Olomana Heights
D E S I G N G U I D E L I N E S
FEBRUARY 2014
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PREFACE
Design Guidelines for Olomana Heights are intended to provide direction for Individual Home-site development and construction, and for any subsequent changes or alterations to previously approved plans or existing homes. The Design Guidelines will be administered and enforced by the Olomana Heights Design Committee (the “Design Committee”), in accordance with procedures set forth in the Declaration of Covenants, Conditions, Restrictions, Easements and Reservation of Rights for Olomana Heights, dated February 1st, 2014, and recorded at the Bureau of Conveyances of the State of Hawaii as Document No. ______, as amended (the “Declaration”). Design Guidelines, except to the extent controlled by the Declaration, shall govern all improvements on the Olomana Heights Land. The Design Committee may from time to time amend these Design Guidelines, including and without limitation to, the review procedures and plan approvals set forth herein. In the event of conflict with these Design Guidelines, the Declaration shall govern and control.
Design Guidelines are also intended to provide a framework by which owners and their design team may further the goals of the Olomana Heights community. Homeowners are responsible for obtaining current Design Guidelines and carefully reviewing all applicable sections of the Declaration. Homeowners should refer to appropriate sections of these Design Guidelines and the Plot Plan for conditions governing improvements within their Lot. Design proposals for homes shall adhere to these Design Guidelines, support community goals, and be subject to review and approval by the Design Committee.
TABLE OF CONTENTS
1. PURPOSE ...... 1
2. GENERAL REQUIREMENTS ...... 2 1. Design Committee ...... 2 2. Farm Dwellings ...... 2 3. Approvals Required ...... 2
3. SITE GUIDELINES ...... 2
1. Individual Home-site Diagrams / Building Envelopes ...... 2 2. Consolidation of Lots ...... 3 3. Setbacks ...... 4 4. Grading ...... 4 5. Fill Material ...... 5 6. Drainage ...... 5 7. Retaining Walls ...... 5 8. Parking ...... 6 9. Driveways and Connection to Common Facilities ...... 6 10. Underground Utilities ...... 6 11. Signage and Entry Features ...... 6 12. Mailboxes ...... 6 13. Tennis Courts, Basketball Courts, and other Sport Courts ...... 7 14. Animal Facilities ...... 7
4. ARCHITECTURE DESIGN GUIDELINE ...... 7
1. Architectural Design Objectives ...... 7 2. Minimum Home Size ...... 7 3. Building Height Limits ...... 7 4. Limitation on Second Floor Area ...... 9 5. Side Yard Building Setback and Wall Articulation ...... 9 6. Front and Rear Yard Building Setbacks ...... 10 7. Building Projections and Accessory Structures ...... 10 8. Roofs ...... 11 9. Skylights...... 12 10. Solar Equipment ...... 12 11. Foundation Walls and Under-house Construction ...... 13 12. Basement ...... 13 13. Building Walls ...... 13 14. Building Color ...... 14 15. Service Yards and Storage Tanks ...... 14 16. Impervious Surface Coverage ...... 14 17. Exterior Lighting ...... 14 18. Energy and Resource Conservation Measures…………………………………..14
5. LANDSCAPING GUIDELINES ...... 15 1. Existing Landscape ...... 15 2. Planting ...... 16 3. Plant Heights and Locations ...... 18 4. Irrigation Systems ...... 18 5. Pools and Water Features ...... 18 6. Fences and Garden Walls ...... 19 7. Path or Trails ...... 19 6. DESIGN REVIEW PROCEDURE...... 20 1. Required Review ...... 20 2. Applicability ...... 20 3. Initiation of Design Review Procedure ...... 20 4. Design Review Fees ...... 22 5. Required Meetings, Drawings, and Stakeouts ...... 23 6 . P r e - d e s i g n C o n f e r e n c e . ……………………………………………………………………...... 2 3 7. Conceptual Design Drawings ...... 23 8. Plan Approval Drawings ...... 23 9. Required Stakeout ...... 24 10. Final Construction Documents ...... 24 11. Approval ...... 25 12. Plan Approval Drawings ...... 25 13. Compliance with Laws ...... 25 14. Final Construction Documents ...... 26 15. Construction Modifications/Changes in Plans ...... 26 16. Requirement of Bonds and Cash Deposits ...... 26 17. Final Architect's Certification...... 26 18. Receipt of Architect's Certification ...... 26 19. Design Committee Liability ...... 26 7. VARIANCES ...... 27
