PATTERN BOOK AND DESIGN GUIDELINES 2020
PATTERN BOOK AND DESIGN GUIDELINES 2020
COPYRIGHT 2020 DATE OF PUBLICATION OR REVISION : SEPTEMBER 2020
MARKETING & SALES COLLINS & FINE GROUP 874 SOUTH PLEASANTBURG DRIVE SUITE B GREENVILLE, SC 11675 RAINWATER DRIVE SUITE 220 ALPHARETTA, GA 30009
MARKETING & SALES PROJECT MANAGER MASTER PLANNER & LANDSCAPE ARCHITECT ARCHITECTURAL CONSULTANT COLLINS & FINE GROUP TERRA NOVO CONSULTING, LLC KOONTZJONES DESIGN, PLLC SINCLAIR HILLE ARCHITECTS 874 SOUTH PLEASANTBURG DRIVE 3803 WRIGHTSVILLE AVE, SUITE 8 150 SOUTH PAGE STREET 700 Q STREET SUITE B WILMINGTON, NC 28409 SOUTHERN PINES, NC 28387 LINCOLN, NE 68508 GREENVILLE, SC
ENGINEERING CONSULTANT ENVIRONMENTAL CONSULTANT TRAIL CONSULTANT AES CONSULTING ENGINEERS MID-ATLANTIC ENVIRONMENTAL AVID TRAILS 816 GREENBRIER CIRCLE, SUITE F 1517 MIRASSOU LANE EL SEGUNDO, CA CHESAPEAKE, VA 23320 VIRGINIA BEACH, VA 23454
This book has been developed by Preserve Communities for graphic presentation and to provide guidance for the design requirements of the community of Bay Creek. The plans, designs, and amenities depicted in this book represent the current development plans, which are subject to change or modification without notice. These materials are intended solely as a planning instrument and may be updated periodically. DISCLAIMER: The information contained herein this document remains the property of Koontz Jones Design, PLLC, its client, or affiliated consultants. The reproduction, copy, or other use of this work product without the written consent of Koontz Jones Design, PLLC is prohibited, and any such use may be subject to legal action to include all remedy at law. The development design and uses depicted on the plan are schematic in nature and are intended to represent proposed land uses and improvements within the subject property. Accordingly, the ultimate layout, locations, dimensions, and site elements depicted on the plan are graphic representations strictly for preliminary and conceptual planning purposes that may be replaced, changed, or modified at will by Koontz Jones Design PLLC, its client, or affiliated consultants.
Preserve Communities Preserve Communities strives to create purposeful developments that enhance quality of life. That is our driving force. It means we care not only about what happens to the land, but also about the living experience of families as well as the long-term effects on the region at large. We don’t simply put downa community on a plot of land. Rather, we carefully consider the ramifications of development and seek to establish communities whose individual settings benefit both urban areas and natural landscapes. It is imperative that our developments blend seamlessly with the essence of each locale.
AT PRESERVE COMMUNITIES, WE STRIVE TO CREATE: • COMMUNITIES WITH AN AUTHENTIC SENSE OF PLACE • WELLNESS FOCUSED ON A HEALTHY LIVING ENVIRONMENT • QUALITY OF LIFE AND SENSE OF WELL-BEING • GREEN SPACES WITH VITAL LINKS TO NATURE AND THE BAY
Bay Creek is the newest addition to the Preserve Communities portfolio. With a picturesque location that combines laid-back coastal living and beach-side adventures, it’s the ideal setting for families, active adults, nature lovers, golfers, and those looking to escape the busy city for a relaxed beach community. Preserve Communities aim to expand Bay Creek’s already stellar reputation with a re-imagined vision of its state-of-the-art amenities, year-round outdoor activities, and active lifestyle programming promising a multi-generational community that appeals to a diverse set of home buyers. With equal emphasis on preserving the beauty of the Eastern Shore and enhancing the premier features of the community, Preserve Communities looks to elevate the finest points of coastal living at Bay Creek.
Table of contents
FOREWARD PAGE 01 SECTION 5 ARCHITECTURAL GUIDELINES & CONSTRUCTION Section 1 STANDARDS Introduction to Bay Creek The Pattern Book General Guidelines PAGE 29 Using the Pattern Book & Design Guidelines PAGE 02 Elements of Style PAGE 35 Location of Bay Creek PAGE 03 Philosophy of Bay Creek & Its Design PAGE 04 Section 6 Architectural Heritage of the Eastern Shore PAGE 05 ARCHITECTURAL PATTERNS Historic Precedents for Design PAGE 06 Architectural Styles Overview PAGE 46 Classic Tidewater Coastal PAGE 47 Section 2 Prairie/Arts & Crafts PAGE 49 Development & Reviews Classic Craftsman Coastal PAGE 51 PAGE 07 Development Review Process Modern Coastal PAGE 53 Use of Professionals PAGE 08 Stick Victorian PAGE 55 Review Structure PAGE 09 Greek Revival PAGE 57 Design Submittal/Approval Process PAGE 11 Coastal Craftsman Estate PAGE 59 Submittal Procedures & Drawing Requirements PAGE 13 Approval Process PAGE 16 Section 7 BAY CREEK CONSTRUCTION REQUIREMENTS Section 3 Construction Requirements PAGE 61 bay creek master plan Bay Creek Master Plan PAGE 19 Section 8 Bay Creek Master Trails Plan PAGE 20 SITE PLAN & LANDSCAPE ARCHITECTURAL GUIDELINES Section 4 General Guidelines PAGE 65 Bay Creek amenities & commercial uses Golf PAGE 21 Section 9 LANDSCAPE ARCHITECTURAL patterns Amenities & Commercial Uses PAGE 22 Horizontal Surfaces PAGE 71 Nature Preserve PAGE 23 Driveways & Plant Bed Edging PAGE 72 Life Center PAGE 24 Walls & Fences PAGE 73 Proposed Beach Club PAGE 25 Pools, Courtyards, & Terraces PAGE 74 Proposed Base Camp PAGE 26 Signage, Mailboxes, & Flags PAGE 75 Proposed Racquet Center PAGE 27 Proposed Mail Center PAGE 28
Table of contents
Section 10 PLANTS & IRRIGATION Overview PAGE 76 Recommended Plant List PAGE 77
Section 11 NEIGHBORHOODS OF BAY CREEK Neighborhoods Map PAGE 80
Section 12 THE BLUFFS PAGE 81
Section 13 BAYSIDE VILLAGE PAGE 90
Section 14 PLANTATION POINTE PAGE 115
Section 15 APPENDICES Application - Conceptual Design Submittal Application - Preliminary Design Submittal Application - Formal Final Design Submittal Application - Formal Landscape Design Submittal Application - Minor & Major Modification Request Form Exhibit A - Bayside Village (roadway/parking improvements) Exhibit B - Bayside Village (roadway/parking improvements)
NOTE: ADDITIONAL INFORMATION WILL BE ADDED IN THE FUTURE FOR EXISTING AND PROPOSED NEIGHBORHOODS INCLUDING: • HERON POINTE • VILLAGE F1 • THE SIGNATURE • VILLAGE G • THE HOLLIES • VILLAGE P • NEW QUARTER • VILLAGE T
ForEward
A pattern and design guidelines book is a classification of the constructed and natural elements that form a community. It is organized to aid an owner, designer, or contractor to understand how each property should look, as well as how these elements fit together to create the character and quality of the overall community.
We all develop certain patterns in our lives and work — patterns of behavior that lead to health, welfare, and personal satisfaction. We also understand these patterns help us lead an enjoyable and memorable experience in all that we do. We sense the qualities of a town, village, place, or natural wonder that foster genuinely good times and make an everlasting impression. When these patterns are nonexistent, lost, or ignored, the quality of life declines.
A community brings forth a life all of its own, springing into existence, maturing, and finding new modes of expression. The design and plan for Bay Creek was built on design patterns that will give it a sense of maturity by reflecting the patterns of well-established towns on the shores of the Chesapeake Bay and other similar towns throughout the United States. These patterns will also allow freedom of expression that will sustain the community as a rich and inviting place in which to live or visit.
This book explains these patterns so that a visit to Bay Creek will create memorable experiences, whether at home, walking, playing on the beach, enjoying a trail, or relaxing in a park. These patterns will give an owner, or a home designer a guide to the founding design principles that will contribute to the experience of all who live in or visit Bay Creek.
FOREWARD PAGE 01
Introduction to Bay Creek & the Pattern Book USING THE PATTERN BOOK & DESIGN GUIDELINES
The homes and landscape of a successful community must consistently meet high standards of design. They must also embrace diversity. They provide secure areas, in addition to areas for people to be festive and open to new ideas and experiences. This book is a “how-to” guide to designing a home and landscape at Bay Creek. There will be freedom to create variations on past, tried, and tested patterns or help to contribute new ones after the fundamental guidelines are met.
The design process should be fun. It may also create a new sensitivity to good design and planning that will enrich your life. The Pattern Book and Design Guidelines have been written to be a simplified guide for the illustration of design patterns.
The Pattern Book and Design Guidelines, coupled with the Bay Creek review process, can be used in many different ways according to the needs and the knowledge of an owner and their designers (architects and landscape architects). The process can, if required, begin with an introductory meeting with the Architectural Review Committee (ARC) or its representative. The primary goal of this meeting is to understand the special opportunities for design of a particular property. We also want to be sure that all parties in the review process understand the patterns and processes in this book that will affect the design process. Another goal will be to establish a creative and productive working relationship between all team members involved.
The architect or designer can apply their talents to the patterns within this book to establish design solutions that will evolve into a set of approved drawings. In this process, it will be required to submit drawings and images for review by the ARC. The review process will ensure a high quality of design, while generating creative solutions that make each home and the community unique.
SECTION 1 PAGE 02 Location of Bay Creek
The eastern shore of the Chesapeake Bay is a lacework of natural inlets, broad vistas over water and farmland, and historic settlements. The Declaration of Independence was read from the steps of the courthouse near Eastville. Watermen still bring oysters, clams, and crabs to working waterfronts. Both nature and history are strong forces on the use of land, the planning of villages, and the design of architecture. Cape Charles was founded in 1884 as a railroad and waterfront town as well as an agricultural center. It is a traditional town with a main street, quiet neighborhoods, churches of many denominations, a central green, and a public beach and harbor.
The historic architecture is considered eclectic, reflecting the prior use of pattern books that have influenced coastal design from Florida to New England during the 19th and early 20th centuries. The climate is temperate with mild winters and warm summers, typical of the coastal mid-Atlantic. Prevailing breezes come from the southwest in the summer and from the northwest in the N winter. Ideally, homes are designed to enhance outdoor living in all seasons and feature porches that provide both ventilation and shade.
Within this context, Bay Creek has been planned and designed to attract new residents with a desire for a high quality of life. It is a community with many styles of homes and all forms of recreation and amenities including beaches, parks, trails, gardening, water activities, and golf.
SECTION 1 PAGE 03 Philosophy of Bay Creek & Its Design Just across the Chesapeake Bay on Virginia’s enchanted Eastern Shore, you’ll find the perfect antidote to the crowds and clutter of other known coastal destinations.
Welcome to Bay Creek, a beach and golf community of extraordinary beauty and unparalleled lifestyle. Bay Creek is home to 27-holes of signature golf designed by Arnold Palmer and Jack Nicklaus, a state- of-the-art Life Center, an acclaimed restaurant and tavern, hiking and biking trails, and a delightfully diverse selection of home styles and neighborhoods.
Each home in Bay Creek is wonderfully unique, yet each one has been inspired by classic architectural styles. Emphasis is placed on the smallest details to assure not only the beauty of each individual home, but the beauty of the entire neighborhood. Our Pattern Book and Design Guidelines focus on creating time-honored style.
By building together with a common architectural goal in mind, we create a charming and cohesive community that will stand the test of time.
Fun is in the discovery of different views, streets, neighborhoods, and homes. It is also in the discovery of new friends and the comfort of old friends. It is a series of emotions that change with the hour of the day and stages of life. This is Bay Creek.
SECTION 1 PAGE 04 ARCHITECTURAL HERITAGE OF THE EASTERN SHORE
The architectural heritage of the Eastern Shore began in 1660 when Increasing height of homes became introduced during the mid-1800’s the earliest residents brought English Architectural styles across the as a new style fondly known today as the “Ship’s Carpenter” house. Atlantic Ocean from England. One- and two-story homes became three stories, including “attic” rooms with larger, cross gabled roofs that were introduced to the Over the following centuries architectural styles and living habits existing passage or colonnade homes. Around the same time, bricks evolved in how buildings were used, designed, and constructed. were being more refined than previous years and quickly became accepted as the preferred exterior finish to give the appearance of The first historically recorded and renowned examples of this culture wealth, while protecting homes from the harsh, coastal winter weather. is “Pear Valley,” a 12’ x 12’ square, one-room-open lofted home with a Today, bricks are commonplace across all architectural patterns. single large outside fireplace and chimney. This simple concept quickly became a larger, two-room home with fireplaces and outside chimneys With the introduction of the railroad in the 1880’s, coupled with the at both gable ends. The open loft was then later developed to become a Victorian era, architecture became a more dominant and eclectic force fully fledged living quarters with the introduction of dormer windows. by continuing to create many accomplished forms of design across the Eastern Shore in towns such as Accomac, Eastville, Onley, Parkside During the mid-1700’s, as landowners became more prosperous, and, of course, Cape Charles. additional rooms and sections began to be added. Enclosed passages or colonnades were added to existing kitchens, quickly becoming one of Over the next 100 years or more, homes and their architectural the most recognized and renowned home example in Virginia, located at detailing became more prevalent, with Gambrel Roofs, or the Mt. Wharton, near Assawoman. “Mansard” as its known in England, semi-outside chimneys, double- fronted doorways, porches to either a single-house side or wrap-a- Colonnades continued to become preferred additions to the main body rounds with more refined and intricate glazing, and muntin patterns of an existing home during the late 1700’s – early 1800’s. At that time, creating a “Muddled” approach when designing homes of character. house plans were being doubled in size and designed with more of a entry focus or presence, introducing raised entrance steps. Today’s historical The architectural patterns and the elements of style contained within reference of such architecture can be assigned to Drummond’s Hill Pond this book reflect the fundamentals of the architectural heritage set (early 1800’s) in Accomac when homes and their owners became more down by those before us. The following guidelines have been written inventive by creating the first ‘L’ shaped home. This format introduced to help develop, establish, and promote Bay Creek as a well-thought- a pattern of simply attaching room on room on room, over and over. out and designed community.
New styles constantly evolved from the settlers English culture to later become an early version of today’s “Kit House” that utilizes homes or parts of homes from here and there—a “big house” from here, a “little house” from there etc.
SECTION 1 PAGE 05 Historic Precedents for Design
This book continues the study of the plan and design of many seaside communities, including Cape Charles, as well as a study of the natural and built environment. It is also based on an understanding of lifestyles. Following is a list of principles for planning and design from this study, each of which is important to the success of Bay Creek.
Landscape Landscape spaces may be augmented by plantings, enclosures, and hedges.
Parks & Open Spaces A multitude of parks and open spaces will help give form to Bay Creek. There will be a diversity of parks and trail experiences available for different users and activities.
Pedestrian & Cycling Connectivity Bay Creek will be designed for safe walking and cycling experiences, making it interesting to navigate anywhere within the community in addition to outside connectivity.
Waterfront The waterfront and beaches will be accessible through connectivity of Bay Creek via its network of roads and paths.
Special Events The community will have a variety of spaces for different types of special events and social gatherings — planned or impromptu.
SECTION 1 PAGE 06
Development & Reviews
All development within Bay Creek will be based on the overall master plan and design guidelines. Development will be governed by the Planned Unit Development (PUD) adopted by the Town of Cape Charles, Virginia, on February 9,1993, and a community-wide Architectural Review Committee (ARC). The community ARC shall govern all new construction of residential lots within development. Review of new construction, additions, and renovations, including exterior modifications to houses, accessory buildings, and landscape improvements require approval by the ARC.
Final approval for construction shall be issued through permitting with the Town of Cape Charles. Prior to an application to the Town of Cape Charles, applicants shall obtain approval from the ARC for all proposed construction. The applicant shall then provide the town with a certified letter of ARC approval with their initial construction permit application.
DEVELOPMENT REVIEW PROCESS The plan and design for Bay Creek has been created through collaborative efforts between Preserve Communities, architects, planners, engineers, market consultants, landscape architects, and other associated team members. Each has a significant level of professional expertise and personal commitment to creating a community of the highest level. This team is willing to work with builders, architects, and property owners to make sure that the detail of the home design and construction is consistent with the vision for the planned community. An ARC has been formed that includes members of the design team representing Preserve Communities, including an assembly of qualified design professionals, from varied disciplines. It is the desire of the committee to foster design principles that contribute to the quality community envisioned in the master plan.
SECTION 2 PAGE07 Development & Reviews USE OF PROFESSIONALS
ARC Approval of Professionals Approval Process for Professionals All professionals employed by owners in the construction process shall be A professional, architect, or designer who is not on the ARC Approved subject to pre-approval by the ARC. Owners must employ previously approved Professionals List and who has been requested by an owner to undertake a architects, approved builders, approved landscape designers, and installers or, project in the community shall be required to proceed as follows: if not previously, all shall be approved by the ARC by submitting the required documents to be considered for approval by the ARC for project duration. Submit a Professional Qualifications Statement. The ARC, after review of Only professionals approved by the ARC shall be entitled to participate in the the submitted documents and interview, if requested by the architect or by design and construction of residences in the community. the ARC, may either:
Approval of ARC is not a warranty or guarantee by the ARC as to the A. Grant immediate approval to commence work and place the professional qualifications or any professional, but rather specifies that the professional has on the ARC Approved List. In this case no further review of qualifications met the criteria deemed necessary to work within the community. is required.
Architect/Designer B. Grant conditional approval for design for one (1) residence. Such Each owner must use a professional licensed architect or designer to provide approval by the ARC is conditional and limited to the project for which design services. Design services shall include, but are not limited to, site the applicant has been retained. The conditionally approved applicant analysis, schematic design, design development, construction documents, and must satisfactorily complete the normal approval process of the ARC for construction administration adequate to confirm that the residence is built in the owner’s residence through the construction document submission compliance with the ARC-approved plans. or the final landscape plan. At completion of design process, should the conditionally approved applicant choose to pursue approved status, Landscape Designer upon request, the ARC will reevaluate the qualifications statement. If Employing a professional landscape designer familiar with the native plant placed on the ARC Approved Professionals List, the applicant may palette and environment is required. The building architect and landscape accept subsequent commissions without need for further review of designer must ensure that the house design and landscaping are coordinated qualifications by the ARC. and conform to the requirements of these guidelines. C. Reject the application and require an alternate selection by the owner. A landscape designer shall work with the architect to design elements outside the building envelope. In addition, the landscape designer may collaborate Note: The ARC reserves the right to remove anyone from the ARC Approved with the architect to determine the optimal placement of the residence on the Professionals List for underachievement relating to the execution of a project site and its relationship to the surrounding property. Other responsibilities of a within the community, or for any reason relating to the professional conduct landscape designer include planned improvements such as driveways, service or standing of the professional. yards, parking, roads, utilities, walks, decks, terraces, pools, gardens, grading, drainage, exterior lighting, and plantings.
SECTION 2 page08 Development & Reviews REVIEW STRUCTURE
Architectural Review Committee New Home Construction The Bay Creek Architectural Review Committee (ARC) has the responsibility Following the purchase of a lot and selection or development of a house to ensure compliance with these guidelines. It has been granted the authority plan, there is a series of required phases in the design review process. Each to approve plans for new construction, additions, and renovations, including phase requires a submittal to the ARC. While the first submittal is informal, exterior modifications to homes, accessory buildings, and landscape the subsequent submittals are formal and will require an appropriate review improvements. The ARC is composed of a minimum of three (3) and a fee. The requirements of each phase are as follows: maximum of five (5) individuals. Members shall be appointed in accordance with the Bylaws of the Declaration of Covenants, Conditions, and Restrictions 1. Conceptual Design Submission: This submittal ensures that the selected of Bay Creek. An architectural advisor or architect, certified interior designer, or developed house plan will fit properly on the designated lot and identifies licensed landscape Architect, and a designated builder may be appointed to a prospective builder, architect, home designer, landscape architect, or serve. designer. This submittal and any comments received from this submittal shall be incorporated into the Preliminary Design Submittal. The ARC will not attempt to restrict individual creativity or styling preferences, but rather maintain the aesthetic relationships of building to site and the built 2. Preliminary Design Submittal: This submittal must be made only when environment. As the community matures, these relationships will become the lot purchase is either under contract or a closed purchase, and prior to increasingly important, requiring resolution through the design process. proceeding with any detailed design of an original house plan or modification to a purchased plan. This ensures that the purchased house plan or the Approval Process selected architect’s or home designer’s proposed house design conforms to Prior to the commencement of construction activity of any type on any the specific design requirements set forth in the design guidelines. The ARC residential lot, including but not limited to, a new or modified house or accessory will provide further design guidance where necessary concerning the house buildings, swimming pools, driveways, walkways, or landscape construction, itself and major accessory building(s). A fee of $500 is required for review or other site work that requires grading or filling, an ARC approval for such of this submittal. work must be obtained by the property owners or their respective agents. It is important to understand the sequence of events required to obtain design 3. Formal Final Design Submittal: This third submittal focuses on the approval for a new home or improvements to existing property in Bay Creek. details and their application in the design. A fee of $2,000 is required This will ensure a smooth, orderly progression of the design and construction for review of this submittal. process. Before an application can be processed by the ARC, all correct and appropriate material, as documented, shall be received. 4. Formal Landscape Design Submittal: This fourth and final submittal focuses on the landscape package, including landscape, hardscape construction and irrigation.
