Revised 9/05 WATERFORD GREEN DESIGN STANDARDS
AUTHORITY This DESIGN STANDARDS document is promulgated pursuant to the authority granted to the Architectural Control Committee (hereinafter referred to as the “ACC”) of the Waterford Green Development (hereinafter referred to as the “Development”) under Section 5.05 of Waterford Green Declaration of Covenants, Restrictions and Easements, recorded in Deed Book 4647, Page 219, Cobb County, Georgia records (hereinafter referred to as the “Declaration”). The requirements of these Design Standards shall be in addition to and not in lieu of the requirements and provisions of the Declaration. NOTE: Any builder/owner once being notified of a violation of any nature on any house is required to correct that violation satisfactorily prior to the ACC reviewing any further requests on any Lot. Any builder proceeding with any items requiring review does so at his own risk, and assumes the responsibility of possibly having to correct that item to the requirements of the ACC. PURPOSE Plans and Specifications must be submitted to and approved by the ACC pursuant to the Declaration and these Design Standards for the sole and exclusive purpose of assuring that all Structures within the Development are in conformity and harmony with existing standards of the neighborhood. 3. DEFINITIONS The words “Structure”, “Owner”, and “Lot”, as used herein shall have the same meaning as such words have in the Declaration. 4. SUBMISSION OF PLANS AND SPECIFICATIONS A. Plans and specifications for the construction or modification of any existing Structure, landscaping and lightscaping on any lot shall be submitted to and reviewed for approval by the ACC in accordance with the requirements of Section 5.06 through 5.08 of the Declaration. Each Owner shall submit to the ACC plans and specifications clearly designating which Lot is covered by such plans and specifications. B. All plans and specifications required should be submitted to the Chairman of the ACC (check the Waterford Green website at www.waterfordgreen.com or the latest neighborhood directory for this information). 2.
1.
Page 1 of 10
5.
CONSTRUCTION A. By community construction, the Builder/Owner warrants that funds are available for a timely and professional completion of the Project. The ACC is to be immediately notified of any change in the ability to complete the Project as indicated above. Upon notification, the ACC will address the situation with the Builder/Owner and render a discussion as to the options available to protect the interest of the community as a whole. B. In no event shall the Owner allow any grading or cutting of trees on the Lot prior to the approval of the proposed location by the ACC. C. All vehicles in any way connected with the construction shall enter the Lot or Lots under construction only. All vehicles shall be parked at the Lot to avoid damage to trees, paving, curbs, gutters, and any other improvements on the Lot. Under no circumstances will there be parking on Lots not under construction. D. All stumps and brush are to be removed from the surface of the Lot prior to foundation construction. Construction debris shall be removed as often as necessary to keep the Lot and Structure thereon attractive. Construction debris shall not be dumped in any area of the Development.
E. It is the Builder’s responsibility to grade Lots in such a manner so as not to block any natural or manmade swales, ditches, or drainage structures. Earth berms, hay bales, silt fences, mulch, boards, grassing, gravel blankets and any other approved siltation and erosion control measures shall be installed prior to grading of ALL Lots to prevent mud and silt from running off the Lot onto streets and any other adjoining property. Lots shall drain independently from rather than to adjoining Lots. Downspouts are to be piped or directed to front or rear of Lot. Immediate removal by the Builder is required of any mud or silt in the streets as a result of construction equipment, lack of silt control, or delivery of materials. F. Any Homeowner making changes in landscaping must adhere to the Cobb County codes regarding runoff to adjacent properties.
Page 2 of 10
6.
DESIGN DETAILS
A. Set Backs. In no event shall the set-backs be less than those required by Cobb County Comprehensive Zoning and Land Use Resolution. The ACC shall approve site location prior to construction. Any requests for alteration of set-back lines MUST first be approved by the ACC PRIOR TO making a request for variance. B. Garages. Minimum requirement is two (2) car garage with garage doors, which shall be coordinated with all Structures on the lot and design, materials, and colors for such doors shall be as approved by the ACC. Garage doors on front or street facing shall be two (2) single 9’ wide doors. Side entry, not street facing, may be 18’ single doors. C. Windows and Doors. Silver-finish aluminum doors (including sliding doors), windows, storm windows, screens and storm doors are not permitted. A factory-painted, anodized finish aluminum, or other synthetic materials may be used, the color of which shall be specified in the plans and specifications submitted to the ACC for approval and shall be subject to the color guidelines contained in Section 8B of these Design Standards. Glazing of windows and doors may be single glazing. D. Exterior Colors and Materials. All exterior colors and materials of all Structures shall be submitted to the ACC for approval and shall be subject to the ACC color and material guidelines of these Design Standards. An Owner wishing to make changes in these scheduled colors may do so only with the approval of the ACC in order to achieve a well coordinated color scheme throughout the community. To be valid, approvals must be recorded with the ACC. E. Fireplaces and Chimneys 1. Fireplaces may be full masonry or with U.L. approved pre-fabricated fire box and metal flue. 2. Exterior of all chimneys including gas log fireplaces must be compatible with exterior masonry/stucco material used on front and foundations. Any exceptions must be approved in writing by the ACC. Fireplace chimneys, if cantilevered, must extend down to grade or be included within wall lines of the house. Any exceptions must be approved by the ACC. All chimneys are to have a detailed top. Painted metal caps are required to conceal circular prefabricated flue tops.
