visiting a South Sea Island in the North Atlantic. Bermuda’s is represented by delightful
houses with steep white roofs and with smooth masonry walls that are either white or
tinted pastel. Though Bermuda has a comparatively dense population, the homes have
spread out rather than going up in high-rise construction. The growth has taken place in
a well planned fashion and preserves the 18th century charm.
Bermudians have a strong affection for English tradition and symbolism. Georgian,
Gothic and Greek Revival are the predominant influences. A version of the French
plantation house, sometimes called a Gallery house, with its large porches that surround
the house – an influence from the tropical West Indies has also evolved as a strong
influence in Bermudan architecture.
The roofs of most of the Bermuda houses are made of inch thick native limestone slates
laid over a stone gutter at the angle appropriate for the purpose of leading every raindrop
into a water tank beneath the house. Other elements that are consistently observed are
shuttered windows, both Bermuda and traditional; balconies, porches, cupolas, dormers,
hipped roofs, balustrades, and columns.
Butteries are a common architectural feature, either incorporated into the house or as a
standalone element. Their steep roofs and thick walls kept meat and food fresh before
the days of refrigeration – now they have a variety of uses.
Because Bermuda has proved to be hospitable to trees and flowers of the world as it is to
people, the gardens are a joy. The beloved blooms of England, the roses and
delphiniums thrive alongside orchids and begonias. Bermudians and their visitors live
outdoors much of the year, greatly cherishing gardens as outdoor living rooms.
The town of St. George and its buildings are special by the fact they remain true to
Bermuda’s architectural heritage in a concentration seen nowhere else on the island.
Almost ever corner, alley and building emit a scent of the Old Capital’s nearly four
centuries of history.
With due apologies to Scotland, many widely-traveled golfers feel that Bermuda is the
most perfect place to pursue their sport. It is the devotion combined with “Cottage
Colonies” and the “Housekeeping Cottages” that inspire the design of the Golf Cottages
at Keene’s Pointe.
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Somerset (Parcel “J”), Hampton (“K”), Lyndhurst (“L”), The Greens
section of Camden (“O”) & Montrose (“M”) Villages
Land Use Plan]
CLASSICAL ARCHITECTURAL STYLES
The architectural design of the homes in these villages should be influenced by a blend of
the elements found in classical architectural styles. While the approach to individual
house design will be similar to the homes to be found in Bedford Village (B), the size of
the homes will usually be smaller and will capture the style more in general tendencies
rather than in the exacting details of the classical historical examples.
The homes will offer spacious and well-crafted floor plans providing traffic patterns that
reflect the Florida lifestyle. The homes will be open, light, bright and airy.
Exterior designs will be influenced by the Georgian, Victorian, Colonial Revival and
French Country homes typically found in the older and traditional neighborhoods of the
Southeastern United States. The character of these homes will provide an overall feeling
of an orderly neighborhood of traditional values while presenting an interesting mix of
architectural details, materials and finishes.
The Georgian style homes will have simple and well-proportioned volumes with
consistent roof pitches. Typically, the windows will be multi-paned or either 6 over 6, 6
over 9 or 9 over 9 with the first floor windows being taller than second floor windows.
There is an orderly relationship among windows, shutters, doors, porches and roof forms.
The Victorian influenced homes will feature more steeply pitched gabled roofs and
ornamentation especially within the porches, windows, eaves and door surrounds.
The main Colonial influences will be observed in the simple straightforward volumes
combined to make a more complex house. The dominant roof ridges usually run parallel
to the street. Front porches are generally smaller in scale and the multi-paned windows
of 6 over 6 and 8 over 8 results in broader profiles than found in the Georgian style.
There are frequent uses of side porches and porte-cocheres. Generally, there is an
orderly but not necessarily symmetrical relationship between windows, doors, and
building mass.
The dominant elements of the French Country Homes are steeply pitched roofs on a
simple basic form with a second pitch near the eave and the use of vertical French
windows, primarily casement, and French doors opening onto terraces and loggias.
This group of villages will have roof materials that may include asphalt or fiberglass
shingles, metal and synthetic slate.
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The ARC has additional design reference material available to assist the property owner,
designer and builder in planning a new home. While the materials in the reference library
are wide ranging, they are meant to inspire ideas rather than endorse specific home
designs or their designers. Copyrights must be respected. The Builder and/or Designer
should be contacted directly for information regarding the use of any specific home
design found within the library. Ownership rights exist on most plans and fees may be
payable for their use.
Keene’s Pointe and Keene’s Pointe Realty recommend that a professional design service
be hired for the design of all home plans.
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SECTION 2
PROCESS
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DESIGN REVIEW AND PLAN SUBMITTAL
A. PURPOSE OF THE ARCHITECTURAL REVIEW COMMITTEE
In order to assure every resident of Keene’s Pointe that the proper standards of
construction and development will be encouraged and maintained to everyone’s benefit,
the Architectural Review Committee (ARC) has been established to review and approve
all plans and specifications for new homes. The ARC Neighborhood Committee
(ARCNC) has been established by the Community Association to review and consider for
approval all modifications, additions, or alterations proposed for existing residential units
or structures, and the open space appurtenant thereto, in accordance with the
Declaration.
The ARC and the ARC Neighborhood Committee have been established to review
architectural design and insure proper aesthetic attention has been directed to creation of
the design. The ARC, comprised of design professionals, will encourage overall creative
excellence, maintaining value and having harmonized splendor throughout the
community.
The goal of the ARC and the ARCNC is to process each submittal fairly, consistently, in a
timely manner, and most important, in accordance with the requirements of this Design
Standards Manual and the Declaration.
An additional goal of the Architectural Review Committee is to review and act on all
formal submissions within fifteen (15) business days of receipt; however, the amount of
time it takes the ARC to complete the review will vary with the complexity of the design
and submission completion. Submissions that are not complete cannot be considered for
ARC review and will be tabled until the missing information is made available. If ARC
fails to specifically approve or disapprove the plans and specifications submitted in final
and complete form, within thirty (30) days after written request for approval, such plans
and specifications shall be deemed approved, as provided by the Declaration.
It is the intent of the ARC to most strongly discourage any variations from technical
compliance with the Design Standards Manual. The guidelines presented in this manual
and especially those that are specific and, therefore, subject to “technical” definition are
presented as a basis for the overall excellence of Keene’s Pointe. Requests for variances
on items found not in technical compliance will be time-consuming and will not be granted
unless there is some overriding hardship associated with the site that makes such
variance unavoidable. If the design as submitted requires a variance of any sort, this
must be clearly stated along with the rationale for such a variance in a covering letter.
The Design Review and Plan Submittal Process for a new home begins with a
presentation of this manual along with the Keene’s Pointe Declaration of Covenants,
Conditions and Restrictions (Declaration) followed by three (3) submittal stages Page | 14
Conceptual, Preliminary and Final. Conceptual and Preliminary reviews shall be for initial
design development purposes and are optional to the owner. While the Conceptual and
Preliminary submittals are optional, they are, however, recommended by the Architectural
Review Committee in order to avoid unnecessary time and expense associated with the
preparation of Final Plans prior to acceptable exploration and consideration of initial
concepts and designs.
All plan submittals for a new home must include three (3) sets of drawing for ARC review.
After each review, one (1) set of plans with comments will be returned.
B. CONCEPTUAL DESIGN SUBMITTAL (Optional, applicable for a new home)
1. Topographic Survey (certified) in one (1’) foot intervals showing primary trees. A
primary tree is defined as any existing tree having a height of six (6) feet or more and
a caliper of 4” or greater.
2. Site plan indicating building placement.
3. Floor plans for each level may be in schematic form varying in size form 1/16 inch
scale to ¼ inch scale.
4. All exterior conceptual elevations identifying proposed primary materials.
5. Illustrative materials, renderings, models, or drawings are recommended to
adequately present the concepts.
C. PRELIMINARY SUBMITTAL (Optional, applicable for a new home)
1. Topographic Survey (certified) in 1’ intervals showing primary trees.
2. Preliminary Site Plans showing building placement; proposed grading and drainage
contour; patios/fences (schematic); fountains (schematic); berm and swale
easements (lakefront only); all easements; walks and drivers; site coverage and
building square footage; pools (schematic); existing trees; future additions; and
required and actual building setbacks.
3. Preliminary Floor Plans (may be in either 1/8 inch or 1/4 inch scale) showing door and
window location (front door must be minimum of eight (8’) feet or six feet eight (6’ 8”)
inches with transom); finish floor elevations; overhangs (must be a minimum of 18”
from face of wall)’ yard or accessory structures. Slab elevation will be a minimum of
eighteen (18) inches above the finished grade elevation.
4. Preliminary building elevations identified as front (street), rear (golf or lakeside, as
applicable) and left and right sides, showing proposed exterior materials (samples and
color not required until final submittal).