SECTION 2 PAGE09 Development & Reviews REVIEW STRUCTURE
Modifications to Existing Residential Property Prior to the commencement of construction on any improvement to the exterior of a house or outbuilding, modifications or replacement to driveways, walkways, terraces, or decks, new and replacement landscaping, and/or the addition of a swimming pool, fence, or other structure, approval of the ARC is required. Depending on the complexity of the scope of the submittal, a formal review may be required, in which case a fee will be charged. Fees are as follows
• Minor Modifications - $500 and shall include any works internally or externally including new or replacement landscaping of a home that does not add additional floorspace (heated or unheated).
• Major Modifications- $1,500 and shall include any works internally or externally of a home that adds additional floorspace (heated or unheated).
1. Conceptual Design Submittal: This first submittal ensures that the design of the proposed improvements conforms to the specific design requirements of the ARC.
2. Formal Final Design Submittal: This second submittal focuses on the details and their application in the design of the proposed modifications.
The detailed review process for new construction and major/minor modifications is illustrated on pages 11-12. For all submittal procedures and drawing requirements see pages 13-15.
SECTION 2 page10 Development & Reviews DESIGN SUBMITTAL/APPROVAL PROCESS - NEW HOME CONSTRUCTION
CONCEPTUAL DESIGN VERIFICATION THAT COMPLETE ARC ISSUES CONCEPTUAL SUBMISSION DOCUMENTATION OR MISSING DESIGN REVIEW COMMENTS 48 Hours ITEMS ARE RECEIVED 1 week
ARC COMMENTS ISSUED PRELIMINARY DESIGN SUBMITTAL 2 weeks $500 FEE
RE-SUBMISSIONDESIGN COMMENTS (IF REQUIRED)
FINAL DESIGN FINAL DESIGN DECISION FORMAL FINAL VERIFICATION THAT COMPLETE REVIEW BY ARC ISSUED BY ARC DESIGN SUBMITTAL 48 Hours DOCUMENTATION OR MISSING 3 weeks $2,000 FEE ITEMS ARE RECEIVED
FORMAL LANDSCAPE APPLICANT SUBMISSION VERIFICATION THAT COMPLETE FINAL LANDSCAPE DESIGN SUBMITTAL TO TOWN OF CAPE CHARLES DECISION DOCUMENTATION OR MISSING (MIN. 60 DAYS PRIOR TO FOR BUILDING PERMIT 2 weeks COMPLETION OF RESIDENCE) ITEMS ARE RECEIVED
SECTION 2 PAGE 11 Development & Reviews DESIGN SUBMITTAL/APPROVAL PROCESS - minor & major modifications
CONCEPTUAL DESIGN VERIFICATION THAT COMPLETE ARC ISSUES CONCEPTUAL DOCUMENTATION OR MISSING SUBMISSION 48 Hours ITEMS ARE RECEIVED 2 weeks DESIGN REVIEW COMMENTS
FORMAL FINAL DESIGN VERIFICATION THAT COMPLETE SUBMITTAL FEE 48 Hours DOCUMENTATION OR MISSING MINOR: $500 ITEMS ARE RECEIVED MAJOR: $1,500
FINAL DECISION FINAL REVIEW ISSUED BY ARC 3 weeks BY ARC
SECTION 2 page 12 Development & Reviews SUBMITTAL PROCEDURES & DRAWING REQUIREMENTS
General Requirements E. Email a copy of drawings included in B, C, and D, above, in PDF All design review submittal packages shall be submitted electronically format, to the above referenced submittal address. The subject line of or by mail to the Architectural Review Committee (ARC) in care of: the email must include the owners name, lot number, and “Preliminary Design Submittal.” Bay Creek Architectural Review Committee Bay Creek Real Estate Discovery Center Approved Builder & Process 3335 Stone Road A. A copy of the general contractor qualification information is Cape Charles, Virginia 23310 required by the ARC if the general contractor is not on the list of P: (757) 331-8742 Bay Creek Preferred Builders. All builders must hold a current Cape E: [email protected] Charles license to be approved by the ARC.
Conceptual Design Submittal B. One digital set of the submitted documents will be returned to the This submittal ensures that the selected or developed house plan will property owner with the submittal review comments. fit properly on the designated lot and identifies a prospective builder, architect, home designer, landscape architect, or designer.
Preliminary Design Submittal This second submittal insures that the purchased house plan or the selected architect or home designer’s proposed house design conforms to the specific design requirements of the ARC.
A. Payment of the required design review fee of $500 is required for this phase of the review process.
B. Digital copies of the site plan must be made at a scale of 1” = 20’, depicting the boundaries of the lot, north arrow, all setbacks and easements, all utility structures (if present), the footprint of the house, outbuilding(s), driveway(s), walkways, all terraces, and decks.
C. Digital copies of the floor plans, must be drawn at a minimum scale of 3/16” = 1’-0”, must include overall dimensions and the overall square footage calculations of the structure(s).
D. Digital copies of a front, rear, and side elevations must be drawn at a minimum scale of 3/16” = 1’-0”, must include notations of all major building materials, plan, and overall height dimensions. Plans and elevations must also include all accessory building structures.
SECTION 2 PAGE 13 Development & Reviews SUBMITTAL PROCEDURES & DRAWING REQUIREMENTS expire.
Formal Final Design Submittal Formal Landscape Design Submittal A. Payment of the required design review fee of $2,000 required for this Digital copies of a final landscape plan locating and identifying phase of the review process. all plant material, irrigation, walks, drives, and structures must be submitted for approval. The plan itself is not required to be submitted B. Digital Copies of the site plan must be at a scale of 1” = 20’, including until 60 days prior to the home’s scheduled completion date and prior setbacks, all proposed improvements and structure elevations. to any installation of landscaping. However, it is encouraged that these plans are reviewed during the Formal Final Design Submittal. C. Digital Copies of the existing topographic survey must be at a scale of 1” = 20’, or 1/4” = 1’ 0”, including pre-construction contours. All landscape plans shall be designed in coordination with the prior submitted grading plans, ensuring that drainage patterns are adhered D. Digital Copies of the grading plan must be at a scale of 1” = 20’, or to and are not obstructed. 1/4” = 1’ 0”, including existing and proposed contours, retaining wall locations, materials, heights, and surface water drainage management.
E. Digital copies of the building permit construction documents must be at a scale of 3/16” = 1’-0” for all building structures and include all major exterior elevations, building section(s), and complete construction details of all exterior building elements.
F. All drawings included in B, C, D, and E above, in a PDF format, shall be emailed to the above-referenced submittal address. The subject line of email must include the owners name, lot number, and “Formal Final Design Submittal.”
G. Building Materials and Colors Form must be fully executed. If requested, samples of materials and/or colors must also be provided.
H. General Contractor’s letterhead must include a proposed construction schedule.
I. Digital copies of the submitted documents will be returned to the property owner with the submittal review comments.
J. The ARC will retain a digital file set of the drawings for a maximum period of 120 days subsequent to approval of the final design submittal. If construction is not started or a continuance request has not been submitted within this time period, the approval will automatically
SECTION 2 page 14 Development & Reviews submittal PROCEDURES & drawing requirements
Site & Grading Plans (Minimum Scale: 1”=20’) Elevation Sheets (All sides) (Minimum Scale: 3/16”=1’-0”) To include: To include: • Location of proposed home, garage, driveways, walkways, porches, • All elevations for house and garage and accessory structures decks and stairs • Finished floor elevation for each floor level • HVAC equipment / service yards • All ceiling heights • All fences, setbacks and easements • Dimensions for all floors, ceilings and ridge of roof (both house • Adjacent homes (if applicable) and existing house slab finished and garage) floor elevations • All roof slopes and angles • Proposed house finished floor elevations and grade at driveway, • All material callouts (house, garage, and accessory buildings) road edge, and center of road • Typical building section cut through house, garage with heights • Pool and pool enclosures (if applicable) and dimensions, roof slopes as above, and relationship with • All dimensions to and from setbacks adjacent homes. • Existing trees to be retained and those to be removed • Architectural style or pattern statement. • North Arrow and Legend • Solar panels (if applicable) • Lot acreage and house/garage/paved area square foot calculations • Door and window head dimensions at all floor levels (house and • All existing and proposed elevation grades and drainage patterns garage and accessory building) • All existing and proposed contours • Drainage patterns and proposed slopes Landscape & Irrigation Plans (Minimum Scale: 1”=20’) To include: Floor Plans (Minimum Scale: 3/16’=1’-0”) • Location, species, spacing, planting size and quantities of To include: landscape materials • Complete floor plans of internal layout for each level • Driveways, walks, landscape areas, hardscape areas • Room names, all doors and windows to exterior • Fences with dimensions, heights, materials, and design • All walkway locations at house connection • Location and coverage of irrigation system • All patio’s, porches and decks • Pool and pool enclosures (if applicable) • All stair locations • HVAC equipment / service yards • Floor plans (house and garage) shall be fully dimensioned • Existing tree locations, species and those removed • Square foot tabulations, of all gross floor plan areas, decks, porches, • All existing and proposed elevation grades garages, pools and patios • Relationship with adjacent homes and existing finished floor elevations • All setbacks and easements • North Arrow and Legend • Exterior Lighting types and locations
SECTION 2 PAGE 15 Development & Reviews APPROVAL PROCESS
Summary of Approval Process “Approved Subject to Stipulations” Owners, approved architects and designers are reminded that significant If plans are “Approved Subject to Stipulations”, the owner and changes may result from comments received via the ARC. These approved architect/designer may continue to the next phase of the comments may or may not have a substantial effect on the design and/or development review but must incorporate the stipulated changes the timing of construction. Owners and approved architects/designers prior to submitting the plans for the next phase of the review are advised not to advance out of a submission phase until pertinent process. A written schedule of compliance shall also be provided. approvals are received in writing. “Not Approved” ARC Response Time In the event that plans are “Not Approved”, the ARC will provide All submissions, including revisions, major or minor changes, must a written description of the basis for denial. Prior to resubmitting include all complete documents and materials as required by each the application, the owner and approved architect/designer may submission phase. To the extent that submissions are incomplete, consult with the ARC via email on how to resolve the concerns/ a notice of incompletion will be issued and no further action will be issues based upon the ARC comments received for any revised taken by the ARC until the deficiencies are corrected. All submissions submission. will receive a written response from the ARC with comments and/or approval.
ARC Approvals and Review Comments Written Approvals/Oral Statements Each applicant will receive a written statement from the ARC to include Written approvals and comments shall be the sole source of reference an approval, with or without review comments based on the Development regarding ARC decisions. Oral statements may not be relied upon Review Process, including Conceptual Design, Preliminary Design, and unless incorporated into written comments and received from ARC. Formal Final Design submissions. The ARC’s decision is final and shall Any exterior changes made subsequent to the final review must be be rendered in one of the following forms: presented to the ARC for further consideration and approval.
“Approved” ARC Decisions and Enforcement If plans are “Approved”, the owner and the approved architect/ Given the uniqueness of each homesite within the community, all designer may continue to the next phase of the development review approvals granted by the ARC are subject to a specific review and do process. NOT set any precedents for future decisions. The ARC will review all submitted plans and render one of four types of decisions in writing, “Approved with Comments” as described above. The ARC shall have the right to reject designs and If plans are “Approved with Comments”, the owner and approved to demand that modifications be made, including changes to materials architect/designer may continue to the next phase of the development and colors. review process, but will be asked to consider and include, wherever possible, the recommendations set forth by ARC.
SECTION 2 page16 Development & Reviews APPROVAL PROCESS
Variances Building Permits All requests for variances from the guidelines must be made in writing It is the responsibility of the owner to obtain required permits from and submitted via email. A variance may be considered, especially in any city, county, state, or federal agencies having jurisdiction for the case of setback relief, on sites where existing topography and/or required permits. The ARC must be notified of any changes to the site features may significantly limit reasonable site development. A construction documents resulting from external agency reviews. Even variance will not be granted for any self-imposed hardship, such as an after approving an application, the ARC does not guarantee approval aggressive land development, or a large house footprint. The ARC has by any governing agency. All building permits must be displayed full authority to consider, grant, or reject any variance request at their prominently on the construction site for the duration of construction. discretion. All variances granted shall be considered unique and will not set any precedent for future development or decisions. Construction & Exterior Changes Owners requesting changes or modifications to the approved plans Resubmittal of Drawings after approval has been received, should submit a request via email, In the event the ARC does not approve the submittal application or plans including a detailed schedule of all changes, to the ARC to determine during any phase of the review process, the resubmission of the revised the process and fees applicable to the requested changes prior to any documents must follow the same procedure as the original submittal. revisions being made.
Approval to Proceed with Construction Exterior construction or landscaping changes to the subject property After approval of the “Formal Final Design” phase, the ARC will forward shall receive prior written approval from the ARC. Applicants a written authorization to proceed with construction to the owner and requesting design changes should submit a Plans Change Request and applicant(s). Approval of the final plans does not relieve the owner and consult with the ARC to determine the required design documents and approved architect/designer from responsibility for compliance with the fees required for approval. Any expansion to the original structure ARC Guidelines and the requirements of all governmental agencies and will require a revised as-built survey, flood recertification, if required, local or state building codes. digital PDF of a CAD-based file shall be issued at completion by a licensed and certified surveyor. Approval Expiration If substantial construction has not commenced within a period of 120 days Job Site Plans from the date of final approval, the ARC will request a resubmission of A complete set of the current approved plans must be maintained on all plans for approval in order to assure compliance with the guidelines the job site for inspection at all times. current at that time. Any change(s) from the previously approved plans will require additional review fees based on the extent of changes made. Approval greater than 120 days old will require a complete new submission of all approval processes (as applicable) based on the guidelines current at that time.
SECTION 2 PAGE 17 Development & Reviews APPROVAL PROCESS
Enforcement/Work in Progress Inspection The following documents shall be submitted to the ARC prior to the The ARC or its representatives shall have the right, during reasonable return of the bond: hours, to enter upon any site to inspect and ensure that all structures and • As-Built Survey including flood recertification, if required improvements are constructed in conformance with the ARC approved • Town of Cape Charles Certificate of Occupancy plans. Any structure, improvement, or landscaping constructed that • Approval of any water and/or sewer connections, if required deviates from the approved plans and not previously submitted or • Third-party inspection of sewage grinder pump or septic tank approved shall be deemed to be a violation and non-conforming to effluent system, if required the ARC regulations as set out. Upon written request from the ARC, • Lot corner pins exposed and visible owners shall, at their own cost and expense, remove such structure • Landscape is complete and installed as per ARC-approved and/or improvement and restore the property to substantially the same landscape plan condition as existed prior to the nonconforming work. Should an owner • PDF of Final As Built construction plans fail to remove any non-conforming work, and restore it as required, any • Written statement of compliance authorized agent of the ARC shall have the right to enter all areas of the property. Entry for such purposes shall not constitute a trespass. All Deficiencies or Violations costs, together with the interest at the maximum rate then allowed by If the ARC finds that the permitted work was not in compliance with law, may be assessed against the owner and the benefited site or may be the approved plans and specifications, the ARC will issue a letter deducted from the applicable completion deposits. to the owner, architect/designer, or builder and, if necessary, the landscape designer and landscape installer, stating the reasons for The approved architect/designer and/or builder shall be required to non-compliance. The Owner, or its representative, must have the work submit a written statement and as-built plans verifying that the project brought into compliance and submit a letter certifying completion was completed in accordance with the plans approved by the ARC. Upon within 30 days. A final follow-up inspection may then be performed receipt of as-builts, a representative from the ARC may inspect the site as required. If the noted deficiencies have been corrected, the bond for compliance, screening, construction damage to vegetation, removal will be released. of all stacked material and/or construction debris. If there is no damage or cleanup required, the approved builder shall receive its bond, and the Owner will receive a Bay Creek Certificate of Completion. Homes may NOT be temporarily or permanently occupied until the Bay Creek Certificate of Compliance has been issued, even if the town has issued a certificate of occupancy.
SECTION 2 page 18 Bay Creek Master Plan N KINGS CREEK
17 LEGEND 16 15 1 BAYSIDE VILLAGE
2 THE BLUFFS
3 PALMER LAKE VILLAS
4 THE FAIRWAYS
CAPE CHARLES 5 PLANTATION POINTE HARBOR
6 HERON POINTE 9 7 THE HOLLIES 3 13 5 8 THE SIGNATURE 10 4 9 NEW QUARTER 14 2 7 8 10 VILLAGE J - “PROPOSED DEVELOPMENT”
CHESAPEAKE BAY 11 VILLAGE P - “PROPOSED DEVELOPMENT”
12 VILLAGE T - “PROPOSED DEVELOPMENT” 1 OLD 13 VILLAGE G - “PROPOSED DEVELOPMENT” 11 PLANTATION 12 CREEK 14 VILLAGE F1 - “PROPOSED DEVELOPMENT” 6 15 MARINA VILLAGE EAST
16 THE COLONY
17 KINGS BAY
SECTION 3 PAGE 19 Bay Creek Master Trails
SECTION 3 PAGE 20 GOLF N NICKLAUS COURSE (9-HOLES) P PALMER COURSE (18-HOLES)
12P 11P
13P
3N PRACTICE 2N RANGE 10P 4N 14P 5N 7N 1N 16P 8N 9N 18P 6N 15P
9P OLD 17P PLANTATION 1P CREEK
CHESAPEAKE BAY COACH HOUSE 2P 8P 7P 6P
3P
5P
4P N
SECTION 4 PAGE 21 Amenities & Commercial Uses
LEGEND 1 PROPOSED BEACH CLUB
2 LIFE CENTER
3 PRO SHOP & COACH HOUSE 6 TAVERN
4 PROPOSED BASE CAMP 5 5 GAZEBO & PLANTATION POINTE 7 GARDENS
6 MEMORIAL PARK & GATED ENTRY
7 PROPOSED RACQUET CENTER 3 8 BEACH
OLD SEE PAGE 20, SECTION 3 FOR NATURE TRAIL AND 2 PLANTATION WATERWAY TRAIL AMENITIES 8 CREEK CHESAPEAKE BAY 1
4
COACH HOUSE
N
GAZEBO AT PLANTATION POINTE GARDENS
SECTION 4 PAGE 22 NATURE PRESERVE
± 351 TOTAL ACRES ± 36 AC ± 27 AC
± 104 AC
CHESAPEAKE BAY
OLD PLANTATION CREEK
± 166 AC ± 18 AC
N
SECTION 4 PAGE 23 LIFE CENTER
PROPOSED DEVELOPMENT
LEGEND
1 LIFE CENTER
2 HEATED LAP POOL P A R K
3 ACTIVITY POOL 2
4 YOGA LAWN OPEN 4 LAWN 1 5 SPLASH PAD LAKE 3 6 PAVILION 5 7 7 PLAYGROUND
8 FOOD TRUCK PLAZA
6 8
BAYSIDE AVENUE
LIFE CENTER POOL PAVILION
SECTION 4 PAGE 24 PROPOSED BEACH CLUB PROPOSED PROPOSED DEVELOPMENT DEVELOPMENT
BAYSIDE AVENUE
LEGEND
7 1 beach club
wood deck 4 2 platform/stage 2
boardwalk BEACH 3 CHESAPEAKE BAY 5 access 1
4 event lawn CAROUSEL PLACE 3 5 CART PARKING / ACCESS 6
6 VEHICULAR PARKING
VEHICULAR PARKING HOMESITE 7 /DROP-OFF LOOP 135
BEACH CLUB - WEST VIEW BEACH CLUB - EAST VIEW
SECTION 4 PAGE 25 PROPOSED BASE CAMP
LEGEND 1 OPEN PAVILION/ LAKE POLE BARN
2 FISHING SHACK
3 KAYAK/BOAT OPEN LAWN STORAGE PAVILION
4 GREENHOUSE 7 5 COMMUNITY GARDEN CENTER
6 PROPOSED DOCK 1
CAMP SITE AREA 7 4 8 community gardens OLDOLD PLANTATIONPLANTATION 5 CREEKCREEK 8 2
3
6
FISHING SHACK
OPEN PAVILION/POLE BARN
SECTION 4 PAGE 26 PROPOSED RACQUET CENTER
LEGEND
1 indoor pickleball courts (4 COURTS)
2 TENNIS COURTS
3 GOLF CART PARKING
4 TRAIL CONNECTION PARKING
4
3 2 OPEN 2 LAWN
TENNIS 1
POOL
BAY CREEK PARKWAY LAKE
PICKLEBALL
SECTION 4 PAGE 27 PROPOSED MAIL CENTER
LEGEND
1 MAIL CENTER
2 LIFE CENTER PROPOSED 3 FORMAL LAWN DEVELOPMENT
4 PARK / OVERFLOW PARKING
5 VEHICULAR PARKING
6 CART PARKING PROPOSED DEVELOPMENT 3 4 5
1 6 2
MAIL CENTER PAVILION - FLOOR PLAN BAYSIDE AVENUE
MAIL CENTER PAVILION - SOUTH ELEVATION
SECTION 4 PAGE 28 Architectural Guidelines & Construction Standards
GENERAL GUIDELINES It is intended that a basic harmony of architecture will prevail among the buildings so that no building will detract from the attractiveness of the overall environment. The architectural character of each proposed building or structure will be compatible with the character of other buildings in the overall theme of Bay Creek. See the Architectural Patterns section of this book for the architectural home styles recommended within Bay Creek.
Within the scope of the approved design styles, each residence will be RAISED PORCH WITH BRICK well designed with respect to the following criteria: COLUMNS/WOOD LOUVERS
A. Appropriateness of form, color, and materials to design style
B. Relationship of window to wall and wall to total form (well-designed massing)
C. Appropriateness of detailing to form, style, and massing
The ARC reviews all proposed building submissions to ensure compliance with the above guidance. PAINTED BRICK FOUNDATION STUCCO COLUMNS Architects Each dwelling and any attached or accessory buildings will be designed by a qualified design professional or architect approved by the ARC.
Foundations Although not a requirement, the ARC recommends that the foundation system of each structure shall be designed to meet all state and local building codes and be approved by the local building inspection department. In areas where the bearing capacity of the soil is questionable, the foundation system should be designed by a licensed professional engineer. The foundation design should be based upon soil reports and test results prepared by a soils engineering firm.
