table of contents - ronny carroll homes

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BRidgeland
New Construction
Development Standards
For
Lakeland Village
(The Shores, First Bend, The Cove,
Water Haven, Hidden Creek)
TABLE OF CONTENTS
I. GENERAL
A. Introduction to Bridgeland
B. Mission Statement
C. Bridgeland Organization
D. Document Philosophy and Terms
E. Residential Communities
F. Community Logo
G. The Shores
H. First Bend
I. The Cove
J. Water Haven
K. Hidden Creek
4
5
5
5
7
7
8
9
10
11
12
II. SITE DESIGN
A. Site Design Philosophy
B. Community and Neighborhood Standards
C. Lot Sizes/ Street Frontages/ Neighborhoods
D. Street Relationship
E. House Location on Lot
F. Setbacks
G. Entry Wall
H. Entry Wall Typical Layouts
I. Sidewalks
J. Driveways
K. Utilities
L. Carports
M. Pools and Spas
N. Grading/ Drainage
O. Entry Wall Grading Requirements
13
13
13
13
13
14
14
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23
25
25
25
25
26
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III. ARCHITECTURAL DESIGN
A. Philosophy
B. Overall Massing
C. Individual Elements
D. Architecture
E. Antennas
F. Energy Conservation
29
29
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32
36
36
IV.
A.
B.
C.
D.
E.
F.
G.
H.
I.
FENCING
General
Fence Responsibility
Fence Types & Requirements
Fence Location
Grade Transition Fencing
Angled Fence
Fences as Screening
Other Fence Types
Submission and Approval
37
37
37
41
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48
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49
BRIDGELAND NEW CONSTRUCTION DEVELOPMENT STANDARDS 1/16/2014
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V.
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
LANDSCAPE
General
Landscape Approach
Street Trees in the Right-of-Way
Boulders/Rocks in the Right-of-Way
Landscaping Components
Yard Definitions
Front Yard Landscape
Side Yard Landscape – Corner Lot
Rear Yard Landscape
Planting Quantity Requirements
Sod
Irrigation
Plant Bed Edging
Plant Material
Energy Conservation
Tree Protection and Preservation
49
49
50
52
52
53
54
58
60
63
64
64
64
64
66
66
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
M.
N.
O.
P.
Q.
R.
PROCEDURES AND SUBMISSIONS
General
Scope of This Document
Procedure
Required Submission Information
Quality of Submission Content
Submission Timing
Submission Fees
ARC Action on Submittals
Variances
Appeals
Final Inspection Procedures, Penalties, and Variances
Certificate of Compliance
Certificate of Non-Compliance
Remedies
Changes in Review Procedures
Governmental Regulations
Job Site Procedures
Lot Mowing
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68
68
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69
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VI.
VII.
APPENDIX-I
A. Custom Lot Requirements
B. Over-sized Custom Lots (Lots over 130’ wide)
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73
VIII. APPENDIX-II (Cove Section 7, Water Haven Section 8 and Hidden Creek)
A. Sidewalks
74
IX.
A.
B.
C.
D.
E.
F.
G.
H.
I.
APPENDIX-III
The Shores Neighborhood Fencing Diagrams & Street Tree Layout
First Bend Neighborhood Fencing Diagrams & Street Tree Layout
The Cove Neighborhood Fencing Diagrams & Street Tree Layout
Water Haven Neighborhood Fencing Diagrams & Street Tree Layout
Hidden Creek Neighborhood Fencing Diagrams & Street Tree Layout
Certificate of Compliance Checklist (Final Inspection)
New Construction Submittal Form
New Plan Submittal Form
Bridgeland / AT&T Structured Wiring Requirements
76
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I. GENERAL
A. Introduction to Bridgeland
Bridgeland is a new town development of over 10,000 acres, strategically located in
the northwest portion of Harris County, between I-10 and US 290, along the (future)
Grand Parkway. The initial access will be from Fry Road which connects to both US
290 and I-10
The Developer of Bridgeland, The Howard Hughes Corporation, has a significant
and successful heritage in creating community environments of special character. The
plan for Bridgeland reflects the best aspects of current community planning in
Houston and around the country with additional planning concepts which make it
distinctive.
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Bridgeland is much more than a residential master planned community. By virtue of
its significant size, Bridgeland is being developed in a creative and comprehensive
way with a variety of land uses organized to create a real “new town”, one which is
much more than the sum of the various parts.
B. Mission Statement
The Bridgeland Mission Statement is as follows:
In the vibrant town that is Bridgeland, excellence and opportunity prevail. Every
facet of the town’s extraordinary beauty will be reflected in its homes, open areas and
public centers. Programs that foster human growth and potential, combined with a
universal spirit of citizenship and desire to excel, will inspire a more meaningful life
for all, while supporting the continued enrichment and growth of Houston.
C. Bridgeland Organization
The physical plan is composed of a Town Center centrally located within Bridgeland
and along the Grand Parkway and a series of residential communities organized by a
series of lakes, trails, or roads.
D. Document Philosophy and Terms
Achieving this mission will require the joint efforts of the Developer and individual
builders. These Standards establish criteria and procedures to guide builders, and their
architects, engineers, and other designers in working with the Developer to achieve a
physical environment that establishes the new town of Bridgeland as one of the most
desirable locations in the Houston area.
The Bridgeland Architectural Review Committee (ARC) will administer these
criteria.
The following glossary is provided to insure a common understanding of important
terms used in this document.
Village:
Bridgeland will be composed of four residential Villages. Each Village is composed
of a series of Communities of 150 to 250 acres.
Community:
A community is a collection of Neighborhoods (sections).
Neighborhood:
A specific area (section) within a community that has characteristics that distinguish
it from other neighborhoods.
Corner Lot:
A lot bounded by street right of way or landscape reserve on at least two sides.
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Easement:
The right of another party (e.g., a utility company, governmental authority, etc.) to
use a portion of an individual property for a limited purpose, as set out in a plat, the
Covenants, or an Easement agreement recorded in the Harris County Real Property
Records. The Easements established by the Covenants (the “Covenant Easements”)
affect all lots and provide a buffer zone between properties to minimize the impact of
one lot upon the other. They are set aside to provide utility service and drainage to
the surrounding area, and natural vegetative screening and privacy separations
between lots. Many lots in Bridgeland are also affected by Drainage Easements
(D.E.), Storm Sewer Easements (S.S.E.), Sanitary Sewer Easements (S.E.), Utility
Easements (U.E.), Access and Utility Easements (A.U.E.), and Pathway Easement
(P.E.).
Front Façade:
The most predominant front plane of the dwelling/attached garage, generally, parallel
to the street right-of-way and usually defined by the front corners of the
dwelling/attached garage structure which extend nearest to the side lot lines. The
front façade of a dwelling may be a different depth from the front property line on
each side of the house, depending on the house design.
Front Yard:
The portion of a lot between the front street right-of-way and the front façade of the
dwelling.
Interior Lot:
A lot which faces a public right of way only on the front and which has other
residential lots adjacent on both sides.
Improvement:
Is the placement, construction, alteration or repair of any structure, including, but not
limited to, adding or removing square footage to or from a structure, painting or
repainting a structure, or in any way altering the construction, size, shape or physical
appearance of the interior or exterior of a structure. Improvements may be either
permanent that is, affixed to the ground, or temporary.
Landscaping:
The combination of natural elements such as trees, shrubs, ground covers, vines, and
other living organic and inorganic material.
Developer:
The Howard Hughes Corporation, and its successor or assigns.
Applicant:
Any Builder or other entity who or which has made or intends to make a submittal to
the ARC.
Bridgeland Architectural Review Committee (ARC):
A special committee established by the Developer to review and approve all
proposals made for improvements within Bridgeland.
Bridgeland Development Standards:
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A document containing basic planning principals, general development program, the
development review process and standards required for development within
Bridgeland.
Owner:
The owner of record title to the fee interest in any tract of land, whether or not they
reside on the tract.
Plat:
A map of land divisions within Bridgeland that shows individual lots, property lines,
building setback lines, streets, certain easements and other matters. Plats are legal
documents recorded in the Real Property Records in the Harris County Clerk’s
Office.
Property Survey:
A scale drawing of an individual lot showing all Easements, platted Building Lines,
and the exact location of all structures and improvements within the lot, prepared and
certified by a surveyor or engineer.
Rear Yard:
The portion of a lot between the rear face of the house and the rear property line.
Side Yard:
The portion of a lot between the Front Yard and the Rear Yard and extending to the
street on the street side of a Corner Lot.
Sign:
Any device, structure, fixture or placard using graphics, symbols and/or written copy
of the primary purpose of identification or advertising any establishment, product,
goods or services.
Single Family Dwelling:
A structure designed for the residential use of a single family.
Single Family Lot:
A lot or tract of land upon which one or more Single Family Dwellings has or will be
built.
UE:
Utility Easement.
E. Residential Communities
Each of the residential communities will have its own name/identity within
Bridgeland
F. Community Logo
The officially adopted logo and logotype of Bridgeland shall only be used in
reference to the Bridgeland community. All other uses shall be approved in writing
by the developer. The use of the logo and logotype for advertising and marketing
material is encouraged, but is an official trademark and requires permission for use.
No modifications to the logo or logotype will be allowed.
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G. The Shores:
The first residential community being developed within the first Village of
Bridgeland is The Shores, refer to the plan below. Home buyers will arrive at The
Shores via North Bridgeland Lakes Parkway.
i. Neighborhoods
The Shores is composed of 10 residential neighborhoods. Some development
standards are common for all of The Shores and other pertain to specific
neighborhoods only.
Allen Shore
Austin Shore
Colony Shore
Elizabeth Shore
Founders Shore
Gail Shore
Laura Shore
Ravens Shore
Settlers Shore
Thomas Shore
80’
65’
70’
50’
65’
70’
55’ & 60’
50’-55’
60’-65’
80’
Page 8 of 76
H. First Bend:
The second residential community being developed within the first Village of
Bridgeland is First Bend, refer to the plan below. Home buyers will arrive at First
Bend via North Bridgeland Lakes Parkway.
ii. Neighborhoods
First Bend is composed of 6 residential neighborhoods. Some development
standards are common for all of First Bend and other pertain to specific
neighborhoods only.
50’-55’ Lots
60’-65’ Lots
70’ Lots
90’ Lots
Sections 5, 6, 8 & 9
Sections 4, 7, 10 & 12
Section 1 & 2
Section 3
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I. The Cove:
The third residential community being developed within the first Village of
Bridgeland is The Cove, refer to the plan below. Home buyers will arrive at The
Cove via North Bridgeland Lake Parkway.
iii. Neighborhoods
The Cove is composed of 7 residential neighborhoods. Some development
standards are common for all of The Cove while others pertain to specific
neighborhoods only.
Whisper Cove
Angler Cove
Sunset Cove
Waterside Estates
Emerald Cove
Pioneer Cove
Briar Cove
60’
65’
55’
90’
80’
70’
50’
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J. Water Haven:
The fourth residential community being developed within the first Village of
Bridgeland is Water Haven, refer to the plan below. Home buyers will arrive at
Water Haven via North Bridgeland Lake Parkway.
iv. Neighborhoods
Water Haven is composed of 9 residential neighborhoods. Some development
standards are common for all of Water Haven while others pertain to specific
neighborhoods only.