5. Preliminary area coverage calculation, location of septic system and all berms and
swales.
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D. FINAL SUBMITTAL
The Final Submittal is meant to provide the ARC with drawings that illustrate and
communicate a fully developed design concept that is well integrated with site and
surroundings. The drawings shall be hard line to 1/4 inch scale.
The ARC requires one (1) exterior material/color board for review purposes, and three (3)
sets of the following fully developed Design Drawings:
1. Illustrative materials, renderings, models, or drawings are recommended to
adequately present the concept.
2. Certified Topographic Survey Showing:
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Diameter of primary trees at one (1) inch intervals.
Topography Grades
3. Final Site Plan Showing:
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Applicable building setback lines
Building Placement
Proposed new grades by landscape architect, civil engineer or surveyor
All easements
Pool setback lines
Final drainage plan
Finished floor elevations
All service yards, mechanical equipment, trash areas, pool fences
All utility service locations
Walls, gates, patios, walks, drives, decks, pool or fountains with material
designated, as well as dimensions
Septic tank and drain-field locations
Pervious versus impervious calculations
Berm and swale easements (lakefront only) signed by landscape architect, civil
engineer, or surveyor
Existing trees (as shown on tree survey)
Dimensions to corner of structure(s) perpendicular to the property line
4. Final Floor Plans Showing:
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Rooms designated by name and dimensions
Appliance noted gas or electric
Door and window locations
Square footage of covered patio
Square footage of garage
1/4” scale
Square footage of living areas
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5. Exterior Elevations Showing:
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All exterior elevations
Exterior materials and finishes (including light fixtures, etc.)
Chimney and chimney cap height (dimensions need to be indicated and all mater
specified)
Special architectural elements (i.e., skylights, solar panels, ornaments, etc.)
Gutters and downspouts
6. Roof Plan Showing:
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Roof plan with overhang line (MUST be a minimum of 18 inches from face of the
wall).
7. Landscape Plan Showing:
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Final site plan indicating fencing, retaining walls and site lighting plan
Hardscape plan
Proposed trees, shrubs, lawn, berming and ground cover area
Plantings identified by name (botanical and common), size and quantity
Budget as defined in Section 4, part D.2 of the Design Standards Manual
Unit cost breakdown
Irrigation Plan
8. Material Finish Specifications:
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Windows (specification must be submitted). The windows as specified and
approved by ARC must be installed in residence.
Material Board accompanied by samples of all proposed finishes showing exterior
materials, textures and colors of the building, trim, window, fascia, hardscape and
roof material.
Homes in near proximity are not to be painted with highly similar color schemes.
As a general rule, this will apply mainly to the color of the body of the home, and
must consider the colors of the homes on either side of, and the homes directly
across the street from the subject home. FINAL COLOR APPLICATION IS
SUBJECT TO FIELD INSPECTION BY THE ARC.
The Final Submittal Document, as approved, represents the lot Owner’s commitment to
construction intent. If the Owner, or his design team, wishes to change approved plans,
proposed revisions must be submitted to the ARC for further review and approval. No
revisions can be implemented prior to this approval.
E. PROFESSIONAL CONSULTANT’S REQUIRMENTS AND RESPONSIBILITIES
1.
Construction documents shall be prepared by, OR, under the supervision of, a
licensed Architect or Engineer licensed in the state of Florida.
The licensed
professional shall review and certify the documents are designed for structural
compliance within its region according to the applicable Building Codes.
17
2.
It is the owner’s responsibility to make sure that he/she obtains approval of the
ARC on the scheduled submissions and revisions to the proposed structure.
3.
The owner is responsible for requiring his/her contractors to construct his/her
residence in conformance with approved plans and revisions.
4.
The owner is to provide to the ARC administrator the names, addresses, phone
number and Florida license numbers of the professional team members and
builder once they are selected.
5.
It shall be the owner’s obligation to comply with all provisions of the Declaration; no
item contained within an approved plan which conflicts with the Declaration shall
be deemed approved.
F. DRAWING SUBMITTALS REVIEW FEES
Each submission shall include an information block containing:
1. North arrow and scales
2. Street names
3. Submission Date
4. Date of each revision, change or plan reissue
5. Name of the lot Owner
6. Name, address, telephone number and Florida license number of the design
professional
First submission for a new home shall be accompanied by a $750.00 non-refundable
application fee. If a concerted effort in pursuit of final approval of any submission is
interrupted by the Owner for a period of more than six (6) months, or if the design solution
is substantially modified as determined by the ARC, it shall be viewed as a new
application requiring a new non-refundable application fee.
A submission for a new home must be made on each reuse of a multiple use plan. The
submission shall be accompanied by a Fifty Dollar ($50) non-refundable application fee
and be accompanied by the site plan, the color selections, the floor plans and the
elevations.
G.
ARC NEIGHBORHOOD COMMITTEE
Pursuant to Article VIII, Sections 2.K. and 3 of the Declaration, the Declarant and it’s ARC
have delegated to the Community Association the authority to establish an ARC
Neighborhood Committee (ARCNC) appointed by the Keene’s Pointe Community
Association Board, with such ARCNC having authority to review and either approve or
disapprove proposed modifications, additions, or alterations requested to be made on or
to existing residential units or structures.
18
SECTION 3
-
SITE PLANNING STANDARDS
A. BUILDING ENVELOPE
The Building Envelope is the area of each residential lot within which all portions of the
primary structure must be built. The building envelope shall be established by the
application of Chart II (see Section B, below) which is extracted in part from the Keene’s
Pointe PD Amended Land Use Plan. It is advised that applicants confirm the current
accuracy of the information in Chart II prior to proceeding with design. The building
envelope for each residential lot is based, among other things, on the natural features of
the lot, views, relationship to adjacent building envelopes, and topography.
Governmental regulations regarding setback lines must be strictly observed. In the event
of a conflict between a setback line and a building envelope line, the more restrictive line
shall prevail.
19
B. KEENE’S POINTE RESIDENTIAL MINIMUM BUILDING SETBACKS, MAXIMUM
BUILDING HEIGHTS AND MINIMUM SQUARE FOOTAGE.
i
Chart II
Lot Avg.
Width
Villages
Arlington
(A)
Bedford
(B)
Cambridge (C)
Kensington (D)
Northshore (E)
Hamilton
(F)
Camden 400-428
715-725
(G)
Upper Huntingdon
(H)
Lower Huntingdon
(H)
Brookline
(I)
Somerset
(J)
Hampton
(K)
Lyndhurst
(L)
Montrose
(M)
Grosvenor (N)
532-537
535-558
655-668
950-971, 986-1006
972-985,1007-1011
Camden 791-864;
903-949
(O)
Camden Westlake
(P)
The Gardens (R) i
(a)
(b)
Min.
Front
Yard
25’
25’
15’ (e)
25’
25’
25’
Min.
Side
Yard
0’ (b)
10’
0’ (b)
10’
10’
0’ (b);(f)
Min.
Rear
Yard
25’
25’
25’ (c)
25’ (a)
25’ (a)
25’
Max.
Building
Height
40’
40’
45’
45’
45’
35’
Min. Square
Feet (HVAC)
1700
2400
1700
2400/3500lake
3000/3500lake
1700
25’
0’ (b);(f)
25’
35’
2400
100
25’
10’
25’
40’
2400
90
25’
10’
25’
40’
2400
100
70
70
90
100
25’
25’
25’
25’
25’
0’ (b)
0’ (b)
0’ (b)
0’ (b)
0’ (b)
25’ (a)
25’
25’ (d)
25’ (d)
25’
45’
35’
35’
40’
35’
2400/3000lake
1700
1700
2400
2400
100
70
90
110
1 Acre
25’
25’
25’
25’
25’
0’ (b)
0’ (b)
0’ (b)
0’ (b)
10’
25’ (d)
25’ (d)
25’ (d)
25’ (d)
25’ (a)
45’
45’
45’
45’
45’
2400
1700
2400
3000
3500
70/90 (g)
25’
5’
25’
40’
1700/2400 (g)
100
25’
10’
25’
45’
2400
100
25’
10’
25’
45’
2400/3000lake
90
100
70
100+
110
70
90/100
(g)
Lakefront Setback – 50 feet from normal high water elevation
Minimum 15’ building separation
20
(c)
(d)
(e)
(f)
In Cambridge and Brookline, the rear yard setback for garages may be reduced to
15’. If there is a rear alley the setback shall be 26’ from the centerline of the alley
pavement.
In Hampton (lots 253-275) and Lyndhurst and Montrose, the rear yard setback for
garages may be reduced to 15’ for those lots that abut the Orange County Open
Space Reserve.
In Cambridge and Brookline garages will have a minimum 15’ front yard setback.
This setback applies to lots less than 100’ in width. Lots 100’ and greater in width
shall have a minimum side year setback of 10’.