RAISED PORCH W/ STUCCO RAISED PORCH WITH BRICK COLUMNS COLUMNS
SECTION 5 PAGE 29 Architectural Guidelines & Construction Standards
Floor Elevations All homes are to be built on a crawl space or an elevated slab. All elevated slab foundation walls shall be finished in brick or stucco and may have appropriate detailing of wooden, recessed louvers. Finished floor elevations shall be constructed a minimum of 30” for both elevated slab and crawl space above finished grade at foundation. Garage floor elevations may be a minimum 4” above adjacent grade and 4” minimum below house’s finished floor. Drive under foundations are acceptable. OPERABLE SHUTTERS BOARD & BATTEN Crawl space or porch piers shall be constructed of brick or stucco over concrete block. The crawl space area, between the finish grade and foundation shall be filled with recessed wood louvers, brick, or stucco, but never continuous stucco or brick and not obscure the piers. Homes with drive under parking and garages are acceptable.
Stone Foundations Stone is not approved unless a foundation to a brick home shall be constructed to simulate ballast stone as utilized in historic dwellings. The ARC must approve all stone.
Siding Products Siding shall appear as a natural brick material and shall be wood, cedar BRICK shakes, smooth and grained cementitious lap board, or shingles. In no ARCHES case shall vinyl or aluminum be acceptable.
Brick Brick shall cover full walls and major portions of the house. Appendages (garages or wings) may be of different materials. In no case will brick be applied to the front of the house only. Painted brickwork may also be used as accent material.
Stucco The preferred application for stucco is true stucco, applied to masonry by wire lath. Stucco finishes may not be used as the primary wall finish system but as an accent finish. HORIZONTAL LAPSIDING RAISED BRICK PORCH
SECTION 5 PAGE 30 Architectural Guidelines & Construction Standards
Exterior Trim & Boxing Material All exterior trim materials shall be of wood, cementitious composite, high-density polymer, or exterior grade plywood. Materials shall be painted or stained. In no case shall the trim or boxing materials be vinyl or aluminum. NEW YORK PLATE NEW YORK STYLE PROPELLER SHUTTER S-SHAPED SHUTTER SHUTTER HINGE TIE-BACK TIE-BACK Windows SHUTTER HARDWARE Windows must achieve a quality level commensurate with the construction in the community. All submittals must contain specifications and brand name of the windows to be used. Windows shall be made of wood with painted finish, painted metal aluminum, or vinyl cladding. Paint colors shall follow the approved Exterior Historic Colors by Sherwin Williams (see page 36, section 5) as part of the Formal Final Design Review Submittal Package. Windows shall be either true divided lights or simulated divided lights, provided that simulated dividers appear as true divided lights and are welded directly to both the inside and outside of the glass. In no case will snap-in muntins or muntins between the panes be allowed. Although energy efficiency and solar reflective glass coatings are encouraged, window glass shall appear transparent with no dark tints or mirror effect. FIXED SHUTTERS W/ FAUX HARDWARE OPERABLE SHUTTERS
Shutters All shutters shall be made of wood. In no case shall the shutters be made of hollow fiberglass or plastic. Shutters shall be correctly sized to the outside height and width of the window frame. The correct sizes, style, materials, and all hardware shall be included in the Formal Final Design Submittal Package. It is recommended that shutters are operable; however, non-operable (fixed) shutters are allowed. Operable shutters shall be provided with hinges and shutter tiebacks. Non-operable fixed shutters shall be provided with faux hinges and tiebacks.
WOOD PLANK OPERABLE SHUTTERS
SECTION 5 PAGE 31 Architectural Guidelines & Construction Standards
Guttering Exterior Decks & Railings Guttering is not required at Bay Creek. However, if a homeowner All exterior deck boards shall be either wood, concrete, or brick which chooses to install guttering, it must conform to the following: The system must be painted or stained, or simulated wood composite. Support may be composed of gutters along all low roof edges with downspouts columns shall be a minimum of 6” x 6” treated wood material. 16” connected to an outfall at least 5’-0” away from the foundation wall with x 16” brick or stucco columns are recommended. All decks shall be a below-ground piping and dry well system, or a series of lateral, sloped underpinned with either horizontal, wood slats, wood or brick lattice, outfall gutters in matching material that conduct the water at least 7’-0” or a solid brick foundation. Railings shall be sized and detailed on from the foundation wall and shall coordinate with the required grading drawings and securely supported with a minimum of 4” x 4” posts. and drainage plans. Applied guttering systems must be of one material Railings and balusters shall meet code for height and spacing and shall throughout and complete, including guttering, leaders, and downspouts. be in character with the architectural style of the building. Railings Copper guttering is encouraged; wood, painted aluminum, or galvanized can be in wood, aluminum, or simulated wood composite. steel are allowed. Vinyl gutters are prohibited. Several guttering shapes are allowed: half-round, ogee box, wood vee, or wood ogee with metal lining. Downspout shapes shall be round or soft square fluted. Splash blocks or ground gutters must be used with applied systems, and must be mud-set brick, mud-set stone, or exposed aggregate concrete. Each must be sloped away from the foundation wall and a minimum of 5’-0” in length. Plastic splash blocks are prohibited.
Roofs All proportions of roofs shall be consistent with the proposed architectural style per the Architectural Pattern sections of this book. Flat roof areas will be permitted on a limited basis as approved by the ARC and shall be formed to slope to a minimum of 1/4” per 12” or to applicable state building code. The main roof of the dwelling will have a pitch appropriate to the house style unless a variance is granted in writing by the ARC. Roofs shall be architectural shingles with METAL ROOF a minimum 30 year rating, 5V galvalume, standing seam galvalume, natural or simulated slate. Heating/air conditioning, extraction fans, and plumbing vents shall not penetrate the roof on the roadside of the building. In all cases, vents and pipes will be painted the same color as the roof and or wall. To reduce the number of vent piercings in the roof, all vents (as allowed by code) shall be tied together below the roof pitch line and formed into a single vents that will continue to penetrate the roof. Roof vents will not be permitted on exposed street or golf view elevations. Powered roof venting mounted on the outside of the roof is not permitted. Attic ventilation shall be provided by the use of gable SQUARE BALUSTER TURNED BALUSTER RAILING vents or with ridge and soffit vents per state building code.
SECTION 5 PAGE 32 Architectural Guidelines & Construction Standards
Porch Skirt Solar Panels The porch skirt can be in wood, simulated wood composite, or aluminum The application and the principles of solar design and sustainability or treated wood slats. Slats are to be a minimum of 1½ “ wide by 1” thick, within Bay Creek is supported. However, it should be carefully and spaced no wider than 2” apart, and supported by 2” x 4” framework. considered in the planning and construction of all residences in the The porch skirt shall be painted or stained, and in no instance shall community. treated, unpainted materials be used allowing knotholes to be visible. Solar collectors must be aesthetically integrated into the roof design Equipment Screening and hidden from view whenever possible. Solar collector tiles or All mechanical, electrical, and electronic equipment including panels should be carefully designed to relate to the architectural mass transformers, propane tanks, air conditioning condensers, generators, in association with the Pattern Book and the preferred architectural and compressors will be properly screened with landscape to blend building styles on which they are to be placed. with the site and block such equipment from the public view. All such equipment will be located behind the front building line of the primary When the solar collectors are placed on the roof, they should be structure. Roof-mounted equipment will be housed in a manner that located at the same roof pitch and detailed to be as unobtrusive as will prevent visibility from the ground or from upper floors of other possible. Although the ARC supports a sustainable design approach, structures. No window, wall, or roof-mounted HVAC units, power or it will discourage or reject any proposals for collectors of any size, turbine ventilation units are permitted. shape, or color that are insensitively located and designed. This will include any electrical and mechanical equipment required that is Patio Screening & Lighting equally insensitively located. Full product and material specifications No screening of a patio area may stand beyond a line extended and shall be provided for approval by the ARC. aligned with the side walls of the residence unless approved in writing by the ARC. No lighting of a patio or other recreation area will be Antennas & Satellite Dishes installed without the written approval of the ARC and, if allowed, will be The ARC will restrict use, size, quantity, and placement of all designed for recreation character so as to buffer surrounding residences antennas, satellite dishes, radio receivers or similar devices. In all from all lighting. All lighting will comply with the International Dark cases, no satellite dish shall be greater than 18” in diameter unless Sky Association (IDA) Fixture and approved fitting database and the approved by the ARC. The location of these devices shall be included seal of approval program (www.darksky.org). The exact fixture locations in the Formal Final Design Submittal Package, including dimensioned and specifications, including lamping, shall be included in the Formal plan views and elevations and material specifications. All antennas of Final Design Submittal Package. any type must be of the concealed type installed inside attic space or other enclosed space unless otherwise approved by the ARC. Garbage Receptacles Garbage receptacle must be screened with approved fencing or landscaping and be completely out of sight, within setbacks, or placed within the garage.
SECTION 5 PAGE 33 Architectural Guidelines & Construction Standards
Garages A garage shall be an attached or detached structure with operable doors designed primarily to accommodate a motorized vehicle. A garage, when more than 45° off the bearing of the street, shall not be considered as a front entry garage. Side- or rear-loading garages are recommended. Detached garages are recommended for TND lots within Bayside Village; however, attached garages may be approved by the ARC on a case-by-case basis.
Any attached, detached, or connecting buildings on a lot must be subservient in style, material, and color with the main house design. GARAGE & GUEST SUITE ABOVE GARAGE & ATTACHED CARPORT
Carports (covered outdoor areas to park vehicles) are allowed as an integral part of the detached garage or carriage house structure. Porte- cocheres (covered area at home entries) are allowed, but do not qualify as a garage. At no time is the garage area or guest house to be used as a permanent living space unless it has received ARC approval and a Town permit to do so.
Garages must have fully finished interior walls.
Boats (not in boat slips), trailers, and other tow-able recreation vehicles must be stored in an enclosed garage and not visible to an exposed view. DOUBLE CAR GARAGE GARAGE & GUEST SUITE ABOVE
SIDE ENTRANCE GARAGE DETACHED GARAGE
SECTION 5 PAGE 34 Architectural Guidelines ELEMENTS OF STYLE
Building Heights Materials Height restrictions other than those dictated by applicable state and Siding, roofing, trim, and other elements are built of materials unique local building codes and regulations will vary across Bay Creek land to each style and their outward appearance must conform to authentic parcels. Building heights shall follow the architectural pattern book in visual patterns. regards to building design, but shall follow the height restrictions and allowable stories for homes across the community. Building height is Colors calculated at the lowest finished grade elevation from the foundation to Colors utilized on contributing structures shall be compatible, shall the highest peak of the roof. See allowable heights within the lot typical not be garish, and shall enhance their surroundings as well as blend exhibit for each community. with adjacent structures and street scenes.
Windows Encouraged Colors Proportion, position, materials, color, and trim of windows vary • Historic colors/earth tones/white between each style. • Limited accent colors • Earth tone or white-painted brick Doors • Light colored stucco The position, proportion, and detailing of doors follow specific designs • Grey and Earth tone shingled roofs associated with specific patterns. • Traditional colored metal roofs
Trim Discouraged Colors Eaves, brackets, soffits, pilasters, rake boards, and other trim follow • Non-historic colors patterns for each style. Pork chops will not be permitted by the ARC. • Bright/primary colors • Brightly-colored roofs Porches • Common red, light-colored brick, or designer color brick The proportion of porches, their relationship with the balance of the • Strong contrast to neighbors home, roof pitch, and structure will vary from one style to another. Reference the Sherwin Williams Exterior Historic Colors Palette on Columns, Railings, & Other Details page 36. These shall be consistent with the architectural styles contained on pages 37-39. These colors are strongly encouraged as they are the true historic character of Cape Charles. All color palettes will be approved on a Garages, Carports, Connector Structures, & Outbuildings building- by-building basis. Approval will come only from the ARC. These must be designed in the same style as the home, subservient in proportion of structure, pitch of roof, materials, color, and other elements of design. Door designs should be either, traditional, craftsman, or carriage door styles.
SECTION 5 PAGE 35 Architectural Guidelines ELEMENTS OF STYLE EXTERIOR COLORS 1. Renwick Rose Beige (SW#2804) 36. Sage Green Light (SW#2851) Historic colors should represent the true historic character of Cape Charles. 2. Renwick Beige (SW#2805) 37. New Colonial Yellow (SW#2853) All color palettes will be approved on a building by building basis. The 3. Rookwood Shutter Green (SW#2809) 38. Caribbean Coral (SW#2854) colors depicted below are based on Exterior Historic Colors by Sherwin 4. Rookwood Blue Green (SW#2811) 39. Sycamore Tan (SW#2855) Williams. Any additional colors beyond this palette may be considered by 5. Rookwood Jade (SW#2812) 40. Peace Yellow (SW#2857) the ARC, but may not be guaranteed approval. The color images below are 6. Downing Straw (SW#2813) 41. Harvest Gold (SW#2858) for visualization purposes only. 7. Rookwood Antique Gold (SW#2814) 42. Beige (SW#2859) 8. Renwick Olive (SW#2815) 43. Sage (SW#2860) EXTERIOR COLOR PALETTE 9. Rookwood Amber (SW#2817) 44. Avocado (SW#2861) 10. Renwick Heather (SW#2818) 45. Powder Blue (SW#2863) 11. Downing Slate (SW#2819) 46. Classical Yellow (SW#2865) 1 2 3 4 5 6 7 8 9 12. Downing Earth (SW#2820) 47. Extra White (SW#7006) 13. Downing Stone (SW#2821) 48. Escape Gray (SW#6185) 14. Downing Sand (SW#2822) 49. Oyster Bay (SW#6206) 10 11 12 13 14 15 16 17 18 15. Rookwood Clay (SW#2823) 50. Sea Salt (SW#6204) 16. Renwick Golden Oak (SW#2824) 51. Agreeable Gray (SW#7029) 17. Colonial Revival Green Stone (SW#2826) 52. North Star (SW#6246) 18. Colonial Revival Stone (SW#2827) 19 20 21 22 23 24 25 26 27 19. Colonial Revival Tan (SW#2828) EXTERIOR / SHUTTER COLORS 20. Classic White (SW#2829) 53. Rookwood Dark Red (SW#2801) 21. Classic Gold (SW#2831) 54. Rookwood Red (SW#2802) 28 29 30 31 32 33 34 35 36 22. Colonial Revival Gray (SW#2832) 55. Rookwood Terra Cotta (SW#2803) 23. Roycroft Vellum (SW#2833) 56. Rookwood Brown (SW#2806) 24. Birdseye Maple (SW#2834) 57. Rookwood Medium Brown (SW#2807) 37 38 39 40 41 42 43 44 45 25. Craftsman Brown (SW#2835) 58. Rookwood Dark Brown (SW#2808) 26. Quartersawn Oak (SW#2836) 59. Rookwood Shutter Green (SW#2809) 27. Hammered Silver (SW#2840) 60. Rookwood Dark Green (SW#2816) 28. Weathered Shingle (SW#2841) 61. Aurora Brown (SW#2837) 46 47 48 49 50 51 52 29. Roycroft Suede (SW#2842) 62. Polished Mahogany (SW#2838) 30. Roycroft Brass (SW#2843) 63. Roycroft Copper Red (SW#2839) EXTERIOR / SHUTTER COLOR PALETTE 31. Roycroft Mist Gray (SW#2844) 64. Roycroft Bronze Green (SW#2846) 32. Bunglehouse Gray (SW#2845) 65. Roycroft Bottle Green (SW#2847) 33. Roycroft Pewter (SW#2848) 66. Fairfax Brown (SW#2856) 34. Westchester Gray (SW#2849) Tricorn Black (SW#6258) 53 54 55 56 57 58 59 60 61 67. 35. Chelsea Gray (SW#2850) 68. Needlepoint Navy (SW#0032)
62 63 64 65 66 67 68
SECTION 5 PAGE 36 Architectural Guidelines ELEMENTS OF STYLE: PORCH COLUMNS, FLOORS, & CEILINGS COLUMNS • Tuscan or Doric, square or round, with correct historical proportions • Ionic and Corinthian columns may be approved if historical imagery and site location are felt to be appropriate by the ARC. • Columns may be wood or synthetic; manufacturer must be approved by the ARC. DORIC COLUMNS DORIC COLUMNS • Arched openings are discouraged but may be allowed where appropriate to style, period, and imagery presented to the ARC. • Column spacings on plan shall not exceed the column height
FLUTED GREEK DORIC FLUTED IONIC COLUMNS COLUMNS
DORIC IONIC CORINTHIAN FLUTED IONIC COLUMNS OPEN LATTICE GREEK DORIC SQUARE GREEK DORIC COLUMN COLUMNS ON PIERS
SECTION 5 PAGE 37 Architectural Guidelines ELEMENTS OF STYLE: PORCH COLUMNS, FLOORS & CEILINGS PORCH FLOORING • Brick or wood • Radius edge decking is allowed but must be picture-framed at the perimeter. • Wood 1¼” tongue-and-groove is preferred. • Concrete-textured or exposed aggregate • May be solid boarding or spaced boards allowing the metal to be seen from below.
PORCH CEILINGS • 1 x 4, 1 x 6 plain or beaded, square edged, or tongue-and-groove • Board-on-board to form the appearance of rectilinear flat panels.These panels may be trimmed with ogee or cove trim to embellish the panels. Size of panels may vary. • May be open showing rafters. EXPOSED ROOF FRAMING & DECKING/ PANELED PORCH CEILINGS/ FLUTED • Other combinations may be accepted by ARC where appropriate to style SQUARE COLUMNS IONIC COLUMNS and imagery presented.
BEAD BOARD CEILING/ SMOOTH EXPOSED FLOOR FRAMING/ SQUARE TONGUE-AND-GROVE CEILING & TONGUE-AND-GROVE CEILING & ROUND DORIC COLUMNS COLUMNS FLOOR/ FLUTED DORIC COLUMNS FLOOR
SECTION 5 PAGE 38 Architectural Guidelines ELEMENTS OF STYLE: WINDOWS & SHUTTERS SHUTTERS WINDOWS • Use of shutters is strongly encouraged and shall be either operable or fixed • All glass surfaces should have true divided light appearance. Both operable with appropriate hardware. interior and exterior glass surfaces shall be broken by the muntins or • Board or louvered sticking. This may be accomplished by a true simulated divided lite to • Operable shutters shall have the ability to be closed and locked from the inside both sides of glazing. • Shutters may be wood or synthetic. • Windows may be wood or vinyl clad (clad windows must have wood • Overlapping of shutters is discouraged and must be approved by the ARC. trim and sill). • All shutters to be a minimum of 1 ½” thick. • 7/ 8” sticking is preferred over larger 1¼” to 13/ 8”. • Bahama shutters may be appropriate for Modern Coastal, Coastal Craftsman • Window lite patterns are to be appropriate to the style of the home. Estate, and The Bluffs Architectural Patterns. • Casing is to be a minimum of 1¼” x 3½” (Note: some lapped siding • Bahama shutters shall be installed to a maximum of 15° angle. may require 1½” minimum thickness.) 1¼” x 4¼” with back band is preferred. Wood or cementitious product is allowed. No standard 2¼” case will be allowed. • Window sill is to be a minimum of 2” thick - 3” is preferred and detailed per style of home. • Above windows shall not be allowed unless the design pattern permits. • Special windows – Palladian, flanked, triple hung, walk through and jib windows appropriate to historical imagery and style will be allowed where the ARC feels appropriate.
SMALL CASEMENT WITH BAHAMA SHUTTERS LOUVERED SHUTTERS • Maintain a minimum of a 3” cased mull between multiple windows. SINGLE SHUTTER WITH RAT TAILS
4 OVER 4 LITE 6 OVER 1 LITE TRIPLE- HUNG JIB DOOR W/ BAHAMA SHUTTERS DOUBLE-HUNG WITH DOUBLE-HUNG WITH WITH PLANK WITH LOUVERED WINDOW 3 PANEL LOUVERED BOARDED SHUTTERS PLANK SHUTTERS SHUTTERS SHUTTERS SHUTTERS
SECTION 5 PAGE 39 Architectural Guidelines ELEMENTS OF STYLE: WINDOWS & trim 6 over 9 3 over 6 6 over 6 (cottage style) 9 over 9 Triple Hung
Elliptical Casement Segmental Lancet Gothic Sash Palladian WINDOW DESIGN PATTERNS Arch
The best window to use is one that comes with on integral casing Back Hand When using field applied casing over the and sill; not only will it look better, but it Top Sash flange, use a shim to Casing keep the casing joints will require less work even on site. Light (pane)
Lock rail
Muntun (glazing bar) A projecting sill If the window does not provides a drip that come with a projecting Bottom keeps water away from sill, apply a trim piece Sill Sash the building. on site to make the window look more Apron grounded and less like a picture frame. WINDOW TRIM, SILL & CASING
Drip Cornice Drip cap or back Ideally, use Flat band to keep water a window casing Frieze away from window Shims behind the that comes Top casing allow the joints with a casing Back band Sash Back band of the casing to sit pre-installed. Architrave smoothly against the Top Sash house. Flat casing thick Bottom Sash enough to protect end grain of siding. A sill can be construct- Bottom Sash Sill Sill ed out of a trim. An apron is Sill Apron optional below Apron Visible sill the projecting Apron sill WINDOW TRIM, SILL & CASING
SECTION 5 PAGE 40 Architectural Guidelines ELEMENTS OF STYLE: WINDOWS, trim, & dormers
Gouged brick arch with each brick Segmental arch cut at slightly of regular, not Gouged brick different angle, Brick lintel gauged, brick w/ creating tensile lintel feathered joints Three- forces that hold Wood infill, ideally arch up 72 degrees quarter Brickmold one piece with round 5/4 x 4 brickmold Top Sash Corner brick set of 5/4 x 6 60 or 72 degrees Brickmold Maximum rise of arch 1” per foot Corner bead Butt joint Bottom Sash All joints pointing Top sash of span to center of arch Infill above brick Bottom sash Wood sill Rowlock still w/ mold bricks turned on Wood sill Rowlock sill w/ Brick rowlock their sides and bricks turned on sill sloped away from Brick rowlock sill their sides and building sloped away from building Quarter round corner ARCHES & SILLS CORNER TRIM DETAIL
Simple single-leaf Cyma wrapped casement Shingles around sides of parallel dormer (angle will to ground be slightly different (or flush but profile will boards remain consistent) Poor Man’s parallel to Thinner Full cornice- bedmold, Cornice Moldings roof slope) corona, and cyma with matching profiles resolve Frieze and cornice extend into themselves along side of dormer Double-leaf casement Distance between Flush boards set to window head Corner Thicker with low-profile cen- match slope of roof bead tral mullion, if any and cornice minimized Corner bead
GABELED DORMOR SHED DORMER
Horizontal lights Hip roof Gable end with raking No central Full cornice- cyma and split fillet mullion bedmold, corona, and cyma Low-slope flashing over return Casing with corner bead Casing with corner bead Paired windows in shed Grouped windows in dormers shed dormers CASEMENT GLAZING GABELED DORMOR SHED DORMER PATTERNS
SECTION 5 PAGE 41 Architectural Guidelines ELEMENTS OF STYLE: Rails & balustrades PORCH RAILS • Hand and shoe railing should be appropriate to the style and local vernacular, designed in a manner to shed water away from balusters. • Handrails may be round or oval, chamfered or eased cap with apron which may be square, have beaded edge, or simple shape. • Proper scale and proportion of hand and shoe railings to balusters are critical to the design. OVAL CAP & SQUARE BALUSTERS
PORCH BALUSTERS • Square or turned balusters of correct proportions in line with style and house are allowed. 11/2” x 11/2” balusters with rounded edges are not allowed. • Square balusters should not exceed 11/4” x 11/4” hard edge. • Jigsaw cut balusters or horizontal boards in lieu of balusters are acceptable if appropriate to the design. SIMPLE SQUARE BALUSTER RAILING CHAMFERED CAP & SQUARE BALUSTERS • Wood is preferred, but approved synthetic balusters are allowed. • Iron railings may be approved if historical imagery and site location are felt to be appropriate by the ARC.