8. CONSTRUCTION ...... 27 1. Pre-Construction Requirements ...... 28 2. Building Permits ...... 28 3. Job Site Sign ...... 28 4. Construction Contract / Bonds ...... 28 5. Insurance ...... 29 6. During Construction ...... 29 7. Field Inspections ...... 29 8. Changes in Plans ...... 30 9. Sanitation ...... 30 10. Storage / Maintenance ...... 30 11. Trash ...... 30 12. Temporary Utilities ...... 31 13. Blasting...... 31 14. Dust Control ...... 31 15. Noise Control ...... 31 16. After Construction ...... 31 17. General Construction Regulations...... 31
18. Access to Site ...... 31 19. Construction Hours ...... 32 20. Conduct ...... 32 21. Timing ...... 32 22. Damage to Other Lots or Common Areas ...... 32 23. Owner's Responsibility ...... 32 9. AMENDMENT AND ADOPTION ...... 32 1. Adoption ...... 32
LIST OF FIGURES
Figure 1.1 Olomana Heights Project Site Plan Figure 3.1 Sample Home-site Diagram Figure 3.2 Grading with Step Pads Figure 3.3 Typical Retaining Wall Requirement Figure 4.1 Conceptual Architectural Renderings Figure 4.2 Roof Area Over 25-Foot Height Limit Figure 4.3 Roof Length, Building Height, and Building Wall Height Guidelines Figure 4.4 Second Floor Area Figure 4.5 Side Yard Setbacks and Wall Articulation Figure 4.6 Accessory Structure Figure 4.7 Skylights Figure 4.8 Solar Equipment Figure 4.9 Lighting Concepts Figure 5.1 Exhibit A – Approved Site Plan Figure 5.2 Infinity Edge Design Guidelines Figure 6.1 Individual Home-site Design Review Process Diagram
APPENDICES
A DEFINITIONS
B APPROVED PLANT LIST
C PROHIBITED PLANT LIST
D BUILDING HEIGHTS
E LOT SURVEY AND SITE PLAN REQUIREMENTS
F OLOMANA HEIGHTS DESIGN REVIEW APPLICATION AND DESIGN REVIEW FORMS
G OLOMANA HEIGHTS DESIGN COMMITTEE CHECKLIST
1 PURPOSE
These Design Guidelines for Individual Home-sites of Olomana Heights shall govern the construction of all buildings and related improvements pursuant to Article IV, 4.2 (a) of the Declaration, The Design Guidelines have been adopted by the Design Committee effective February 1, 2014, as the Design Guidelines. Except for the capitalized terms defined herein, the capitalized terms used in these Design Guidelines shall have the same meaning as those terms in the Declaration.
Recognizing the inherent natural beauty of the Olomana Heights area the following Design Guidelines and design review procedures envision the development of luxury farm dwellings in harmony with the existing environment. Refer to Figure 1.1 – Olomana Heights Project Site Plan.
Figure 1.1 – Olomana Heights Pro ject Site Plan.
The design concept for this development is a sensitive arrangement of Individual Home- sites set within the landscape. Each Individual Home-site shall have a luxury farm dwelling, driveway, parking, outdoor area, and planting developed consistent with these Design Guidelines.
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2 GENERAL REQUIREMENTS
2.1 Design Committee
The Olomana Heights Design Committee, established pursuant to the Declaration, will enforce compliance with these Design Guidelines and applicable design requirements of the Declaration. Other than Site Development commencing prior to the establishment of the Design Committee, no improvements (including any renovations or modifications to existing structures), excavation, or other site or building improvements on Individual Home-sites shall commence until the Design Review Procedures of Section 6 have been satisfied.
2.2 Farm Dwellings
Pursuant to Articles II and VI, 6.1 A "farm dwelling" is currently defined under HRS Section 205- 4.5(a)(4) as "a farm dwelling located on and used in connection with a farm," or "where agricultural activity provides income to the family occupying the dwelling".