3.
Page 3 of 10
F. Roofs. Roofing materials and color shall be requested in the plans and specifications submitted to the ACC for approval, and shall be subject to the color and material guidelines contained in Section 8 of these Design Standards. No plumbing or heating vent shall penetrate roof surfaces which face the street or streets adjacent to the Lot. All plumbing or heating vents that do penetrate the roof surface shall be painted to blend with the roof color. Roof pitches shall be a minimum of 9/12 for the main roof line, however gables and dormers on the front elevation shall be steeper (12/12) for appearances of the elevation. Shed roof lines at the rear of the house may be less than 9/12 when prior approval has been received from the ACC. Occasionally lower roof pitches may be allowed by the ACC when historic representation or detail is being followed.
G. Driveways. Driveways shall be constructed with concrete, however, other hard surface materials such as brick, stamped, patterned, or colored concrete surfaces may be used if approved by the ACC. Specifications are to be submitted to the ACC for approval. Driveways are to be curved when possible, taking into consideration existing trees and landscape plantings, and may include a paved turn-around area where possible. All driveways are to make a smooth transition to the street with no abrupt elevation change. H. Vehicles. In reference to resident-owned vehicles, there shall be no trucks, vans or commercial vehicles permanently parked on a driveway. These vehicles must be parked within the garage. No vehicles can be parked off the driveway/concrete, i.e. lawn, rear yard, etc. NOTE: Houses under construction shall be an exception to the above. Construction vehicles required cannot be parked on a construction site for more than ten (10) consecutive days. I. Landscaping. A written plan of landscaping is required by the ACC prior to installation of any materials; this plan should include a drawing to show location, variety and size of all plant materials, as well as requested location and description of all “hardscape” items such as fences, walls, rocks, fountains, statuary, etc. These items must be completed in accordance with approved plans. J. Mailboxes. No mailbox or paperbox or other receptacle of any kind for use in the delivery of mail, newspapers, or similar material shall be erected or placed on any Lot or Structures unless it shall conform to the designs and specifications adopted by the ACC. Standard mailbox designs have been adopted for the entire Development. Any alterations to the standard design must have ACC approval prior to construction.
Page 4 of 10
K. Mailbox Address Plate. Each builder shall have on the mailbox a mailbox address plate. Any alteration to the standard designs currently on other development mailboxes must be approved by the ACC prior to installation. No other ornamentation may be installed on the mailbox without prior approval. L. Pre-fabricated or Factory Built Structures. Pre-fabricated or factory built structures shall not be permitted within the Waterford Green Development. (Pre-fabricated mailboxes of approved design, meeting the ACC requirements for approval, may be used on each Lot for continuity of the Development’s appearance.) Upon ACC approval, out-buildings, storage buildings, detached garages, etc. may be allowed should specific circumstances require them. Any such building is to be in total keeping with the house design in roof pitch, exterior materials, windows, doors, lighting, etc., and is to be reviewed under the requirements of paragraph 12 below, thus establishing any such request as a special case, requiring exception and not establishing a precedent. THE DECISION OF THE ACC IS FINAL! M. Front Door Stoops and Steps. All front door stoops and steps are to be brick, stone, or tile topped; concrete stoops and steps are NOT acceptable. N. Fencing. All fences and their location must be approved by the ACC prior to installation. Recommended fences are to be open view and not over 48” in height. Fencing visible from the street shall be open view; solid fencing must be fully landscaped to obscure fencing from street view, with the exception of a gate or an arbor. Special conditions requiring change in height and/or materials may be approved by the ACC. (Also see Section 9C3). 7. SITE PLANNING AND DESIGN A. Location of Structures. The location of Structures MUST be approved by the ACC PRIOR to clearing. All Structures, together with related paved and open areas, shall be located on each lot to: 1. minimize changes in the existing topography; 2. preserve existing trees and vegetation to maximum extent possible; 3. control drainage and prevent erosion as stated in Section 5E of these Design Standards; 4. create prime views and conceal unsightly areas.
Page 5 of 10
8. HOUSE DESIGNS, COLORS AND MATERIALS GUIDELINES A. Materials 1. A minimum number for exterior materials shall be used on Structures to avoid a cluttered appearance. Where more than one (1) material is used, one shall be dominant. 2. Secondary materials, when used, shall complement the dominant material in texture and color. 3. Recommended materials include: a) siding: painted or stained wood, hardiplank ™, hardboard beveled; b) brick: samples of all brick and mortar must be submitted for approval; c) stone: samples or photographs of stone and mortar must be submitted for approval; d) cedar shakes, shingles or other simulated roofing: samples to be approved e) asphalt shingles which are very dark brown, black, shadowblack and other trade names of various dark brown or black asphalt roofing; f) wood garage doors of simple design; and g) “stucco” including drivit, synergy, R-wall type materials.