BALUSTER RAILING
Shaped Cap with Simple Shoe, Chamfered Cap with Beaded Apron Simple Chamfered Cap, Shoe Square Balusters & Shoe, Jigsaw Cut Balusters with Square Balusters
CURVED STAIR SQUARE BALUSTER ROUND RAIL WITH SQUARE BALUSTERS RAILING RAILING Round Cap, Simple Shoe Chamfered Cap & Show w/ Square Balusters w/ Aprons, Tuned Balusters
SECTION 5 PAGE 42 Architectural Guidelines ELEMENTS OF STYLE: Siding,TRIM, & CASING SIDING & CORNER BOARDS • Horizontal beveled, butt, or lapped with 3 1/2” to 6” exposure to the outside, new wood, cementitious siding (smooth) or reclaimed wood • Horizontal butt boarding under covered porches. Synthetic or reclaimed wood should be used with 5½” to 11¼” exposure. • Wood is the preferred material. • Vertical board & batten for accent or minor massing, boards to be a minimum of 9½” x ¾” wood or synthetic, batten strips to be 1½” x ¾” TUBULAR BAR RAILINGS, BOARD & BATTEN GABLE ACCENT minimum wood or synthetic – wood is the preferred material. RAISE PORCH W/ PAINTED • Cedar shingles, even butt or shaped – preferred for accent use only. BRICK COLUMNS • Aluminum siding, vinyl siding, and cedar shakes are not allowed. • Corner boards minimum of 3½” to 5½” x 1¼” to 1 1/2” smooth, wood, or synthetic. (Siding must not protrude beyond corner boards.) • Use of stucco on the body of the house is discouraged and only allowable with an acceptable historical precedent if approved by the ARC.
CORNER PILASTER, BAND LAP SIDING, CORNER TRIM BAND BOARD BOARD WITH BEAD
Lapped Clapboard Bevel Drop
Board & Batten Lap Siding
2” Drip
Bond Board
Cedar Shingles Cedar Shingles CORNER PILASTER SHINGLES WITH LAP SIDING & WITH LAP SIDING CORNER PILASTER BOARD & BATTEN
SECTION 5 PAGE 43 Architectural Guidelines ELEMENTS OF STYLE: CORNICE, RAFTER TAILS, SOFFITS, & FRIEZE CORNICES • Cornices may be enclosed with crown and bed moldings or open with exposed rafter tails and roof decking as the style may dictate. • Size, scale, and overhang depth of cornice and frieze must be in proper proportion and appropriate to the style and body of the house. Major massed homes should generally have larger-scale and higher-style cornice than minor masses. • With enclosed cornices, ogee crown molding is to be used at the fascia
only. (Although bed molding can be used in lieu of crown.) Bed molding is EXPOSED CORNICE SIMPLE CORNICE & FRIEZE SIMPLE CORNICE & RAKE to be used where the soffit and frieze meet. WITH BRACKET
CORNICE WITH DENTILS DETAILED CORNICE & CORNICE WITH CORNICE WITH SMALL EXPOSED RAFTERS FRIEZE TRIGLYPHS FRIEZE
I. Open, exposed III. Boxed Soffit w/ rafter tails simple fascia & chamfered 1x4 crown Simple 3/4” x 4” 3/4” x 4” corner corner boards w/ quarter- boards round & 1 x cap II. IV. Boxed soffit w/ Enclosed rafters mounded w/ simple 1 crown at fascia x fascia & chamfered 1x4 crown Moulded bed- mould at frieze Large 1x frieze 3/4” x 4” corner 3/4” x 4” corner boards w/ dowel boards w/ 1x at corner BRACKETED CORNICE BRACKETED CORNICE CORNICE WITH RETURN CORNICE WITH LARGE cap AT RAKE FRIEZE
SECTION 5 PAGE 44 Architectural Guidelines ELEMENTS OF STYLE: ROOFING & GUTTERS ROOFING • 5V Galvalume, painted or factory finish • Standing seam Galvalume, painted, factory finish, or copper • Fiberglass shingle, Grand Manor, or Timberland Slate. Architectural grade 300 lb. minimum. GUTTERS • Half-round or “K” Ogee style only, aluminum with baked-on color, galvanized painted, or copper • Downspouts to be round or soft square and match gutter color 5V CRIMPED ROOF HAND-CRIMPED STANDING SEAM ROOF • Chain downspouts are permitted per ARC • Wood and metal line gutters may also be used,------in wood vee or --7 ogee styles
/ / / / / /
I -,,
I
IiI 11
5V CRIMPED PRESSED STANDING WOOD METAL LINED HAND-CRIMPED STANDING ARCHITECTURAL SHINGLES ARCHITECTURAL SHINGLES ROOFING SEAM GUTTER SEAM ROOF
BATTEN RIDGE LOCK SEAM RIDGE CAP W/O STANDING BATTEN SEAM
STOCK STRAP FIXED STRAP OGEE (K) HALF SLATE ROOF HALF-ROUND GUTTER HALF-ROUND GUTTER HANGERS HANGERS GUTTTER ROUND
SECTION 5 PAGE 45
Architectural Patterns OVERVIEW These preferred architectural styles will serve as a basis for the design of every structure within Bay Creek. This guide outlines the more detailed elements of style associated with preferred architectural patterns. By picking one style and following the patterns of the appropriate neighborhood, successful homes will be designed and built. At the same time, these styles are a point of departure for an innovative interpretation or an approved design style.
Historically, a number of varying building styles made their way to this coastal area and the entire East Coast with the tradesman and the pattern books of the day. These styles include: • Classic Tidewater Coastal • Prairie/Arts & Crafts • Classic Craftsman Coastal • Modern Coastal • Stick Victorian • Greek Revival • Coastal Craftsman Estate CLASSIC CRAFTSMAN COASTAL
These styles provide a basis for design of all residential structures within Bay Creek. The descriptions and pictures in this book provide the patterns needed to design within each style.
CLASSIC TIDEWATER COASTAL MODERN COASTAL
SECTION 6 PAGE 46 Architectural Patterns Architectural Style: Classic TIDEWATER Coastal HISTORY & CHARACTER Tidewater architecture is a style of architecture found mostly in coastal areas of the Southern United States. Classic Tidewater architecture took its lead from the origins of Tidewater south traditions, ca.1700 - ca.1850. These homes typically have large wraparound porches (or galleries) with hip roofs and are designed for wet, hot climates.
IDENTIFYING FEATURES Extensive porches sheltered by a broad and full-width hipped roof with dormers, extends over a porch, typically without interruption. A raised crawlspace foundation allows for air circulation protecting the home from potential low-level flooding. Porches formed with round or square Doric columns are a reflection of a warm subtropical climate of the lower Atlantic coast providing a covered, breezy, and shady spot to enjoy the cooler air of an evening. A centralized entry door with equally proportioned and spaced double-hung windows represent the Classic Tidewater Coastal architecture.
Roofs Gabled or shed dormers are typically used to upper floor levels with either ganged, double-hung, or casement windows. Roofs may have a split slope when separate porch shed roofs are introduced and will vary with slopes from 4 in 12 to 10 in 12 and of differing materials such as asphalt shingles to metal standing seam and shallower slopes. Eaves and Soffit boards are typically 9-18.”
Windows & Doors Windows are typically vertically proportioned double-hung or casement, sometimes designed with transom windows. Glazing can be 6 over 1 or 6 over 6 muntin patterns. Casements will be divided appropriately to match. Doors will typically be single entry with or without sidelights. Rear porch doors would be double with sidelights. Transoms are encouraged.
SECTION 6 PAGE 47 Architectural Patterns Architectural Style: Classic TIDEWATER Coastal Porches Porch locations are typically full-width, sometimes wrap around if entry door is off-center but always of one story in height. The primary dimensions are as follows: • Front: 8’ depth minimum, 10’ recommended • Side/Rear: 6’ depth minimum, 8’ recommended • Porch deck: 30” minimum from finished grade. Secondary accent dimensions will be determined per design but must allow usage by at least one human comfortably sitting in a chair. • First Floor: Floor-ceiling height to be a minimum of 10.’
Crawl Space/Raised Slab Crawl spaces are an essential design element and have either brick, painted brick, or Stucco columns. Recessed louvers or lattice shall be provided to all locations. Raised slabs shall follow the appearance of a crawl space and shall not be of continuous stucco or brick finish.
Siding, Trim, & Brackets Wall siding will vary from classic clapboard, lap, or beveled siding in either painted wood, smooth, or grained cementitious siding. Trim and corner boards will match siding material used but have a maximum of 6” in width and be made of flat stock material. Porch columns, if square, are generally associated with brackets or knee brace detailing.
Chimneys Fireplaces and chimneys will be typically finished in either exposed brickwork or stucco and may be either exposed to exterior walls or internally located. Chimneys should have a dominant and tall appearance.
SECTION 6 PAGE 48 Architectural Patterns Architectural Style: PRAIRIE / ARTS & CRAFTS HISTORY & CHARACTER The Prairie/Arts and Crafts era began the modern or moderst movement of architecture, ca:1900-1920, and is a style associated with renowned architect Frank Lloyd Wright. Historical precedent for decoration in design and ornamentation became modernized and the Prairie/Arts and Crafts became better known as the Craftsman style and continued until around 1940.
IDENTIFYING FEATURES Features of the Prairie/Arts and Crafts style are low-pitched roofs, usually hipped, with large overhanging eaves; two stories, with one- story wings or porches; eaves, cornices, and facade should have details Gabled Roof that emphasize horizontal lines; often with oversized, square porch High-style examples typically have both front-facing and side gables, supports. each with exaggerated eave overhangs. In some, the gables have swept-back profiles with the peaks projecting beyond the lower edges. PRINCIPAL SUBTYPES The pitch of the roof edges may also be flattened to give a pagoda Hipped Roof, Symmetrical, with Front Entry like effect. Vernacular examples usually have simple front- or side- Sometimes called the prairie box or American foursquare, this style has gabled roofs. Secondary influences are common, particularly false a simple square or rectangular plan and symmetrical facade. One-story half-timbering in gables. wings, porches, or carports are clearly subordinate to the principal two- story mass. The entrance, which may be centered or off-center, is a Porches conspicuous focal point of the facade. Full-front one- or two-story porches are encouraged on Classic Craftsman Coastal homes. The porches can be used to wrap the corner Hipped Roof, Symmetrical, No Front Entry of the house at ground level or fill in the void created by an L-shaped Inconspicuous entrances and facades dominated by horizontal rows of plan. Porch bays should be vertically proportioned on two-story casement windows that have sharply defined vertical detailing. designs.
Hipped Roof, Asymmetrical The primary porch dimensions are as follows: Typically, a single two- or three-story, hipped-roof mass is contrasted • Front: 8’ depth minimum, 10’ recommended with equally dominant but lower wings, porches, or carports with hipped • Side/Rear: 6’ depth minimum, 8’ recommended roofs. The front entrance is usually inconspicuous, the facade being • Porch Deck: 30’’ minimum from finished grade. Secondary accent dominated by horizontal rows of casement windows having sharply porch dimensions will be determined per design, but must defined vertical detailing. allow usage by at least one human sitting comfortably in a chair. • First Floor: floor-to-ceiling height to be a minimum of 10’ • Second Floor: floor-to-ceiling height to be a minimum of 9’
SECTION 6 PAGE 49 Architectural Patterns Architectural Style: PRAIRIE / ARTS & CRAFTS Windows & Doors Typically, windows are double hung with sashes and panes of vertical proportions. The prominent sash patterns include 3 over 1, 6 over 1, and 2 over 2 dormer windows are typically ganged and, gabled windows take their lead from the more vernacular prairie houses.
Doors Doors are often stained wood or painted rich colors. For appropriate colors see page 36, section 5. Panel doors with glass insets are common.
VARIANTS & DETAILS Oversized square or rectangular piers of masonry used to support porch roofs are an almost universal feature of high-style examples. They remain common in vernacular examples, which also show squared wooden imitations. The characteristic horizontal decorative emphasis is achieved by such devices as: (1) contrasting caps on porch and balcony railings, (2) contrasting wood trim between stories, (3) horizontal board- and-batten siding, (4) contrasting colors on eaves and cornice, and (5) selective recessing of only the horizontal masonry joints. Geometric patterns of smallpane window glazing (usually leaded casement windows in high-style examples and upper sashes of wooden-muntin, double- hung windows of vernacular houses); broad, flat chimneys; contrasting wall materials or trim emphasizing the upper part of the upper story;and decorative friezes or door surrounds.
SECTION 6 PAGE 50 Architectural Patterns Architectural Style: CLASSIC Craftsman Coastal HISTORY & CHARACTER Craftsman Coastal architecture is a style of architecture found mostly in coastal areas of the Southern United States. Classic Craftsman Coastal architecture dates back to 1905-1930. Throughout the years the style has adjusted to blend with the elements of true craftsman fashion as they couple with the more natural, coastal vibe.
IDENTIFYING FEATURES • Multiple roof planes, such as front-and-cross gabled, side gabled, and hipped roofs • Deep, overhanging eaves with exposed rafter tails • Generous, full, and partial porches • Porch support columns, typically shortened on piers • Decorative knee braces • Multiple windows for natural light with designs originating from the more vernacular prairie houses • Shuttered windows • Clean, crisp, light interiors and exteriors • Typically exposed roof trusses and burlins • With or without a trellis or brise soleil against the coastal sun
Porches The porch can be partial or full width, usually one-story, often wraps The shed or hip roofs range in pitch from 2:12 to 4:12. Overhangs the corner of the home. Second-floor porches often accent an element typically range from 18-32”. The most common eaves are exposed on the facades below and also can be seen as a recess into the mass 2x8” rafter tails, 16-24” on center. Exposed rafter tails are either rather than an additive element. shaped or cut plumb. Alternatively, eaves may be boxed with a flat soffit with optional profile brackets 6” wide and 24” on center. Porch Roofs & Eaves The eaves are the dominant architectural characteristic on a Craftsman Columns & Railings Coastal home. The Craftsman Coastal home may have one- or two- Columns include full-height tapered box, half-height paneled box, story porches with gabled, shed, or shallow-hipped roofs. Full front and three-quarter-height paired box columns on piers. On multi-story porches are encouraged. Smaller porches should typically be centered porches, the column width or diameter should diminish with each in the massing bay in which they occur. The eaves are the dominant subsequent story. architectural characteristic. Porch eaves shall have the same rafter or eave treatment as the main house.
SECTION 6 PAGE 51 Architectural Patterns Architectural Style: CLASSIC Craftsman Coastal Brackets/Friezes/Knee Braces Brackets range from simple designs cut from boards to more elaborate turned wood or jigsaw-cut open work and are a minimum of 4’’ thick. Over important entry and corner locations, archway bracketing may be used. Square balusters are common and may be used in both the porch railings and in friezes suspended from the porch roof structure.
Porch Locations Full-front one- or two-story porches are encouraged on Classic Craftsman Coastal homes. The porches can be used to wrap the corner of the house at ground level or fill in the void created by an L-shaped plan. Porch bays should be vertically proportioned on two-story designs.
The primary porch dimensions are as follows: • Front: 8’ depth minimum, 10’ recommended • Side/Rear: 6’ depth minimum, 8’ recommended • Porch Deck: 30’’ minimum from finished grade. Secondary accent porch dimensions will be determined per design, but must allow usage by at least one human sitting comfortably in a chair. • First Floor: floor-to-ceiling height to be a minimum of 10’ • Second Floor: floor-to-ceiling height to be a minimum of 9’
Windows & Doors Typically, windows are double hung with sashes and panes of vertical proportions. The prominent sash patterns include 3 over 1, 6 over 1, and 2 over 2 dormer windows are typically ganged and, gabled windows take their lead from the more vernacular prairie houses.
Doors Doors are often stained wood or painted rich colors. For appropriate colors, see page 36, section 5. Panel doors with glass insets are common.
Trim Window and door casing and trim must be a minimum of 4’’ wide (6’’ preferred) and must protrude from the adjacent wall surface. Window and door sills must be a minimum of 2’’ thick.
SECTION 6 PAGE 52 Architectural Patterns Architectural Style: modern coastal HISTORY & CHARACTER The Modern Coastal takes its heritage from the Coastal Farmhouse, Classic Coastal, Coastal Shingle, and Coastal Plantation styles. Modern Coastal can be adapted for any beach front/waterfront coastline location.
IDENTIFYING FEATURES Garages Two- or three-car side load, garage courts detached or attached are associated with larger estate home lots. Garage roofs are either end gabled, cross gabled, or hipped and can have fully-fledged living quarters with dormers or faux dormers over upper attic space.
Roofs Gabled or hipped roofs are typical roof forms. Shed or gabled dormers may be used on upper-floor levels with either ganged double-hung or casement windows. Roofs may have a split slope when separate porch shed roofs are introduced and may vary with slopes from 4:12 to 12:12 and one material of metal standing seam. Bracketed roofs or trellises are generally associated with this design pattern. Eaves and soffit boards are typically deeper than normal and coupled with exposed rafter tails, corbels and or brackets. Gables to roof and dormers generally have decorative truss and gable detailing.
Porches Porch locations are typically one- or two-sided and one or two story in height. Porches generally centrally located but can be to one side if entry door is off-center. Rear porches are an expansive covered features and provide a transition of internal and external spaces.
Balconies, Canopies, & Trellis Bracketed canopies and trellis features are typical of this design pattern providing both interest and shade to principal rooms. Balconies and railings are of a horizontal design accent with minimal vertical balustrades and follow a coastal/beach design bias.
SECTION 6 PAGE 53 Architectural Patterns Architectural Style: modern coastal Crawl Space/Raised Slab Crawl spaces to the main house only are an essential design element and are constructed with either brick, painted brick, or stucco columns. Recessed louvers or lattice shall be provided. Raised slabs shall follow the appearance of a crawl space and shall not be of continuous stucco or brick finish.
Siding, Stucco, & Trim Wall siding will vary from predominant board and batten but may have classic clapboard, lap, or beveled siding in either painted wood or smooth or grained cementitious siding. Trim and corner boards will match siding material used with a maximum of 6” width and of flat stock material. Stucco shall be either smooth, tabby, or stucco-based board and batten.
Windows & Doors Vernacular styled double-hung or casement windows should have minimal glazing and muntin patterns are used to maximize a light and airy feel. Doors should either be a single- or double-entry door with or without sidelights. Rear porch doors should be double with sidelights, or sliding glass doors to an outdoor entertaining space. Windows and doors shall be painted in neutral colors to provide a light and airy feel and be made of either painted wood or metal. Shutters are not normally associated with this design pattern and should be avoided.
Floor Plan Open concept floor plans should have tall vaulted/volume ceilings, and harmonious flow to an internal/exterior transition to an outdoor living environment
Chimneys Smaller, low-key internally located fireplaces. Externally placed chimneys should be avoided
Gutters Gutters shall be half-round and a maximum of 6”. Round downspouts may be used.
SECTION 6 PAGE 54 Architectural Patterns Architectural Style: STICK VICTORIAN HISTORY & CHARACTER Victorian Style architecture loosely follows previous medieval prototypes including multi-textured walls, strongly asymmetrical facades, and steeply-pitched decorative trussed roofs. Stick Victorian proceeds the earlier second Empire Era (from 1855-1885) and the dominant Italiante and Gothic revival styles. Stick Victorian style emphasizes the wall surface itself as a decorative element with wood siding, shingles, or stickwork to low-level porches.
In keeping with the idea that architecture should be truthful, the principal element of the Stick Victorian Style was the expression of the inner structure of a house through exterior ornament. Most often found on gable ends and upper stories, this stick work of vertical and horizontal boards applied to the exterior surfaces represent the structural skeleton.
PRINCIPLE SUBTYPES Towered The addition of a square or rectangular tower.
Gabled Roof Usually steeply pitched with cross gables. Gables will typically contain decorative trusses.
