SC Design Guidelines

ARCHITECTURAL GUIDELINES
TABLE OF CONTENTS
Architectural Approval Component
I. Homesite Plan
A. Site Plan; Building Envelope
B. Set-Back Lines
II. Utilities
A. Aerobic System
B. Other Utilities
III. Landscape & Grounds
A. Site Grading & Drainage
B. Driveways, Headwalls & Culverts
C. Mailboxes
D. Lighting
E. Irrigation Systems
F. Landscaping
G. Fencing
H. Pools
IV. Building Design and Materials
A. Architecture
B. Floor Plans, Elevations
C. Square Footage
D. Materials
E. Roof
F. Use of Color
G. Garages
V. Guidelines and Procedures
A. Procedures
B. No Waiver of Future Approvals
C. Variances
D. Limitation of Liability
E. Certificate of Compliance
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ARCHITECTURAL APPROVAL COMPONENT
Great care has been taken to ensure that the natural beauty, quality of life and personal
investments within Stone Canyon are preserved.
Stone Canyon’s Architectural Review Process will help ensure that only homes that are
well designed, with good proportion, balance and color are constructed within our
community. By staying true to this approval process, we can create a community of
diverse style, high level of quality and long-term value.
No structure or thing shall be placed, erected, orinstalled upon any Lot and no
improvements or other work (including staking, clearing, excavation, grading and other
site work, exterior alterations of existing improvements, or planting or removal of
landscaping) shall take place within Stone Canyon, except in compliance with the Stone
Canyon Master Declaration (your attention is specifically referred to Article IV thereof),
the Restrictions and Rules and the Architectural Guidelines. All items governed by this
document will require written architectural approval by the architectural “Reviewer” as
that term is defined in the Master Declarations of Stone Canyon prior to
construction/installation ofany structures or features. In the event that supplemental
features not included in original submittal are desired (i.e. additional fencing, detached
structures, external re-models), a separate submission must be made for these items
seeking written Architectural approval so that construction may begin on these additional
items. Any fees charged by the Reviewer and any other professional (including, without
limitation, any professional employed by the Declarant or the Association) in relation to
reviewing the application shall be paid by the applicant.
I. Homesite Plan
A. Site Plan; Building Envelope . A scaled lot layout file will be provided to
builders for each lot. This layout will include all easements appearing on the
recorded plat for the subject lot, as well as minimum suggested Finished Floor
Elevations (FFE). As part of the Architectural app lication, builders will be asked
to show, to scale, the layout of all planned structures, including fencing, for each
lot. This document will serve as the Site Plan for the subject lot.
B. Set-Back Lines . No buildings, outbuildings, structures, or parts thereof shall
be constructed or maintained on lots nearer to the property lines than the set-back
lines provided herein or shown on the accompanying plat. The minimum building
set-back lines for dwellings or other outbuilding structure shall be:
Front Yard:
Side Yard:
35 feet
10 feet
Back Yard:
Other Side Yard:
20 feet
15 feet
II. Utilities
A. Aerobic System . All lots within Settler’s Creek shall have an in dividual
aerobic septic system with alarm incorporated. Aerobic systems are to be located
on side yards within 25 feet from the front of the home, unless topography or
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context requires alternative placement and new location is approved. Our goal is
for aerobic systems to be readily available such that they are easily accessible by
third-party service workers at all times, i.e., not behind fences or within
landscaped beds. Although not expressly detailed in this document at this time,
new technology and/or certain additional security or maintenance features may be
added to the Architectural Guidelines, and therefore required for all new
individual aerobic systems within Stone Canyon. All lots within Stone Canyon
are subject to any agreement initiated by the Developer for the scheduled, regular
maintenance of individual aerobic systems. Each lot may be subject to
ne Canyon Deed of
assessments for such maintenance, as allowed in Stone
Dedication (see below).