Mill Haven
Meadow Haven
Arbor Haven
Moonlit Haven
Shady Haven
Pine Haven
Lake Haven
Brook Haven
50’ – 55’
55’ – 60’
60’
60’ – 65’
70’
70’ - 80’
60’
80’
Page 11 of 76
K. Hidden Creek:
The fifth residential community being developed within the first Village of
Bridgeland is Hidden Creek, refer to the plan below. Homebuyers will initially
arrive at Hidden Creek via North Bridgeland Lake Parkway and through The Shores.
Future access will be via Josey Ranch Road from North Bridgeland Lake Parkway.
v. Neighborhoods
Hidden Creek is composed of 18 residential neighborhoods. Some development
standards are common for all of Hidden Creek, while others pertain to specific
neighborhoods only.
Chacon Creek
70’
Page 12 of 76
II.SITE DESIGN
A. Site Design Philosophy-the “Big-Ideas”
The land planning for Bridgeland is focused on creating a distinctive water-side new
town. The nature of the overall street system (thoroughfares/collectors/residential
streets), the overall residential hierarchy (town/community/neighborhood), and the
relationship to amenities (water/parks/trails/activity centers) reflect a consistent
approach. The Land Plan emphasizes desirable views of water, open space and other
amenities, while minimizing the less desirable views, such as that of rear fences, etc.
to enhance the life of the Bridgeland residents
B. Community and Neighborhood Standards
Within individual residential neighborhoods, some particular design considerations
may vary, reflecting the character of that particular area. Therefore, some portions of
these development standards will apply universally throughout Bridgeland, while
some standards and criteria may be particular to an individual community, to
individual neighborhoods or even to lots within a neighborhood.
C. Lot Sizes/Street Frontages/Neighborhoods
Within the various neighborhoods, lot sizes/street frontages range from 50 feet in
width up to and including some lots over 100 feet in width. These lot sizes are
grouped primarily by size within individual neighborhoods. Unless otherwise
specified, the standards for lots within a neighborhood shall apply to the whole
neighborhood, regardless of specific lot size/street frontage.
D. Street Relationship
The overall appearance of the streetscape will be a major part of the impression of
Bridgeland. There are various elements that contribute to the streetscape impression
including: the houses, the house location on the lot, the garage location and the
position of the drive, the landscaping in the right of way and the landscaping on the
lots.
E. House Location on Lot
In determining the location of the house, the following factors should be considered:
visibility from street, shape of lot, floor plan, setbacks, relationship to adjacent
houses, relationship to lakes and amenities.
vi. Detached Garages
Detached Garages in rear yards are encouraged. On corner lots, the garage may be
detached with the door facing the side street or opposite on the street side with
driveways extending to the front street. Detached garages backing towards a lake
are prohibited. Detached garages shall be setback a minimum of three (3) feet
from an interior side lot line. In order to provide space for parked vehicles, a
detached or side loading garage on the side street side of a corner lot shall be set
back a minimum of twenty (20) feet from the curb.
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vii. Decks and Patios
Decks shall be setback at least five feet from any property line and in general,
shall be behind the rear line of the house. Where the rear has several planes, the
ARC will make an individual judgment. Decks and patios may be placed with in
the utility easement; however, the utility company has a right to remove them at
the Builder’s/ Homeowner’s expense.
F. Setbacks
Front setbacks for houses are shown on the plat and are restated in the neighborhood
diagrams that are part of this document. Side and rear yard minimum setbacks are
also shown on the plats, and in the chart below.
Interior Lots
Corner Lots
Interior side setback
20 ft from front lot
line
5 ft from side lot line
Street side house setback
N/A
Rear house setback
20 ft from rear lot
line
7.5 ft or UE
whichever is greater
3’ from interior lot
line
5 ft from rear or side
lot line
5 ft from rear lot line
20 ft from front lot
line
5 ft from side lot
line
10 ft or min 15’ w/
fence
20 ft from rear lot
line
7.5 ft or UE
whichever is greater
20 ft from street side
lot line
N/A
5 ft from rear or side
lot line
5 ft from rear lot line
15 ft from side lot
line
Front house setback
Rear detached garage setback
Detached/Side loading garage side
yard setback
Driveway interior side setback
Porches/ Decks/ Patios rear and
side setback
Pool deck rear setback
Pool deck side setback
G. Entry Walls
In keeping with the theme of Bridgeland to create a traditional neighborhood
character the lots are raised with a front yard wall. This wall will be consistent in
height for each lot type. The layout and grading of the wall is described in the
following sections.
i. Entry Wall Layout Requirements
All lots shall have a set of masonry or brick steps along the front property line to
negotiate the grade change. Plant material shall be used to enrich the effect. All
masonry/ brick materials used for steps, side walls, and wing walls shall be the
same materials used for the house. Builder is required to submit step and wall
plans and materials for ARC approval prior to construction.
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Entry Wall Requirements
Walk & Wall Layout
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Walk & Wall Layout
Stair & Cheek Wall Detail
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Concrete Form Plan
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Concrete Form Plan
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H. Entry Wall Typical Layouts
Each lot type has separate requirements for the entry walk wall layout.
i. 50’- 55’ & 60 - 65’ Lots
50’-55’ and 60’-65’ lots shall have a 5’ long wing wall on both sides of standard
columns.
50’-55’ & 60’-65’ Lot – Typical
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ii. 70’ Lots
70’ lots shall have a 10’ long wing wall on both sides of the standard columns.
70’ Lot - Typical
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iii. 80’ Lots and Larger
80’ lots shall have a 15’ long wing wall on both sides of the standard columns
80’ Lot – Typical
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iv. Radius Walls
Lots on a curved street or walk shall have an entry wall that follows the curve of
the walk.
Radius Entry – Typical
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I. Sidewalks (See Section VIII-Appendix II for Hidden Creek Requirements)
A four (4) foot sidewalk is required to extend from the front door to the terrace steps
and extend to the curb. Sidewalks that are not straight are preferred. A four (4) foot
sidewalk is also required offset five (5) feet from the back of curb across front of the
lot, and at the side street on corner lots. Refer to the illustration below for detailed
dimensions.
According to TDLR standards, sidewalks shall have a maximum side slope of
2% and a maximum running slope of 5%, this includes where sidewalks cross
driveways.
Sidewalk Requirements
Builder Walk – Typical
Builder Walk at Neighborhood Entry Circles – Typical
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Builder Walk at Cul-de-Sacs – Typical
J. Driveways
Driveway locations are as depicted on neighborhood fencing diagrams. The ARC
may grant variances to site specific situations as it deems appropriate. All driveway
designs are subject to review by the ARC. Driveways shall typically cross the
building setback area in a straight line at a ninety (90) degree angle to the street
right-of-way. Where this may not be feasible due to the particular conditions of a lot,
the alignment of the driveway shall be direct and logical. Turnaround or circular
drives may be allowed on certain sized lots and with certain architectural styles.
Under no circumstance may an entire front yard be paved as a driveway.
i. Driveway Responsibility/Construction
Builders are required to build the driveway out to the street. Most lots have a
mountable curb at the street. Driveways are to be a minimum of three and one
half inches (3.5”) thick over a sand base. Six by six (6x6) woven wire mesh shall
be installed within the apron of the driveway as a minimum. Expansion joints
between the curb and driveway are required as illustrated. Where barrier curbs
exist, saw cut into existing street and dowel into existing concrete paving. Where
the driveways intersect the sidewalk and front walks, the driveway finish may not
continue through the sidewalk. The radius at the curb shall be five feet (as
necessary to meet sidewalk edge). Sidewalks shall not have a side slope greater
than 2% and a running slope greater than 5%.
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ii. Driveway Widths
Driveways serving two car garages facing the street shall be no more than twentytwo feet (22’) and three car garages shall be a maximum of thirty-two feet (32’) at
the garage. The maximum width to service a swing in garage is twenty-eight feet
(28’). All driveways must be a maximum width of fourteen feet (14’) at the
sidewalk when serving a two (2) car garage and a maximum of sixteen feet (16’)
at the sidewalk when serving a three (3) car garage that has three (3) bays facing
the street. Additional driveway widths will not be allowed. See graphic below for
typical driveway:
K. Utilities
If it can be avoided, driveways shall not be constructed over inlets or manholes. In
instances where this may be unavoidable, compliance with County regulations that
may require inlet adjustments and/ or upgrade may be necessary.
L. Carports
Carports are not permitted on any lot.
M. Pools and Spas
Portable or permanent above ground swimming pools are prohibited. Smaller,
prefabricated above ground hot tubs are acceptable if part of an integrated deck
system. If visible from public view or from other lots they shall be skirted, decked,
screened, or landscaped to hide all plumbing, heaters, pumps, filters, etc.
Page 25 of 76
Swimming pool appurtenances as rock waterfalls and sliding boards shall not be
over six feet (6’) in height. Skimmer nets, long handle brushes, pool chemicals,
filters, pumps, heaters, plumbing, etc. shall not be visible from public view.
Pool Walls shall not encroach on utility easements. If pool plumbing is required in
utility easements, contact the local utility company before digging. Wood or
concrete pool decks may be placed on utility easements, but are subject to removal
by utility companies and replacement will be at lot owner’s cost.
Pool decks shall be set back a minimum of five feet (5’) from the side building
setback and a minimum of five feet (5’) from the rear property line. All pools and
spas, with a site and landscaping plan, shall be approved in writing by the ARC
prior to construction.
Other requirements:
• Drains. Pool and backwash drains shall discharge into the sanitary sewer system
at connections approved by the MUD.
• Dwelling Foundation. The Owner should obtain competent engineering advice
to determine that the swimming pool is located far enough from the dwelling
foundation to maintain support for the foundation.
• Elevation. The pool should be elevated above the surrounding grade a sufficient
height to not permit an inflow of storm water.
• Excavation. Excess soil from a swimming pool excavation shall be removed
from the site by the lot owner.
• Lights in or around swimming pools shall be included on the plan for review
and approval.
• There shall be no construction access from any lake or Common Area
unless permission is granted by the HOA and/ or ARC.
• A damage deposit must be posted by the Owner or Builder prior to any
construction to cover any damage caused to common property.
N. Grading/ Drainage
The Owner shall ensure that the placement of any improvement or landscaping does not
halt or materially impede drainage flowing off of a neighboring tract, and does not redirect
the flow or significantly increase the amount of water flowing onto a neighboring tract.
Enforcement of this requirement is by the affected property owner(s).
Graded slopes shall not exceed 3:1. All slopes shall be properly stabilized to prevent
erosion. Lawn areas should have slopes of at least 2% to prevent standing water. Generally,
driveway slopes should not exceed 7%.
i. Grading at Lot Perimeters General. Grading beyond lot boundaries is not allowed
unless approved by the master developer. Any damage to areas outside the lot caused
by construction activity shall be repaired at the home builder’s cost.
ii. Drainage onto Adjoining Lots. Adjoining properties shall be protected from flooding
or surface drainage.