ADDITIONAL SETBACK STANDARDS
1. In villages other than Cambridge Village (C), it is recommended that the one story
portion of any dwelling shall be that portion of building whose height shall be no
more than fourteen feet above the finished floor elevation. Above fourteen (14) in
height measured from the finished floor elevation, the setback should increase one
(1) foot horizontally for each one (1) foot increase in vertical height to a maximum
of ten (10) additional feet in order to minimize the effect of building massing.
Above twenty-four (24) feet in height, measured from the finish floor elevation, the
setback increase one-half (1/2) foot horizontally for each one (1) foot increase in
vertical height. This guideline should be followed in so far as it does not detract
from the architectural design of the home in the opinion of the ARC.
2. Roof overhang or eaves of an elevated building element may extend into setbacks
a maximum of 3’-0”.
3. Roofed or trellis structures shall recognize building setback when exercised as
overhangs, and shall not encroach into the setback more than the eaves on the
approved primary structure.
21
4. Accessory buildings and landscape structures are not permitted in any setback by
Orange County ordinance, and proper location must be approved by the ARC.
5. The side yard setback for boat houses and docks shall be a minimum of ten feet
(10’) or meet the Orange County code if those are greater.
6. Within the buildable area of any site, pools may be constructed on street sides only
if in compliance with Orange County ordinances and approved by the ARC.
7. Mechanical equipment may extend into side yard setbacks 5’ if screened from view
with ample landscaping or hedges, or, a screen wall, six inches (6”) higher than
equipment up to a maximum of five feet (5’), excepting village C, where extension
may not exceed 3’-0” and only with ARC approval.
C.
EASEMENTS
1. DRAINAGE AND UTILITY EASEMENTS
The homeowner is advised to refer to their property survey for drainage and utility
easements that might affect construction on their lot.
Note: It is expressly provided, however, that to the extent that any two or more
contiguous lots, or portions of contiguous lots, which share a common side yard lot
or boundary line are owned in common by a single owner and are combined,
developed and improved by the owner thereof as a single lot, any side yard
Drainage and Utility Easements lying adjacent to the common lot line between the
lots so combined shall automatically be terminated, canceled and extinguished
provided and to the extent that any such side yard Drainage and Utility Easement
is not then in use.
2. A ten (10) foot easement has been reserved immediately adjacent to all common
streets, roads and community property boundaries.
3. A 38 foot berm and swale easement exists landward of the conservation easement
on all Lake Tibet Butler lots and the recorded location shall be verified by survey.
4. Each lot is served with underground electricity, TV cable, telephone, gas and
water. The location of these utilities within the right-of-way and on-site should be
confirmed in the field when a topographical survey of the lot is done.
5. All utility company pull boxes, transformers, etc., have been set within the
easement right of way. Future grading around these structures shall insure proper
drainage. Plantings shall be done in a manner which reduces the visual impact of
these structures.
6. A twenty (20’) foot landscape easement has been reserved adjacent to golf course
property abutting all lots.
22
D. FLOOR AREA/BUILDING COVERAGE
1. On all residential lots with the exception of the lots approximately 70’ wide, a minimum
of 30% of total site shall be pervious, landscaped open space. Exceptions must be
approved by the ARC. Refer to the Declaration.
E. COMBINING LOTS
Two commonly owned contiguous lots may be combined into a single homesite with the
consent of the ARC. Any requested reconfiguration of the building envelope shall be
shown on a sketch plan submitted by the Owner early in the design phase. The ARC
must approve the proposed reconfiguration prior to submittal of the sketch plan. A
relocated building envelope may, at the ARC’s discretion and with any required
governmental approvals, span the common lot line. However, it is possible that such a
location could negatively impact views from nearby lots, or have a negative drainage
impacts and thereby by unacceptable. For this purpose of this manual, combined lots
shall be considered as one lot. Approval of combining lots by the ARC does not alter the
requirement for the owner of the combined lots to continue to pay two annual
assessments to the Community Association. To combine assessments requires approval
from the Community Association Board.
F. GRADING AND DRAINAGE
All storm water from any lot shall drain in accordance with the Master Surface Water
Management system for Keene’s Pointe. Storm water from any lot shall not be allowed to
drain or flow unnaturally onto, over, across or upon an adjacent lot or the golf course and
club property unless a drainage easement shall exist therefore. No owner shall be
permitted to alter the grade of any lot to change the direction, of, obstruct or retard the
flow of surface water drainage; not shall any Owner alter or remove any drainage or
environment berm or swale on any lakefront lot or divert any storm water drainage over,
under, through or around any such berm or swale.
G. WALLS, FENCES & HEDGE LINES
1.
No fences, walls or hedge lines shall be erected on residential property unless
approved in writing by the ARC. Refer to the Declaration.
2. The use of fence and walls is discouraged except as visual enhancements to
landscaping and should be limited to areas requiring privacy or safety, or landscape
enhancement (i.e., swimming pools, garden courtyards) or for concealment of services
areas (trash containers, mechanical equipment, etc.)
3. Perimeter fences along property lines and in golf course setbacks are not permitted
unless approved by the Architectural Review Committee. Fences typically are to be
located no closer than five feet (5’) to the side and rear property lines, unless
otherwise approved by the ARC. Fence installations and any other improvements
23
within Golf Course easements are also subject to the prior written consent of the Golf
Course Operator, in accordance with the Declaration.
4. No fence or wall taller than five feet
(5’) above finished grade shall be
permitted.
Any fence extending
forward from the main body of the
house may be approved by the ARC
if shown to be an integral part of the
architectural style of the home. Plans
and concept must be submitted and
approved by ARC.
5. Acceptable fence materials shall be
brick, stucco, wrought iron, painted
aluminum, wood, stone, poly vinyl
chloride (PVC) or similar composite
material (specific Camden Villages
only), vinyl coated chain link with a
landscape cover, subject to approval
by the ARC. Planting on all fences to
visually obscure the fencing material
is required.
7. Colors are subject to approval by the ARC.
8. Installation of hedges is subject to the approval of the ARC. Hedge lines planted
along fence lines, or near property lines, are subject to similar dimensional limits as
established for walls and fences, as noted above. In the absence of a fence, hedges
should be located no closer than five feet (5’) to the side and rear property lines,
unless otherwise approved by the ARC. The hedge lines shall be planted at a
sufficient distance from the property line so as to allow personnel to maintain and trim
the hedge without encroaching on the adjacent property. Hedge lines should have a
minimum height of two feet (2’). When placed along property lines, hedges typically
should not be permitted to exceed five feet (5’) in height, and no more than
approximately two to three feet (2’ – 3’) in thickness. Any hedge along a property line
that extends forward from the main body of the house is to be maintained at a height
not to exceed three feet (3’). Hedge lines shall be maintained so as to avoid growth of
the plants that would overhang a property line. Variations from the location and
dimensional requirements, such as would apply for privacy at a swimming pool or
other yard areas, are permitted, subject to the prior written approval of the ARC. A
reasonable maximum height must also be maintained for privacy hedges, not to
exceed 10’. Hedge line plantings by a homeowner are not allowed on Community
Association property, unless approved by the ARC. Hedges installed per landscape
plans approved by the ARC prior to this November 11, 2011 revision of the Design
Standards Manual are exempt from the location requirements of this Article 8, if in
conflict.
24
H. POOL AND DECK LAYOUT
1. Pool and/or spa area shall be designed to provide for privacy of the lot Owner,
neighbors and golfers.
2. There shall be a minimum of ten feet (10’) wide planting area between all patios, decks,
and property lines.
3. Pools must be enclosed by a fence or wall as required by State and County
ordinances. Plantings along pool fences and screen enclosures are required for
privacy and to visually obscure fence material.
4. Pools must be designed to complement the residence and must be in-ground.
I. SEPTIC TANKS
Refer to Declaration of Covenants.
J. GARBAGE AND TRASH CONTAINERS
All garbage and trash containers (standard approved trash containers) shall be kept or
placed behind opaque walls made part of the dwelling constructed on each lot. In no
event shall such items be visible from any neighboring property, whether private or public.
Refer to Declaration of Covenants.
K. SCREEN ENCLOSURES
Screen enclosures shall be considered as important aesthetic and architectural elements
of a residential building. Screen areas are permitted only within the buildable area of the
site as defined by the building setbacks, unless otherwise approved by the ARC. A
proposed screen enclosure that would extend into a Golf Course easement is also subject
to the prior written consent of the Golf Course Operator, in accordance with the
Declaration.
Unless located abutting conservation areas or other non-visible areas approved by the
ARC, the screen enclosure shall be defined and dominated by architectural elements that
are consistent with the style and structure of the main building. So far as possible, the
screening must be blended in with the architecture in such a way as to ensure it has
minimal visual impact. All screen assemblies shall be submitted and reviewed in detail to
ensure its appropriateness to and architectural compatibility with the overall design of the
dwelling and the quality of the architectural detail used elsewhere throughout the
structure. Screen enclosures shall be integral of the roof and walls of the main building.