Each Individual homesite shall be used for agricultural and other purposes as described in the Declaration, with only one luxury farm dwelling and its accessory uses and buildings on each homesite. Except for a temporary sales office and portable construction trailers, no temporary structures will be allowed.
2.3 Approvals Required
No improvement, excavation, or other site or building improvements shall commence on an Individual Homesite until such time as the Design Review Procedures (Section 6) have been satisfied.
3 SITE GUIDELINES
3.1 Individual Homesite Diagrams / Building Envelopes
Homesite diagrams have been prepared for each Individual Homesite which define site-specific design parameters such as building envelope areas, building setbacks, pad elevations, and maximum roof elevations. As applicable, utility easements are indicated on and consistent with the site improvement plans. In addition, special landscaping restrictions to enhance views may be defined. Refer to Figure 3.1 – Homesite Diagram and Figure 3.2 Sample Individual Homesite Plot Plan for the subject lot. Building envelope locations are determined by the specific characteristics of each lot, zoning setback criteria, and the planning and design objectives for Olomana Heights. An Individual Homesite Diagram for each lot shall be provided to the Owner of such lot. No modifications to the homesite diagrams/building envelopes shall be made by Individual Homesite owners or successors, unless modifications are in compliance with these Design Guidelines and approved by the Design Committee.
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Figure 3.1 –Homesite Diagram
Figure 3.2 Sample Individual Homesite Plot Plan
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Figure 3.2 .1 HONOLULU DEFINITION OF BUILDING POLYGON
4 Structures within the building envelope shall conform to the maximum building height requirements, as specified, to enhance views from neighboring Home-sites. No buildings, including roofs, accessory buildings, or trellises, shall extend beyond the Individual Homesite’s building envelope limits, with the exception that cantilevered roofs, soffits, roof eaves, and trellises may project up to four 30” into the side and front yard setbacks.
Depending on characteristics of the Individual Homesite, special setbacks and height restrictions will be reviewed upon submittal. These restrictions enhance view planes of other Home- sites and provide landscape transition areas that are consistent with the natural areas.
3.2 Consolidation of Lots
When two (2) or more Individual Home-sites are combined and consolidated into one (1) homesite, to the extent permitted under the Declaration and the applicable law, the Design Committee will designate a new homesite diagram/building envelope, based on the new Individual Homesite boundaries and consistent with these Design Guidelines. The maximum building height established for each of the Individual Home-sites to be combined shall only be as specified herein and modified as provided for under Appendix D and Section 4.3.
3.3 Setbacks
The setbacks for the Individual Home-sites have been established to provide a uniform standard for the building setbacks. Unless noted otherwise on the Homesite Diagram, the front and rear yard building setbacks shall be ten (10) feet and the side yard building setbacks shall be ten (10) feet.
Additionally, special setbacks, such as the expanded rear yard setbacks defined by the association landscape easements granted or reserved in favor of the Association (ALE), have been established on certain Individual Home-sites to further define the building envelope. No buildings, structures, or walls shall be placed within the ALE. However, trails or paths may be permitted within the ALE (Section 5.2 and 5.7) if approved by the Design Committee.
The Restricted Structure and Landscape Area (RSLA) is designated to restrict the height and amount of improvements so as to provide a transition to the ALE. The Landscape Transition Area (LTA) is a designated area which is intended to provide more specific landscape and construction transition from the ALE to the Building Envelope Area (BEA). Refer to Section 5.2 for details.
Refer to the Individual Homesite Diagram for specific building setbacks and special setbacks that define the BEA and other restrictions.
3.4 Grading
The grading of building pads by Individual Homesite owners shall be confined to the minimum amount necessary to provide for the architectural concepts. To encourage architectural concepts that step the building form with the sloping terrain, step pads or building pads may be constructed within the building envelope to step down from the established building pad elevation and conform to the topography of the Home-sites.