Page 26 of 76
iii. Parcel Drainage. Drainage discharge points for each neighborhood and community
have been predetermined. Grading at lot edges should provide for positive drainage
away from perimeter property lines and back towards internal street or drainage
facilities.
iv. On waterfront lots, special attention should be paid to controlling runoff into the
adjacent body of water especially during construction. Waterfront lots include lots that
are adjacent to lakes, bayous, ponds, or any other water body or wetland.
v. Wherever possible, drainage shall be directed away from this body of water to avoid
soil, fertilizer, pesticides, petroleum products, and other chemical runoff. These
concerns apply both during and after construction. The dumping of any foreign
material into the water body is strictly prohibited.
vi. The eighteen (18) inch terrace grading with a 2% slope at the curb for the sidewalk,
shall be maintained or replaced after construction of the house.
O. Entry Wall Grading Requirements
The following illustrations are grading guidelines to meeting the requirements of
front wall & walk configurations.
Note: Finished grade of backfill on all walls shall 4” below top-of-wall.
Walk & Wall Grading
Page 27 of 76
Note: All elevations are relative to exact top-of-curb elevations
Grading Requirements
Front Yard – Typical
Note: All elevations are relative to exact top-of-curb elevations
Grading Requirements
Side Yard– Typical
III. ARCHITECTURAL DESIGN
Page 28 of 76
A. Philosophy-the “Big Ideas”
The standards in this section provide a basis for developing the design concepts,
forms, and materials used for homes within Bridgeland. This section identifies those
architectural elements that influence the overall neighborhood appearance and
perception of the street scene character. These include the appropriateness of a house
design to a particular site, overall building massing, the location and visual impact of
key elements like entries, garages, etc., the style of the architecture and how it relates
to those around it, and the quality and quantity of the exterior materials used on the
home.
B. Overall Massing
The house shall be sited on the lot so the house and entry are predominant and the
garage minimized.
i. Height
Varied elevations and arrangements on the site are encountered to create a more
interesting street scene. More pleasing arrangements are achieved with a variety
of articulated plans, which break the rectangular box into interesting threedimensional shapes with courtyard-like spaces in and around each house. In
addition to the improved footprints, the street scene is made more attractive with
the combination of right and left hand units if garages are not detached.
C. Individual Elements
i. Entries
The main entry shall provide an important point of interest to each home and shall
be protected with overhangs, recesses, porches, or trellises. Sidelights and
transoms are encouraged. When used with wall extensions, the whole entry can
even result in a courtyard effect.
ii. Garages
Each house shall have a garage capable of accommodating a minimum of two (2)
full size automobiles and a maximum of four (4). Where a garage provides
parking for two cars, two single garage doors are preferred over a single double
door. Three garage spaces may front the street on sixty-five foot (65’) or larger
product type provided that the third bay is set back a minimum of twelve inches
(12) from the other two bays. A separate roofline over the third bay is preferred to
break up the view from the street. Detached three car garages located in the rear
yard or side yard on a corner lot will be allowed. An extension in the depth of a
garage which permits additional storage space is permitted.
The front façade of front loaded detached garages shall be the same masonry used
on the main house, except at garage door headers, where siding can be used.
Garage doors shall not exceed the standard height of typical home garages.
Page 29 of 76
On a corner lot with a detached side loading garage the exposed wall in front of
the breezeway fence must be screened by a solid hedge. Plant material is required
to be a min. 5 gal. shrub @ 24”-30” on center. The hedges shall be of Wax
Myrtle, Oleander, Elaeagnus, Ligustrum (shrub form) or Burford Holly.
The garage doors shall not dominate the facade. Treatment of detail on garage
doors shall be consistent with the overall character of the house. This may be
accomplished with well placed windows along the top of the garage door and by
breaking up the mass with paneled construction. Where a two-car garage is built,
two single doors divided by a column are encouraged.
All garage doors shall be a panel metal or wood design and of a color which
matches the color of the adjacent wall or trim; darker colors are preferred.
No particle board or fiberglass doors are permitted. Glass fenestration is
permitted. No reflective film or foil is permitted on windows.
Refer to Section II.F for Garage Setback requirements.
a. Side-entry Garages
Where a side entry garage at the front plane of the house is allowed, the wall
facing the street may not be solid. Windows with shutters or blinds, and/or
architectural embellishment will be required to soften the effect of the garage
and will be established on a case-by-case basis based on visibility.
b. Carports
Carports are prohibited.
c. Garage Living Areas
Living areas above detached garages are prohibited.
iii. Roofs
a. Rooftop Elements.
The roofs shall be kept as visually unobstructed as possible. All stack vents
and attic ventilators shall be located on the rear slopes of roofs and mounted
perpendicular to the level ground plate. No solar collectors shall be allowed
on any roof slope visible from a public street, lakefront, or other Common
Area. Rooftop or window HVAC equipment is not permitted under any
circumstances.
b. Roof & Porch Overhangs.
Overhangs shall be used consistently on eave conditions and rake conditions.
Overhangs shall be an integral part of the building form and not thin planes
extended past the mass of the house. Exposing the ends of rafters is
prohibited. Porches and overhangs shall have a minimum slope of 3 / 12 pitch.
c. Roof Material
The roof material shall be dimensional asphalt shingles with a 30-year
warranty. Colors shall be approved by the ARC along with the entire color
palette for the house.
Page 30 of 76
d. Exposed Roof Penetrations
All exposed stack vents, skylight curbs, attic ventilators, and other metal roof
accessories shall match or closely resemble the roofing color. Roof and valley
flashing shall be of a pre-finished color that matches the roof color. Lacing
valleys with shingles is also permitted where adequate sub-surface water
protection and support is provided. Roof-mounted ventilators shall be no
higher than 10 inches above the roof surface. Under no circumstances shall
any of the above mentioned items extend above the ridge line or parapet on an
approved flat roof. The number and size of stack vents shall be minimized.
iv. Chimneys
a. Chimneys can be used to establish an ornamental or thematic character. The
minimum plan dimensions for an exposed mass is 24” x 24” and a larger form
is preferred.
b. In the event of gas fireplaces, direct vents in place of chimneys are allowed,
provided the vents are located along the rear slope or rear half of the roof and
painted to match the shingles.
c. The height of the chimney shall be in proportion to the roof line and adhere to
fire codes. Broad, massive chimneys are encouraged and small, spindly
shaped chimneys will not be approved. Chimneys which barely peak above or
squat on the roof are unacceptable.
d. Exposed metal flues are not allowed. They may be used only when faced with
the brick/ masonry used on the house.
e. Fireplaces shall be made of the same material as the house. Exterior chimneys
on all lots shall have all sides constructed with brick/ masonry materials,
matching the house.
f. If a chimney occurs in an interior portion of the roof (not an external house
edge) or at the rear or non-corner side of a home, it shall be constructed of
materials that match the architectural style and color of the home. Metal
flues, stucco, or wood sided chimneys are permitted in these locations.
Cladding metal flues with masonry, brick, or wood is preferred if metal flues
are to be used.
g. Spark arrestors and caps are required on all chimneys. The spark arrestor and
cap shall be unadorned and designed to match or be compatible with the color
and material of the exterior elevations of the home. Caps shall be of metal or
masonry construction.
h. Heights of chimneys shall meet all fire code requirements and be proportional
to the roofline of the respective home.
v. Decks/Patios/Porches
a. Porches
Porches are encouraged; they provide relief to elevations and architecture
transition between outdoor and indoors. When of substantial size, a porch may
be considered as the primary front plane of a house for calculating the garage
setback.
Page 31 of 76
b. Deck/Patio Design
Any exterior deck shall read as an integral element of the house design. Front
yard decks and patios will generally not be approved unless necessary to
accommodate a unique feature on the lot, and when integrated into the overall
entry sequence of the dwelling.
Where a patio is concrete and has an exposed foundation more than one foot
in height, the edge shall be covered with masonry matching that on the house.
Where a wood deck is two feet or less above grade, the vertical plane at the
edge shall be screened with a continuous shrub planting. Where the deck is
more than two feet but less than four feet above the adjacent grade, the
vertical plane at the edge of the deck shall be screened with framed lattice
panels or masonry. Where a deck is more than four feet above the adjacent
grade, it shall be detailed as a porch, with substantial supports such as
masonry piers, in addition to the skirting. Such a deck will only be considered
if it has no impact on adjacent properties and is not visible from a street or
public space. Trim board shall be used in all cases to conceal exposed joist
ends. Decks shall be built with support posts of sufficient size or detail so that
knee braces are not required. If a railing is required, a simple vertical picket
or horizontal board railing built in a vertical plane is preferred. If stairs are
part of the deck design, the stair railing shall match the deck rail and shall be
included within the mass of either the deck or the house.
D. Architecture
i. Style
The exterior architectural style shall be in conformance with the project character
of each neighborhood. A range of styles is permissible provided that a particular
style is deemed appropriate by the ARC for a particular location or neighborhood.
All elements of a home shall be architecturally compatible.
ii. Plan Repetition
To meet the streetscape design objectives for the community the following rules
apply:
a. Production model mix in must avoid monotony, but maintain continuity of
scale and character.
b. If a plan is to be repeated with the same front elevation design on either the
same side or opposite side of the street, it shall not occur more frequently than
every fourth (4th) consecutive lot. Thus, where this situation exists, at least
three (3) other homes shall occur between the next repeated front elevations.
Brick and trim color in this situation shall be different.
c. If a plan is to be repeated with a different front elevation design on the same
side or opposite side of the street, it shall not occur more frequently than every
third (3rd) lot. Thus, at least two (2) other homes shall occur between the next
repeated floor plan with a different front elevation design. Brick color shall
also be different with patio homes being an exception.
Page 32 of 76
The ARC reserves the right to reject an elevation that closely resembles that of a
nearby house or in any way detracts from the overall street scene. Identical uses
in brick type and color, and siding color are generally prohibited on homes which
are adjacent to one another.
The design of the house and particularly the placement of windows shall maintain
privacy within that house, take advantage of any garden or open space views, but
also shall avoid overlooking adjacent houses to a manner that infringes on the
privacy of their living room or patio areas.
iii. Elevation Openings
All openings in a building such as windows and doors shall relate to each other on
each elevation vertically and horizontally in a clearly defined order.
Front facing gables at entries are encouraged to break down the scale of the main
roof mass.
iv. Detailed Elements
a. Gutters & Downspouts:
Gutters and downspouts shall be designed and installed so that water runoff
does not adversely affect drainage on adjacent property. If gutters are not
used, positive drainage away from the building shall be provided.
Downspouts are to be located to provide a clean, unobtrusive appearance,
terminated by either splash blocks or connection to the storm sewer. Gutters
and downspouts shall be integrated with architectural design in color, shape,
and location. Drain pipes tied into rain gutter downspouts shall be completely
hidden from view, by shrubs or ground cover large enough and dense enough
to screen.
b. Rain Gutter Drains:
Although gutters are not required, roof design or the use of diverters are
encouraged to keep dripping water off of patios, balconies, stairs, doorways,
etc. Positive drainage away from the house should be provided for rainfall,
irrigation, air conditioner condensate and all other types of water runoff. Roof
drainage that will ultimately create erosion or run across pedestrian walks and
paths is not acceptable. Drainpipes tied into rain gutter down spouts shall be
completely hidden from view. Plant shrubs and ground cover large enough
and dense enough to screen visual obstructions. Use splash blocks where
practical.
c. Screens:
Solar screens are prohibited.
d. House Numbers:
House numbers shall be a minimum of four (4) inches tall sandblasted into a
precast panel. The panel shall be located on the front façade of the house.
Particular fonts are not required; however, the text shall be easily read from
the street.