No screen shall extend beyond the sides or above the roof line of the main building.
Exceptions may be granted by the ARC for lots abutting conservation areas that are not
25
visible from the golf course or common property. The community standard for the color of
the aluminum framing is dark bronze, and the insect screening material is to be black or
charcoal in color. The community standard for the roof shape of a screen enclosure is a
mansard style. The framed openings of the screen enclosure are to be infilled only with
standard mesh insect screening material in a weight typically used for screen enclosures.
Alternate infill materials such as clear or opaque plastic panels, high density or heavy
weave insect screening; other solid panel materials and/or pictorial graphics are not
permitted, unless a waiver is approved and granted in writing by the ARC.
26
SECTION 4
-
LANDSCAPE STANDARDS
A. GENERAL
The plant materials chosen for the avenues, entrances and golf course are indicative of
the community’s commitment to establish the character of the landscape in Keene’s
Pointe and to protect and enhance the shoreline of the lakes that are Florida’s great
natural resource.
The plantings on each lot must work within the overall community framework to achieve a
continuity of landscape, rather than a hodgepodge of separate elements. The plantings
must be able to stand up to the rigors of the Central Florida climate, with its winters,
tropical summers and hot sun while creating exterior living space and allowing for privacy.
Tender or non-hardy plants such as Ixora, Croton, Hibiscus, Acalapha, etc. will be
allowed for accent plants only. Foundation plantings are defined as the line or linear
groupings of plants along the stem walls forming the overall perimeter of the home,
attached garage structure, and outbuildings. The landscape plan for the property shall
include foundation plantings for those structures accordingly.
Keene’s Pointe boundaries are soft and landscaping between neighboring lots must flow
into each other without creating an abrupt edge. Many of the lots border the Golf Course
and this transition must also be smooth and reflect the surrounding plantings
The ARC encourages landscape plans that utilize native or drought tolerant plant
materials, drip or micro jet irrigation and other practices that conserve water.
B. LANDSCAPE MATERIALS
1. The Architectural Review Committee encourages the use of plant material on Keene’s
Pointe approved list. It prohibits the use of plant material not included on the list
without the specific approval of the Architectural Review Committee. See Subsection
E: Accepted Plant Palette
2. The following trees and shrubs are NOT acceptable, for landscaping within Keene’s
Pointe:
Brazilian Pepper (Schinus spp.)
Punk Trees (Melaleuca spp.)
Mimosa (Albizzia spp.)
Australian Pine (Casuarina spp.)
Chinaberry (Melia azedarach)
French Mulberry (Morus alba)
Chinese Elm (Ulmus parvifolia)
Ear Tree (Enterolobium cyclocarpum)
Eucaluptis Species (eucalyptus species)
Arbor Vitae (Thuja orientalis)
Melaluka
27
C. GRADING AND DRAINAGE
1. Manipulation of the ground surface within the individual lots must consider overall
drainage and the impact of the berms, both within the site and as it meets the
adjacent land functionally and aesthetically.
2. The intent of carefully continued drainage of private lots is to keep the fairways and
streets as dry as possible, and to put as much water back into the ground water
system as possible.
3. Keene’s Pointe has incorporated a major drainage system through the entire property
which is designed to accept individual lot drain at designated points.
4. Any berm concept being developed within the individual lot must consider its
connection to mounding and swale patterns already established on the adjacent Golf
Course. The edges of the linear fairways, which abut residential properties, are
defined by smooth flowing low ground forms. Since the intent of the Master Plan is to
integrate the Homes as one composition, it is imperative that continuity of the same
berm and swale patterns be achieved.
5. Lots must drain by positive drainage flow within the overall master grading and
draining plan.
6. All water generated on any lot shall not flow onto adjacent lots or unapproved
locations on the Golf Course.
7. All berms shall be designated as gently rolling, free form ground sculpture. Swales
shall be designed in accordance with Keene’s Pointe Surface Water Management
System criteria.
8. All topographic change must occur within the lot property boundaries and meet
adjacent land at grade.
D. PLANTING REQUIREMENTS
1. A plant palette has been established for the lots
within Keene’s Pointe. These lists are to be used as
guidelines in the plant material section and were
derived from the plant's capacity to survive in the
environment and compatibility with other plants at
Keene’s Pointe.
2. Each homeowner will be required to install a
minimum amount of landscape planting unless a
lower budget is approved by the Architectural
Review Committee due to the natural characteristics
of the lot. A unit cost breakdown shall be submitted
to the ARC prior to final landscape approval. Sod,
irrigation, mulch, and street trees are not to be
28
included in this sum.
3. Each lot shall plant, as a street tree, one live oak (18’ to 20’ in height and 10’ to 12’
canopy with a 6” caliper; minimum 100 gal.) for each fifty (50) feet or fraction thereof,
of street frontage, to be planted within the right of way. In order to maintain a
consistency in size and quality of “street tree” the street trees must be purchased from
a developer designated supplier and installer. (Exception: Those lots with the
developer planted trees to the extent planted.)
4. See Chart 3A, “Revision to Section “D” Planting requirements.
CHART 3A – SECTION D
PLANTINGWREQUIREMENTS
Description
Base Requirement
Alternate
In Villages with
Designated 70’ Lots
3 Live Oaks
2 Live Oaks & 1 Magnolia
In Villages with
Designated 90’ Lots
4 Live Oaks
3 Live Oaks & 1 Magnolia
In Villages with
Designated 100’ Lots or
More
5 Live Oaks
3 Live Oaks & 2
Magnolias
One Acre Lakefront Lots
7 Live Oaks
4 Live Oaks & 3
Magnolias
5. Lots with existing trees of naturally occurring species can be used as credit from the
required additional oaks. The Architectural Review Committee will be responsible for
the approval of all requests for credit.
6. Each lot with Golf Course frontage will be restricted in plant material selection within
the first twenty feet (20’) that the lot interfaces with the Golf Course. The materials and
landscape treatment must be compatible with that established on the course in that
vicinity.
29
7. The intent of landscape development on each lot is to provide a sense of community
identity. The planting scheme should attempt to have as mature an effect as possible
at the time of installation.
8. Plant composition should employ a compatible variety of plant types in order to build a
pleasant transition from property to property.
9. No shrubs, flowers, ground cover, or other plant materials other than street trees and
turf, shall be planted in the right-of-way. This typically includes the area between the
community sidewalk and the street.
10. Edgers: All planting beds shall have hand cut edges and no prefabricated or
manufactured edgers will be allowed. Concrete edgers formed, poured and/or
extruded on-site are not allowed.
11. Low Landscape Walls: Subject to approval of the ARC, low landscape walls (typically
not to exceed 18”) constructed of stone or decorative cast material may be an
acceptable element of a coordinated landscape plan. The overall landscape plan is to
show the location, layout and dimensions of the wall, color, and a sample of the
proposed materials. The use of wood materials for such low landscape walls is not
allowed.
12. Permanent Planters: permanent planter structures are subject to the approval of the
ARC, and shall be constructed with materials, textures, and colors that are compatible
with the architecture of the home.
13. Mulch: No gravel, stone, crushed brick, lava rock, shredded rubber or similar
materials will be allowed as mulch. Shredded cypress bark, pine bark, red wood
nuggets or other natural hardwood chips shall be used. Use of gravel or stone
materials (2” diameter or less) at downspouts, rainwater leaders, or planting beds of
limited area for the purpose of mitigating an erosion condition may be installed if
approved by the ARC. The color of any such mulch material must be in earth tones
and blend with the landscape.
14. Grass specifications: St. Augustine or Zoysia varieties are permitted.
15. Concrete, paver, or other types of walkways are not to be privately installed within the
right-of-way property. Concrete or paver walks installed within right-of-way property
by the Declarant, to achieve consistency with the design character of a Village or part
of a Village, are the exception to this requirement.
16. Hedge Lines: Refer to Section 3, Article G, for special requirements pertaining to
hedge lines.