As per the Covenants, Conditions & Restrictions for Stone Canyon:
Article VI, 1. (j). Individual Sanitary Sewer Disposal System : Sewage
shall be disposed of by individual on-site Department of Environmental
Quality approved aerobic sewage disposal systems. No other on-site
individual sewage disposal system shall be allowed without written
approval from the Declarant. All sewage disposal systems shall be
installed and maintained in accordance with the rules and regulations set
forth by the Oklahoma Department of Environmental Quality. The
Declarant reserves the right to designate an approved third-party
contractor with experience in installing and/or maintaining aerobic sewage
disposal systems for the purpose of performing regular maintenance and
monitoring of functions of all such aerobic systems within Stone Canyon.
The fees for such services may be satisfied through regular and/or special
assessments imposed on each Lot as provided in the Master Declaration.
The Declarant further reserves the right to specify the general location of
the individual aerobic system upon each Lot pursuant to the site plan
requirements contained within the Architectural Guidelines of Stone
Canyon. The precise plan and specifications of such aerobic system,
including (without limitation) any new applications related thereto, may be
specially designated by the Declarant in order to ensure the optimum
performance and monitoring of such aerobic system. In the event
Declarant or the Association determines that an Owner of a Lot is not
taking the necessary action to assist in the proper maintenance or
functioning of such Owner’s aerobic system, then the Declarant or the
Association, or their respective designee, may, but shall not be obligated
to, perform such maintenance or function and the cost of such service shall
reimbursed by the Lot Owner whose aerobic system was serviced. In the
event such Lot Owner does not pay for such service within thirty (30) days
after request for payment, such costs shall become a lien against such Lot
subject to the terms and conditions of the Master Declaration.
Please show proposed location of Aerobic System on Site Plan that is submitted
for Architectural Approval.
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B. Other Utilities .
1. Gas meters must be located near the house and appropriately landscaped
such that the meters are not easily visible.
2. Stone Canyon has contracted with AT&T to provide our residents with
the newest technology for phone, internet, television and cable. In order
to ensure all current and future residents will be able to benefit from this
technology, certain wiring specifications are recommended for every
home in Stone Canyon. Please see Appendix E for AT&T wiring
specifications diagram.
III. Landscape & Grounds
The rural setting of Stone Canyon contemplates an overland drainage system whereby
storm water is conveyed to certain areas along the surface of the ground. Bar ditches
along the roadway and drainage easements along lot line boundaries will be used to
convey large amounts of storm water during and after significant rainfall events.
Furthermore, very heavy rainfall can result in bar ditches and drainage easements being
inundated by storm water. Storm water can overflow these conveyance systems and
travel across yards and driveways for significant periods of time until the flow of storm
water recedes back into the conveyance systems. It is not uncommon for ponding to
occur in areas within the yard after such rainfall events. This method of overland storm
water conveyance is different than the underground storm sewers fund in many non-rural
settings. Therefore, although the appearance of rushing storm water across yards may
seem extraordinary to residents who have only witnessed urban drainage systems, there is
nothing inappropriate about such rushing overland storm water in the more rural settings
found in Stone Canyon.
A. Site Grading & Drainage . Builder and Homeowner have joint responsibility
to create a grading plan specific to each lot’s needs. Grading plans for each lot
must consider the individual topography features, future irrigation plans, provide
for any special needs, and meet the minimum customary standards of at least one
(1) foot of fall in every ten (10) feet away from dwelling and all structures, for a
minimum distance of 10 feet. Roadways and/or adjacent lots must not receive
dirt, mud, debris, or increased/altered water flow from the building site or
homesite. Builder/Owner will be responsible for correcting these issues at
Builder/Owner expense. Minimum recommended Finished Floor Elevations
(FFE) will be provided on Final Plat . Use of square hay bails
and silt fencing during construction is required.
B. Driveways, Headwalls & Culverts . All driveways into lot from any street
must be constructed of concrete or asphalt, at least sixteen (16) feet in width, and
incorporate a headwall and drainage culvert. Any concrete stain to be natural
color (i.e. grey, brown, black).