Page 33 of 76
e. Security Devices/Bars:
Security devices such as cameras, sirens and speaker boxes shall be the
minimum size needed to be effective and shall be located unobtrusively. As
previously mentioned under the section for “Entrances and Windows”,
security and/ or burglar bars on the exterior of homes are not permitted. If
security devices are being considered for a home, the builder shall utilize a
device which is not visible to public view and preferably mostly contained
within the home. Cameras are to be located under the eaves of the home and
the camera(s) or their field(s) of vision shall not be placed to be focused on
any neighboring property.
f. Exterior Materials/Colors:
The ARC will consider optional materials not included or listed below that
are, in the opinion of the ARC equal or greater in quality level. Materials shall
be used with restraint in regards to both color and diversity of material types.
The intent is to create a continuity of materials and color throughout the
neighborhood. The number of primary materials on the exterior will be limited
to three (3) not including roof shingles.
g. Base Wall Material Requirements:
The first level of all homes in shall be 100% masonry (brick or stone) on all
elevations. Siding on the front elevation will only be allowed on a case by
case basis and is generally discouraged.
h. Wall Material Transitions:
All transitions between materials shall occur at logical points in the elevation.
Where there is a transition on the upper levels of a home from masonry to
another approved material on a side elevation, the masonry shall extend back
at least 2 feet. Exceptions will be considered on a case by case basis. No
material change may ever occur on an outside corner.
i. Brick:
Brick shall be hard fired and have an overall appearance of relative evenness
in color and texture. Only earth tone colors are acceptable. Painted brick is
not permitted. Brick shall meet standard specifications established by The
Brick Institute of America.
j. Stone:
Stone on the exterior of a residence shall be approved by the ARC to ensure
architectural compatibility within the neighborhood. If stone is to be
incorporated, it shall be earth tones.
k. Masonry Mortar Joints:
All mortar joints shall be tooled; “slump” joints will not be allowed. Mortar
colors if used, shall be selected to compliment the brick or stone color.
Page 34 of 76
l. Siding:
Siding may only be used as a secondary material. Where it is used, the siding
material shall be a cementious material and shall be of horizontal, lap type.
Siding shall be painted with medium range colors. The use of wood, particle
board, or any sheet siding is prohibited. Vinyl or aluminum siding is also
prohibited.
m. Stucco:
The use of authentic stucco is permitted. The stucco shall conform in color
with all other exterior housing materials.
n. Trim:
All trim shall be smooth/ semi-smooth, high quality finish grade stock wood
or fiber cement board. Trim shall be stained or painted as approved by the
ARC.
o. Windows:
Window type/color/finish shall be complimentary to the overall character of
the home’s design. Mill finish aluminum is not permitted. Reflective,
“mirrored” or tinted glass is not permitted.
p. Awnings:
Awnings are prohibited.
q. Materials Submission:
Samples of all finished materials will be submitted by all builders to the ARC
for approval. Each builder is required to submit a color palette to the ARC
for approval.
r. Exterior Colors:
Exterior paints and stains for each residence shall be selected to complement
or harmonize with the colors of the other materials with which they are used.
The general intent is to encourage greater variety among homes along the
street. Wood siding and trim shall generally stay within the earth tone color
family. The use of white is also permitted. Extremely bold or primary colors,
however, are prohibited. Yellow, blue, or green pastels are discouraged.
However, soft and muted earth tone pastel colors like grey, beige, brown,
salmon, etc., are acceptable. The variety and number of exterior colors on
each house shall be held to a maximum of three not inclusive of brick color or
front door color. Brick colors shall generally be of an earth tone family or
range. No one brick color family shall dominate a particular street scene.
Dark colored brick is preferred. Brick for houses on consecutive and facing
lots shall vary in order to avoid monotony. Variety in brick use is highly
encouraged. Likewise, trim color and/or field color shall also vary.
Page 35 of 76
s. Exterior Building Lighting:
Any lighting on individual lots shall be directed away from adjoining
property. Light sources shall not conflict with the sight lines of pedestrians or
motorists in a manner which endangers their safety and welfare. Exterior
lights located on the 2nd (second) story of the home are prohibited (i.e. Flood
lights). Flood lights are permitted on the rear of the home and one fixture may
be installed on the garage.
Exterior illumination of architectural features such as columns, entries,
chimneys and landscape features is encouraged. A sconce light is preferred.
Ground lighting or decorative fixtures shall be of high quality materials and
workmanship and be in scale and style with the residence.
Sodium vapor lights, except for subdivision street lights, are prohibited.
Mercury vapor lights, when used for special landscape lighting affect, (hung
in trees as up and down lights) are permissible with ARC approval.
Incandescent, low voltage incandescent, metal halide, quartz and natural gas
lights are acceptable.
Colored lighting of any sort is prohibited as is the use of fluorescent and neon
lighting and colored lenses. Only during the holiday season will such lighting
be permitted. Conduits and wiring shall remain concealed from view of the
neighboring lots.
All wiring for exterior lighting shall be underground. Pathway lighting and
landscape lighting is encouraged. Such lighting shall be inconspicuous.
Lights (except those operating on 12 volts or less) may not be located within
5’ of a side property line or 10’ of a rear property line. Lights shall be set
back a minimum of 20’ from the pavement edge.
Decorative lighting fixtures shall be an integral and compatible part of the
architecture of the dwelling. Light fixtures and their supports shall be of
materials and colors of muted earth tones in the brown, gray, and green ranges
are preferred. White fixtures and supports are acceptable only if they are
compatible with the architectural style of the dwelling.
Proposed walkway lighting shall be inconspicuous and of a bollard or dome
light design. The lamp may be incandescent (100w maximum), quartz (75w
maximum), and metal halide (75w maximum), or fluorescent (25w
maximum). Low level directional lighting along walkways or at sidewalk and
walkway edges is encouraged.
All light fixtures and their locations shall be submitted to the ARC or noted on
the plans prior to installation.
Page 36 of 76
E. Antennas
Television antennas on roofs shall be avoided. It is preferable that antennas be placed
within the attic space of a home or that the resident makes use of cable services. If
placed outside, the antenna shall not encroach on neighboring private or public
property. Antennas, satellite dishes, and radio towers shall not be readily visible to
neighbors or from a public right of way. If the antenna is placed on the site, it is
suggested that the smallest antenna possible be used to avoid attention. Radio towers
are prohibited.
F. Energy Conservation
Minimize large grass areas on south and west sides of the home. Where windows are
necessary, provide roof overhangs, porches, trellises, louvered windows, etc. to
minimize direct heat gain.
IV. FENCING
A. General
This chapter outlines required fencing locations and types.
B. Fence Responsibility
Neighborhood fencing as outlined and illustrated in these guidelines will be the
responsibility of each builder as they develop lots.
C. Fence Types & Requirements
Both metal and wood fencing will be used. These fence types are detailed below.
All wood fence hardware connections are to be screw or ring shank nails, on a
straight-line guide. No used material is allowed. Fences are to be kept in good repair.
Painting, sealing or staining of fences is prohibited. The finished side shall face
public view. The use of RightWood fence products is not allowed.
All metal fencing will be of a manufactured product that uses pre-galvanized steel
with a zinc phosphate primer coating and a topcoat paint finish. All mounting
hardware will be of a bracket design. All metal fencing will be of a design that
allows it to easily accommodate changes in elevation by use of a rackable system.
All metal fencing will have a flush mount bottom rail. All metal fencing will have a
minimum 15 year manufacturer warranty. Both the Montage Plus by Ameristar fence
products and TangoRail by MerchantsMetals currently meet our specification
requirements.
The following specs apply to the metal fencing:
Post Size:
3” square
Picket Size:
3/4”
Rail Size:
1 ½”
Reference the following diagrams for both the wood and metal fencing design requirements.
Page 37 of 76
i. Good Neighbor Wood Fence
Page 38 of 76
ii. 6’ Wood Fence (finished side out)
Page 39 of 76
iii. Metal Fence
Page 40 of 76
iv. Upgraded Metal Fence (For use in sections as specified)
D. Fence Locations
Front fences shall be set back a minimum of ten feet (10’) and maximum of fifteen
feet (15’) from front face of the house unless there are conflicts with windows or
other architectural elements of the house. Fencing along interior property lines will be
on the property line. At the street side of corner lots, a minimum side fence setback
of ten feet (10’), equal to the side building setback is required. In addition corner lot
fencing must be located a minimum of ten feet (10’) and maximum of fifteen feet
(15’) from the back corner face of the home. Side interior fences more than ten feet
(10’) long require a planting buffer. (Refer to Section 5 for more detailed information
on landscape requirements).
On all lots with detached garages, a breezeway fence is required between the
detached garage and the home. This fence shall be a minimum of four (4) feet in
height and a maximum of six (6) feet and shall be constructed of wood, wrought iron
or brick depending on location. Detached garages on Corner Lots (when the
breezeway / driveway is facing the street) shall have a four (4) foot masonry fence to
match the masonry of the house with optional wrought iron up to two (2) feet
attached to the masonry, for a maximum total height of six (6) feet.
Page 41 of 76
For detached garages on Interior Lots, the breezeway fence can also be constructed of
wood, the good side of the fence shall face to the outside, and the gate shall be of the
same material. If constructed of brick, the brick color shall be the same as the home
and the gate shall be made of wrought iron. The maximum height for a fence in this
location is six (6) feet.
These fences shall extend from the rear of the house parallel to the side property line
extending to the rear property line.
The following graphics provide fencing type locations for typical lot scenarios.
Note: Confirm specific fencing type with the Neighborhood Fencing Diagrams
Fence Requirements
Interior Lot – Typical
Page 42 of 76
Fence Requirements
Corner Lot – Typical
Page 43 of 76
Fence Requirements
Landscape Reserve – Typical
Page 44 of 76
Fence Requirements
Lake – Typical
Page 45 of 76
Fence Requirements
Side Yard at Lake – Typical
Page 46 of 76
E. Grade Transition Fencing
All grade transitions for wood fences shall be by “stair-stepping” that is keeping the
tops and bottoms of the fence level. No more than 6” can be transitioned at a single
point. If necessary, the fence panels shall be decreased in length to meet these
standards.
i. Grade Transition for Wood Fence
Page 47 of 76
F. Angled Fence
Side or rear fences on corner lots that obstruct the view of the front of an adjacent
house shall be angled as shown below.
Page 48 of 76
G. Fences as Screening
Utility meters, A/C units or other equipment shall be fully screened from public view
with fencing and/ or landscape. If landscaping is used, it shall create a solid screen
immediately when planted.
H. Other Fence Types.
The ARC will consider other fence types only where there are special conditions
exist. Diagonal and horizontal fencing as well as chain link will never be permitted.
I. Submission and Approval
The ARC shall approve all fences prior to installation. The Builder shall clearly
identify on each site submission, the fence type being proposed on all sides of the lot,
as a confirmation of correct interpretation of the information on the Neighborhood
Diagrams in the Appendix.
V. LANDSCAPE
A. General
This section outlines the standards for creating an attractive and functional landscape
environment that enhances the architecture of the houses, provides a canopy along
streets, buffers unwanted views and provides color, texture and visual interest.
B. Landscaping Approach
All yards shall be landscaped with a minimum combination of trees, shrubs, ground
covers and grass as shown in the planting charts. Front yard trees and corner side yard
trees are to be container grown or machine dug.