30
E. ACCEPTED PLANT PALETTE
Acceptable Shade/Street Trees
Laurel Oak (Quercus laurifolia)
Live Oak (Quercus virginiana)
Sycamore (Plantanus occidentalis)
Southern Magnolia (Magnolia grandiflora)
Sweetgum (Liquidamber styraciflua)
Red Maple (Acer rubrum)
Slash Pine (Pinus elliotti)
Longleaf Pine (Pinus taeda)
Elms (no Chinese)
Acceptable Accent/Flowering Trees
Dogwood (Cornus florida)
Ligustrum (Ligustrum japonicum)
Crape-Myrtle (Lagerstroemia indica)
Wax Myrtle (Myrica cerifira)
East Palatka Holly (Ilex opaca, “East Palatka”)
Savannah Holly (Ilex opaca, “Savannah”)
Hollywood Juniper (Juniperus torulosa)
Loquat (Eriobotrya japonica)
Jacaranda (Jacaranda mimosifolia)
Peltophorum (Peltophorum pterocarpum)
Tabebuia varieties
Acceptable Palms
Canary Island Date Palm (Phoenix canariensis)
East Senegal Date Palm (Phoenix reclinata)
Pygmy Date Palm (Phoenix roebelenii)
Pindo Palm (Butia capitata)
Lady Palm (Rhapis exelsa)
Cababge Palm (Sabal palmetto)
European Fan Palm (Chamerops humilis)
Sago Palm (Cycas revolute)
Everglades Palm (Paurotis wrightii)
Phoenix dactylifera
Queen Palm (Arecastrum romanzoffanium)
Acceptable Shrubs/Accent Plants
Cast Iron Plant (Aspidistra elatior)
Spider Lily (Crinum asiaticum)
Camellia (Camillia japonica)
Sasanqua (Camillia sasanqua)
Pittosporum (Pittosporum species)
Sandankwa (Viburnum species)
Plumbago (Plumbago capensis)
31
Indian Hawthorne (Raphiolepis indica)
Azaleas (Rhododendron species)
Coontie (Zamia Floridana)
Ligustrum (Ligustrum species)
Juniper (Juniperus species)
Dwarf Horned Holly (Ilex cornuta rotunda)
Dwarf Yaupon (Ilex vomitoria nana)
Japanese Yew (Podocarpus macrophylla)
Pampas Grass (Cortadeia selloana)
Gardenia (Gardenia species)
Sinensis (Ligustrum sinensis)
Nandina (Nandiina domestica)
Acceptable Ground Covers
Mondo Grass (Ophiopon japonicum)
Border Grass (Liriope muscari)
Giant Grass (Liriope “Evergreen Giant”)
Dwarf Shore Juniper (Juniperus conferta compacta)
Parson’s Juniper (Juniperus parsonii)
African Iris (Moraea iridiodes)
Blue Lily of the Nile (Agapanthus africanus)
Boston Fern (Nephrolepsis exaltata)
Holly Fern (Cyrotmium falcatum)
Ivies (Hedra canariensis)
Daylilies (Hemerocallis species)
Periwinkle (Vinca major)
Society Garlic (Tulbaghia frangrans)
Wedelia (Wedelia trilobata)
Trachelospermum jasminoides varieties
LAKEFRONT NATIVE AQUATIC VEGETATION
Trees
Bald Cypress (Taxodium distichum)
Common Willow (Salix caroliniana)
Dahoon Holly (Ilex cassine)
Horbeam (Carpinus caroliniana)
Loblolly Bay (Gordonia Iasianthus)
Pond Cypress (Taxodium ascendens)
Red Ash (Fraxinus pennsylvanica)
Sugar Berry (Celtis laeuigata)
Swamp Tupelo (Nyssa biflora)
Sweet Bay (Magnolia virginiana)
Sweet Gum (Liquidamber styraciflua)
Water Ash (Fraxinus caroliniana)
Water Locust (Gleditsia aquatica)
32
Shrubs
Buttonbush (Cephalanthus occidentalis)
Pond Apple (Annona glabra)
St. John Wart (Hyperium fasciculatum)
Swamp Dogwood (Cornus stricta)
Water Willow (Justicia ovata)
Wax Myrtle (Myrica cerifera)
Grasses/Forbs
Alligator Weed (Alternanthera philoxeroides)
Arrow Arum (Pettandra virginica)
Arrowhead (Sagittaria tracyi)
Bulrush (Scirpus spp.)
Maidencane (Panicum hemitomon)
Narrowleaf Sawgrass (Caldium mariscoides)
Pickerlweed (Pontederia lancoslata)
Swamp Fern (Blechnum serrulatum)
F. SPECIAL CONDITIONS
1. Barbecues: The ARC encourages the design of barbecue units that are integral with
the design of the house. The design and installation of such units is subject to the
approval of the ARC.
2. Exterior Shower: Exterior shower enclosures, fixtures or equipment cannot be
exposed to the street, golf course, or adjacent property.
G. CONSERVATION AREAS
1. The frontage of all lakefront lots is measured along the normal high water line. This
water line as established by the Orange County Board of Commissioners is 99.5 feet
mean sea level (MSL) for lots abutting lakes on the Butler Chain. This water line is
established as 106.5 on Lake Burden. The lakefront lots are platted down to this
elevation, below which the State of Florida claims all lands. On most lakefront lots,
there is an easement designated as “Conservation Area.” This area contains all
wetlands associated with the lakes that are above the normal high water line of 99.5 or
106.5 feet MSL. The development rights to all Conservation Areas have been
dedicated to Orange County. What this means to you, as the lakefront homeowner, is
that you will be prohibited from clearing any vegetation within this conservation
easement except as discussed below.
Each lot with lake frontage is advised of the existence of conservation areas along all
shore lines to preserve the lakeshore and minimize disturbance from development.
Shoreline clearing and alteration for residential use will be limited in accordance with
the Lakeshore Protection Ordinance (Orange County), effective in 1983, any
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successor Ordinance, and the Declaration. Conservation area easements do not
necessarily preclude the construction of private docks and/or boathouses pursuant to
applicable Orange County permitting procedure. The Owner of a lakefront lot will be
allowed to clear and remove vegetation for lake access within an area of not more
than 20% of the shoreline easement or thirty feet (30’) in width, whichever is greater,
within the conservation easement area through the proper approval process.
Approval to clear vegetation must be obtained from Orange County and the State of
Florida in writing.
All improvement will require ARC approval, and appropriate
Agency approvals, prior to clearing operations.
2. To obtain approval to clear vegetation you first must submit a removal plan to the
Orange County Environmental Protection Department. This plan must show all trees
and vegetation that you plan to remove along the lake shore, along with their
approximate location and size.
3. An intercept swale and berm system along the lakeshore must be completed on the
basis of plans approved by the Architectural Review Committee by the time of
completion of the living unit. No sand beaches other than naturally occurring sand or
other shorelines alterations shall be allowed except as outlined above.
H. LANDSCAPE INSPECTIONS
Refer to Inspections of Construction as described in Section Two, Design Review and
Plan Submittal Process.
I. IRRIGATION SYSTEM
1. All landscape and grassed open space on residential properties shall be irrigated with
100% coverage by an automatic irrigation system.
2. The plans and specifications for each irrigation or sprinkler system shall be designed
by a competent Irrigation Designer and submitted with the landscape plans.
3. The irrigation system shall be designed so as to blend into the landscape when not in
operation. Pop-ups shall be used where practical. Riser piping shall be painted to
blend into the landscape.
4. All valves shall be buried in Ametek (or equal) valve boxes. Backflow preventers are
required unless domestic water is used and shall be located in planting beds with
material of sufficient size to hide it. All work shall be done in accordance with local
codes. Controllers shall be located inside garages or screen walls out of view.
J. EXTERIOR LIGHTING
Exterior lighting is often the only way to perceive a landscape at night. It cannot only
serve as a strong design element but can provide direction and safety. Overall principles
for lot lighting will embody the following:
1. All lighting plans and visible exterior light fixtures shall be submitted to the
Architectural Review Committee for approval prior to installation. All landscape
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lighting shall be of a soft and diffused character used to illuminate landscape planting
instead of building surfaces.
2. Flood lights shall be shielded and concealed as much as possible to prevent direct
visibility of the light source, harsh glare or view of the fixture in daylight.
3. Where below grade fixtures are used to uplight trees, standards shall conform to those
listed in paragraph “B”.
4. No permanent colored lamps will be
allowed; e.g., red, green, blue or amber.
Non-permanent seasonal lighting may be
used for a reasonable time period, but not
to exceed forty-five (45) days in duration.
5. Exterior lighting fixtures shall generally not
be conspicuous. When light from exterior
fixtures is directly visible, the lamping shall
be low wattage to prevent sharp contrasts
from surrounding areas at night.
6. Light levels shall not vary greatly between separate illuminated areas, and areas
illuminated and not illuminated. Light pollution from atmospheric spill, excessive
lighting sources, or other errors in design judgment or installation shall be subject to
correction if deemed intrusive by the ARC upon final installation.
7. All exterior wall or ceiling mounted decorative fixtures shall be in conformance with the
architectural style of the dwelling.
8. The Owner might desire additional security lighting.
approved by the ARC.
All security lighting must be
9. Walk or path lights placed adjacent to walkways in shrub or ground cover areas must
use below grade wiring and junction boxes to minimize the daytime visibility of that
hardware. Solar powered lighting fixtures that rely on photocells on each individual
fixture are not durable in performance and are generally not permitted. Walk or path
lights are not to be placed in grass areas where the units can be displaced or
damaged by lawn maintenance equipment.