Headwalls are to conform to the Reviewer’s approved specifications in size,
shape, placement, and safety lighting as illustrated in Appendix C. Safety lighting
is the only allowed lighting for any headwall, and consists of a down flood light
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placed midway on the inside of each head wall, for illumination of driveway, and
minimizing glare to drivers. The street-side edge of each headwall is to be placed
no closer than twenty-four (24) inches from edge of street, unless otherwise
approved by the Reviewer. Mailboxes, statues, lamps and any other extra features
may not be incorporated into headwalls.
Culverts are to be made using HDPE or PVC pipe, and installed according to
Developer’s Engineer and Rogers County standards listed on Final Plat, and
should allow for no exposed concrete, metal or piping.
C. Mailboxes . All mailboxes in Stone Canyon are to be unifor m and of
Reviewer’s choice. Specific order information is available from the Reviewer
upon request. All mailboxes are to be free-standing, on a concrete pad, and
placed in appropriate manner near street.
D. Lighting . All lighting features are to be kept in good working condition.
1. Yard Lamps . Yard lamps, on a photocell for operation during dark
hours, will be required for every home in Stone Canyon Lamps are to be
placed twenty-five (25) feet from the edge of the street, anywhere between
driveway and front yard. Poles and light features to be of Reviewer’s
choice, or as approved. Specific order information is available from the
Reviewer upon request. Desired placement of yard light to be shown on
Site Plan for approval.
2. Home Lighting. Home lighting is required for every home. Four (4) up
flood lights are to be placed such that the entire front elevation of the
home is illuminated. Additional lights to illuminate the home or
landscaping are allowed, provided they do not disrupt or distract neighbors
or traffic.
E. Irrigation Systems . Every lot must incorporate an irrigation system for at
least the front yard and associated landscaping.
F. Landscaping . Please refer to Appendix A for examples of the types of
landscape plans that are appropriate for homes in S tone Canyon. Full Landscape
Plan should be submitted to Architectural Committee prior to installation and/or
occupancy, which ever may occur first. Landscape plan should include types of
fauna to be incorporated, as well as placement of landscape beds and trees.
Landscape Plan should be implemented upon completion of home or within one
month (30 days) of occupancy. No planting locations will be approved that
interfere with the maintenance and/or access to common areas or Stone Canyon
irrigation systems. Unoccupied lots are to be kept mowed on a reasonable
schedule and kept free from debris.
1. Sod. Front, back and side yards of each lot to be laid with sod,
including bar ditch.
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2. Trees.
The final combination of pre-existing and new planted trees should be:
Front Yard - a minimum of three (3) trees of at least 2” caliper.
Back Yard – a minimum of two (2) trees of at least 2” caliper.
All mandatory new planted trees are to be a minimum of 2” caliper, and
chosen from the Approved Tree List. Any additional desired trees may be
any size of homeowner’s choice, but also chosen from the Approved Tree
List, found in Appendix D.
3. Plantings. The Suggested Supplemental Plantings List is also available
in Appendix D. This grouping of native and ornamental fauna contains
those species that are compatible with the region and add a pleasing
aesthetic to landscaping.
G. Fencing . All fences must be approved prior to installation. Please mark fence
placement and materials on submitted Site Plan. Please reference the sample
application’s site plan for an example of labeling type and placement.
Placement:
1. Front Yard fencing may consist of post and rail, iron or masonry to
match the dwelling. Front yard fencing is to be placed parallel to the front
face of the dwelling and may be flush with the dwelling face or set back as
deemed appropriate for side yards not containing aerobic systems. The
side yard that contains the aerobic system must have a front fence set-back
of least twenty-five (25) feet to accommodate side yard aerobic system
sites. On regular rectangle-shaped lots, front fencing may extend to the
side property line on either side of the lot. For corner lots: the front fence
may extend toward the street as far as the build line along the street; for a
side yard not along a street, the side fence may extend to the property line.