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Individual Homesite lot grading is generally intended to be limited to a balanced cut/fill condition or result in a net export of material, with the exception of imported Structural Fill and Topsoil material consistent with this section. No fill conditions shall raise any portion of the property more than three (3) feet above the Approved Site Plan Pad Elevation except for landscape berms as may be approved by the Design Committee. As many of the existing building pad elevations are approximately one foot lower than the Approved Site Plan Pad Elevations to allow for imported Structural Fill material, the fill conditions proposed shall be measured from the Approved Site Plan Pad Elevations specified in Appendix D. Similarly, the Maximum Elevation of Roof Ridge for each Individual Homesite shall be measured from the Approved Site Plan Pad Elevation specified in Appendix D.
Grading shall be subject to review for compliance with this section and conformance to the natural topography of the site. Upon completion of project construction, any disturbed areas of the ALE shall be restored naturally to blend with the adjacent landscaping.
3.5 Fill Material
Any fill material imported for use on an Individual Homesite shall be free of organic matter or plant material. The edges of any exposed fill material shall be treated to be indistinguishable from adjacent Common Areas and Association Landscape Easements.
3.6 Drainage
Individual Homesite development shall protect the existing natural drainage system and provide for proper drainage using natural channels whenever possible. Based on the Site Development improvements and related drainage easements designed and constructed in accordance with the Onsite Drainage Report for Olomana Heights (Belt Collins, November 2013), Individual Home-sites, to the extent possible and in compliance with the City and County of Honolulu ordinances, shall provide drainage improvements without increasing any drainage flows from the lot area.
To determine specific lot drainage requirements, the design consultant shall review any specified drainage easements, the referenced Drainage Report, Site Development Improvements, the Declaration and applicable City and County of Honolulu ordinances. Where drainage easements are provided on Individual Home-sites, no grading, improvements, or landscaping shall be permitted that would impede the drainage flows. Along the roadway frontage of Individual Home-sites, existing grades (as specified on the Individual Homesite Diagrams) shall be maintained during and after construction to maintain the drainage design of the roadway and related common areas. Any drainage structures associated with construction on an Individual Homesite shall be confined within the Individual Homesite. Drainage transitions shall be provided to prevent erosion of Common Areas or neighboring properties, and to blend with adjacent common features.
3.7 Retaining Walls
6 Retaining walls, Section 4.11, shall not exceed TEN (10) feet in height from the top of the wall to finish grade. If multiple retaining walls are used in any given location, the aggregate wall height shall not exceed ten (10) vertical feet per this measurement and shall be terraced to include a minimum three (3) foot-wide horizontal landscaped area between walls. A fence may be incorporated into the retaining wall if it is a different material, visually transparent, and approved by the Design Committee. Wall materials and finishes shall be as discussed in Section 4.11. Refer to Figure 3.3 – Typical Retaining Wall Requirements.
Figure 3.3 – Typical Retaining Wall Requirements
3.8 Parking
There shall be a minimum of four (4) parking spaces for automobiles, with at least two (2) spaces covered parking shall be in a completely enclosed garage, which is architecturally integrated with the total development. Uncovered parking shall be designed to limit the visibility of parked automobiles from roadways and other parcels and Home-sites. Uncovered parking spaces are not allowed in setbacks or yards, and as may be specified by the City and County of Honolulu ordinances, if more restrictive.
3.9 Driveways and Connection to Common Facilities
Driveways connecting Individual Home-sites to common roadways, as well as connection to underground utilities, shall be designed in accordance with the overall design standards for Common Areas as determined by the Design Committee. Driveway material shall be asphaltic concrete or substitute material, textured, and colored to blend with the surroundings. Connection points for vehicular access are limited to one (1) per Individual Homesite, unless approved by the Design Committee. The location of the second connection point(s) is subject to review and approval by the Design Committee.
3.10 Underground Utilities
All utility lines and associated conduits within the Individual Homesite shall be installed underground.
3.11 Signage and Entry Features
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All signs, including residence names and addresses, and related entry features for Individual Home-sites shall be designed as an integrated part of the residence and/or garden walls. Signs and entry features shall be reviewed and approved by the Design Committee.
No sales, leasing, or announcement signs shall be permitted on Lots or Common Areas of the community.