Planting beds are to be curvilinear with the shrubs massed in tiers. Smaller shrubs
and ground cover are to be placed in the front of the bed. Larger shrubs shall be
placed in the rear of the bed. Groupings of shrubs of the same species provide a
substantial look.
Care shall be taken when planting large trees and shrubs near the foundation. Large
trees and shrubs shall be planted no closer to the foundation than two (2) times the
diameter of the root ball of a mature plant.
Radius beds shall be placed 8 feet minimum from the house. Widths of the beds shall
vary. Planting beds, in addition to foundation plants, shall extend toward the front
property line to offer a more lush appearance to the community. Mulch all planting
beds with at least 2" deep shredded pine or hardwood mulch. Other materials to be
used in place of mulch will be submitted to the ARC for approval.
Gravel and rock may be used at drip line of house, but is not permitted for use or
substitution for shrubs, ground cover, and mulch or grass lawns. Specimen boulders
may be permitted upon review and approval of the plan by the ARC.
Page 49 of 76
C. Street Trees in Right-of-Way
Street trees are required in the street right-of-way in the area that extends from the
curb to the sidewalk. Each neighborhood will have a single species of street tree to
reinforce neighborhood identity (see fencing exhibit for species). The Builder is
responsible for the cost and installation of all street trees along their lot(s). Refer to
the Street Tree Master Plan in the Appendix of these Guidelines for detailed
information on street tree type required.
The spacing of the trees will be at forty feet (40’) on center along all streets within.
This applies on all street frontages whether at the front of houses on an individual lot,
or at the side of a corner lot. The trees will be three and a half inch (3 1/2”) caliper.
The trees shall be centered between the back of the curb and the edge of the sidewalk.
Refer to the figures below for the street tree locations.
Harris County requires that street trees be located forty feet (40’) back from all
county street signs (along the site line) to avoid the street tree obstructing the view of
the sign.
The Builder is responsible for maintenance of street trees within the right-of-way
adjacent to their lot. In the event that any street tree in the right-of-way is lost due
to damage or disease, the Builder shall immediately replace it with a tree of similar
height and type to the one lost. Trees along the streets shall not be changed,
relocated, or removed without prior consent from the ARC.
Page 50 of 76
Page 51 of 76
Builder Walk at Neighborhood Entry Circles – Typical
Builder Walk at Cul-de-Sacs – Typical
D. Boulders/Rocks in the Right-of-Way
Boulders/Rocks located in the right-of-way are a violation of Harris County policy
and are not allowed.
E. Landscaping Components
These guidelines address the following areas: street, front yard, side yard for corner
lots and in some cases, rear yard landscaping.
Page 52 of 76
F. Yard Definitions
The front yard shall be defined as the area between side lot lines from the front of the
house and fence to the front property line.
The side yard of a corner lot shall be defined as the area on the side of the house
and/or the side fence, from the front plane of the house to the rear property line.
The rear yard shall be defined as the fenced area from the back of a house to the rear
property line.
Front Yard
Side Yard
Side Yard – Corner Lot Detached
Rear Yard
Side Yard – Corner Lot Front Loaded
Yard Definitions
Front Yard, Side Yard, and Rear Yard – Typical
Page 53 of 76
G. Front Yard Landscape
The standards for front yard landscaping are related to lot frontage. Refer to the
planting chart in this section for more detailed requirements.
Front yard landscaping shall be done in such a manner to provide a colorful and
complimentary foreground to the residence. Avoid placing large trees and plants in
front of significant architectural features. Avoid shade trees planted exactly in the
center of the yard. Front yard landscaping shall be used to screen driveways and
large blank facades of the residence.
Of the shrub quantities shown, a minimum of 10% shall be placed in the front ten
feet (10’) of the lot to compliment the right of way plantings and as terrace wall
enhancements.
Refer to the following figures for front yard landscaping requirements for each lot
type.
Landscape Requirements
50’-55’ Lot – Typical
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60’-65’ Lot – Typical
Page 55 of 76
Page 56 of 76
Page 57 of 76
H. Side Yard Landscape - Corner Lot
The street side yard of corner lots shall have plant material to soften long walls or
fences. Fences shall be setback from the side property (right-of-way) line to allow for
a landscape buffer. Refer to the planting chart in this section for more detailed
requirements for this area.
A thirty-five (35’) by thirty-five foot (35’) sight distance triangle shall be maintained
at corners. Positioning of the trees and shrubs shall also not impede pedestrian
access on the public sidewalk.
Side Yard, Corner Lot – Side Loaded
Page 58 of 76
Side Yard, Corner Lot – Front Loaded
Page 59 of 76
I. Rear Yard Landscape
Metal fencing is required on lots with public views, and those adjacent to a lake,
greenbelt, walking trail, park, or common area (see attached neighborhood specific
fencing diagram). The Builder will be required to provide landscape planting in the
rear yard on these lots. (See pages 57-59 regarding plant quantities and type
requirements).
Rear Yard at Greenbelt, Walking Trail, Park or
Common Space – Typical
Page 60 of 76
Rear Yard at Lake – Typical
Page 61 of 76
Side Rear Yard at Lake – Typical
Page 62 of 76
J. Plant Quantity Requirements
Front Yard Plant Quantity Requirements
Front Lot Widths
Trees
Shrubs
*Street Trees
3-1/2" Caliper Shade
2" Caliper
5 Gal
1 Gal (18"3-1/2" Caliper
15 Gal
Trees
Ornamental Trees (48"o.c.)
(36"o.c.)
24"o.c.)
Shade Trees
From
To
50'
59'
1
2
2
10
25
1
60'
69'
2
2
3
15
30
1
70'
79'
2
3
4
20
40
1
80'
90'
2
3
4
20
40
2
*See illustrations on pages 47-51.
* Species must follow neighborhood tree master plan
Street Tree Note: Quantities are minimal requirement. Add additional street trees as needed to achieve overall 40'-0" O.C. spacing.
Side Yard (Corner Lot) Plant Quantity Requirements
Front Lot Widths
Trees
2" Caliper
Trees
Ornamental Trees
From
To
50'
59'
2
2
60'
69'
2
2
70'
79'
2
2
80'
90'
2
3
* Species must follow neighborhood tree master plan.
Street Tree Note: Quantities are minimal requirement.
Add additional street trees as needed to achieve overall 40'-0" O.C.
spacing
**
Front Lot Widths
Shrubs
*Street Trees
15 Gal
5 Gal
1 Gal (18"3-1/2" Caliper
(48"o.c.)
(36"o.c.)
24"o.c.)
Shade Trees
2
5
5
2
2
10
12
2
3
10
15
2
3
10
15
2
Evergreen foundation hedge to run the length of the iron
fence; plant material required to be min. 5 gal. @ 24"-30".
Approved plants: Wax Myrtle, Oleander, Elaeagnus,
Ligustrum (shrub form) or Burford Holly. Additional shrubs
to be used along the fondation of the home.
Rear Yard w/ Public View Plant Quantity Requirements
Trees
Shrubs
2" Caliper
Evergreen foundation hedge to run the length of the home
Trees
Ornamental Trees on lake lots and evergreen hedge to run the length of the
From
To
50'
59'
2
2
fence on trail and/or greenbelt lots.; plant material required
60'
69'
2
2
to be min. 5 gal. @ 24"-30". Approved plants: Wax Myrtle,
70'
79'
2
2
Oleander, Elaeagnus, Ligustrum (shrub form) or Burford
80'
90'
2
3
Holly.
* Species must follow neighborhood tree master plan
Note: Requirements in this table are not required on corner lots
Note: Same quanities are required for Side Rear Yard at Lake
Interior Side Fence Plant Quantity Requirements
Interior Fence Widths
From
10'
20'
50'
To
20'
40'
60'
Trees
2" Caliper
Trees
Ornamental Trees
0
1
1
1
1
2
15 Gal
(48"o.c.)
1
1
2
Shrubs
5 Gal
(36"o.c.)
3
4
5
1 Gal (18"24"o.c.)
3
6
8
*Species must follow neighborhood tree master plan
Note: These requirements pertain to interior fences.
Page 63 of 76
K. Sod
Solid sodding with St. Augustine is required on all portions of the lot and within the
right-of-way. This includes front, side, rear yards, and parkway area between the
curb and the right-of-way where the street trees are located. Lawns may be “over
seeded” with rye grass (maintained to 2 1/2” height). Neither gravel nor rock is
permitted for ground cover.
L. Irrigation
Irrigation is preferred, but not required on lots. Sprinkler heads shall be located to
effectively and evenly water intended area with 100% coverage while minimizing
overthrow onto pavement, walks, etc.
Builders shall instruct the homeowners in the operation of the system. Care shall be
taken to avoid irrigation spray and runoff on adjacent property. All irrigation systems
shall be designed and installed by a licensed irrigator in the state of Texas and be
equipped with a backflow prevention device as mandated by appropriate local code.
M. Plant Bed Edging
Plant bed edging is not required. If edging is installed, it must be in keeping with the
architecture and materials of the residence. Scalloped concrete borders, plastic
edging, and landscape timbers etc., are not permitted. Plant bed edging requirements
are not limited to those listed in these Guidelines. Plant bed edging materials and
construction design shall be submitted with the landscape plans prior to installation.
N. Plant Material
On the following page is a list of plant material considered to be appropriate for use
in the landscape planting. Other plant material may be used if approved by the ARC,
but priority shall be given to plants from this palette. The Builder is encouraged to
use a blend of the suggested plant material throughout the community. Planting plans
shall be reviewed and approved by the ARC prior to installation.
Page 64 of 76
SHADE TREES
Bald Cypress - Taxodium distichum
Burr Oak - Quercus macrocarpa
Mexican Sycamore Cedar Elm - Ulmus crassifolia
Drake Elm - Ulmus parvifolia sempervirens
Live Oak - Quercus virginiana
Loblolly Pine - Pinus taeda
Shummard Oak - Quercus shumardii
Magnolia - Magnolia sp.
Monterrey Oak – Quercus polymorpha
Pecan – Carya illinoensis
Sweetgum - Liquidambar styraciflua
Water Oak - Quercus nigra
ORNAMENTAL TREES
American Holly – Ilex opaca
Mexican Plum - Evergreen
Crape Myrtle – Lagerstroemia indica
Redbud – Cercis canadensis
Yaupon Holly – Ilex vomitoria
Golden Rain Tree – Paniculata
Mexican Fan Palm (Rear Yard Only) – Washintonia
robusta
Date Palm (Rear Yard Only) – Phoenix dactilyfera
Sabel Palm (Rear Yard Only) – Sabal palmetto
Sago Pam – Cycas revolute
Dwarf Palmetto – Sabal minor
SHRUBS
Abelia
Banks Rose
Cleyera
Dwarf Crape Myrtle
Dwarf Wax Myrtle
Dwarf Pittosporum
Floribunda Rose Specimen
Fountain Grass
Indian Hawthorn -CSnow White, Jack Evans
Italian Jasmine
Gulf Muhly
Nandina Domestica
Oleander
Pittosporum
Possum Haw
Variegated Pittosporum
GROUND COVER & VINES
Ajuga
Algerian Ivy
Boston Fern
Carolina Jasmine
Chinese Star Jessamine
Chinese Wisteria Specimen
Climbing Fig
English Ivy
Holly Fern
Honeysuckle
Japanese Star Jasmine
Lamb’s Ear
Liriope
Monkey Grass
Trumpet Creeper Specimen
Wood Fern
Burford Holly
Dwarf Burford Holly
Spirea Bridal Wreath
Mexican Bush Sage
ANNUALS & BULBS
Spring and Summer
Amaryllis
Begonias
Bluebonnet
Daylily
Dusty Miller
Impatiens
Lily of the Nile
Marigolds
Periwinkle (Vinca)
Petunias
Portulaca
Purslane
Salvia
Verbena
Fall & Winter
Alyssum
Bulbs
Chrysanthemum
Cyclamen
Dianthus
Pansies
Tulip
St. Augustine - Solid Sod
Page 65 of 76
.