10. The ARC recommends field testing of all fixtures at night, prior to the final installation.
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SECTION 5 - ARCHITECTURAL STANDARDS
A. GENERAL
Each residential design shall be reviewed by the ARC on its own merits. The ARC has
the right, but not the obligation, to grant waivers for minor deviations and infractions of the
Declaration. The granting of any waiver for any portion of the Properties may be given or
withheld in the ARC’s sole discretion and a prior grant of a similar waiver shall not impose
the ARC the duty to grant new or additional requests for such waivers.
An addition to an existing home is subject to the approval of the ARCNC. A proposed
addition shall comply with the architectural styles, site planning, landscaping and all other
standards established by the Design Standards Manual. The addition shall be designed to
be in harmony with the existing residence, adjacent topography, finish grade elevations,
and the neighborhood in general. The location shall be compatible with surrounding
structures,.
B. FLOOR PLAN REQUIREMENTS
1. To establish and control the limits of development within each homesite, the minimum
HVAC area for Lots is set forth in Section 3: Site Planning Standards Chart II.
2. Ceiling heights shall be a minimum of nine feet four inches (9’4”) for the first floor,
eight (8’-0”) feet for the second floor.
3. All residential dwellings shall
include a garage within the
buildable area of the home site.
Garages shall accommodate a
minimum of two cars with a
minimum area of six hundred
twenty-five (625’) square feet of
interior space unless otherwise
approved by the ARC. Minimum
back-up space shall be twenty
seven (27’) feet of drivable area
and must have a minimum of a
three (3) foot setback from the
side property line for side entry
garages.
All overhead garage doors shall be electronically operated and placed so that those
doors do not face any street or golf course and are positioned and screened to
minimize visibility from roadways, adjacent residences, golf course or country club
property. Garage doors may be allowed to face the street when located behind the
front line of primary structures as approved by the ARC. All garages shall have a 3’-0”
minimum “pedestrian door” to the exterior, in addition to the vehicle overhead garage
door(s). Overhead garage doors shall be raised panel in appearance, or incorporate
other decorative elements consistent with the architecture of the home. Overhead
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door openings shall not be fitted with insect screening systems, except as may be
approved by the ARC.
C. ELEVATION FACADES
1. The facades should feature special attractions such as prominent loggias, gates,
fountains, special windows, main doorway, chimneys, etc.
2. Variety in building massing is encouraged. Setbacks and varied roof heights which
give interest and animation to the buildings are considered desirable.
3. Acceptable wall finishes shall include wood, stucco, brick, cement fiber hard board,
and natural stone finishes. No exposed concrete or blocks will be allowed.
4. The use of ornamentation as an accent for entrances, windows or as a focal points is
an appropriate expression of these standards. While design creativity is expected and
encouraged, it must be kept in mind that TRADITIONAL MOTIFS ARE TIMELESS.
The term “ornamentation” shall be interpreted to mean a special attraction.
D. BUILDING HEIGHT
Unless otherwise approved by the ARC,
the maximum height for any residential
unit shall be as listed in the Chart II
located in Section 3, Paragraph B of this
manual under the heading of Building
Heights as listed by the Village. Height
shall be measured from the average
approved finished grade on the front
street side of the improvement to the
highest point of the roof.
E. MATERIALS AND FINISHES
1. The most important objective for the selection of materials is appearance and
longevity. The materials used should give the best appearance of permanence. They
should state the refinement and gracious elegance of the architecture.
2. Recommended exterior finish materials are:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
Stucco
Stone
Wood
Tile
Color Fast Coated Sheet Metal
Cast, wrought iron, or aluminum gates, grilles, ornaments, etc.
Leaded, stained or beveled glass
HardieBoard or HardiePlank siding or shakes
Fiberglass screening
Others to be approved by the ARC
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3. Exterior Color Scheme: Homes in near proximity are not to be painted with highly
similar color schemes. As a general rule, this will apply mainly to the color of the body
of the home, and must consider the colors of the homes on either side of, and the
homes directly across the street from the subject home. This applies to the initial color
scheme applied to a new home, and to a new color scheme as may be proposed for
repainting by the homeowner. Final color application is subject to field inspection by
the ARC or ARCNC accordingly.
4. Shutters: Operable wood shutters are permitted as protection to windows whenever
these shutters are appropriate to the dwelling design. Decorative shutters are
permitted, subject to the approval of the ARC. Operable rolling shutters are subject to
approval of the ARC. Operable shutters will be considered only if the hardware, tracks
and storage hood are incorporated into the exterior wall construction and trimmed for
maximum concealment of those elements from view. Such operable shutters are to
be deployed only in the event of a named storm event, and are not to be placed in a
partially or wholly closed position for any extended period of time.
5. “Canvas” Awnings: Awnings above windows, doors and other openings are allowed.
Awnings must relate to the overall design. Colors and design are subject to the
6. Glazing: No reflective glass will be allowed in the exterior facades. Energy savings
glazing is recommended such as light tint bronze, light tint grey, etc.
F. ROOFS
1. Only hip and gable roofs will be allowed at Keene’s Pointe. Mansard and gambrel
roofs may be allowed if appropriate to the dwelling design. The main roof of each
residence must have a minimum pitch of 5:12. Higher pitches are encouraged. Flat
roofs are strongly discouraged. Roofs over loggias, cloisters, breezeways, verandas
and porches will be considered at a lower pitch as long as they are not over 20% of
the total roof area. Any other deviation must be approved by the ARC.
2. Metal flashing, gutters, downspouts and any other exposed sheet metal (except
copper) must be painted to match the building facades where installed. Gutters must
be properly integrated into the roof design and downspouts should be located away
from the outside building corners. Colors and profiles of gutters and downspouts must
be approved by the ARC.
3. Allowable attic ventilation devices must be code compliant and include ridge vents
(low profile linear vents at or near the peak of the roof), and gable vents. High profile
devices such as turbine vents are not permitted. Solar or electrically powered fans or
ventilators are permitted, subject to approval of location and product details by the
ARC. Any such powered vents are to be low-profile, with equipment internally
mounted in attic space, and should be located on roof areas that are reasonably
inconspicuous.
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4. Overhang depths shall be a minimum of 18” from the face of the wall to a back of
fascia unless otherwise approved by the ARC.
5. The following materials will be acceptable roof finishes. Any other must be approved
by the ARC.
a.
b.
c.
d.
e.
f.
Clay Tile (color to be approved)
Concrete Tile (color to be approved)
Cedar Wood Shakes and Cedar Wood Shingles(color to be approved)
Metal
Slate (color to be approved)
Architectural asphalt/fiberglass shingles
6. Chimneys shall be designed to coordinate with the general theme of the residence.
No exposed prefab metal chimney spark arrestor or ventilator caps shall be approved.
7. Skylights, solar collectors, or any other mechanical equipment must be integrated as
part of the roof design. Roof mounted mechanical equipment shall not be visible to
roadways, lakes, adjacent lots, golf course or clubhouse. No visible antennas, TV
disks, etc., are permitted unless approved by the ARC.
G. DOORS AND WINDOWS
1. Doors: All exterior doors must be made of exterior grade wood or insulated metal.
Panel and French type doors are encouraged. The front entry must have a minimum
height of 8’-0” or 6’-8” if a transom is used. The use of a transom is recommended.
2. Windows: The windows on all buildings must be constructed using frames that appear
to be made of wood. Aluminum, vinyl or metal exterior cladding is allowed but is
subject to review by the ARC. Metal cladding must have an anodized or factory
applied color that must be submitted to the ARC for approval.
It is encouraged that windows have grilles. Exceptions to this rule may be considered
by the ARC only when deemed to be in keeping with the Architectural Design. If
grilles are used, they must be made to give the appearance of a true divided window
light.
No window openings will be allowed that give the appearance of being flush with the
surrounding façade. It is required that windows be recessed as much as possible in
order to emphasize shadow lines to create visual interest.
3. The color of the roof is expected to enhance the overall appearance of the building.
Both initial and weathered color characteristics of such surfaces shall be considered in
palette selection and presentation.
4. All color selections, both before initial construction and subsequent repainting are
subject to approval of the ARC
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H. SOLAR DEVICES
Roof mounted solar energy devices are allowed, but the homeowner shall endeavor to
avoid or minimize visibility of the panels and piping system from the street, Golf
Course, common areas or adjacent properties. Solar panel locations are subject to the
review and approval of the ARC.
I. DOCKS
1. Definitions:
Dock means any permanently fixed or floating structure extending from the upland
into the water, capable of use for vessel mooring and other water-dependent
recreational activities. The term "dock" also includes any floating structure, boat lift
or mooring piling, detached from the land, capable of use for mooring vessels
and/or for other water-dependent recreational activities. The term "dock" also
includes any area adjacent to the dock designated for mooring purposes. This term
does not include any vessel that is not permanently docked, moored, or anchored.