Overhanging Eaves Typically with exposed rafter tails
Wood Wall Cladding Interrupted by patterns of horizontal, vertical, or diagonal boards raised from wall surface for emphasis. Columns & Railings Siding & Shingles Columns on porches include appropriate classical columns of the Varied patterns of siding and shingles are applied to decorate wall less opulent orders, turned spindles with an 8’’ minimum base, and surfaces. square columns, either boxed or solid, usually with chamford corners. Turned or square balusters must adhere to the local building code but in general must be spaced no more than 4’’ apart. Decorated and shaped cutouts are allowed per design approval.
SECTION 6 PAGE 55 Architectural Patterns Architectural Style: STICK VICTORIAN Brackets/Friezes frame or body of the house. Eaves are generally boxed/closed soffits Brackets range from simple designs historically cut from boards to in appearance. Porches can be located on one or two sides of the home more elaborate turned wood or jigsaw-cut open work with a minimum and may wrap a corner to fill in a space to an “L” shape floor plan. thickness of 1 1/2’’. Archway bracketing may be used in over important entry and corner locations.. Turned balusters are less common but may Standard Windows be used in both the porch railings and in friezes suspended from the Standard windows are double-hung with sashes and panes of vertical porch roof structure. proportions. The prominent sash patterns include 2 over 2, 2 over 1, and 1 over 1. Accent windows are either smaller double-hung units or Porches fixed and may be rectangular in shape. The light pattern is geometric Partial- or full-width porch, typically one-story high and often extended using diagonal, vertical, and horizontal muntins. along one or both side walls. Porches typically incorporate a design element to emphasize an entrance or wraparound corner. Standard Doors Doors are centered in their bays and are either paneled or glazed. Doors A porch can be partial- or full-width and usually one-story, with an can be double or single and often include sidelights and transoms. emphasis placed on a bay where access can be gained to the porch. The porch roof eaves are boxed and overhangs are supported visually by Special Windows heavy single or lighter paired brackets. The style is also determined by Angled or straight bay windows, paired or triple windows, and dormer the presence of strong decorative trim detailing on columns, spandrels, windows with a triangular or segmented pediment are encouraged and friezes. to accent overall form. Bay windows must extend to the ground or be visually supported by heavy decorative brackets. At gable ends The primary porch dimensions are as follows: or above entrances, small square, rectangular, or round-top windows • Front: 8’ depth minimum, 10’ recommended (rare) may be used as accents. • Side Rear: 6’ depth minimum, 8’ recommended • Porch Deck: 30’’ minimum from finished grade Trim • First Floor: floor-to-ceiling height to be a minimum of 10’ Window and door casing and trim must be a minimum of 3-1/2’’ wide • Second Floor: floor-to-ceiling height to be a minimum of 9’ (4” to 5-1/2’’ preferred) and must protrude from the adjacent wall surface. Window and door sills must be a minimum of 2’’ thick. Trim is Secondary accent porch dimensions will be determined per design but the main element that defines the Stick Victorian Style and is actually must allow usage by at least one person sitting comfortably in a chair. where the moniker “Stick” came from. The use of trim (horizontal, vertical, and diagonal) breaks up flat wall surface and provides a Porch Roofs & Eaves decorative array of details. The applied decoration concentrates Stick Victorian may have one- or two-story porches supported by around the home’s openings as well as the bases, tops, and corners. decorative trim detailed columns with heavy single or lighter paired The Stick Style brings on memories of heavy timber framing and seeks brackets, decorative spandrels, and friezes. Porch roofs are generally to loosely interpret the actual structure of the home. hipped or shed in appearance, pitched from 2:12 - 12:12 slopes. It is considered inappropriate for roofs to provide beyond the building
SECTION 6 PAGE 56 Architectural Patterns Architectural Style: GREEK REVIVAL HISTORY & CHARACTER The Greek Revival period of architecture is fondly associated with the romantic house era, ca.: 1825-1850 (1860 in the Gulf Coast states). The style is generally associated along the Eastern Coast and older states, but expanded with settlers into the Midwest and as far south as Louisiana. Greek Revival became a dominant style of architecture across multiple states, taking influence from Europe and the Roman era expressed in Greece.
IDENTIFYING FEATURES Gabled or hipped roof of low pitch; cornice line of main roof and porch roofs emphasized with wide band of trim. This represents the classical entablature and is usually divided into two parts: the frieze above and architrave below. Most have porches (either entry or full-width) supported by prominent square or rounded columns, typically of Doric style. Front door surrounded by narrow sidelights and a rectangular line of transom lights above. Doors and lights are usually incorporated into more elaborate door surroundings.
PRINCIPAL SUBTYPES Entry Porch Less Than Full-height, or Absent About 20% of Greek Revival houses have small entry porches which do not extend the full height of the facade. In some examples, the entry porch is recessed into the facade. Only around 5% lack porches all- together. Full-facade Porch In this configuration, the colonnaded porch occupies the full width Full-height Entry Porch and height of the facade. No pediment occurs above the porch, which This subtype has a dominant central porch extending the full height is covered either by the main roof or, less commonly, by a flat or shed- but less than the full width of the facade. It thus resembles the early style extension. In a few examples, the full-facade porch also extends Classical Revival Style from which the Greek revival sprang. The Greek around one or both sides of the house. Revival style can usually be distinguished from its predecessor by the typical band of cornice trim and the rectangular lights, rather than a Front-gabled Roof curving fanlight, over the entrance. As in the earlier style, many Greek All of the preceding subtypes have side-gabled or hipped roofs. In this Revival examples have a traditional, classical pediment above the entry subtype the gable end is turned 90° to form principle facade. porch.
SECTION 6 PAGE 57 Architectural Patterns Architectural Style: GREEK REVIVAL Gable Front & Wing In this subtype, a front-gabled roof; as in the type just described, has a side wing (less commonly two wings) added. These are typically lower than the dominant front-gabled portion. This subtype rarely occurs outside of the northeastern states and is not supported by the ARC.
VARIANTS & DETAILS The principal areas of elaboration in Greek Revival houses are cornice lines, doorways, porch-support columns, and windows.
Cornice Lines The wide band of trim beneath the cornice of both the main roof and the porch roof are an almost universal feature of Greek Revival houses. Commonly, the band is made up of undecorated boards, but complex incised decorations also occur.
Doorways Elaborated door surrounds are a dominant feature of Greek Revival houses. The door itself is either single or paired and is most frequently divided into one, two, or four panels. The door is usually surrounded on sides and top by a narrow band of rectangular panes of glass held in a delicate, decorative frame.
Columns Classical columns for the support of porch roofs are a prominent feature of most Greek revival houses. In some examples, they dominate the entire facade; others retain only smaller entry porch columns. Classical columns are distinguished principally by their capitals (tops) and bases. Both Greek and Roman columns share three principle types of capitals which define the familiar orders of classical architecture: Doric, Ionic, and Corinthian. Pilasters are also frequent Greek Revival features. They are most commonly used on the corners of frame houses but are occasionally found across the entire facade in lieu of free-standing columns.
Windows Greek Revival window sashes most commonly have six-pane glazing.
SECTION 6 PAGE 58 Architectural Patterns Architectural Style: COASTAL craftsman ESTATE HISTORY & CHARACTER Coastal Craftsman Estate architecture can essentially be found in the Southern US and along the eastern shoreline, and positioned on larger estate lots that can provide side load garages and motor courts and enclosures. The architectural style and history can be associated with many past styles and is influenced by Classic Tidewater Craftsman, Arts and Crafts, and Coastal Farmhouse through to the modernist era. spanning from ca:1700-ca:1940. This allows Coastal Craftsman Estate Homes to be an eclectic architectural style, over one or two-story levels with more modern contemporary craftsman to coastal beach architecture.
IDENTIFYING FEATURES Garages Two- or three-car side load, garage courts, detached, or attached are associated with larger estate home lots. Garage roofs are either end gabled, cross gabled, or hipped and can have fully-fledged living quarters with dormers or faux dormers over with upper attic space.
Roofs Gabled or hipped roofs are typical roof forms. Shed or gabled dormers may be used for upper-floor levels, with either ganged double-hung or casement windows. Roofs may have a split slope when separate porch shed roofs are introduced and will vary with slopes from 4:12 to 12:12 and be made of differing materials, such as slate, asphalt shingles, or even metal standing seam for shallower slopes. Bracketed roofs or trellises may be provided over garage doors. Eaves and Soffit boards are typically 9-18” but may be deeper on lower roof slopes. Roof overhangs typically have exposed and detailed rafter tails and/or brackets. Gables to roof and dormers may have decorative truss detailing.
SECTION 6 PAGE 59 Architectural Patterns Architectural Style: COASTAL craftsman ESTATE Porches Porch locations are typically centrally located to partial frontage - sometimes to one side if entry door is off-center, but always of one story in height. Rear porches are an expansive covered feature. • Front: 8’ depth minimum, 10’ recommended • Side/Rear: 6’ depth minimum, 8’ recommended • Porch deck: 30” minimum from finished grade • Porch columns can be full height square or follow the classic Craftsman • Style, shortened and located on raised wooden or brick piers.
Crawl Space/Raised Slab Crawl spaces to the main house only are an essential design element and are constructed with either brick, painted brick, or stucco columns. Recessed louvers or lattice shall be provided. Raised slabs shall follow the appearance of a crawl space and shall not be of continuous stucco or brick finish.
Windows & Doors Vernacular-styled double-hung or casement windows with minimal glazing and muntin patterns to maximize a light and airy feel. Doors shall either be a single or double entry door with or without sidelights. Rear porch doors would be double with sidelights or sliding glass doors to an outdoor entertaining space.
Siding, Trim, & Brackets Wall siding will vary from classic clapboard, lap, or beveled siding in either painted wood or smooth or grained cementitious siding. Trim and corner boards will match siding material used but a maximum of 6” width and of flat stock material. Decorative knee braces/brackets to columns, gables, and eaves are associated with this design pattern.
Chimneys Fireplaces and chimneys will be typically finished in exposed or painted brickwork or stucco and may be either exposed to exterior walls or internally located. Chimneys should have a dominant and tall appearance.
SECTION 6 PAGE 60
Bay Creek Construction Requirements CONSTRUCTION REQUIREMENTS
All contractors, their employees, sub-contractors, and service personnel Damage to Property will be required to adhere to the following rules and regulations: Any damage to streets, curbs, drainage inlets, street lights, street markers, mailboxes, walls, etc. will be repaired by the developer and Access such costs billed to the responsible contractor. All contractor personnel and contractor supply and delivery vehicles will be required to enter and leave through the designated gate only. Speed Limits Contractor and delivery personnel will not use adjacent lots for access The established speed limit within the community is clearly posted to their site. and must be obeyed by construction vehicles, including light trucks and autos. Adhering to the speed limits shall be a condition included Prior to commencement of construction, a stabilized construction in the contract between the builder and its subcontractors’ suppliers. entrance shall be installed for each homesite lot and utilized until Repeat offenders may be denied future access into the community. construction is complete. For details see page 64. Truck Washing Erosion Control Contractors are responsible for all delivery vehicles, trucks, or During construction, each lot will require the installation of an approved subcontractor vehicles to enter and leave the construction site in a silt fence to restrict silt, trash, and debris from migrating onto adjoining clean condition. lots or right of ways. These fences must be properly maintained for the duration of the home building process. For details see page 64. Spills Operators of vehicles are required to see that they do not spill any Construction Debris & Trash Removal damaging materials within the community. If spillage of a load Contractors are required to keep their job sites as neat and clean as occurs, operators are responsible for notifying security immediately possible. Trash and discarded materials will be contained in an on-site and for cleaning up. Cleanups done by the developer’s personnel will covered dumpster or other approved covered container which shall be be billed to the responsible party. removed and/or emptied on a regular basis. There will be no stockpiling or dumping on adjacent lots or streets. Trash and debris from contractors Severed Utility Lines or their personnel not removed will be removed by the developer and If any telephone, cable TV, electrical, water, etc. lines are cut, billed to the responsible party. Personnel observed throwing trash from the contractor shall report such an accident to security personnel cars and trucks may be barred from the job site. immediately.
Access to Utilities Noise Disturbance Contractors will use only the utilities provided on the immediate site of No construction noise will be permitted before 8:00 AM or after 6:00 which they are working. PM (MON-SAT). No construction noise will be permitted at any time on Sundays or any Federal Holidays. Loud music is never permitted. Mounted speakers on vehicles or outside of homes under construction are not allowed.
SECTION 7 PAGE 61 Bay Creek Construction Requirements
Spouses & Children Vehicles & Parking Area Only bona fide workers are allowed on property. Spouses may drive Construction crews, subcontractors, or service personnel shall not workers to the site and pick them up but must not remain on the property park on, or otherwise use, other adjacent lots or community open unless they are actual employees of the contractor or subcontractor. No spaces, nor leave vehicles on-site overnight. Private and construction children of bona fide workers are allowed on the property. vehicles, as well as machinery shall be parked only within the building envelope. All vehicles shall be parked so as not to inhibit traffic or Pets damage trees or other vegetation. The ARC may require that crews be No contractor personnel will be permitted to bring pets on the property. shuttled to the job site if parking is or becomes an issue.
Construction Trailers, Portable Field Offices, & Site Access Access to the construction site shall only be through the cleared Any lot owner or builder who desires to bring a construction trailer driveway opening for the lot unless otherwise approved by the ARC. or field office into the community shall first apply for and obtain Parking or storage is prohibited in any natural areas, within the drip written approval from the ARC. To obtain such approval, a copy of lines of trees, or setbacks. The builder shall be responsible for restoring the architect’s site plan and/or a construction management plan shall natural vegetation damaged as a result of his or her activities. be submitted showing the proposed locations of all such structures. All temporary structures shall be removed upon completion of construction. No vehicles (trucks, vans, cars, etc.) may be left in the community The builder must purchase Proximity Cards in order for those employees overnight. Construction equipment may be left on the site while and sub-contractors to access their work site. The builder is held needed, but must not be kept on the street. accountable for all of their sub-contractors and for informing them of the rules and regulations for working in the community. Excavation Materials Excess excavation materials must be hauled away from the community Sanitary Facilities and disposed of legally. Appropriate measures shall be taken to Each Builder shall be responsible for providing adequate sanitary protect natural areas, surrounding properties, and buried utilities from facilities for its construction workers. Portable toilets or similar damage. temporary toilet facilities shall be located only within the building envelope or in another area approved by the ARC. Portable toilets shall Vegetation Rules & Regulations not be located within any setbacks and the entry door must be located Contractors shall take all precautions for the preservation and protection away from any street or adjacent homeowner’s view. of existing trees and natural vegetation. Lot owners will be financially responsible for replacement of trees and/or natural vegetation due to negligence. Tree protection fencing shall be placed around trees to be preserved at drip line for the duration of construction period. All tree protection fencing shall be shown on landscaping plans. For detail see page 63.
SECTION 7 PAGE 62 Bay Creek Construction Requirements CONSTRUCTION SPECIFICATIONS: PLACE BARRIERS TO PREVENT THE APPROACH OF EQUIPMENT WITHIN THE DRIP LINE OF TREES TO BE RETAINED. DO NOT NAIL BOARDS TO TREES DURING BUILDING OPERATIONS. Care of Trees During Construction DO NOT CUT TREE ROOTS INSIDE THE DRIP LINE. DO NOT PLACE EQUIPMENT, CONSTRUCTION MATERIALS, TOPSOIL, OR FILL The following are requirements during construction: DIRT WITHIN THE LIMIT OF THE DRIP LINE OF TREES TO BE SAVED. IF A TREE MARKED FOR PRESERVATION IS DAMAGED, REMOVE IT AND REPLACE IT WITH A TREE OF THE SAME OR SIMILAR SPECIES, 2-INCH • Excavations and installation of underground utilities shall be performed CALIPER OR LARGER, FROM BALLED AND BURLAPED NURSERY STOCK in such a manner as to avoid damaging the root systems of trees to be WHEN ACTIVITY IN THE AREA IS COMPLETE. DURING FINAL SITE CLEANUP, REMOVE BARRIERS AROUND TREES. ORANGE TENSAR GEOGRID PLASTIC preserved. Hand-dig trenches within the drip line of significant trees. FABRIC OR APPROVED EQUAL MAINTENANCE: IN SPITE OF PRECAUTIONS, SOME DAMAGE TO PROTECTED AREAS MAY • If, in the judgment of the ARC, a tree becomes damaged or destroyed FINISHED OCCUR. IN SUCH CASES, REPAIR ANY DAMAGE TO THE CROWN, TRUNK, due to carelessness or avoidable activities on the part of the owner or GRADE OR ROOT SYSTEM IMMEDIATELY. REPAIR ROOTS BY CUTTING OFF THE DAMAGED AREAS AND PAINTING builder, the ARC may require the owner to plant a suitable replacement. THEM WITH TREE PAINT. SPREAD PEAT MOSS OR MOIST TOPSOIL OVER EXPOSED ROOTS.
6' METAL "T" POST SUBGRADE REPAIR DAMAGE TO BARK BY TRIMMING AROUND THE DAMAGED AREA, Construction Signage @ 8'-0" O.C. TAPER THE CUT TO PROVIDE DRAINAGE, AND PAINT WITH TREE PAINT. CUT OFF ALL DAMAGED TREE LIMBS ABOVE THE TREE COLLAR AT THE Temporary construction signs shall be limited to one sign per lot not TRUNK OR MAIN BRANCH. USE THREE SEPERATE CUTS TO AVOID TREE PROTECTION DETAIL PEELING BARK FROM HEALTHY AREAS OF THE TREES. exceeding nine (9) square feet of total surface area. The sign shall be 8 TREE PROTECTION FENCE DETAIL freestanding within the building envelope, unless otherwise approved, ConstructionL-1.3 SpecificationsSECTION NOT TO SCALE and its graphic design shall follow the template established by the ARC. • Place barriers to prevent the approach equipment within the drip For examples see page 75, section 9. Signs shall be single-faced and line of trees to be retained. panel type. No additional signs may be attached to the main sign or be • Do not nail boards to trees during building operations. suspended below it. Signs shall not be illuminated. • Do not cut tree roots inside the drip line. • If a tree marked for preservation is damaged, remove it and • Colors of signs shall be determined by the ARC. replace it with a tree of the same or similar species, 2” caliper or larger, from balled and burlapped stock when activity in the area • Information such as “For Sale,” “Available,” or similar language, is complete. or descriptive phrases such as “3-bedroom”may appear on any construction sign. Maintenance • In spite of precautions, some damage to protected areas may • Construction signs must be removed at the time the house is occur. In such cases, repair any damage to the crown trunk, or substantially complete or when the ARC directs the sign to be root system immediately. removed. • Repair roots by cutting off the damaged areas and painting them with tree paint. Spread peat moss or moist topsoil over exposed • Only approved Builder Guild Members shall be permitted to erect roots. signage and held fully accountable for misuse. • Repair damage to bark by trimming around the damaged area, taper the cut to provide drainage, and paint with tree paint. • Cut off all damaged tree limbs above the tree collar at the trunk or main branch. Use three separate cuts to avoid peeling bark from healthy areas of trees.
SECTION 7 PAGE 63 Bay Creek Construction Requirements
ROADWAY PAVER
1” SAND BASE 2” IM-19.0 ASPHALT COURSE
6” AGGREGATE STONE (VDOT TYPE 1, SIZE 21B)
COMPACTED SUBGRADE
PAVER DETAIL
CONSTRUCTION ENTRANCE 2” BITUMINOUS CONCRETE (TYPE SM-9.5A) 4” BITUMINOUS CONCRETE (TYPE BM-25.0) 8” AGGREGATE STONE SLOPE CHECK DITCH CHECK JOINING FENCES (VDOT) TYPE 1, SIZE 21B)
COMPACTED SUBGRADE
ASPHALT DETAIL
BROOM FINISH
• 36” black filter fabric attached to 1-1/8” x 1-1/8” X 54” cured oak post. 4” CLASS A3 CONCRETE Post are spaced approximately 7”-8” apart. Each fence is reinforced with heavy duty nylon cord. Two or more fences can be joined together with 4” BASE COURSE 12” of excess nylon cord remaining at each end post. SIDEWALK DETAIL SILT FENCE INSTALLATION
SECTION 7 PAGE 64 Site Plan & Landscape Architectural Guidelines GENERAL GUIDELINES
In developing the site plan for a lot, it is essential that the owner(s) take Water, preserve, and golf lots have the unique position of effectively into consideration the setback requirements, the terrain and physical having two fronts, one facing the street and the other facing the water, constraints of the specific site, the need to preserve significant trees, preserve, or golf course. Careful consideration should be given to and other environmental concerns. While each site plan should reflect siting buildings and hardscapes to enhance both fronts. the functional needs of the lot owner, it should also be sensitive to the site’s unique characteristics and inherent design opportunities. Setback Requirements Setback is defined as the minimum distance that a property structure Specific Guidelines may be placed, measured to the first vertical wall. Compliance The ARC shall consider each site independently but shall give extensive with setback requirements will be determined by measurement of consideration to each individual plan’s impact upon adjacent homesites the distance from property lines to the closest portion of proposed and view corridors. Whenever possible, care must be taken to locate each construction excluding stairs, roof overhangs, and service enclosures. structure so as not to infringe upon view corridors, adjacent structures Setback variances will be considered by the ARC on a case-by-case and home sites, and natural amenities of the site. Therefore, the ARC basis upon their effect to the street scene and community. For setback will pay careful attention to the following specific items: information refer to Lot Typical Diagrams (see sections 12-14).
A. Physical terrain of the site Finished Grades & Elevations B. Views from the site Finished grades and elevations must be compatible with neighboring C. Views to the site from the street, golf course, community sites, particularly with regard to drainage and views. preserve trails, and waterways D. Existing land topography Trees E. Existing drainage channels In developing the site plan, the owner should make every reasonable F. Height and mass of proposed structures effort to preserve major trees on each lot. This includes trees with G. Mature height and massing of proposed planting materials overhanging canopies from adjacent lots. The ARC may reject a plan that does not comply with this objective. It is advised to utilize Site Positioning of New Construction appropriate existing natural vegetation on site. Clearing small, Homes do not have to be placed square with the street or setback lines. invasive, unsightly vegetation and enhancing the under-story of Lots can be combined in Bay Creek subject to the approval of the existing trees is encouraged. developer and the ARC.