O. Energy Conservation
The use of shade trees and landscaping in lieu of concrete patios or drives near windows
shall be used to reduce radiant heat gain. Landscaping shall be used extensively near
windows and doors with deciduous shade trees and shrubs to provide a shield (shade)
from the sun in the summer, but still allow the warmth of the sun to permeate in the
winter.
P. Tree Protection and Preservation
Lots with rear yards south of the former House Hahl Road and Common Areas
throughout Water Haven will have existing vegetation that is to be preserved. The
following procedures shall be implemented to ensure the survival and good health of this
plant material.
Protection of trees on construction site:
i. Fences or barricades shall be placed around dripline (outward extent of tree canopy)
of trees to prevent storing of machinery or equipment which can cause soil
compaction and mechanical damage. No materials or equipment of any sort may
enter or be stored within the fenced protection area or dripline of the tree; potentially
toxic materials such as solvents, paints, gasoline or oil, etc., shall not be poured on the
ground near the dripline of the trees.
ii. There shall be no parking of vehicles or equipment under existing tree canopies.
iii. Excessive pedestrian traffic shall not occur within dripline of trees. Care shall be
taken when working in the vicinity of trees in order to prevent damage to trunks,
branches, and foliage.
iv. Soil shall not be excavated, spread, spoiled, or otherwise disposed of within the
dripline of trees.
v. Trash fires are prohibited.
vi. Trenching or boring near protected trees shall be avoided when possible. When
necessary, care shall be taken to avoid damaging the tree’s root system by hand
trenching.
vii. Placement of utilities within the dripline is detrimental to chances of survival on a
developed Lot. Where keeping utility lines from within tree canopies is not possible,
care shall be taken to protect root system as much as possible.
viii. In close areas, where fencing to dripline is not possible, protect trunk by strapping
(not nailing) a continuous shield of wood 2”x 4”x 5’ around the trunk and laying
plywood on the ground in dripline of tree to prevent compaction of soil by trucks or
machinery. No nails, bolts, ropes, or guy wires shall be attached to any trees.
ix. Prune trees horizontally using accepted methods to compensate for any loss of root
system.
x. Fencing. Every effort shall be made to preserve existing trees by adjusting fence
lines to weave among, jog around, or abut to trees or stands of trees. No part of a
fence may attach to a tree. No tree having a diameter greater than 6" measured 2'
above natural grade may be removed for installation of fencing.
Page 66 of 76
VI. PROCEDURES & SUBMISSIONS
A. General:
The process of submitting plan, specifications and samples to the Bridgeland
Architectural Review Committee (“ARC.”) is explained in this section. This process is a
mechanism for insuring uniform conformance by Builders to the guidelines established to
create a new town consistent with the Bridgeland Mission Statement. A clear, direct
statement as to acceptability of construction plans will be made to builders who make
submissions according to the standards and within the stated review time period.
B. Scope of This Document:
All new construction, subsequent construction, remodeling with exterior exposure,
expansion, and demolition of structures within Bridgeland in general and The Cove and
Water Haven in particular, shall be reviewed and approved by the ARC, prior to
commencement of any on-site building or construction activity. The ARC may consider
any and all exterior elements of design including, but not limited to, size, massing,
architectural style, colors, materials, harmony of design and other factors that, in the
opinion of the ARC, affect the appearance of the improvement(s) and/or their
compatibility with surrounding development.
This document specifically applies to the activities of Builders constructing new homes
on lots within The Shores, First Bend, The Cove and Water Haven and on which there are
no existing structures. A separate yet similar document will govern subsequent activities
by homeowners or builders on lots once the initial construction activities have been
completed.
C. Procedure:
The review process begins when a Builder submits an application form with two sets of
plans, drawings, specifications and other required information to the ARC for processing.
Submissions shall be made to the address listed below. Application forms and
information can also be obtained from that address.
Bridgeland
ATTN: Architectural Review Committee
23720 House Hahl Road
Cypress, TX 77433
281-213-9600 Fax: 281-256-7341
The address listed for the ARC may change from time to time in the course of the
development of the Bridgeland.
Page 67 of 76
D. Required Submission Information:
The builder is required to submit the following information to be reviewed by the ARC.
i. Architectural
a. Floor plans and (all) exterior elevations at a minimum of 1/8”=1’-0”
b. Outline specifications with materials/colors list clearly referenced to location
c. Statement of House Square Footage
ii. Site
Plot plan drawing at a minimum scale of 1”=30’ including the following information
a. Neighborhood Name, Section Number, Block Number, Lot Number
b. Right of way, minimum setbacks & easements
c. Actual footprint of house and garage, with dimensions of main elements from
property line
d. Driveway, patios, walls and any other flatwork, fully dimensioned
e. Utility service locations
f. Total area of all footprint areas of impervious cover including house and garage
footprint
g. Location, height and material of each exterior fence or wall
h. Any proposed freestanding exterior lighting, including fixture cuts including
locations, mounting heights and manufacturer’s catalog photographs of proposed
fixtures.
i. Any temporary construction facilities such as trailers, storage locations, fences,
temporary signs, lights, etc.
j. Actual material samples of all exterior wall material and roofing. Complete color
combinations of all exterior colors including siding, trim, gutters, downspouts,
doors, windows, roof material, etc.
E. Quality of Submission Content:
It is in the interest of both the Builders and the Developer that this process be a smooth
and timely one. Towards that end, the approvals can be facilitated if complete and high
quality documentation is provided to the ARC. When an Application is received, it is
reviewed for completeness. An Application that is not complete will be returned with an
explanation of the reasons for this action. A complete Application will be processed and
reviewed by the ARB.
F. Submission Timing:
Submissions to the ARC for approval may be made at any time. Responses will
generally be made within 7 days from receipt, however there is no time restriction and
lack of response shall be deemed a rejection.
G. Submission Fees:
Nominal fees may be established by the Developer in the future to help defray the
expenses associated with the review of improvements. The fees are adjusted from time to
time and are based on the complexity of the project proposed. A list of current fees can be
obtained from the Developer’s office.
Page 68 of 76
H. ARC Action on Submittals:
The approval process is intended to minimize hardship or undue delays, while facilitating
the common goals of the Builders and the Developer. Every effort will be made to review
and act upon applications as soon as possible after they are received.
Notice of Approval, Conditional Approval or Disapproval of each submission will be
returned to the Applicant via email or fax. Construction may proceed immediately
following receipt of written Final Approval.
I. Variances:
Variances to these Standards may be granted by the ARC. Any variance granted will
only be applicable to the specified site and conditions for which the variance was
granted, only if it has been identified in the submitted plan and specifically
approved by the ARC. Granting of such a variance will not modify or change any
standards as they apply to other lots or conditions.
All variances shall be exercised within one year from the date of approval, or the variance
shall be null and void. Upon an application being filed 30 days prior to expiration and for
good cause, the ARC may grant an extension of time not to exceed one year
J. Appeals:
Every aspect of a proposal is carefully weighed and most projects are approved. If a
proposed submission is not approved by the ARC, the applicant may appeal the decision
to the ARC in writing within 10 days of receipt of the ARC decision. Appeal can be
made by addressing a letter to the ARC stating the decision being appealed and the
specific objection to the decision. The ARC then hears and rules on appeal as promptly
as possible. All decisions of the ARC are final.
K. Final Inspection Procedures, Penalties, and Variances:
A representative of the ARC must inspect the improvements to verify that they have been
constructed in conformance with the Covenants, the approved plans and these
Development Standards. The Final Inspection represents a selected portion of the
Development Standards; it should not be considered as a total approval of the
Development Standards. Each builder is ultimately responsible to make sure every home
is built to be in full compliance with these standards.
i. Inspection Procedures and Penalties
Each Builder is responsible for requesting a Final Inspection on a home once it is
completed and before it closes. Anyone who fails to request a Final Inspection before a
home closes will be subject to a $500.00 fine.
The builder will have ten (10) working days to correct all items listed on the Final
Inspection report. It is the builder’s responsibility to request a re-inspection once the
necessary corrections have been made. If the issues have not been resolved within ten
(10) working days, then all New Construction Submittals (starts) will be put on hold
until all inspection items are completed.
Page 69 of 76
If a Final Inspection is done before a home closes and there are any un-resolved issues
still remaining after the closing and the ten (10) day grace period, those items will be
submitted to the Homeowner through the HOA as a request to comply with the New
Construction Development Guidelines.
All notices sent to Homeowners will include a suggestion that they contact the Builder
to make the necessary corrections in order to be in compliance with the New
Construction Development Guidelines.
The Homeowners will also be informed that it was the Builders responsibility to make
sure that all construction requirements were met before the home closed.
ii. Variances:
When applying for a variance on an issue of non-compliance, the following steps must
be followed:
a. Submit a written request per address
b. List all issues separately per request (i.e. when dealing with the Entry Walls,
list Columns, Wing Walls, and Cheek Walls individually)
c. Give detailed information per issue as it relates to the Construction
Development Standards (i.e. Actual dimensions of a Column as compared to
what is required)
d. Submit all written requests to:
John Stoneham
Builder Coordinator
P: 281-389-6444
F: 281-256-7341
[email protected]
All variance requests will be considered on a case by case basis and issues will be
considered individually
L. Certificate of Compliance:
following the inspection, where the improvements are found to be in conformance with
the Covenants, the approved plans and these Development Standards, the ARC will issue
a Certificate of Compliance stating that the improvement complies with the Covenants,
the approved plans and these Development Standards. Refer to Appendix VII, F
M. Certificate of Non-Compliance:
Where the improvements are found to not conform, a Notice of Non-Compliance may be
recorded in the Harris County Real Property Records, which may require compliance
with the Covenants and these Development Standards before the property can be sold.
Page 70 of 76
N. Remedies:
Additional remedies and enforcement rights exist under the Covenants. The ARC may
file suit to obtain an injunction mandating compliance with the Covenants and the
Standards. The ARC has the further right, after proper notice to the Owner, to go onto
the property where a violation exists, fix or remove the violation, and collect any costs
incurred from the Owner.
O. Changes In Review Process:
The ARC reserves the right to alter the review process in order to ensure an adequate
review of all submissions while accommodating the needs of Builders.
P. Governmental Regulations:
The Covenants and these Development Standards are not intended to permit any action
prohibited by applicable laws, rules, or regulations of any governmental authority.
Where these Standards contain requirements in addition to or more restrictive than
applicable governmental laws or regulations, the provisions of these Standards are
binding and enforceable, and prevail over the requirements of such laws or regulations
unless these Standards are expressly made unenforceable by law or judicial decisions.