2. Side Yard fence may consist of a planting screen or “Post and Rail”
fence. Within typical rectangle-shaped lots, side fence may be placed
along side property lines from the front fence to the back yard fence. For
corner lots, side fencing along any street is to follow the build line in the
side yard, typically 35’ from the street. Side yards on corner lots that do
not follow a street may follow the side property line.
3. Back Yard fencing should be within fence easement along back
property line of lot.
4. Pools (back yard only) may have plantings for privacy screen,
ornamental iron fence or masonry fence/wall to match the dwelling.
5. Back Yard fencing may consist of a planting screen or “Post
and Rail” fence. Back Yard fencing to be placed along back property line,
within fence easement.
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Material Specifications:
1. Privacy : Wood Privacy Fence will not be allowed into Stone Canyon
2. Post & Rail fencing must consist of five (5) inch diameter posts. Fence
height must be (5) feet high, 3 rail, and incorporate black vinyl chain link.
Wood stain on fence posts to be a neutral, natural wood tone, or clear
sealant.
3. Masonry Wall of material and style to match dwelling and associated
structures, must be a minimum of five (5) feet tall, or as otherwise
approved.
4. Iron Fencing: Ornamental/Iron must be a minimum of five (5) feet tall,
or as otherwise approved.
5. Plantings- see Suggested Supplemental Plantings List for examples of
appropriate plantings that offer privacy with full growth.
Certain additional hardscape/landscape features may be considered for
Architectural approval, if their purpose is decorative in nature and not for
the intention of fencing. No fence that is not approved may be constructed
within Stone Canyon.
H. Pools . No above ground pools allowed on any unit.
IV. Building Design and Materials
A. Architecture : Home styles welcomed to Stone Canyon include French
Country, Traditional, and Tudor; additional styles such as Mediterranean or
Tuscan will also be considered, and may be approved on a case by case basis.
Any special considerations or allowances must be approved on a case by case
basis. Please refer to Appendix A for examples of Architectural Styles and
features.
B. Floor Plans, Elevations : Floor Plans for every story, as well as Elevation s for
all four sides of structure will be required for Architectural Review. Homes over
two story will require Architectural approval.
C. Square Footage : Single story homes must contain a minimum of 2500 square
feet of living space. Two story homes must contain a total of over 2600 square
feet of living space; ground level to exceed 1600 square feet. Square footage
shall be computed on measurements over frame of living space exclusive of
porches, patios, and garages.
D. Materials : All Structures in Stone Canyon must be construct ed of masonry
(i.e. brick, stone, or stucco) over 75% of building, excluding windows.
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E. Roof : All roof accessories such as vents, pipes and flashings shall be copper
or painted to match the roof. Whenever possible, fixture vents, hot water tank and
furnace vents should be located on the side or rear of the roof to reduce visibility
from street. Full guttering is required; colors should be appropriate to the overall
color scheme of the dwelling, and/or consistent with roof accessories colors.
1. Pitch of at least 9/12 over 75% of roof required, or as otherwise
approved for specific styles.
2. Shingles. Quality of or exceeding Heritage II.
3. Chimney Caps are to be of architectural quality.
4. Shingle Color. Mandatory use of Earth-tone colors (i.e. Weathered
Wood, Black, Multi-Gray). Non Earth-tone color shingles must be
approved.
F. Use of Color : All colors incorporated into any aspect of the exterior of the
dwelling or any other structures on the lot must be thoughtfully planned to be in
harmony with each other, and to be subtle in nature. Extreme colors of nonnatural hue will not be allowed. Please refer to Appendix A for sample groupings
of approved color schemes. For submittal for Architectural approval, digital
photographs of grouped color samples in adequate lighting are encouraged.
G. Garages : All dwellings shall incorporate garages suitable for accommodating
a minimum of two (2) standard size automobiles. Architectural-styled doors are
required, i.e. doors with wood/composite cross-back features, windows, designer
color, etc. Typical panel doors will not be appropriate. See Appendix B for
examples of appropriate garage doors. Carports shall not be permitted.