3.12 Mailboxes- there will be a common mail “bank” outside of the main gate to the community. 3.13 Tennis Courts, Basketball Courts, and other Sport Courts
Tennis, basketball, and other sport courts are not allowed on the Individual Home-sites, except when approved by the Design Committee. No court lighting will be allowed.
3.14 Animal Facilities
All animal facilities for permissible common household pets, including dog runs or enclosed pens, shall be set back at a minimum of 40 feet from any adjoining Lot or adjoining property. Animal facilities shall be screened from view with appropriate landscaping. Locations are subject to approval.
4 ARCHITECTURE DESIGN GUIDELINES
4.1 Architectural Design Objectives
The philosophy guiding the design of residences in Olomana Heights is founded on three (3) principles:
1. Respect for the history and beauty of Olomana; 2. Understated elegance; and 3. Harmony with the land and its agricultural use.
Olomana Heights should set a new level of living within an agricultural community. The success of Olomana Heights will be attributed to its respect for the natural beauty of the area. This respect is reflected in the understated elegance of its architecture, the quiet scale and articulation of building forms, and the use of natural materials to the extent possible.
Olomana Heights is the first gated agricultural community to be developed in the Kailua area. These Architecture Design Guidelines are intended to perpetuate the quality of the luxury agricultural community through the application of the three (3) design principles set forth above. These guidelines are intended to encourage designs of residences similar or consistent in style with that illustrated in the conceptual renderings (Figure 4.1) and disallow designs which are outlandish or garish, or which call attention to themselves and detract from the harmonious quality of the community. Specific guidelines based on these principles include height limitations, building forms and massing, building setbacks, use of natural materials and colors, lighting controls, landscaping, and other limitations.
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Figure 4.1 - Conceptual Renderings by Tropical Architecture Group, Inc.
4.2 Minimum Home Size
9 Minimum floor area for interior space is 2,500 square feet, excluding the garage.
4.3 Building Height Limits
To improve views and ensure a blending of buildings with the natural environment, Individual Homesite buildings may be constructed up to a building height of twenty-five feet, as measured from the pad elevation indicated on Figure 3.2 Olomana Heights Sample Plot Plan
1. The predominant roof form for any portion of the roof shall be a hip roof form. Other minor roof elements, including dormers, Dutch gables, or similar roof elements may be permitted as long as long as they are secondary to the predominant hip form.
2. Under no conditions may any portion of the building exceed 25 feet in height when measured from the approved pad elevation or adjacent building grade, whichever is lower.
Notwithstanding compliance with the above conditions, the Design Committee may also consider overall building scale and mass to determine and further limit the acceptability of buildings or elements.
The maximum building height shall be measured by the vertical distance between the high point on the building or structure (inclusive of solar systems, vents, chimneys and similar improvements) and the level of the finished grade adjacent to that portion of the building or structure, or the pad elevation of the Individual Homesite, whichever is lower.
Depending on the homesite’s characteristics, lot-specific height restrictions, as shown on the Individual Homesite Diagram and Appendix D, are established to enhance view planes of other Home-sites.
Third floors shall not be allowed. Basements or non-habitable uses (such as wine cellars) enclosed within foundation walls or underhouse structure shall be permitted as long as they are not visible, exposed, or accessible from outside of the structure, unless approved by the Design Committee.
4.4 Side Yard Building Setback and Wall Articulation
A minimum side yard building setback of ten (10) feet from the property line to the building wall will be required to provide sufficient space between adjoining residences for light, ventilation, landscaping, and privacy. Cantilevered roofs, soffits, roof eaves, and trellises may project up to 30” into the side yard building setback. In addition, building walls along the side yards will require articulation in order to avoid long uninterrupted walls. Building walls along the side property lines should be articulated such that the wall closest to the property line should not be more than 50 percent of the total wall length along that property line. The minimum depth of such roof and wall articulations shall be four (2) feet. Refer to Figure 4.5 – Side Yard Setbacks and Wall Articulation.
Fences, garden walls, or retaining walls within the side yard setback shall also be designed and
10 landscaped to avoid long, continuous, and uninterrupted wall segments, as they may be seen from surrounding properties.