Q. Job Site Procedures:
i. Trash Containment
All lots under construction are required to have two forms of trash receptacles (types
A &B). They must be kept on site and maintained during the construction process.
Type A – refers to a trash bin that will be used to contain trash material that will most
likely be wind-blown from the construction of the home. This material includes but is
not limited to shingles, insulation, a/c ducts, and mortar bags. Material such as
interior trim and tile will also be placed in this trash bin. The trash bin will have three
sides that will be made of heavy gauge wire panel or solid wood material. Orange
safety fence will not be accepted unless it is used in conjunction with another
material, such as the heavy gauge wire, that will contain the trash in the bin. The
dimensions for the trash bin will be 8’ to 10’ long for each panel and a height of 4’ to
6’ for each panel.
Heavy material such as lumber and brick should be placed in a single pile on the lot
under construction. Any additional small debris left over after trash pick-up should be
placed in a trash bin. No random material should be left out around the house.
Type B – refers to a trash bin that will be used to contain trash from labor and trade
personnel working on the job site (plates, cans, food trash, ect….). This trash bin will
be a fifty-gallon plastic drum or similar product that functions in the same capacity.
Daily clean up food trash is required in order to reduce the amount of trash that is
blown into the streets and neighborhood.
Each builder is responsible for enforcing the daily clean up of food trash and making
sure that all construction trash around the house is contained.
Page 71 of 76
ii. Silt/Mud in Street
Each builder is responsible for insuring that every lot under construction has a silt
fence installed and maintained along with keeping the street clean by removing any
silt or mud that develops. Each builder is also responsible for repairing any silt fence
that is damaged on an adjacent lot during construction. This also included the
removal of any dirt or mud that accumulates in the street from access to a home under
construction via an adjacent lot.
iii. Damage to common areas and or cul-de-sac island
The builder is responsible for any damages incurred on the common areas and or culde-sacs sustained by their subcontractors or delivery trucks. This includes but is not
limited to ruts, planting damage, and or irrigation damage. The builder will either be
asked to replace or repair the damaged material or be billed for any damages.
R. Lot Mowing
Each builder is responsible for ensuring that the lots they own are mowed on a monthly
basis.
Page 72 of 76
VII.
Appendix-I
A. Custom Lot Requirements Review
i. Chimney Caps are required
a. Caps must be masonry
ii. Pattern stone, brick or concrete unit pavers on Driveways and Private walks are
required
a. At a minimum, driveways must be outlined with pattern concrete, stone,
flagstone, brick or concrete unit pavers.
b. Driveways and Private walks may be constructed entirely of pattern concrete,
stone, flagstone, brick or concrete unit pavers. Color sample must be submitted
for approval prior to installation.
c. Walk edges will follow standard per I. Site Design, G – Walk & Wall
Requirements.
iii. A 5’ minimum garage eave overhang is required
iv. Landscape Plan Submittal is required (refer to landscaping quantities on page 57)
v. Dedicated Fence layout plan in required
B. Over-sized Custom Lots (Lots over 130’ wide)
i. 15’ setback on each side of the lot
a. Driveways can encroach in the 15’ setback
ii. Garages can not face the street
Page 73 of 76
VIII. Appendix-II
A. Sidewalks – Required in Cove Section 7, Water Haven Section 8, and the community of Hidden Creek.
The following detailed sidewalk is to be built as a four (4) foot sidewalk offset five (5) feet from the back of the
curb across the front of the lot, and at the side street on corner lots. When located at Entry Circles or Cul-deSacs, the sidewalk will be three feet-six inches (3’-6”) from back of curb.
Refer to the following diagram details for the construction requirements of the sidewalk layout.
i.
BRIDGELAND DEVELOPMENT STANDARDS 8/8/2012
Page 70 of 70
Page 74 of 76
ii.
Expansion joints at
12'-0" o.c.;
Control joints at
4'-0" o.c.
Expansion joints are 1x4
redwood with a caulk
sealant:
Sikaflex 2c SL, Color:
Limestone, Builders
Products (713) 686-8203
4'
4'
EJ
Reference Bridgeland
Concrete Sidewalk
Detail
4'
CJ
CJ
EJ
EJ
CJ
CJ
EJ
***Sidewalk is Medium Broom Finish,
No picture frame.***
12'
EJ
EJ
CJ
CJ
EJ
EJ
CJ
CJ
distance will vary
***Sidewalk is Medium Broom Finish,
No picture frame.***
Page 75 of 76
APPENDIX-III
Page 76 of 76
VE
RI
D
Fi
r
s
tBe
nd
TheRe
s
e
r
v
e
C
BE HA
N NN
D
D EL
RI
VE
D
N
BE
T
RS
FI
5
’
Me
t
a
lFe
nc
e(
upgr
a
de
d)
Bl
oc
kNumbe
r
Spe
c
i
f
i
e
dDr
i
v
e
wa
yLoc
a
t
i
on
Legend
Fi
r
s
tBe
nd:
Loc
a
t
i
onKe
y
3. BUILDERS MUST PLANT A CONTINUOUS SHRUB HEDGE
ALONG FENCE LINES ADJACENT TO COMMON AREA RESERVES.
2. ANY LOT WHOSE LAKE FRONTAGE IS GREATER THAN 120 FT.
SHALL RECEIVE 4-65 GAL. HARDWOOD TREES.
NOTES:
1. ANY LOT WHOSE LAKE FRONTAGE IS LESS THAN 120 FT.
SHALL BE PLANTED WITH 2-65 GAL. HARDWOOD TREES.
COVE
LA NE
DRIVE
ENGLE COVE
CIRCLE
ED
GEW
OO
D
V
CO
E
IV
VE
E
CO
DR
N
VE
HA
E
N
LA
SIDE
RESTRICTED
RESERVE A
40
83
LA
E
G DR
IV
ND
IN
CIRCLE
ROYAL COVE CIRCLE
81
79
80
44
31
32
33
34
35
36
37
38
39
30
29
28
47
48
74
49
73
72
71
56
70
54
69
15
16
17
18
19
20
21
22
RESTRICTED
RESERVE D
9
14
13
12
11
10
8
3
4
7
5
6
RESERVE C
COVE
HARBOR
LANE
57
55
58
1
2
59
63
64
65
66
67
68
60
MOON LIGHT
COVE
CIRCLE
D
R
21
20
BRIARWOOD
COVE
CIRCLE
RESTRICTED
RESERVE A
D R IL L
S IT E
61
62
E
IV
DR
COVE
SPRINGS
COURT
K
WATERSIDE ESTATES
(SEC. 7)
RESTRICTED
RESERVE E
27
26
25
24
23
46
COVE FOREST DRIVE
45
COBBLE COVE
CIRCLE
RESERVE B
CREST COVE DRIVE
SUSNSET COVE
(SEC. 6)
82
E
CO
V
IV
CO VE SP
RI N
GS
VE P
AR
VE
LAKESIDE HAVEN DRI
COLDWATER COVE LANE
L I VE O A K
GLEN
KE
LA
COVE
DRIVE
COVE RIDGE LANE
17
1
R
O
O
K
VE
CO
E
RIV
D
VALLEY COVE DRIVE
16
3
15
14
RESTRICTED
RESERVE A
CHESTNUT
COVE
CIRCLE
42
41
23
22
RESTRICTED
RESERVE B
BLUE COVE
LANE
2
14
15
4
5
6
13
12
11
COVE POINTE DRIVE
3
VILLAGE
COVE
COURT
7
10
8
9
9
8
10
VILLAGE COVE
7
11
6
12
LANE
4
13
5
12
11
6
10
7
8
9
RESTRICTED
RESERVE B
10
12
37
5
38
4
14
11
RESTRICTED
RESERVE D
13
40
25
24
39
COVE
38
28
37
LA NE
BE ND
27
29
36
35
0
100
34
33
RESTRICTED
RESERVE E
40
2
200
32
39
3
15
1
PIONEER COVE
(SEC. 2)
BR
ID
PIONEER
COVE
CIRCLE
BRIAR COVE
(SEC. 4)
COVE
BLUFF
COURT
19
CYPRESS
COVE
PARK
CIRCLE
B
LIFT
STATION
EMERALD COVE
(SEC. 5)
1
18
E
IV
DR
VE
K CO
BLACDRIVE
FOR ILLUSTRATIVE PURPOSES ONLY.
COVE
400
23
SO
22
6
UTH
7
6
5
21
5
NY
8
LO
CO
4
3
2
SH
1
7
8
6
E
OR
DR
4
20
9
IVE
4
19
3
7
12
13
5
10
9
7
OM
SH
4
OR
2
5
RIV
5
18
13
2
7
8
1
24
9
16
8
18
9
14
4
4
17
22
14
12
16
3
13
23
8
3
17
16
EL
OR
AN
11
15
SH
6
17
18
19
20
21
2
7
19
2
1
3
4
1
4
18
2
10
1
3
2
1
8
22
6
19
17
7
16
8
1
15
9
2
14
18
87
20
79
78
77
5
74
24
75
76
8
19
23
20
4
NUT T A L L O A K
July 6, 2011
Bridgeland Development, L.P.
a project developed for
“The Cove” Street Tree Plan
K a t y,
Te x a s
77494
281.646.1641 Fax

Suite A-250,
WA T E R OA K
23501 Cinco Ranch Boulevard,
Phone 281.646.1602

BRIDGELAND
20
9
21
3
U JU
CO NCT
URT ION
5
9
7
6
5
4
3
2
BA
YO
D
OA
10
1
R
DS
5
1
WEST SETTLERS SHORE
CIRCLE
12
14
22
18
21
2
20
GAIL SHORE DRIVE
2
15
11
DR.
1
NORTH THOMAS SHORE
13
21
3
1
11
17
16
15
10
COLONY SHORE
CIRCLE
11
25
10
15
E
20
ED
19
AS
N. COLONY SHORE DR.
6
11
12
10
3
6
TH
RTH
JUNIORS MAP COURT
6
14
26
7
5
12
E
RIV
FINAL DESIGN SOLUTIONS ARE SUBJECT TO CHANGE
SIDE
ED
THIS DRAWING DEPICTS CONCEPTUAL LANDSCAPE IMPROVEMENTS
PARK
D R ILL
S IT E
EGR ET COVE
AUDUBON COVE
CIRCLE
DR
CO
WHISPER COVE
(SEC. 3)
TERRACE COVE LANE
OR
SH
L A UR EL O A K
S H U MA R D O A K
VE
CO
E
SS
COMMERCIAL
COMMERCIAL
TH BRI
R
DGELAND PA
ANGLER COVE
(SEC. 3)
ER
GL
AN
BREE
ZEWA
Y CO
VE DR
IVE
NOR
IV
E
DR
CO
VE
BR O OK
Y
KWA
11
NO
LA UR E L OA K
W A TER O A K
LL RD
.
NU TT A LL OA K
EN MI
SH UM A R D O A K
VE
BORD
LI V E O AK
CO
K
OO
G
VE DRIVE
CO
DRIVE
E
G
BR
DRIVE
VE
DIN
LAN
GS
E
E
RE DRI
SPRIN
PR
IV
D
OA
Y SHO
BORD
EN SH
ORE
CIR.
STREET TREE PLANTING LEGEND
LR
AH
EDGEWOOD COVE DRIVE
US
EH
COLON
HO
WEST
IVE
VE DR
ER CO
BUNK
Y SHORE DRIVE
CY
ICE
DRI
VE
COVE
CT.