1. Attached Garagesmust be “side-entry” only and not directly face the
street in front of the lot. Attached tandem/3 car garages may face
the front of lot if appropriately set back from the front of dwelling
and approved by the Architectural Committee.
2. Detached Garages may have doors that face the front of the lot. These
structures must be constructed behind the back build line of the
dwelling using identical materials and colors as dwelling, as well
as meet the same architectural requirements of the Home,
including roof pitch and masonry requirements.
V. Guidelines and Procedures
A. Procedures . Except as otherwise specifically provided in theArchitectural
Guidelines, no activities shall commence on any portion of Stone Canyon until an
application for approval has been submitted to and approved by the Reviewer.
Such application shall include plans and specifications showing site layout,
structural design, exterior elevations, exterior materials and colors, landscaping,
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exterior lighting, irrigation, and other features of proposed construction, as
applicable. The Architectural Guidelines and the Reviewer may require the
submission of such additional information as may reasonably be necessary to
consider any application.
B. No Waiver of Future Approvals.
Each Owner acknowledges that the
persons reviewing applications under this Article will change from time to time
and that opinions on aesthetic matters, as well as interpretation and application of
the Architectural Guidelines, may vary accordingly. In addition, each Owner
acknowledges that it may not always be possible to identify objectionable features
until work is completed, in which case it may be unreasonable to require changes
to the improvements involved, but the Reviewer may refuse to approve similar
proposals in the future. Approval of applications or plans, or in connection with
any other matter requiring approval, shall not be deemed to constitute a waiver of
the right to withhold approval as to any similar applications, plans, or other
matters subsequently or additionally submitted for approval.
C. Variances. The Reviewer may authorize variances from compliance with any
of its guidelines and procedures when circumstances such as topography, natural
obstructions, hardship, or aesthetic or environmental considerations require, but
only in accordance with duly adopted rules and regulations. No variance shall (a)
be effective unless in writing; (b) be contrary to this Declaration; or (c) preclude
the Reviewer from denying a variance in other circumstances. For purposes of
this Section, the inability to obtain approval of any governmental agency, the
issuance of any permit, or the terms of any financing shall not be considered a
hardship warranting a variance.
D. Limitation of Liability.
The standards and procedures established by this
Article are intended as a mechanism for maintaining and enhancing the overall
aesthetics of Stone Canyon; they do not create any duty to any Person. Review
and approval of any application pursuant to this Article may be made on the basis
of aesthetic considerations only, and the Reviewer shall not bear any
responsibility for ensuring the structural integrity or soundness of approved
construction or modifications, nor for ensuring compliance with building codes
and other governmental requirements, nor for ensuring that all dwellings are of
comparable quality, value of size, or similar design, or aesthetically pleasing or
otherwise acceptable to neighboring property owners
.
Declarant, the Association, the Board, any committee, or member of any of the
foregoing shall not be held liable for soil conditions, drainage or other general
sight work; any defects in plans revised or approved hereunder; any loss or
damage arising out of the action, inaction, integrity, financial condition, or quality
of work of any contractor or its subcontractors, employees, or agents, whether or
not Declarant has approved or featured such contractor as a builder in Oklahoma;
or any injury, damages, or loss arising out of the manner of quality or other
circumstances of approved construction on or modifications to any Unit. In all
matters, the Association shall indemnify the Declarant, the Board, the ARC, and
the members of each as provided in Section 7.6.
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E. Certificate of Compliance . Any Owner may request that the Reviewer issue
a certificate of architectural compliance certifying that there are no known
violations of this Article or the Architectural Guidelines. The Association shall
either grant or deny such request within thirty (30 ) days after receipt of a written
request and may charge a reasonable administrative fee for issuing such
certificates. Issuance of such a certificate shall preclude the Association from
taking enforcement action with respect to any condition as to which the
Association had notice as of the date of such certificate.
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