Terminal platform means that portion of a dock beginning at the terminal end of
the access walkway. The terminal platform shall be designed for the mooring and
launching of vessels or other water-dependent activities. The size calculation for
the terminal platform does not include any uncovered area adjacent to the dock
designated for mooring purposes.
Roofed Dock Area is defined as an area of the terminal platform of the dock that
is covered by a permanent roof structure with open sides, that is an integral part of
the dock structure, and that utilizes similar design, materials and construction
elements.
Boathouse is an enclosed structure which has sides comprised of walls, insect
screen or any other material.
2. Boathouse structures are not allowed
to be constructed on the Keene’s
Pointe Properties.
3. No docks shall be constructed on
lakefront residential property or on
state-owned lands/waters adjacent to
residential property without written
approval of the Architectural Review
Committee.
4. All docks shall be in compliance with
the requirements of Orange County
Regulations, the State of Florida
Department
of
Environmental
Protection Regulations, or other
40
government authorities with jurisdiction. Permits must be obtained by contacting
Orange County Environmental Protection Department.
5. Only one (1) dock shall be permitted for each lakefront lot, or combination of
lakefront lots developed as a single home site.
6. All docks including the terminal platform shall be set back ten feet (10”) from the
side lot line or as set by County requirements whichever is greater.
7. All docks shall not extend over forty feet (40’-0”) into the water as measured from
the normal high water line of the lake involved, unless unusual shallow water or
other environmental considerations dictate and only with approval of the
appropriate governmental agencies and ARC.
8. The total area of the terminal platform of the dock that covers water shall not
exceed one thousand (1,000) square feet, subject to the maximum square footage
requirements of Orange County Ordinances and other governing authorities.
Homeowner may apply for a variance from local authorities having jurisdiction, and
must also apply for a waiver from the ARC.
9. One floating jet ski dock or personal watercraft (PWC) dock may be located at or adjacent
to the permanent dock, but may not exceed ninety (90) square feet in size. The square
footage of the floating jet ski/PWC dock is to be included in the calculation of the terminal
platform area and is therefore subject to the maximum 1000 square foot limitation as
noted.
10. No roofed dock area shall exceed twelve feet (12’) in height at the highest point as
measured from the mean high water elevation of the lake involved. No railings
shall be constructed above such twelve foot (12’) elevation. All docks shall project
into the water approximately perpendicular to the shoreline.
11. Boat lifts under the cover of a roofed dock area are allowed, and are to be of the
overhead beam type. Four post or shore station types of lifts are not allowed,
whether under a roofed dock area or otherwise. Floating boat lifts are not allowed.
Boat lift canopies are allowed under the cover of the roofed dock area only.
12. No dock shall be less than one foot (1’) or exceed two feet (2’) in height as
measured from the normal high water elevation of the lake involved.
13. No dock or roofed dock area shall contain toilet facilities, hot tubs, spas, fire pits,
barbeque grills, or any type of cooking facilities.
14. All roofed dock area roofs shall be pitched at not less than 4” in 12” (4/12,
vertical/horizontal) and not more than 8” in 12” (8/12, vertical/horizontal). Flat roofs
are not permitted. The roof of a covered dock area shall be compatible with the
primary dwelling with respect to roof materials and color.
41
15. No roofed dock area roof shall be used as a deck. A permanent ladder to the roof
of the roofed dock area is not allowed.
16. No dock area or roofed dock area shall be enclosed by insect screen or other
material. Enclosed sheds or enclosed storage areas are not allowed.
17. No recreational features such as slides or swings are to be installed or used on the
dock, terminal platform or roofed dock area.
18. Dock, terminal platform, equipment and canopy material/color selections shall be
compatible with the overall appearance of the lakeshore environment. Dark toned
natural wood finishes and earth tone colors are preferred
19. In accordance with the Declaration, buildings and improvements including boat
docks, shall be kept is a well-maintained condition, in good working order, and in a
clean, neat and attractive manner. In consideration of conditions at the lakeshore,
selection of durable materials, equipment and construction details should be
paramount. Homeowner should be aware of and be prepared to promptly address
issues that may develop and become unsightly, such as settlement, sagging, wood
rot, failed paint applications, algae/mold accumulation on roof and other surfaces;
and canopy fabric deterioration.
20. Docks approved by the ARC prior to this November 11, 2011 revision of the
Design Standards Manual are required to meet the conditions of their original
approval, if and/or where in conflict with this revision of the Design Standards
Manual.
J. UTILITY EQUIPMENT & ANTENNAS
All exterior controls, electric boxes, panels, meters and similar equipment shall be placed
in a position where they cannot be seen from the street, adjacent property or golf course
and are hidden by landscaping or wing walls. The location and materials of these items
shall be submitted to the Architectural Review Committee for review and approval. Boxes
shall be painted to match the adjacent wall surface.
In accordance with FCC rules, Satellite dish antennas less than one meter (39.37”) in
diameter are allowed. A proposed satellite dish antenna should be submitted to the ARC
for review to verify size, general location and appearance, and to assure that safety
issues have been addressed.
It is recommended that such dish antennas be
professionally installed to avoid compromising the watertight integrity of the residential
building.
The NOTED FCC rules do not apply to the installation of antennas for broadcast radio,
“ham” radio, CB radio or digital audio radio, and any such units are subject to the
42
K. OUTBUILDINGS
All outbuildings shall be located within the
building setback lines as identified in Section 3,
paragraph B of the Design Standards Manual.
Habitable outbuildings may be acceptable that
contain complete food preparation equipment
provided such dwelling unit serves as a
customary related purpose to the single family
residence (i.e., live-in staff quarters, guest
cottage, in-law suite, etc.).
L. ACCESSORY STRUCTURES
Allowable accessory structures such as open cabanas, pergolas, landscape features and
recreational equipment must be located inside the building setback lines, and may be
constructed and/or installed only with the written consent and approval of the ARC.
In accordance with the Declaration, temporary buildings are not permitted on the
Properties. This includes modular storage units, shipping containers, tents, trailers, vans,
shacks, and tanks. Additionally, prefabricated buildings, storage sheds or utility sheds are
not allowed on the Properties, whether intended as temporary or permanent construction.
M. BASKETBALL GOALS AND RECREATIONAL EQUIPMENT
All permanent basketball goals must be located inside the front and rear yard setback
lines and not be closer to the street or road than the front edge of the main body of the
house. The goal may not be attached to the house and must utilize a clear backstop and
dark-colored support. Permanent goals may be placed outside the sideyard setback lines
with prior written consent of the ARC. It is required that the basketball goal be located
where the equipment cannot be seen from the street, adjacent property or Golf Course
and/or is reasonably screened from view at ground level by appropriate landscaping or
other means.
Portable equipment may be temporarily placed outside the building setback lines during
use but must be removed when not in use. The use of portable basketball goals on the
property without screening from view is permitted when the equipment is used on a
temporary basis, and the basketball goal equipment is then stored in the garage or
otherwise placed out of view when not in use.
If a portable basketball goal is to be utilized on a long term basis, the unit is to be located
where the equipment cannot be seen from the street, adjacent property or Golf Course
and/or is reasonably screened from view at ground level by appropriate landscaping or
other means.
Recreational equipment or facilities such as trampolines, playsets, and sports courts,
which are intended for placement on a long term basis, are subject to the requirements of
the ARC and may not be installed without prior approval of the ARC. Playset & similar
equipment requirements include selection of components such as slides and canopies
that are not brightly colored; the preferred palette would be based on earth tone colors.
43
Placement of playsets or other recreational equipment shall be in a location where the
equipment cannot be seen from the street, adjacent property or Golf Course and/or are
reasonably screened from view at ground level by appropriate landscaping or fences.
Placement of such recreational equipment, basketball goals, sports courts, and
screening, and use thereof, shall consider proximity to neighboring Residential Units and
the Golf Course, minimize visual impact, and avoid activity and noise levels that may
become an annoyance or nuisance to the Neighborhood. Items of portable equipment
may be temporarily placed outside the building setback lines during use but must be
removed placed out of view when not in use.
Placement and location of basketball goals, sports courts, other recreational equipment,
related landscaping, screening and/or fencing must be in compliance with setback and
easement requirements of the County, the Declaration, and the Design Standards
Manual, and are subject to the approval of the ARC.
N. SIGNAGE
Builder and/or property owner shall not
place, erect, or cause or permit to be
placed or erected any signs or lettering on
any Lot unless the content, height,
design, location, material and construction
thereof have been approved in writing by
the ARC. All realtor and construction
contractor signs must be purchased from
an ARC approved supplier and shall be
maintained in a manner satisfactory to
ARC. Any other signs erected on a Lot
without ARC prior written approval, or
realtor/contractor signs that are not
maintained to ARC’s satisfaction, will be
removed by the Property Owner
immediately upon ARC’s request or may
be removed by a representative of the
Community Association.