NER
S VO
COVE
ORE
SH
SHOR
ELAN
DS RD
.
AS
EAST COLON
OM
H TH
PART
RT
NO
NY
LO
CO
FULL
ERS
GRA
NT
CO
URT
SHORELANDS ROAD
K DRIVE
COVE CREE
DRIVE
D R U MM O N D R ED
M AP LE
L A UR EL OA K
D R UM M O N D RE D M A PLE
L A CE B A RK EL M
S HU M A R D O A K
LA C EBA R K E LM
N U TT AL L OA K
W A T ER OA K
SH UM A R D O A K
L I V E O AK
MOONLIT HAVEN
(SEC. 7)
ND L
AY
ARKW
A KE P
E HAVEN DRIVE
ARBOR HAVEN
(SEC. 8)
LAKESID
MEADOW HAVEN
(SEC. 5)
MILL HAVEN
(SEC. 4)
ELA
RIDG
TH B
NOR
DR
IVE
EN
HAV
IVE
DR
LAKE
HAVEN
(SEC. 9)
EN
AV
EH
SID
BROOK HAVEN
(SEC. 6)
D RI L L
SITE
KE
LA
PINE HAVEN
(SEC. 10)
SHADY HAVEN
(SEC. 2)
HOUSE HAHL ROAD
PARKS
ID E
MASON
OAD
MASON R
PARKSIDE HAVEN DRIVE
ROAD
0
100
200
400
WA T ER OA K
NUT T A LL OA K
K a t y,
Te x a s
77494
281.646.1641 Fax

Suite A-250,
July 6, 2011
Bridgeland Development, L.P.
“Water Haven” Street Tree Plan
Bridgeland
L IVE O A K
L A UREL O A K
Phone 281.646.1602

8
16
7
12
6
7
14
13
11
15
10
8
9
9
14
13
12
11
10
6
16
1
5
15
5
4
2
2
3
1
Fence layout
chacon creek
section 5
3
4
K a t y,
Te x a s
77494
281.646.1641 Fax
M ONT ERR EY OAK
L AUR EL OA K
January 12, 2012
Bridgeland, L.P.
“HIDDEN CREEK” Street Tree Plan
Bridgeland
SH UM ARD OAK
LIV E OAK
N UTTAL O AK
MONTERREY OAK
NUTALL OAK
SHUMARD OAK
LAUREL OAK
L IV E O A K
Suite A-250,
.#0&5%#2'#4%*+6'%674'
-)#&'(14'56&'5+)0..%
Phone 281.646.1602
125’ 250’
500’
SCALE: 1”= 500’
0’
Section
5
Rejected
Notes
Results sent to Builder on: __________________
Legal: ________
Contact Number: ___________
Items must be corrected by the Builder within 10 days of notice. Please submit checklist for re-inspection once items have been corrected. This Final
Inspection represents a selected portion of the Development Standards, as listed above; it should not be considered as a total approval of the Development
Standards. Each Builder is ultimately responsible to make sure every home is in full compliance with the Development Standards.
Inspection Date: _______________________
Exterior lighting is in compliance.
Exterior elements are in compliance.
Public sidewalk is installed correctly/completely.
Driveway entry width correct.
Brick outlining private walk.
Pad(s) width correct.
Entry wall layout is correct.
Private walk width correct.
Correct amount of shrubs installed.
(If needed correct side yard landscaping is planted.)
(If needed correct rear yard landscaping is planted.)
Correct street tree/size is installed (Street Sign).
Shade tree quantity, and type, and size are correct.
Correct amount of ornamentals/size installed.
Fencing is constructed/located correctly (corner clip).
Approved
Address: ____________________
Builder: ______________
Item
Roof pipes, vents, louvers, flashing and utility
equipment have been painted to match the surface
from which they project.
Mechanical/utility equipment and any service areas
are screened from public view.
Chimney cover used.
Contact Name: _____________
Date: __________
Email [email protected] for all final inspection requests.
Bridgeland – Lakeland Village - Final Inspection Checklist
ARCHITECTURAL CONTROL COMMITTEE
23720 House Haul Rd
Cypress, TX 77433
(281)-213-1102
(281)-256-7341
NEW CONSTRUCTION SUBMITTAL FORM
This form must be completed in its entirety.
Date Submitted:
SUBMITTED BY:
Builder:
Contact:
E-mail:
Phone:
Fax:
PLOT PLAN INFORMATION:
Address:
Lot
Plan Number: ________
Elevation: _________
Block
Section
Base Total Living Square Footage: ____________
Total Living Square Footage with Plan Options: _____________________________
Stories: _______
Half Story: ______ Bedrooms: ________
Baths: ________
Half Baths: _____
Garage: Attached ___ Detached ___ # of cars ___
Brick: Manufacture _________ Color _______
Stone: Manufacture _________ Color _______
Paint: Manufacture __________ Color _______
Roof: Manufacture __________ Color _______
START INFORMATION:
Start Type: Buyer ___ Spec ___
Estimated Start Date: _________
Estimated Completion Date: _________
Please be advised that this letter reflects only the opinion of the ARC with regard to review of the plan for
compliance with the Declaration of Covenants, Conditions and Restrictions and the Development Standards for
Lakeland Village, Bridgeland. The opinion does not imply that the plans are functionally or mechanically
sound. All builders remain responsible for construction of any residence to be in full compliance with the
Declaration of Covenants, Conditions and Restrictions and the Development Standards for Lakeland Village,
Bridgeland and any local, state or national building codes or requirements that may be applicable. The builder
is also responsible for insuring that adjacent homes do not have identical brick or exterior colors.
Approved ___
Disapproved ___
Developer’s Comments:
_____________________________________________________________________________
_____________________________________________________________________________
_____________________
Approval Signature
__________
Date
ARCHITECTURAL CONTROL COMMITTEE
23720 House Hahl Road
Cypress, Texas 77433
(281)-213-1102
FAX (281)-256-7341
NEW PLAN SUBMITTAL FORM
Date Submitted:
SUBMITTED BY:
Builder: _______________________
Contact: ____________________
Phone: ____________________
E-mail: ____________________
Fax: ______________________
PLAN INFORMATION:
Plan Number: ________
Base Living Square Footage: _____________
Elevation(s)
Stories: _______
Total Living Square Footage (including any options)
Half Story: ______ Bedrooms: ________
Garage: Attached ___
Detached ___
Baths: ________
Half Baths: _____
# of cars ___
COMMUNITY / SECTION(S) IN WHICH PLAN WILL BE BUILT:
*Bridgeland will be composed of four residential Villages. Each Village is composed of a series of Communities. Each Community is composed of
a series of Neighborhoods (sections).
Community______________
Section __________________
Lot Width ______
Please be advised that this letter reflects only the opinion of the ARC with regard to review of the plan for
compliance with the Declaration of Covenants, Conditions and Restrictions, and the Development Standards for
Bridgeland. The opinion does not imply that the plans are functionally or mechanically sound. All builders
remain responsible for construction of any residence in full compliance with the Declaration of Covenants,
Conditions and Restrictions and Development Standards for Bridgeland and any local, state or national building
codes or requirements that may be applicable.
Approved ___
Disapproved ___
Developer’s Comments:
_____________________________________________________________________________
_____________________________________________________________________________
_____________________________________________________________________________
_____________________
Approval Signature
__________
Date
SFU STRUCTURED WIRING REQUIREMENTS FOR U-VERSE
The Builder agrees to provide Structured Wiring (“SW”) within each Home of a U-verse
Subdivision based on the following definitions and in accordance with the following
specifications:
I.
HOME MAIN DISTRIBUTION FACILITIES (“HMD Facilities”): HMD
Facilities include Underwriters Laboratories (UL) Listed CAT-5e Universal
Twisted Pair (UTP) 4-pair cables and Tri or Quad-Shield RG-6 coax cables,
and are used to provide Voice, Internet Access and Video services into the
Home. HMD Facilities are placed between the AT&T demarcation point,
usually located on the exterior of the Home, and the Central Wiring Panel
(CWP) usually located inside the Home. Depending on the type of facilities
AT&T uses to serve the Home, the AT&T demarcation point will be referred to
as either the fiber-fed Optical Network Terminal (ONT), or the copper-fed
Network Interface Device (NID). All SW served Homes must be equipped
with the following HMD Facilities:
A. Two UL Listed CAT-5e UTP 4-pair homerun cables between the NID or
ONT usually located on the exterior of the home, and the CWP usually
located inside the home.
B. One Tri or Quad-Shield RG-6 homerun cable between the NID or ONT
usually located on the exterior of the home, and the CWP usually located
inside the home.
In addition, fiber-fed Homes will be equipped with a fiber-fed ONT and
will require an AC Power Feed. See Section II, paragraph C – AC Power
Feed for information about the AC power feed required to power the
ONT.
II.
HOME INSIDE WIRE (“HI Wire”): The HI Wire is placed between the CWP
and the Voice, Internet Access, and Video outlets within the Home. All SW
served Homes must be equipped with the following HI Wire facilities:
A. Voice/Internet access Outlets within the Home:
Minimum of Two Voice/Internet access outlets
All Voice/Internet access outlets must be wired and equipped per
bullets 1 – 3 below:
1) A minimum of One, and recommendation of Two UL Listed
CAT-5e UTP 4-pair homerun cables between the CWP and
each Voice/Internet access outlet.
2) Outlets should include ports for RJ11 & RJ45
3) Outlets should be within 3’ of a Standard, Duplex 110V AC Nonswitched, Grounded outlet
B. Video Outlets within the Home:
Minimum of Two (2) Video Outlets per Home
All Video Outlets must be wired and equipped per bullets 1 – 4
below:
1) One UL Listed CAT-5e UTP 4-pair homerun cable between the
CWP and each Video Outlet
2) One Tri or Quad-Shield RG-6 homerun cable between the CWP
and each Video Outlet
3) Outlets should include ports for RJ45 & F-Connector
4) Outlets should be within 3’ of a Standard, Duplex 110 AC Nonswitched, Grounded outlet
C. AC Power Feed:
Fiber-fed Homes will be equipped with a fiber-fed ONT and will
require an AC Power Feed used to poser the ONT from an
Uninterruptable Power Supply (UPS) that AT&T will mount in a
controlled environment (320 – 1130 F) inside the Home, and within
a maximum distance of 100’ from the ONT.
The Builder agrees to provide the following in each fiber-fed Home:
1) One UL Listed 16 gauge stranded copper 1-pair cable should
be installed during construction, between the ONT and a builder
selected Standard, Duplex 110V AC Non-switched, Grounded
outlet in a controlled environment and within a maximum
distance of 100’ from the ONT.
MDU STRUCTURED WIRING REQUIREMENTS FOR U-VERSE
1. New Construction: The wiring installed by the Builder within each residential
Unit shall be installed in a star configuration from the central wiring panel to each
communications outlet. The following are the Builder Wiring Requirements within
each Unit:
i.
ii.
One (1) 4-pair CAT 5e cable should be placed between each
Voice/data jack and the central wiring panel; and
One (1) tri-shield RG6 cable or one 4-pair CAT 5e cable should be
placed between each video jack and the central wiring panel.

table of contents - ronny carroll homes

Transcription

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