4. Unacceptable materials include: a) artificial brick, stone, or panelized artificial stucco panels; b) unnatural tones of brick and stone; c) any exposed poured concrete or concrete block walls- these areas must be veneered with brick, stone, or stucco as is compatible with the house design and as approved by the ACC.
Page 6 of 10
5.
House to be brick on front and two (2) sides and up to first floor line in the rear. Stucco houses must be stucco full height on four (4) sides. NOTE: Exceptions to this must be specifically approved on the house plans on file.
B. 1.
Colors. A minimum number of exterior colors shall be used. When more than one color is used, one shall be clearly dominant. Secondary colors shall be: a) b) compatible with the dominant color; limited to architectural details such as fascia frames and other building trim.
2.
3.
High contrast colors, when used on Structures, shall be limited to major architectural elements such as entry doors.
SCREENING GUIDELINES A. Screening shall be used within the Development to define private spaces or to attract or divert attention to or from particular views. B. Objects to be Screened: Unsightly conditions such as: 1. exterior, ground-level machinery such as: air conditioning and/or heating equipment, swimming pools, swimming pool equipment, spas, spa equipment, satellite dishes, etc. outside storage of refuse containers, woodpiles, etc.
9.
2.
NOTE: As unsightly conditions can be a matter of opinion, the ACC recommendations are final.
Page 7 of 10
C. Methods of Screening are Subject to the Approval of the ACC. Once screening is installed, it is the responsibility of the property owner to maintain the installed screening so as to be no less effective than when installed. The following methods of screening are recommended: 1. Earth Banks and Berms – such earth banks and berms shall: a) b) have a maximum slope of 2:1; and be covered with an acceptable grass or ground cover suited to the slope.
2.
Planting Screens – such planting screens shall: a) be composed of plants approved by the ACC, as required to effectively accomplish the screening UPON INSTALLATION
b) 3.
be spaced at a density which will create an effective yearround visual screen. Fences and Walls – such fences shall be decorative in nature and:
a)
complement the design, texture and color of all Structures on the same Lot; b) shall be a maximum of four (4) feet above grade in height; unless specific requirements are deemed necessary to warrant a height up to six (6) feet maximum; shall include extensive planting as an integral component; and shall be subject to inspection upon completion; should NOT follow property line but set back a varying distance from them and be limited to area behind rear line of house when logical all support structures must face interior of the Lot.
c)
d)
e)
Page 8 of 10
4.
Prohibited Fencing a) chain link fencing shall not be used on individual residential Structures or Lots with the exception of tennis courts (see TENNIS COURTS below.)
10.
TENNIS COURTS A. Tennis Courts and fencing around courts must first be approved. The following are the requirements: 1. due to size and requirements of a tennis court, location on lot must be limited to the least conspicuous area of the Lot; requesting homeowner must receive approval in writing of the abutting homeowners within the Development, and this must be submitted to the ACC in writing; limited to one (1) single court, not to exceed regulation size; tennis court must be green tones with white striping. (No red or brown tones will be accepted); no lighting around court; green or black vinyl-coated chain link fencing will be allowed; fences not to exceed ten (10) feet in height; and extensive landscsaping must be submitted with tennis court installation request.
2.
3. 4.
5. 6. 7. 8.
11.
RECREATION EQUIPMENT A. In order to avoid unsightly and aesthetically offensive structures, the location of tree houses and play structures must be approved by the ACC before construction or installation. AMENDMENT A. These Design Standards may be amended from time to time by a majority vote of the members of the ACC.
12.
Page 9 of 10
13.
EXCEPTIONS A. Exceptions to these Design Standards may be allowed by majority vote of the members of the ACC, but only in cases where the ACC determines that 1) an exception is necessary in a particular case to avoid undue hardship or to deal with unique, unusual or extraordinary conditions or circumstances encountered on a particular Lot; and 2) the exception will serve the spirit of these Design Standards and not be, in the opinion of the ACC, a detriment to the Development. Such exceptions shall be in writing. No exception allowed hereunder shall set any precedent or have any effect upon any other situation in which an exception is requested of, or considered by the ACC. Approval of any Structure by the ACC is limited to the esthetics of style, color, materials, texture, and general streetscape appearance and therefore in no way is a certification that the Structure has been built in accordance with any governmental rule or regulation, or that the Structure complies with sound building practice or design. Proper location on a specific Lot of the Structure, or any appurtenances (fences, pools, etc.) with regard to setbacks, easements, or any other restriction is the sole responsibility of the builder and/or owner.
Page 10 of 10