Construction contractor signs must be mounted on a single post so that the overall height
of the sign does not exceed a height of six (6) feet above ground. The sign may be
utilized only to identify a construction site and must have a permit box mounted on the
back side of the sign. The dimensions of the sign shall not exceed 42 inches in height or
42 inches in width. The surface of the sign may not exceed twelve (12) square feet. Each
sign must include a lot number rider attached below the sign. The rider shall be larger
than six inches (6”) in height and of the same width as the sign.
O. ORNAMENTATION AND STATUARIES
Definition: Ornaments and statuaries shall include all types of lawn decorations including,
but not be limited to, bird feeders, statues and fountains.
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Objective Standards: 1)No more than a total of three (3) ornaments or statuaries will be
permitted on a Lot, whether in the rear, front or side yards. 2)No ornaments or statuaries
may exceed three (3) feet in height, including the height of any pedestal or stand.
Aesthetic Standards/Prior ARC Approval Required: Because ornaments and statuaries
become an integral part of the overall landscaping aesthetics of the community, no such
items may be installed without first obtaining the prior approval from the ARC. To
implement this requirement, the ARC is authorized to adopt and amend, from time to
time, standards for such ornaments and statuary.
_________________
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SECTION 6 - GENERAL RULES AND REGULATIONS FOR
EMPLOYEES, CONTRACTORS, SUBCONTRACTORS,
VENDORS AND SERVICE PERSONNEL
The rules and requirements in this manual apply to all employees of the community,
contractors, subcontractors, vendors and service personnel while on any property that is
a part of this community.
•
All construction and service personnel are required to enter and leave through the
Keene’s Pointe gate designated for contractor and vendor use.
•
The designated Keene’s Pointe entry gate will be opened with posted times
Monday through Saturday. If it is necessary to move special equipment and/or
make deliveries on Sundays when the designated entry gate is normally
unavailable for contractor and vendor use, the request will be considered if it is
made to the Community Association Manager’s office with at least twenty-four (24)
hours notice.
•
Builders are required to keep the jobsites as clean and neat as possible. Trash and
discarded material must be removed as necessary to keep a clean jobsite
including once every Friday. All debris stockpiled for removal should be located in
the rear of the residence out of view. Stockpiling of trash or materials on adjacent
lots or other locations is not permitted. If trash or debris on the jobsite becomes a
problem, a violation notice will be posted on the jobsite by the ARC or the
Community Association Manager giving notice that the site muse be cleaned up
within five (5) days. If after the five day period the site has not been cleaned up,
the ARC or the Community Association Manager will take action to have the debris
removed at cost to be charged to the property owner.
•
Proper erosion and debris control is the responsibility of the builder. The streets
must be kept free of sand and all debris from erosion and construction.
•
Portable toilets are the responsibility of the Builders. They will be located off the
right-of-way. The portable toilet units are to be sanitized weekly and kept generally
free of litter both in and around the facilities.
•
Vehicles must be parked so as to not obstruct traffic flow or to damage any real
personal property. No vehicles of any nature except construction trailers approved
by ARC may be left in the community overnight. Construction equipment may be
left on the site, but must be kept off the street.
•
Washing of any vehicle on the street is not permitted. Any washing of concrete
delivery trucks must be on the construction site.
•
Builders are responsible for any materials which spill objects from the vehicles. If
spillage does occur, it is the responsibility of the operator for cleanup. Cleanup
performed by the ARC or the Community Association will be charged to the owner.
Please immediately report all spills to the Community Association manager.
46
•
The Property Owner is wholly liable for all the Builder and all subcontractors and
vendors they employ while in Keene’s Pointe.
•
The speed limit within the community is 25 mph for all vehicles. Failure to obey the
speed limits may result in the contractor, subcontractor, vendor or service
company being denied access to the community.
•
Damage to streets, curbs, drainage inlets, street lights, street markers, walls,
fences and other structures will be repaired by the ARC or the Community
Association with the Property Owner responsible for the cost. This will be
deducted from the damage deposit if left unpaid. If this amount is not sufficient, it
will be billed to the Property Owner.
•
Should any utility lines, telephone, cable TV, electrical, water, etc. be cut, it is the
responsible party’s obligation to report this occurrence immediately. Cost of the
repair will be borne by the responsible party.
•
Access across the golf course is not permitted.
•
Loud CD, tape players or radios will not be
allowed within the community. Normal
volume levels are acceptable. If a valid
complaint is filed, the builder will be
required to remove the source of noise.
No CD, tape players or radios shall be
heard from the golf course.
•
Only bona fide workers are allowed on the
property. Spouses and children will only
be allowed is they are bona fide workers.
•
No builder, contractor, vendor, or service personnel will be permitted to bring pets
or other animals into the community.
•
A standard prefab building permit sign box designated by the ARC must be used
and is the only sign or document to be posted on a homesite during construction.
Business signs or any other sign or form of advertisement is strictly prohibited.
Trees are to be kept free of permits and signage.
The community intends to enforce the rules and regulations outlined in this Design
Standards Manual. Notifications of violation will be sent to the known involved parties
including builder and property owner. Upon receipt of the notification, the parties involved
have five (5) days to correct the situation or the ARC or Community Association will take
the necessary action to correct the violation(s). The actions may include charging the
builder and/or property owner amounts for the cost of the work as such costs exceed the
builder’s deposit (if any), withholding ARC architectural review on any further homes until
the violations are corrected, and, at the option of the Community Association, denying
47
entry to builders, contractors, vendors, or service personnel, thereby preventing work by
that firm in the community.
These guidelines, in specific cases, may vary in the field. The Developer and Community
Association reserve the right to change or modify any of these guidelines without prior
notice.
48
SECTION 7
A.
-
FEES
SUMMARY OF FEES AND DEPOSITS (NEW HOMES)
Additional Construction Requirements:
Fees:
A.
B.
C.
D.
E.
F.
G.
H
Marketing Fee
Real Estate Commission
Mailbox
Gas Impact Fee and Credit Schedule
Tap & Impact Fees
Building Permits
Homeowners Association
ARC New Home Application Fee
Deposits:
A. Construction Deposit
CHECKLIST FOR ARC SUBMISSIONS
Original Plan Submission
⇒ Architectural Review Application
⇒ Concept Plan Submission
⇒ Preliminary Plans
⇒ Landscape Submission
⇒ Final Submission
Reuse Submission – Multiple Use Plans
⇒ Application
⇒ Landscape
⇒ Final Submission
49
B. ARCNC APPLICATION FEE SCHEDULE FOR MODIFICATIONS
(Effective November 9, 2011)
No Charge
Repaint, same color
Satellite dish
Solar Panels
Septic system
BB Goal
Play set
Trampoline
Well system
Fee: $50
Repaint, change color
Landscape Project
Hardscape changes (walks, pavers, decks, driveways, landscape walls, retaining
walls)
Fountains
Statuary
Fence & required landscaping
Exterior façade revisions
Screen Enclosure (existing pool)
Screen existing lanai
Boat Dock or Boat House
Lightning Protection
Sport Court
Fee: $100
Pool project (pool, spa, with fence or screen enclosure; & associated
landscaping)
Home Addition $100 fee is applicable for additions that add less than ten
percent (%10) to the existing gross square footage of the home. See below for
larger addition projects.
Outbuilding (cabana, casita, or poolside building) $100 fee is applicable If
outbuilding project adds less than 10% of the existing gross square footage of the
home. See below for larger outbuilding project.
Accessory Building such as open gazebo, pergola, lanai enclosure or open
cabana project.
50
Fee: $750
Home addition or Outbuilding
$750 fee is applicable to a project that adds more
than ten percent (10%) to the existing gross square footage of the home.
The ARC Handbook requires that large addition or outbuilding projects (larger than
10% of existing GSF, as noted) be reviewed by qualified architectural and/or
construction resources for compliance with the standards of the community. The
larger fee is intended to compensate the Community Association for the expense
of the qualified external review. The $750 fee is based on a $100 fee for the
Association, and $650 for external review resources. Should the external review
costs be less than $650, the unspent balance will be refunded to the homeowner
upon completion of the project.
Combined Applications
Limit to one fee equal to highest single item value
Delinquent Applications (After the fact – project underway prior to
receipt of ARC application)
No Charge items become $50
Others: Double fee
Project Completed Without Application or ARC Approval
This is a violation of the Covenants, subject to delinquent fees noted above, and
to fines set by the Declaration of Covenants and imposed by the Community
Association Board of Directors. [Up to $50/day, cumulative]
___________________________
End of Design Standards Manual - as revised November 11, 2011
51

Design Standards Manual

Transcription

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