To aid the architect/owner and the ARC in the positioning of the new home, the site plan for the proposed home shall include the location and first-floor elevation of all adjacent homes. The positioning of a new home must take into consideration the placement of existing adjacent homes to provide an attractive streetscape and ensure that visual corridors are not obstructed.
SECTION 8 PAGE 65 Site Plan & Landscape Architectural Guidelines
Written permission is required from the ARC before removing any trees constructed should include a berm on the adjacent lot to be located 4” and over in caliper anywhere on the lot. To maintain an effective and no greater than 5’ into the adjacent lot. The swale shall be designed appropriate canopy cover, replacement tree plantings may be required to final grade in order to accommodate the adjacent property owner in accordance with the preferred list of species. The locations and connecting their lot grading to the swale without disturbance. Upon specifications of the removed and newly-planted trees shall be shown completion of both sides, the centerline of the swale will be located on on the Landscape Plan. For certain lots, a tree survey may be required to the lot line. In the event of any existing trees located on the lot line, designate tree groupings that are to be preserved and cannot be removed this condition will be reviewed on a case by case basis during the ARC without approval of the ARC. It is important that all contractors be submittal. If trees are being saved, the swale may be graded around carefully apprised of the construction requirements for the protection the tree, and grading shall not disturb more than 30% of the root zone. of all trees that are to remain on each lot. For tree protection detail see All drainage swales shall be unobstructed from trees or shrubs and page 63, section 7. shall consist of only sod, or mulch, groundcover or grasses.
Precautions Channeling or ditching, other than those channels or ditches relating Stockpiling of any building materials, cutting, filling, or any ground to the overall community drainage patterns, should be avoided and disturbances shall not be allowed within drip line of existing tree concentration flow to existing waterways, ponds, and lagoons is canopies. Runoff and erosion shall be controlled on site during prohibited. In general, runoff should be directed to the existing or construction while the site is disturbed. Grade reduction within the drip man-made channels or structures designed for the overall community. line should be avoided. Burning is not allowed. A grading and drainage plan must be prepared and approved by the Grading & Drainage ARC for each lot. The contractor shall be responsible for providing Site grading should be kept to a minimum so that it accommodates positive drainage at 1.5% minimum in all planting areas when possible. drainage flow to common properties of Bay Creek and not onto adjacent If minimum 1.5% slope is not possible, a dry well may be required. homesites. Any grading necessary within the site should be done with Dry wells shall be designed by a qualified professional and must be properly installed silt fencing in place and maintained throughout the sized appropriately based on the drainage area. The dry well design duration of the construction. Earth berms or lagoons are discouraged and specifications shall be submitted with the required drainage plan. in most instances. However, exceptions may be made in special cases where screening is necessary or the lagoon feature is required for site Tree Removal & Selective Thinning engineering. The removal of trees on lots shall be avoided whenever possible. The ARC may approve tree removal and/or selective tree thinning Site drainage for each lot should be planned in relation to overall Bay within the designated building setback. The ARC may also approve Creek drainage patterns. As necessary, underground piping may be used tree removal and/or thinning outside the designated building setback to direct storm water away from structures and to help mitigate the for view corridors provided it does not increase the visual impact on potential of erosion on the site. adjacent Lots or significantly increase off-site visibility of the house. Unauthorized removal or cutting of trees may be subject to fines at the Given the prevailing condition of adjacent lots, the first homeowner to discretion of the ARC. build must grade a swale on the lot line between the two lots. Minimum swale depth must be 6” and shall be sized appropriately to capture and convey the stormwater runoff within the swale. The swale to be
SECTION 8 PAGE 66 Site Plan & Landscape Architectural Guidelines
Plantings The ARC will take into consideration all elements of the individual Plantings for homesites should reinforce the natural character of the landscape plan and plant materials selected during the approval surroundings. Cleared areas should be landscaped with trees, shrubs, and process. lawns designed to complement the architectural character of proposed buildings in form, location, and scale. Landscape improvements as approved by the ARC shall-be installed within (30) days of occupancy or completion of the building, whichever Seasonal color (annuals), perennials, and ground covers are to be planted occurs first. in sufficient quantity so that exposed areas of pine straw or mulch are minimized once the plants have reached average maturity. Turf Bay Creek requires the entire lot to be sodded. Those disturbed ground Plantings should transition from ground covers and progress to larger areas of a building site not sodded shall be covered with plants or shrubs closer to the house, mixing textures and colors. New trees and mulched with approved landscaping materials. shrub plantings for each lot are to be a mix of sizes that will blend naturally into the surrounding vegetation with consideration given to Artificial Synthetic Turf deer-resistant plants. For the recommended plant list see pages 76-79, Artificial or synthetic turf is allowed, but shall be restricted to a max section 10. of 670 sq. ft. and shall be located only in rear yards and be totally screened from adjacent properties. Planting Mix shall be as follows: Deciduous trees - 50% of mix: minimum 2” caliper, 50% of mix: Irrigation minimum 3” caliper or larger An irrigation system of an approved design shall be installed to maintain landscape areas on all building sites and along street frontage. Evergreen trees - 50% of mix: minimum 8-10’ in height; 50% of mix: minimum 12 -14’ in height are larger, and not be sheared Mulching & Edging Mulching newly-planted trees, shrubs, and groundcovers is necessary Shrubs - 50% of mix: minimum 3 gallon containers; 50% of mix: 5 to hold moisture and encourage growth. However, certain mulch types gallon containers are not aesthetically appropriate. Pine straw or shredded hardwood mulch are allowed. Rock mulches and hardwood bark are unacceptable. The use of large specimen trees is preferred in areas close to the house to help blend the building with the site. At disturbed areas where extensive Metal plant bed edging is appropriate. Stone and brick edging is reforestation is planned, a planting mix that includes smaller tree and acceptable per ARC approval and shall be sized appropriately to shrub materials may be used provided the larger size requirements are the bed and plant types. Landscape fabrics used shall be completely adhered to in areas that are highly visible from off-site. hidden from view.
In addition to the recommended plant list on pages 76-79, section 10, Homeowners are encouraged to minimize use of herbicides, pesticides, other plant types may be acceptable for use within the community. and fertilizers, and are encouraged to use plant materials and maintenance methods that require minimal use of water and energy resources.
SECTION 8 PAGE 67 Site Plan & Landscape Architectural Guidelines
Cutting/Vegetable Gardens Halogen bulbs with white light are encouraged. Light emitting Upon approval of the ARC, cutting/vegetable gardens are permitted diodes (“LED”), standard incandescent bulbs, and fluorescent bulbs within rear yards with the exception of reverse frontage lots upon are permitted with color temperatures in the range of 2,700 degrees approval of the ARC. Gardens shall be located a minimum 10 feet from Kelvin. High-pressure sodium bulbs, mercury vapor, or metal halide side property lines and 20 feet from rear property lines and must be fully bulbs are not permitted for exterior lighting. screened from street, golf, and water views. Post and wire fencing may be used around gardens for prevention of nuisance pests. Prefab wood Landscape lighting systems requiring remote low voltage transformers fencing or chain link will not be permitted. Fence height and design is must completely conceal the equipment from view by plantings if subject to ARC approval. For acceptable posts and wire fencing see above grade or, if below-grade, in waterproof NEMA enclosures. page 73, section 9. Small, solar-powered “push-in” pathway lights are acceptable as long Site Utilities as they do not exceed 18” in overall height once installed. All site utilities are to be installed underground on alignments that minimize grading, tree cutting, and other disruption of the site. Utility Installation of exterior lighting trenches around root systems must be boxes, including any meters, are to be located and/or screened to be hand-dug as necessary for the health of trees and plantings. essentially invisible from off-site. Easements Exterior Lighting Easements for installation and maintenance of utilities may be reserved Designs for all exterior lighting must be submitted for approval by the over each lot by deed. Within these easements, no structure, trees, ARC, including fixture cut sheets with lamps and wattages specified, or other overhanging material shall be placed or permitted to remain and with dimming and lamp shielding intentions for higher wattages which may damage or interfere with the installation and maintenance indicated where applicable. Lighting design and specifications shall of utilities or which may change the direction of flow of drainage comply with guidelines set forth by the Internal Dark Sky Association channels in the easements. (IDA). The exact fixture locations and specifications including lamping shall be included in the final design submittal package. Exterior Walls & Fences lighting may be focused only on the owner’s lot and should be tastefully Walls and fences should be considered as an extension of the designed with minimum intensity and effect on neighboring properties architecture of the residence and should make a transition between and common areas. In general, other than limited use of wall-mounted the mass of the architecture and the natural forms of the landscaped sconces, exterior lighting sources should have the lamps shielded from site. All walls and fences should be designed to be compatible with view, including lighting for walkways, unless decorative lanterns are the total surrounding environment and should not block natural views. used. Recessed step lights should have louvers or hoods to hide lamps The wall and/or fence design shall be included in the Final Design from view. An excessive number of fixtures and light levels or glare Submittal Package, including dimensioned plan views and elevations, are prohibited. Exterior lighting is discouraged within setback areas, as well as material specifications. except at entry drives and off-street entry paths. Dimming capabilities are recommended for all exterior lighting, and exterior motion sensor Prefab wood or chain-link fencing will not be permitted within the controls are not permitted except if programmed to dim on and off with community. a six-second minimum fade rate.
SECTION 8 PAGE 68 Site Plan & Landscape Architectural Guidelines
Front yard fences may be allowed within Bayside Village only and No common driveways (with the exception of driveways that serve may not extend into front setback zone and shall be a maximum 42” in duplex units) will be allowed unless approved by the ARC. height from finished grade. For allowable front yard fences see page 73, section 9. Strip driveways will be allowed upon approval by the ARC.
All other fences in Bay Creek shall be a maximum 48” in height from Curbs at street shall not be removed, but aprons are to extend and be finished grade. level with back of curb. An apron of concrete, brick, stone, or concrete pavers at the street shall be required. For acceptable driveways see Fences and walls shall be placed in-line from a rear corner of a home page 72, section 9. and shall not extend into side yard. Fences may encroach into side yard zones if the lot is positioned on an end and/or corner intersection. Walls Sidewalks and fences may extend to rear yard setback line. Concrete sidewalks within the public right-of-way will be continuous and shall not be interrupted by driveway material. Walks shall be Fence gates are allowed and must open into lot. All fences must be broom-finished concrete with saw-cut control joints and be 60” x 4” visually permeable. For acceptable walls and fences see page 73, thick (see page 64, section 7 for sidewalk detail). Concrete sidewalks section 9. within the right-of-way shall extend the entire width of lot and will be the responsibility of the homeowner. (see Appendices, Exhibit A Paving and Exhibit B for specific locations and installation lengths). All Approved paving materials include brick, stone, concrete pavers, sidewalks shall blend together and provide for a smooth transition concrete with shell or aggregate mixture, broom-finished concrete, between adjoining sidewalks. The exact locations and specifications stained concrete, and cobblestone. Stamped concrete in imitation of shall be included in the Formal Final Design Submittal package. brick or stonework is prohibited. Pervious surface materials including pea gravel, crushed shell, or granite fines may be used with approval of Swimming Pools the ARC. Pervious surfaces shall be edged with brick, stone, concrete The location of swimming pools, therapy pools, and spas (including pavers or metal edging. For acceptable paving see page 71, section 9. hot tubs) should consider: A. Indoor/outdoor relationships Driveways B. Setbacks Driveways are an extension of the home and therefore should be C. Wind purposefully designed with respect to the architectural style of the home D. Sun (see lot typical diagrams in the Neighborhoods of Bay Creek section of E. Terrain (grading and excavation) this book for driveway layout requirements). The size, shape and siting of swimming pools must be carefully Driveways should be designed to avoid tree root zones and located considered to achieve a feeling of compatibility with the surrounding outside of canopy drip line. natural and man-made elements. Pool and equipment enclosures must be architecturally related to the house and other structures in their Driveways shall be minimum 12’ in width. placement, mass, and detail. No above-ground swimming pools may be installed within Bay Creek.
SECTION 8 PAGE 69 Site Plan & Landscape Architectural Guidelines
Pool equipment shall be placed inside a service yard or screened screening. All propane tank installations must comply with the current appropriately (as mentioned previously,) and not visually exposed. National Fire Prevention Authority (NFPA) documents administered by the State Fire Marshall. The top of the pool or pool deck may not extend over 2’ above existing grade unless integrated into a terraced landscaping plan approved by Service Yards the ARC. All residences are required to have an attached service yard. Utilities, including electrical service, garbage containers, HVAC compressors, Pool decks shall be designed to provide drainage away from the pool. water softeners, pool equipment, etc. may be located in a service yard. Backwash is not permitted to be discharged into the sanitary sewer system, stormwater sewer system, waterways, or golf course corridors, The primary service yard enclosing equipment is recommended to be and must be contained on the lot. screened from view by a wall or fence with a maximum height of six feet or screen plantings of mature size. Use of lattice on service yards Significant landscaping is required around pools and pool decks to is not allowed. The door of the service yard is to be full height and screen from adjacent properties and views from the lakes, waterways, must have a pathway of concrete or pavers. golf course, or trails. All service yards must be designed to have minimum impact on Pools cannot be built within utility easements or lot setbacks and shall neighboring residences. The service yard may cross over the side yard be located within rear yards only. The owner is solely responsible setback lines on all 40’ to 70’ wide lots. However, service yards must for complying with any VA DHEC rules and regulations applicable to be at least 5’ from the property line on all lots 80’ wide or wider. residential pools. Bonds Pool Cabanas In the event that the general contractor is not on the Bay Creek Pool cabanas are permitted only with ARC approval and must be approved general contractor list, a construction deposit/bond in the situated within the setbacks established for the applicable homesite. If amount of $10,000.00 must be paid to the ARC, in the form of a conditioned, then it will be considered an outbuilding. check or money order, prior to the beginning of construction. Failure to do so will result in a stop work order placement on the project. The Pool Fencing bond must be maintained throughout the period of construction and Pool fencing must be as required by local codes and utilize approved landscaping and will be vacated upon inspection and approval of the fencing materials. The fence must be screened with approved same. landscaping. For appropriate fencing see page 73, section 9.
Propane Tanks Propane tanks, 60 gallon or more, must be buried underground and located no closer than 5’ to the property line. Propane tanks of less than 60 gallon, including 100 lb. exchange units, may be installed above ground but must be hidden from view by enclosures or year-round plant
SECTION 8 PAGE 70 Landscape Architectural Patterns APPROPRIATE DESIGN & MATERIAL EXAMPLES
HORIZONTAL SURFACES
DRY-LAID BRICK RUNNING BOND PATTERN/ CONCRETE PAVERS VERTICAL BRICK HEADER EDGE W/ MORTAR JOINTS/PEA GRAVEL PERVIOUS SURFACE
BRICK PAVERS BRICK HERRINGBONE PATTERN TRAVERTINE PAVERS CONCRETE PAVERS/CON- CONCRETE W/ ROCK SALT W/ MORTAR JOINTS/SOLDIER CRETE BORDER, PEA GRAV- FINISH COURSE BORDER EL W/ PERVIOUS SURFACE
DRY-LAID BRICK-RUNNING BOND PATTERN COBBLE PAVERS COBBLE PAVERS CONCRETE PAVERS/CONCRETE EDGING/ BRICK ACCENTS
CONCRETE W/ EXPOSED AG- CONCRETE WITH EXPOSED AG- DRY LAID BRICK- BROOM-FINISHED CONCRETE BRICK- BASKETWEAVE PATTERN GREGATE/BRICK BORDER W/ GREGATE HERRINGBONE PATTERN MORTAR JOINTS
SECTION 9 PAGE 71 Landscape Architectural Patterns APPROPRIATE DESIGN & MATERIAL EXAMPLES
DRIVEWAYS PLANT BED EDGING
CRUSHED SHELL AGGREGATE W/ COBBLE- STRIP DRIVEWAY W/ CRUSHED SHELL STRIP DRIVEWAY-BRICK W/ MORTAR STONE EDGE AGGREGATE JOINTS-RUNNING BOND PATTERN
BRICK EDGING W/ MORTAR JOINTS
BROOM-FINISHED CONCRETE STONE AGGREGATE W/ COBBLESTONE STONE AGGREGATE W/ COBBLESTONE BORDER/ BROOM-FINISHED CONCRETE BORDER AND APRON WALK/ BROOM-FINISHED CONCRETE APRON W/ COBBLESTONE BORDER
STONE AGGREGATE W/ BRICK BORDER & APRON BROOM-FINISHED CONCRETE W/ BRICK BORDER COBBLESTONE EDGING
SECTION 9 PAGE 72 Landscape Architectural Patterns APPROPRIATE DESIGN & MATERIAL EXAMPLES
WALLS & FENCES
ALUMINUM FENCE FENCE GATE FENCE GATE FENCE GATE HEDGE W/ BRICK COLUMNS
WOOD FENCE WOOD PICKET FENCE PIERCED BRICK WALL WOOD FENCE W/ VINE
WOOD GARDEN FENCE W/ WIRE MESH WOOD FENCE W/ WIRE GRID METAL FENCE
SECTION 9 PAGE 73 Landscape Architectural Patterns APPROPRIATE DESIGN & MATERIAL EXAMPLES
POOLS
courtyards & TERRACES
SECTION 9 PAGE 74 Landscape Architectural Patterns APPROPRIATE DESIGN & MATERIAL EXAMPLES
SIGNAGE 24” 10” 10”
24” 3’ 72” 72” 72” 36” 24”
3’
EXHIBIT A: EXHIBIT B: EXHIBIT C: EXHIBIT D: EXHIBIT E: OWNER LOT PARTICIPATING PARTICIPATING PARTICIPATING CONSTRUCTION/ SIGN BUILDER/OWNER/ BUILDER/OWNER BUILDER SIGN REAL ESTATE SIGN MODEL HOME COMBO SIGN COMBO SIGN MAILBOXES FLAGS
• Freestanding flag poles and flags shall not be permitted within any neighbor- hood of Bay Creek.
• Homeowners with approval from the ARC, may display the USA or Virginia flags only.
• All flags shall be a maximum size of 5’X 3’ and shall be attached to the house or garage.
• No lighting or direct illumination of flags shall be permitted
EXHIBIT E: BAY CREEK MAILBOX EXAMPLES
SECTION 9 PAGE 75
Plants & Irrigation OVERVIEW Recommended plants are presented in the following table and illustrations. It is recommended that there be a diversity of plants between major spaces. However, the plant list for any one area should be no more than 10 or 12 species. Irrigation must be installed to keep plant material healthy and attractive. Locally adapted species that require minimal watering are recommended.
Planting should be designed in masses. Single plantings of species is not acceptable unless it is a significant and a unique specimen.
During development and long-term maintenance it may be found that some species on the plant list do not work and other species not on the list do work in this climate and location. The ARC reserves the right to substitute these species during development and long-term maintenance and does not guarantee any of these species to survive in any specific location or environmental condition. Magnolia virginiana, Sweetbay Magnolia Juniperus virginiana, Eastern Red Cedar
Rudbeckia, Black-Eyed Susan Magnolia stellata, Star Magnolia Muhlenbergia capillaris, Pink Muhly Grass
SECTION 10 PAGE 76 Recommended plant list Trees Trees Acer palmatum Japanese Maple Taxodium distachum Bald Cypress Acer rubrum ‘October Glory’ October Glory Red Maple Ulmus americana American Elm Acer rubrum ‘Red Sunset’ Red Sunset Red Maple Ulmus parvifolia Chinese Elm Acer saccharum Sugar Maple Ilex opaca American Holly Betula nigra ‘Heritage’ Heritage River Birch Ilex x ‘Nellie R. Stevens’ Nellie Stevens Holly Cercis canadensis Eastern Redbud Juniperus virginiana Eastern Red Cedar Crataegus viridis ‘Winter King’ Winter King Hawthorn Pinus taeda Loblolly Pine Fraxinus americana ‘Autumn Purple’ White Ash Pinus virginiana Virginia Pine Halesia caroliniana Carolina Silverbell Lagerstroemia indica Crepe Myrtle Liquidambar styraciflua Sweet Gum Magnolia grandiflora Little Gem Southern Magnolia Magnolia grandiflora ‘Little Gem’ Dwarf Southern Magnolia Magnolia x soulangiana Saucer Magnolia Magnolia stellata Star Magnolia Magnolia virginiana Sweetbay Magnolia
Nyssa sylvatica Black Tupelo Ilex opaca , American Holly Acer rubrum ‘Red Sunset Maple’ Platanus x acerifolia London Plane Tree Prunus serrulata ‘Kwanzan’ Kwanzan Japanese Cherry Prunus x yedoensis Yoshino Cherry Quercus coccinea Scarlet Oak Quercus laurifolia Laurel Oak Quercus phellos Willow Oak Quercus rubra maxima Eastern Red Oak Salix babylonica Weeping Willow Cercis canadensis, Eastern Redbud Fraxinus americana ‘Autumn Purple’, White Ash
SECTION 10 PAGE 77 Recommended plant list Shrubs Buxus microphylia japonica Japanese boxwood Camellia japonica Japense Camellia Camellia sasanqua Sasanqua Camellia Euonymus alatus Burning Bush Hydrangea quercifolia Oakleaf Hydrangea
Ilex glabra Inkberry Euonymus alatus, Burning Bush Hydrangea quercifolia, Oakleaf Hydrangea Ilex crenata ‘Helleri’ Heller Japanese Holly Juniperus horizontalis ‘Bar Harbor’ Bar Harbor Juniper Juniperus davurica ‘Paronii’ Parsons Juniper Myrica cerifera Southern Wax Myrtle Myrica pennsylvanica Northern Bayberry Rhaphiolepis indica Indian Hawthorn Rhaphiolepis umbellata Yeddo Hawthorn Rhododendron encore Encore Azalea Salvia yangii, Russian Sage Rhododendron indicum, Southern Rhododendron indicum Southern Indian Azalea Indian Azalea Rhododendron obtusum Kurume Azalea Rhus aromatica Fragrant Sumac Salvia yangii Russian Sage Taxus cuspidata Japanese Yew Viburnum dentatum Arrowood Viburnum Viburnum trilobum ‘Compacta’ Compact American Cranberrybush Viburnum x ‘burkwoodii’ Burkwood Viburnum
Viburnum dentatum, Arrowood Taxus cuspidata, Japanese Yew Viburnumt
SECTION 10 PAGE 78 Recommended plant list Grasses Miscanthus sinensis ‘Adagio’ Adagio Maiden Grass Miscanthus sinensis ‘Gracillimus’ Maiden Grass Muhlenbergia capillaris Pink Muhly Grass Muhlenbergia capillaris ‘White Cloud’ White Cloud Muhly Grass Ground covers Ajuga Reptans Bugleflower Dryopteris spinulosa Wood Fern Ajuga Reptans, Bugleflower Euonymus fortunei var. coloratus, Euonymus fortunei var. coloratus Purpleleaf Wintercreeper Euonymus Purpleleaf Wintercreeper Euonymus Hosta planaginea Fragrant Plantain Juniperus conferta ‘Blue Pacific’ Blue Pacific Liriope muscarii ‘Big Blue’ Big Blue Lilyturf Pachysandra terminalis ‘Green Carpet’ Pachysandra Rudbeckia hirta Black-Eyed Susan Vinca minor Periwinkle Vines Clematis paniculata Sweet Autumn Clematis Hosta lancifolia, Narrow-leaf Liriope muscarii ‘Big Blue’, Hedera helix English Ivy Plantain Lily Big Blue Lilyturf Hydrangea anomala var. petiolaris Climbing Hydrangea Gelsemium sempervirens Carolina Jessamine Lawn Cynodon dactylon Bermuda grass ‘Tif Tuf’ Fiestuca arundinecea Tall Fescue Cynodon dactylon Common Bermuda Stenotaphrum secundatum St. Augustine
Hedera helix, English Ivy Clematis paniculata, Sweet Autumn Clematis
SECTION 10 PAGE 79 Neighborhoods of Bay Creek
N
LEGEND
1 BAYSIDE VILLAGE 9
2 the bluffs 5 13 3 THE fairways 4 10 3 4 PALMER LAKE VILLAS 14 5 PLANTATION POINTE 2 7 8 6 HERON POINTE
7 THE HOLLIES
8 THE SIGNATURE CHESAPEAKE BAY 1 OLD 9 NEW QUARTER PLANTATION 11 CREEK 12 10 VILLAGE J - “proposed development” 6
11 VILLAGE P- “proposed development”
12 VILLAGE T- “proposed development”
13 VILLAGE G- “proposed development”
14 VILLAGE F1- “proposed development”
SECTION 11 PAGE 80
THE BLUFFS
LAKE
3N
4N 2N
LAKE
CHESAPEAKE BAY 5N
7N 1N 8N
LAKE
9N LAKE
6N N
SECTION 12 PAGE 81 THE BLUFFS Architectural Style
COMMUNITY & CHARACTER This unique portion of Bay Creek takes its architecture from both Modern Coastal and Coastal Craftsman Estate Homes. The Bluffs is simply an expression of both Architectural Patterns referenced on pages 53,54,59, and 60, section 6. The neighborhood can be divided into two-distinct lot types as referenced on page 84. Bay front lots are 23-41. Courtyard lots are 1-22 and 42-127.
COURTYARD (LOTS 1-22 & 42-127) Identifying Characteristics • One-, two-, or three-car garages with if appropriate low-level storage facilities. • Porches can be either one- or two-story with either single-sided, or wraparound, or on all sides. A porch provides essential shade and, with this design pattern, access to multiple rooms and lake or golf views. • Homes are typically two- or three-story in height with walkout balconies and porches. • Widow peaks and viewing towers can be a traditional feature. • Squared, full-height porch columns • French doors are a character upon entering the home via raised porches • Balconies and railings are of a horizontal or vertical design accent but shall echo a coastal design style. • A mixture of smooth stucco, tabby stucco, board and batten or stained wood, or smooth cementitious wall sidings. • Large format vertically proportioned casement or double-hung windows in either painted wood or metal finish. • Sliding glass doors to maximize an outdoor-indoor living experience • Low to moderate roof slopes ranging from 4:12 to 12:12. • Exposed open trusses or brise soleil trellis to help create interest and protect principal rooms against the sun’s solar gain. • Simple square-edged color-coded window and door trims should be used to a maximum of 6” wide in either painted wood or cementitious board. • Gutters shall be half round or ‘K’ ogee and a maximum of 6” round, or soft square downspouts may be used.
SECTION 12 PAGE 82 THE BLUFFS Architectural Style
BAY-FRONT (LOTS 23-41) Identifying Characteristics • One- or two-car garages with low-level storage facilities. • Raised living accommodation (above dunes) entered via extensive stair entrances; typically centrally located or to one side. • Porches can be either one- or two-story with either single-sided, or wraparound, or on all sides. A porch provides essential shade and, with this design pattern, access to multiple rooms and Bay front views. • Homes are typically two- or three-story in height (above garage) with walkout balconies and porches. Widow peaks and viewing towers can be a traditional feature. • Squared, full-height porch columns • French doors are a character upon entering the home via raised porches • Balconies and railings are of a horizontal or vertical design accent but shall echo a beach design style. • A mixture of smooth stucco, tabby stucco, board and batten or stained wood, or smooth cementitious wall sidings. • Sliding glass doors to maximize an outdoor-indoor living experience and the expansive bay front views • Fireplaces are not normally associated with this style • Low to moderate roof slopes ranging from 4:12 to 10:12. • Exposed open trusses or brise soleil trellis to help create interest and protect principal rooms against the sun’s solar gain • For all acceptable “Elements of Style” design detailing see pages 35-45, section 5.
Tree Preservation For the purpose of preserving the natural state of the secondary dune, a 20’ rear preservation easement has been established to lots 23-41. Removal of any tree 4” or over in caliper within the easement is not allowed unless written permission is granted by the ARC. Hand-clearing of small vegetation and understory is allowed to open visual corridors to the golf course and the bay.
SECTION 12 PAGE 83 THE BLUFFS Regulating Plan
LEGEND
75’ WIDE (COURTYARD)
70’ WIDE (COURTYARD)
60’ WIDE (BAY FRONT)
70’ WIDE (BAY FRONT) LOT TYPES AND STREET SECTION KEY
CHESAPEAKE BAY
SECTION 12 PAGE 84 THE BLUFFS Lot Diagrams
MIN. 70’ WIDE MIN. 60’ WIDE (COURTYARD LOT) (BAY FRONT LOT)
MIN. LOT DEPTH: 135’ MIN. LOT DEPTH: 160’ MIN. LOT WIDTH: 70’ MIN. LOT WIDTH: 60’ MIN. LOT SIZE: 9,450 SF MIN. LOT SIZE: 9,600 SF
FRONT SETBACK: 25’ FRONT SETBACK: 25’ REAR SETBACK: 20’ REAR SETBACK: VARIES (MIN. 20’) SIDE SETBACK: 8’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ MAX. BUILDING HEIGHT: 55’ MAX. BUILDING HEIGHT: 40’ (W/ VIEWING STRUCTURE)
SERVICE YARD SETBACK: MIN. 5’ MIN. DISTANCE BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’
SECTION 12 PAGE 85 THE BLUFFS street section plan LEGEND STREET SECTION ‘A’
STREET SECTION ‘B’
STREET SECTION ‘C’
STREET SECTION ‘D’
SECTION 12 PAGE 86 THE BLUFFS STREET SECTIONS
STREET SECTION ‘A’
STREET SECTION ‘B’
SECTION 12 PAGE 87 THE BLUFFS STREET SECTIONS
STREET SECTION ‘C’
STREET SECTION ‘D’
SECTION 12 PAGE 88 THE BLUFFS LEGEND Trails & Open Space WALKWAYS & TRAILS
OPEN SPACE/PARKS
LIGHTHOUSE LAKE
LAKE
CHESAPEAKE BAY
LAKE
LAKE
TO TO LIFE CENTER BEACH CLUB
SECTION 12 PAGE 89
Bayside Village
LAKE 8N 7N LAKE 9N
228 227 226 341 342 225 343 229 224 6N 340 223 339 250 249 338 251 252 222 337 253 275 254 231 233 187 255 232 221 336 274 276 230 234 273 220 186 277 247 248 235 245 191 192 335 300 272 256 246 238 236 189 190 185 181 301 271 257 199 278 266 239 237 188 184 182 241 183 334 302 279 270 258 243 240 200 193 265 242 218 299 269 259 219 198 194 303 280 268 267 244 217 201 333 264 215 197 298 281 260 214 216 202 195 178 304 297 282 263 261 213 203 196 177 332 179 164 285 262 212 305 296 283 205 204 176 163 284 206 170 180 331 286 208 207 175 306 211 210 209 169 171 162 330 287 295 168 174 161 329 96 97 172 LIFE 307 294 95 167 160 328 293 288 94 166 173 159 291 93 308 292 92 158 CENTER 327 289 91 165 157 309 90 98 156 326 290 99 155 325 89 310 312 88 100 154 314 316 87 101 324 311 318 320 86 102 152 153 323 313 85 103 PROPOSED 315 317 319 321 104 151 59 150 322 58 84 57 83 111 BEACH 56 81 82 110 55 80 109 54 78 79 53 108 CLUB 51 52 77 49 50 46 107 106 45 76 48 75 105 44 64 73 74 71 72 43 63 70 1P 47 42 62 69 41 61 67 68 112 113 40 65 66 PROPOSED CHESAPEAKE BAY 114 115 116 60 135 34 35 36 MAIL CENTER 37 38 39 134 19 18 136 137 14 138 139 140 16 17 133 33 15 32 31 30 29 28 13 132 141 131 143 142 149 12 27 11 130 148 LAKE 26 10 129 147 146 9 128 145 25 144 24 8 127 23 22 7 126 21 125 20 6 5 124 4 2 3 123 1 122 121 120 119 118 117 2P N
SECTION 13 PAGE 90 BAYSIDE VILLAGE Architectural Style COMMUNITY & CHARACTER IDENTIFYING CHARACTERISTICS This centrally located and bay fronted portion of Bay Creek brings together • One, two or three car front, side, or rear loaded garages. all seven Architectural Patterns referred to on pages 46-60, section 6. When • Garages with lower level storage facilities and raised accommodation, also referencing the “Elements of Style” guidelines on pages 35-45, section 5, (over dunes) entered via extensive stair entrances. the architecture can draw upon a variety of historically recognized east coast • Porches may follow preferred size restrictions but can be either one or building forms that date back to the early 1700. two story in height (above garage) with walk out porches and balconies. Widow peaks or viewing towers may be added on certain lots. Bayside Village and its many differing lot types as depicted on pages 95-104 • Column designs can be referenced back to the past historical orders, but provide distinctly differing house plans with either bay, lake, golf, or traditional may vary from the Greek Revival order to a more modern square design neighborhood lots. As a result, homes can range from town homes with rear when associated with the coastal Architectural Pattern. For column styles alleys and detached one or two front, side- or rear-loaded garages or motor see page 37, section 5. courtyards. • External finishes can be a mixture of smooth stucco, tabby stucco, brick, painted brick, batten and board or stained wood and cementitious siding. This variety in Architectural Patterns and Styles allows for either one, two- or • Roof slopes may range from 4:12 to 12:12 and with varying materials three-story homes or, per the architectural patterns, a combination of all. Lots from shingles to metal standing seam. that have a bay, lake or golf view can provide raised accommodations with lower • Windows and Doors may be of differing styles, but shall remain within level garage and storage, in addition to an upper level porch or balcony. This the Architectural Pattern and house style. Materials may be either painted style of design can easily associate with lots 1-19 and 117-135. wood or metal and with a variety of glazing designs. For window and door styles see page 39, section 5. • Eaves and soffits may be varied per the Architectural Patterns and with exposed trusses, exposed rafter tails or corbels and brackets. • Guttering can be either half-round or ‘K’ Ogee style with round or soft square downspouts.
For more identifying characteristics and ‘Elements of Style’ refer to pages 35-45, section 5.
SECTION 13 PAGE 91 BAYSIDE VILLAGE Architectural Style
All new homes within Bayside Village require the lot owner(s) to be responsible for installation of the sidewalk and one (1) or two (2) parking spaces based upon the lot location (see appendix - Exhibit A and B). Exhibit B depicts the length of sidewalk and parking spaces per lot, as well as the material(s) required for the parking areas. Bayside Village has asphalt and paver parking throughout. To maintain consistency and aesthetics, certain lots will require the installation of either asphalt or paver parking as depicted on the exhibit. For typical construction details and for all paver and asphalt parking areas see page 64, section 7. The contractor is to ensure that the paver and asphalt parking areas match and align with the existing parking areas currently constructed.
SECTION 13 PAGE 92 Bayside Village LEGEND FRONT LOADED LAKE LOTS Regulating Plan (LOT TYPE) 105’-115’ DEPTH
FRONT LOADED LOTS MIN. 105 DEPTH
FRONT LOADED GOLF LOTS MIN. 135’ DEPTH
FRONT LOADED BAY LOTS 160’ DEPTH
FRONT LOADED BAY LOTS +/- 250’ DEPTH
FRONT LOADED LAKE/GOLF LOTS 140’-150’ DEPTH
FRONT LOADED LAKE/GOLF LOTS +/- 160’ DEPTH
REAR LOADED TND LOTS 130’-140’ DEPTH
REAR LOADED TND LOTS 120’-125’ DEPTH
REAR LOADED TND LOTS +/- 115’ DEPTH
CHESAPEAKE BAY REAR LOADED TND LOTS 105’-110’ DEPTH
REAR LOADED TND LOTS 85’ - 95’ DEPTH
FRONT LOADED TOWNHOMES BAY LOT +/- 160’ DEPTH
REAR LOADED TOWNHOMES 125’ DEPTH
REAR LOADED TOWNHOMES 105’-115’ DEPTH
SOLD LOTS
SECTION 13 PAGE 93 Bayside Village LEGEND
Regulating Plan (LOT WIDTH) 40’ - 49’ LOTS
50’ - 59’ LOTS
60’ - 69’ LOTS
70’-79’ LOTS
+80’ LOTS
TOWNHOMES
SOLD LOTS
PARKS
LAKES
CHESAPEAKE BAY
SECTION 13 PAGE 94 Bayside Village Lot DIAGRAMS
TOWNHOMES (REAR LOADED) 105’ - 125’ DEPTH
MIN. LOT DEPTH: 105’ MIN. LOT WIDTH: 24’ MIN. LOT SIZE: 2,500 SF
FRONT SETBACK: 5’ REAR SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 55’ MIN. DISTANCE BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’
NOTES: * MIN. 3’ SETBACK FOR GARAGE/CARPORT (INTERIOR LOT LINE ONLY) * MIN. 8’ SEPARATION BETWEEN GARAGE AND MAIN STRUCTURE
SECTION 13 PAGE 95 Bayside Village Lot DIAGRAMS
TOWNHOMES (REAR LOADED) 110’ - 115’ DEPTH (PARK)
MIN. LOT DEPTH: 110’ MIN. LOT WIDTH: 24’ MIN. LOT SIZE: 2,600 SF
FRONT SETBACK: 5’ REAR SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 55’ MIN. DISTANCE BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’
NOTES: * MIN. 3’ SETBACK FOR GARAGE/CARPORT (INTERIOR LOT LINE ONLY) * MIN. 8’ SEPARATION BETWEEN GARAGE AND MAIN STRUCTURE
SECTION 13 PAGE 96 Bayside Village Lot DIAGRAMS
TOWNHOMES (FRONT LOADED) 160’ DEPTH
MIN. LOT DEPTH: 160’ MIN. LOT WIDTH: 28’ MIN. LOT SIZE: 4,400 SF
FRONT SETBACK: 15’ REAR SETBACK: 30’ SIDE SETBACK: 5’
MAX. BUILDING HEIGHT: 70’ (W/ VIEWING STRUCTURE) MIN. DISTANCE BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 97 Bayside Village Lot DIAGRAMS
40-50’ WIDE X 85-115’ (REAR LOADED) 40-50’ WIDE X 105’ BULKHEAD / LAKE LOT MIN. LOT DEPTH: 85’ MIN. LOT WIDTH: 40’ (FRONT LOADED) MIN. LOT SIZE: 3,400 SF MIN. LOT DEPTH: 105’ MIN. LOT WIDTH: 40’ FRONT SETBACK: 5’ MIN. LOT SIZE: 4,200 SF FRONT SETBACK (LANDSCAPE EASEMENT): 10’ FRONT SETBACK: 5’ REAR SETBACK: 5’ REAR SETBACK/EASEMENT: 15’ SIDE SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ SIDE SETBACK (CORNER): 10’ MAX. BUILDING HEIGHT: 50’ MAX. BUILDING HEIGHT: 55’ MIN. DISTANCE MIN. DISTANCE BETWEEN STRUCTURES: 10’ BETWEEN STRUCTURES: 10’ SERVICE YARD SETBACK: MIN. 3’ SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 98 Bayside Village Lot DIAGRAMS
40-50’ WIDE X 120-135’ 50-60’ WIDE X 120-135’ (REAR LOADED) (REAR LOADED)
MIN. LOT DEPTH: 120’ MIN. LOT DEPTH: 120’ MIN. LOT WIDTH: 40’ MIN. LOT WIDTH: 50’ MIN. LOT SIZE: 4,800 SF MIN. LOT SIZE: 6,000 SF
FRONT SETBACK: 5’ FRONT SETBACK: 5’ REAR SETBACK: 5’ REAR SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 50’ MAX. BUILDING HEIGHT: 50’ MIN. DISTANCE MIN. DISTANCE BETWEEN STRUCTURES: 10’ BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’ SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 99 Bayside Village Lot DIAGRAMS
50-60’ WIDE X 135’-155’ GOLF/LAKE LOT 50 WIDE X 160’ BAY LOT (FRONT LOADED) (FRONT LOADED)
MIN. LOT DEPTH: 135’ MIN. LOT DEPTH: 160’ MIN. LOT WIDTH: 50’ MIN. LOT WIDTH: 50’ MIN. LOT SIZE: 6,750 SF MIN. LOT SIZE: 8,000 SF
FRONT SETBACK: 15’ FRONT SETBACK: 15’ REAR SETBACK: 30’ REAR SETBACK: 30’ SIDE SETBACK: 7.5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ MAX. BUILDING HEIGHT: 55’ MAX. BUILDING HEIGHT: 55’ (W/ VIEWING STRUCTURE) (W/ VIEWING STRUCTURE)
SERVICE YARD SETBACK: MIN. 3’ SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 100 Bayside Village Lot DIAGRAMS
60’-70’ WIDE X 150’-175’ 65’+ WIDE X 135’-145’ GOLF/LAKE LOT BULKHEAD / LAKE LOT (FRONT LOADED) (FRONT LOADED)
MIN. LOT DEPTH: 150’ MIN. LOT DEPTH: 135’ MIN. LOT WIDTH: 60’ MIN. LOT WIDTH: 65’ MIN. LOT SIZE: 9,000 SF MIN. LOT SIZE: 8,775 SF
FRONT SETBACK: 15’ FRONT SETBACK: 5’ REAR SETBACK: 30’ REAR SETBACK/EASEMENT: 15’ SIDE SETBACK: 7.5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ MAX. BUILDING HEIGHT: 55’ MAX. BUILDING HEIGHT: 55’ (W/ VIEWING STRUCTURE) (W/ VIEWING STRUCTURE) MIN. DISTANCE BETWEEN STRUCTURES: 10’ SERVICE YARD SETBACK: MIN. 5’ SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 101 Bayside Village Lot DIAGRAMS
60’-65’ WIDE X 95’-115’ (FRONT LOADED)
MIN. LOT DEPTH: 95’ MAX. BUILDING HEIGHT: 50’ MIN. LOT WIDTH: 60’ MIN. DISTANCE MIN. LOT SIZE: 5,700 SF BETWEEN STRUCTURES: 10’
FRONT SETBACK: 5’ SERVICE YARD SETBACK: MIN. 3’ REAR SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’
50’ WIDE X 220’ BAY LOT (FRONT LOADED)
MIN. LOT DEPTH: 220’ MIN. LOT WIDTH: 50’ MIN. LOT SIZE: 11,000 SF
FRONT SETBACK: 30’ REAR SETBACK: 5’ REAR SETBACK: (DRAINAGE EASEMENT): 10’ SIDE SETBACK: 5’
MAX. BUILDING HEIGHT: 55’ (W/ VIEWING STRUCTURE) MIN. DISTANCE BETWEEN STRUCTURES: 10’
SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 102 Bayside Village Lot DIAGRAMS
80’+ WIDE X 135’-200’ GOLF/LAKE LOT (FRONT LOADED)
MIN. LOT DEPTH: 135’ MIN. LOT WIDTH:80’+ MIN. LOT SIZE: 10,800 SF
FRONT SETBACK: 15’ REAR SETBACK: 30’ SIDE SETBACK: 7.5’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 55’ (W/ VIEWING STRUCTURE)
SERVICE YARD SETBACK: MIN. 5’
SECTION 13 PAGE 103 70’-80’ WIDE X 135’-200’ GOLF/LAKE LOT Bayside Village (FRONT LOADED)
Lot DIAGRAMS MIN. LOT DEPTH: 135’ FRONT SETBACK: 15’ MIN. LOT WIDTH: 70’ REAR SETBACK: 30’ MIN. LOT SIZE: 9,450 SF SIDE SETBACK: 7.5’ SIDE SETBACK (CORNER): 10’ MAX. BUILDING HEIGHT: 55’ (W/ VIEWING STRUCTURE) SERVICE YARD SETBACK: MIN. 5’
70’+ WIDE X 105’-145’ (REAR LOADED)
MIN. LOT DEPTH: 105’ MIN. LOT WIDTH: 70’ MIN. LOT SIZE: 7,350 SF
FRONT SETBACK: 5’ FRONT SETBACK (LANDSCAPE EASEMENT): 10’ REAR SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 50’
SERVICE YARD SETBACK: MIN. 3’
SECTION 13 PAGE 104 Bayside Village LEGEND STREET SECTION ‘A’ street section plan STREET SECTION ‘B’
STREET SECTION ‘C’
STREET SECTION ‘D’
STREET SECTION ‘E’
STREET SECTION ‘F’
STREET SECTION ‘G’
STREET SECTION ‘H’
STREET SECTION ‘I’
STREET SECTION ‘J’
STREET SECTION ‘K’
STREET SECTION ‘L’
STREET SECTION ‘M’
STREET SECTION ‘N’
STREET SECTION ‘O’
STREET SECTION ‘P’
STREET SECTION ‘Q’
SECTION 13 PAGE 105 Bayside Village Street Sections
STREET SECTION ‘A’
STREET SECTION ‘B’
SECTION 13 PAGE 106 Bayside Village Street Sections
STREET SECTION ‘C’
STREET SECTION ‘D’
SECTION 13 PAGE 107 Bayside Village Street Sections
STREET SECTION ‘E’
STREET SECTION ‘F’
SECTION 13 PAGE 108 Bayside Village Street Sections
STREET SECTION ‘G’
STREET SECTION ‘H’
SECTION 13 PAGE 109 Bayside Village Street Sections
STREET SECTION ‘I’
STREET SECTION ‘J’
SECTION 13 PAGE 110 Bayside Village Street Sections
STREET SECTION ‘K’
STREET SECTION ‘L’
SECTION 13 PAGE 111 Bayside Village Street Sections
STREET SECTION ‘M’
STREET SECTION ‘N’
SECTION 13 PAGE 112 Bayside Village Street Sections
STREET SECTION ‘0’
STREET SECTION ‘P’
SECTION 13 PAGE 113 Bayside Village Street Sections
STREET SECTION ‘Q’
SECTION 13 PAGE 114
PLANTATION POINTE
PLANTATION POINTE GARDENS 1 2
3 4
8 OLD PLANTATION DR.5 9 7 11 10 6 58 12 57 13 56 55 19 18 16 14 54 17 15 53 51 50 49 30 A CREEKSIDE LN. 52 29 32 33 34 35 36 37 28 38 39 27 20 26 40 41 42 21 22 23 24 25 43 44 48 45 46 47
OLD PLANTATION CREEK
SECTION 14 PAGE 115 PLANTATION POINTE ARCHITECTURAL STYLE
COMMUNITY & CHARACTER Plantation Pointe and its larger estate type lots provides for a variety of home sizes and architectural design styles. Using the approved Architectural Patterns outlined in this document, the Plantation Pointe homes can take lead and reference from the Classic Tidewater/Coastal - ca: 1700-1850, Greek Revival - ca: 1825-1860, and the more later and modern style of Coastal Craftsman Estate Homes. See pages 47-48; 57-60, section 6.
Identifying Characteristics • Typically two- or three-car attached, detached, or courtyard, front or side accessed garages • Front, side, and cross gabled roof configurations are typical. • Broad hipped roofs and dormers • Roof materials in a variety of finishes with slopes ranging from 4:12 - 12:12. • Extensive porches, typically one-story and either single-sided or wraparound to provide interest and essential shade • Square or rounded columns, typically centrally located with none or little pediment detailing • Plain square cut or a more decorative trim and cornice detail may be provided as long as it accords with the scale, massing, and style of the home proposed. • Deeper soffit overhangs with or without exposed rafter tails • Gables typically have decorative gable features or truss detailing. • Large centrally or side exposed fireplace designs are appropriate. • Elevated slab or crawl space at maximum 30”. Brick or stucco columns and either wood lattice or louvered infill panels • Gutters shall be half round or Ogee (K style) to a maximum of 6”. Round or soft square downspouts are acceptable. • For all acceptable “Elements of Style” design detailing see pages 35-45, section 5. • More identifying characteristics can be located via the “Architectural Pattern” sections of this document.
Minimum Square Footage Homes in Plantation Pointe shall have a minimum heated living area of 2,500 square feet, not including any room over the garage.
SECTION 14 PAGE 116 PLANTATION POINTE LEGEND Regulating Plan 100’ WIDE LOTS
SOLD LOTS
PLANTATION POINTE GARDENS
1 2 3 4 OLD PLANTATION DR. 5 8 7 10 9 6 58 11 57 56 13 12 55 18 14 17 16 15 54 53 52 50 19 CREEKSIDE LN. 51 49
29 30 A 32 33 34 35 36 28 37 38 39 20 27 40 41 48 26 42 43 21 23 24 25 44 45 46 22 47
OLD PLANTATION CREEK
SECTION 14 PAGE 117 PLANTATION POINTE LOT DIAGRAMS
100’ WIDE SIDE ENTRY 100’ WIDE COURTYARD ENTRY PLANTATION POINTE LOT PLANTATION POINTE LOT
MIN. LOT DEPTH: 180’ MIN. LOT DEPTH: 180’ MIN. LOT WIDTH: 100’ MIN. LOT WIDTH: 100’ MIN. LOT SIZE: 18,000 SF MIN. LOT SIZE: 18,000 SF
FRONT SETBACK: 25’ FRONT SETBACK: 25’ REAR SETBACK: 20’ REAR SETBACK: 20’ SIDE SETBACK: 5’ SIDE SETBACK: 5’ SIDE SETBACK (CORNER): 10’ SIDE SETBACK (CORNER): 10’
MAX. BUILDING HEIGHT: 40’ MAX. BUILDING HEIGHT: 40’
SERVICE YARD SETBACK: MIN. 5’ SERVICE YARD SETBACK: MIN. 5’
SECTION 14 PAGE 118 APPENDICES
BAY CREEK RESIDENTIAL APPLICATION
ARCHITECTURAL REVIEW COMMITTEE
CONCEPTUAL DESIGN SUBMITTAL APPLICATION
Date: ARC File Number: Street Address: Lot Number:
Applicant: Address:
Phone: Email:
Builder: Address:
Phone: Email:
Architect or Designer: Address:
Phone: Email:
Sales Agent:
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted. (refer to the ARC’s Development Review Process for the information required with each item or drawing).
Proposed Site Plan Scale: 1"=20' Proposed Floor Plans Scale: 3/16"=1'-0" Proposed Front Elevation of each structure being proposed Scale: 3/16"=1'-0" ______Contractor Qualification Statement (if applicable)
*This submittal ensures that the selected or developed house plan will fit properly on the designated lot and identifies a prospective builder, architect, home designer, landscape architect, or designer. This submittal is informal, and any comments received from this submittal shall be incorporated into the Preliminary Design Submittal.
Conceptual Design Submittal Review Application 09/2020 Page 1 of 1
BAY CREEK RESIDENTIAL APPLICATION
ARCHITECTURAL REVIEW COMMITTEE
PRELIMINARY DESIGN SUBMITTAL APPLICATION
Date: ARC File Number: Street Address: Lot Number:
Applicant: Address:
Phone: Email:
Builder: Address:
Phone: Email:
Architect or Designer: Address:
Phone: Email:
Sales Agent:
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted. (refer to the ARC’s Development Review Process for the information required with each item or drawing).
Application Fee Payment: By check or money order made out to Bay Creek Development Proposed Site Plan / Grading Plan Scale: 1"=20' Proposed Floor Plans Scale: 3/16"=1'-0" min. Proposed Elevations of each structure being proposed Scale: 3/16"=1'-0" min. (with exterior materials)
*This submittal must be made only when the lot purchase is either under contract or a closed purchase, and prior to proceeding with any detailed design of an original house plan, or modification to a purchased plan.
Preliminary Design Submittal Application 09/2020 Page 1 of 2
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted (refer to ARC's Development Review Process).
Site Plan (Minimum Scale: 1” = 20’) To include: o Location of proposed home, garage, driveways, walkways, porches, decks and stairs o HVAC equipment / service yards o All fences, setbacks and easements o Adjacent homes (if applicable) and existing house slab finished floor elevations o Proposed house finished floor elevations and grade at driveway, road edge, and center of road o Pool and pool enclosures (if applicable) o All dimensions to and from setbacks o Existing trees to be retained and those to be removed o North Arrow and Legend o Lot acreage and house/garage/paved area square foot calculations
Floor Plans (Minimum Scale: 3/16” = 1’-0”) To include: o Complete floor plans of internal layout for each level o Room names, all doors and windows to exterior o All walkway locations at house connection o All patio’s, porches and decks o All stair locations o Floor plans (house and garage) shall be fully dimensioned o Square foot tabulations, of all gross floor plan areas, decks, porches, garages, pools and patios
Elevation Sheets (All sides) (Minimum Scale: 3/16” = 1’-0”) To Include: o All elevations for house and garage and accessory structures o Finished floor elevation for each floor level o All ceiling heights o Dimensions for all floors, ceilings and ridge of roof (both house and garage) o All roof slopes and angles o All material callouts (house and garage, and accessory buildings) o Typical building section cut through house, garage with heights and dimensions, roof slopes as above, and relationship with adjacent homes. o Architectural style or pattern statement. o Solar panels (if applicable) o Door and window head dimensions at all floor levels (house and garage and accessory building).
Application Fee Payment: By check or money order made out to Bay Creek Development
Preliminary Design Submittal Application 09/2020 Page 2 of 2
BAY CREEK RESIDENTIAL APPLICATION
ARCHITECTURAL REVIEW COMMITTEE
FORMAL FINAL DESIGN SUBMITTAL APPLICATION
Date: ARC File Number: Street Address: Lot Number:
Applicant: Address:
Phone: Email:
Builder: Address:
Phone: Email:
Architect or Designer: Address:
Phone: Email:
Sales Agent:
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted. (refer to the ARC’s Development Review Process for the information required with each item or drawing).
Application Fee Payment: By check or money order made out to Bay Creek Development Proposed Site Plan / Grading Plan Scale: 1"=20' Existing Topographic Survey Scale: 1"=20' Building Permit Construction Documents (floor plans, elevations, etc.) Scale: 3/16”=1’-0” min. Proposed Exterior Colors / Materials / Exterior Lighting (see attached) Construction Schedule (On General Contractor’s Letterhead)
Formal Final Design Submittal Application 09/2020 Page 1 of 3
BUILDING MATERIALS AND COLORS: Identify all materials and colors for the elements listed below. If any of the material or colors differ from what is shown on the approved exterior materials and colors list, samples must be provided.
Exterior Elements Color/Finish Manufacturer/Description Balcony/Porch/Loggia Ceilings Balcony/Porch/Loggia Floorings
Brick Walls
Chimney Brick
Foundation Brick
Door(s)-Entry
Door(s)-Other
Gutters
Roofing
Shutters
Siding
Stucco
Trim - Exterior
Windows
Garage Door(s)
Fence
Exterior Lighting
Additional Notes/Materials
Formal Final Design Submittal Application 09/2020 Page 2 of 3
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted (refer to ARC's Development Review Process).
Site / Grading Plans (Minimum Scale: 1” = 20’) To include: o Location of proposed home, garage, driveways, walkways, porches, decks and stairs o HVAC equipment / service yards o All fences, setbacks and easements o Adjacent homes (if applicable) and existing house slab finished floor elevations o Proposed house finished floor elevations and grade at driveway, road edge, and center or road o Pool and pool enclosures (if applicable) o All dimensions to and from setbacks o Existing trees to be retained and those to be removed o North Arrow and Legend o Lot acreage and house/garage/paved area square foot calculations o All existing and proposed elevation grades and drainage patterns o All existing and proposed contours o Drainage patterns and proposed slopes
Floor Plans (Minimum Scale: 3/16” = 1’-0”) To include: o Complete floor plans of internal layout for each level o Room names, all doors and windows to exterior o All walkway locations at house connection o All patio’s, porches and decks o All stair locations o Floor plans (house and garage) shall be fully dimensioned o Square foot tabulation, of all gross floor plan areas, decks, porches, garages, pools and patios
Elevation Sheets (All sides) (Minimum Scale: 3/16” = 1’-0”) To Include: o All elevations for house and garage and accessory structures o Finished floor elevation for each floor level o All ceiling heights o Dimensions for all floors, ceilings and ridge of roof (both house and garage) o All roof slopes and angles o All material callouts (house and garage, and accessory buildings) o Typical building section cut through house, garage with heights and dimensions, roof slopes as above, and relationship with adjacent homes. o Architectural style or pattern statement. o Solar panels (if applicable) o Door and window head dimensions at all floor levels (house and garage and accessory building).
Application Fee Payment: By check or money order made out to Bay Creek Development
Formal Final Design Submittal Application 09/2020 Page 3 of 3
BAY CREEK RESIDENTIAL APPLICATION
ARCHITECTURAL REVIEW COMMITTEE
FORMAL LANDSCAPE DESIGN SUBMITTAL APPLICATION
Date: ARC File Number: Street Address: Lot Number:
Applicant: Address:
Phone: Email:
Builder: Address:
Phone: Email:
Architect or Designer: Address:
Phone: Email:
Sales Agent:
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted. (refer to the ARC’s Development Review Process for the information required with each item or drawing).
Proposed Landscape Plan Scale: 1"=20' Proposed Irrigation Plan Scale: 1”=20’
Formal Landscape Design Submittal Application 09/2020 Page 1 of 2
Landscape / Irrigation Plans (Minimum Scale: 1” = 20’) To include: o Location, species, spacing, planting size and quantities of landscape materials o Driveways, walks, landscape areas, hardscape areas o Fences with dimensions, heights, materials, and design o Location and coverage of irrigation system o Pool and pool enclosures (if applicable) o HVAC equipment / service yards o Existing tree locations, species and those removed o All existing and proposed elevation grades o Relationship with adjacent homes and existing finished floor elevations o All setbacks and easements o North Arrow and Legend o Exterior Lighting types and locations
Formal Landscape Design Submittal Application 09/2020 Page 2 of 2
RESIDENTIAL APPLICATION ARCHITECTURAL REVIEW COMMITTEE MINOR & MAJOR ARCHITECTURAL MODIFICATION REQUEST FORM
Lot Number: Village:
Name: Address:
Home Phone: Work Phone: Fax:
SUBMITTAL REQUIREMENTS Please check the following items that are included with this application for design review. All drawings should be legibly drawn to the scale indicated and properly noted. For the ARC’s Design Review Process and for the information required with each item or drawing, refer to the Bay Creek Pattern Book and Design Guidelines, section 2.
New Construction Building Other | Describe Repair(s) Yard Ornaments Alteration Exterior Painting Landscaping In-Ground Pool Fence Equipment Shed Sprinkler System Deck
WARNING! Any exterior alterations, modifications or additions completed prior to submission and approval of application from the ARC, shall be considered a violation of the Covenants for the Association. The owner shall be liable and responsible for any costs incurred to correct the violation. Please review the Restrictions and Guidelines for the Association.
DESCRIPTION OF WORK Supplemental Sheets Lot plat and survey, drawings, photos, and/or sketches. These items should fully describe the proposed request and MUST be attached prior to the application being considered by the ARC, in the case of an exterior painting, a color sample of the new color along with a description of the existing paint color(s) MUST be included, Please Note: Applicant is responsible for obtaining Building and Zoning permits, as required from the Town of Cape Charles, VA
MINOR & MAJOR MODIFICATION FEES Minor Modifications - $500 and shall include any works internally or externally including new or replacement landscaping of a home that does not add additional floorspace (heated or unheated).
Major Modifications- $1,500 and shall include any works internally or externally of a home that adds additional floorspace (heated or unheated). Application Fee Payment: By check or money order made out to Bay Creek Development Bay Creek Real Estate Discovery Center | 3335 Stone Road | Cape Charles, Virginia | 23310
Approved Denial Date
ARC Chairman’s Signature
FULL SIZE EXHIBIT IS AVAILABLE UPON REQUEST
EXHIBIT A
Bayside Village Roadway Improvements (by lot) (see master exhibit)
Paver Parking Asphalt Parking Sidewalks (LF) Lot Improved (# of spaces) (# of spaces) (5' Wide)
B1 • installed installed B2 • installed installed B3 • installed installed B4 2 ±50 B5 2 ±50 B6 • installed installed B7 n/a n/a ±35 B8 n/a n/a ±45 B9 n/a n/a ±45 B10 n/a n/a ±45 B11 n/a n/a ±45 B12 n/a n/a ±45 B13 n/a n/a ±84 B14 n/a n/a ±205 B15 n/a n/a ±94 B16 n/a n/a ±75 B17 n/a n/a ±84 B18 n/a n/a ±78 B19 • n/a n/a installed B20 • installed installed B21 2 ±60 B22 2 ±60 B23 2 ±60 B24 2 ±85 B25 2 ±75 B26 2 ±60 B27 2 ±65 B28 • n/a n/a installed B29 n/a n/a installed B30 n/a n/a installed B31 n/a n/a installed B32 • n/a n/a installed B33 • n/a n/a installed
EXHIBIT B B34 • n/a n/a installed B35 • n/a n/a installed B36 • n/a n/a installed
Bayside Village Roadway Improvements (by lot) (see master exhibit)
Paver Parking Asphalt Parking Sidewalks (LF) Lot Improved (# of spaces) (# of spaces) (5' Wide)
B37 n/a n/a installed B38 n/a n/a installed B39 • n/a n/a installed B40 1 ±45 B41 2 ±40 B42 • installed installed B43 2 ±40 B44 • installed installed B45 • installed installed B46 2 ±102 B47 • installed installed B48 installed ±80 B49 installed ±162 B50 n/a n/a ±50 B51 n/a n/a ±50 B52 n/a n/a ±50 B53 n/a n/a ±50 B54 n/a n/a ±50 B55 n/a n/a ±50 B56 n/a n/a ±50 B57 n/a n/a ±50 B58 n/a n/a ±50 B59 2 ±226 B60 2 ±200 B61 2 ±50 B62 2 ±50 B63 2 ±50 B64 2 ±168 B65 2 ±70 B66 2 ±78 B67 2 ±70 B68 2 ±66
EXHIBIT B(con’t.) B69 2 ±245 B70 1 ±45 B71 2 ±40 B72 2 ±40
Bayside Village Roadway Improvements (by lot) (see master exhibit)
Paver Parking Asphalt Parking Sidewalks (LF) Lot Improved (# of spaces) (# of spaces) (5' Wide)
B73 2 ±40 B74 2 ±40 B75 2 ±40 B76 2 ±188 B77 2 ±198 B78 2 ±42 B79 2 ±40 B80 2 ±40 B81 2 ±40 B82 2 ±40 B83 2 ±40 B84 2 ±188 B85 2 ±202 B86 n/a n/a ±55 B87 n/a n/a ±70 B88 n/a n/a ±55 B89 2 ±194 B90 2 ±204 B91 n/a n/a ±60 B92 n/a n/a ±60 B93 n/a n/a ±64 B94 n/a n/a ±60 B95 n/a n/a ±60 B96 n/a n/a ±60 B97 2 ±202 B98 2 ±212 B99 2 ±70 B100 2 ±70 B101 2 ±70 B102 2 ±70 B103 2 ±70 B104 2 ±215
EXHIBIT B(con’t.) B105 • n/a n/a installed B106 n/a n/a ±70 B107 n/a n/a ±70 B108 n/a n/a ±70
Bayside Village Roadway Improvements (by lot) (see master exhibit)
Paver Parking Asphalt Parking Sidewalks (LF) Lot Improved (# of spaces) (# of spaces) (5' Wide)
B109 n/a n/a ±70 B110 n/a n/a ±70 B111 n/a n/a ±96 B112 installed ±162 B113 installed ±50 B114 installed ±50 B115 installed ±50 B116 installed ±172 B117 • n/a n/a installed B118 • n/a n/a installed B119 • n/a n/a installed B120 n/a n/a ±144 B121 • n/a n/a installed B122 n/a n/a ±50 B123 n/a n/a ±50 B124 n/a n/a ±50 B125 n/a n/a ±50 B126 n/a n/a ±50 B127 n/a n/a ±50 B128 n/a n/a ±50 B129 n/a n/a ±50 B130 n/a n/a ±50 B131 • n/a n/a installed B132 • n/a n/a installed B133 n/a n/a ±40 B134 n/a n/a ±50 B135 • n/a n/a installed B136 installed ±220 B137 installed ±50 B138 installed ±50 B139 installed ±50 B140 installed ±164
EXHIBIT B(con’t.) B141 installed ±142 B142 installed ±40 B143 installed ±194 B144 2 ±218
Bayside Village Roadway Improvements (by lot) (see master exhibit)
Paver Parking Asphalt Parking Sidewalks (LF) Lot Improved (# of spaces) (# of spaces) (5' Wide)
B145 installed ±50 B146 installed ±38 B147 installed ±30 B148 installed ±32 B149 installed ±66 B150 n/a n/a ±56 B151 n/a n/a ±62 B152 n/a n/a ±50 B153 n/a n/a ±50 B154 n/a n/a ±62 B155 n/a n/a ±72 B156 n/a n/a ±60 B157 n/a n/a ±50 B158 n/a n/a ±50 B159 n/a n/a ±62 B160 n/a n/a ±72 B161 n/a n/a ±60 B162 n/a n/a ±72 B163 n/a n/a ±50 B164 n/a n/a ±60 B165 2 ±114 B166 2 ±40 B167 2 ±40 B168 1 ±40 B169 1 ±188 B170 2 ±188 B171 2 ±50 B172 2 ±50 B173 2 ±188 B174 2 ±205 B175 2 ±40 B176 2 ±40
EXHIBIT B(con’t.) B177 1 ±182 B178 n/a n/a ±182 B179 n/a n/a ±40 B180 n/a n/a ±184