Figure 4.5 – Side Yard Setbacks and Wall Articulation
4.5 Front and Rear Yard Building Setbacks
The minimum front and rear yard building setbacks shall be 10 feet. Buildings and walls facing the street and rear yard shall be articulated to provide a pleasant and properly scaled façade, avoiding large, uninterrupted, and out-of-scale facades.
Garage openings will not be allowed to face toward the street, unless approved by the Design Committee due to special conditions (i.e. shallow lot depths). No buildings or structures, except fences and garden walls (Section 5.6), may project into the front yard setback, and no buildings, structures, or walls may project into the rear yard setback. However, as provided in Section 3.1, cantilevered roofs, soffits, roof eaves, and trellises may project up to 30” into the front yard building setback.
4.6 Building Projections and Accessory Structures
The use of architectural extensions to provide shade and shadow, protect buildings, and create a strong indoor/outdoor relationship is encouraged. The style and details of these architectural elements, such as column and eave treatments, should borrow from the Hawaiian, and/or Asian building traditions.
In general, requirements for accessory structures will be similar to those for the main residence. The Design Committee may require that the heights for accessory structures be considerably lower than those for the main residences; however, the Design Committee may allow
11 steeper roof pitches.
Arbors / Trellises
Covered areas, which connect separate structures or are free-standing, are to be in scale with the primary structure. Refer to Figure 4.6 – Accessory Structure.
Figure 4.6 – Accessory Structure
Vents
Roof top equipment and/or large vents are to be grouped and concealed in roof or wall structures that match the materials and style of the buildings.
Antenna and Other Appurtenances
Subject to applicable Laws and Regulations, including, without limitation, no Owner shall, without the written approval of the Design Committee, install any wiring for electrical or telephone installations, television antenna and/or “dishes” for the reception of electronic signals, machines, or other equipment or appurtenances whatsoever on the exterior of any structure or protruding through the walls, windows, or roof of any structure.
Materials
Materials and colors should be the same or complementary to the main structure(s).
4.7 Roofs
The roof material, color, and shape are important to the view from other parcels and Home-sites.
The roof finish shall provide minimum reflectivity. The roofs shall be surfaced with cement or clay tile, copper, or other approved materials. Wooden shake or shingle roofs are encouraged. If 12 Metal roofing is chosen, a “standing seam” is preferred. Asphalt shingles are not an approved roofing material at Olomana.
Color
Roof materials shall be of earth tones within the medium to dark range, compatible and consistent with the natural terrain or vegetation. Roof color shall be subject to review and approval by the Design Committee.
Roof Forms
All roofs shall be designed such that the predominant roof form is a pitched hip roof with a minimum pitch of 3:12. Double-pitched Dickey-scaled roofs are preferable.
Flat Roofs
Flat roof are discouraged. Flat roofs are defined as roofs with a slope of less than 3:12.
Appurtenances
Appurtenances on the roof such as solar panels, chimneys, pipe vents, stacks, satellite dishes (refer to Section 4.7) shall not exceed the maximum allowable building height (25 feet) and shall be subject to design review and approval. Roof appurtenances shall be designed in such a way as to blend in with the roof. Refer to Section 4.9 and 4.10.
4.8 Solar Equipment
Solar power generating equipment is encouraged and should integrate with the architectural design of the roof structure. However, Ground mounted panels are strongly encouraged. All solar designs must be reviewed and approved by the Design Committee. Refer to Figure 4.8 – Solar Equipment.
Figure 4.8 – Solar Equipment
4.9 Foundation Walls and Underhouse Construction
To provide for a blending of the developed Home-sites with the natural landscape, all retaining walls, garden walls, exposed foundations, or other underhouse walls are encouraged to be of Hawaiian lava rock. Concrete or other materials will be considered, provided the architectural 13 concepts are subject to Design Committee review and approval.
To minimize a large extent of structure visible from below, the underhouse construction, including foundation and related retaining walls shall not exceed ten (10) feet in aggregate height from the top of the wall or finished floor elevation to the point of lowest contact with the finished grade. Posts and cross framing shall not be visible, and open lathwork shall not be used. The underhouse construction shall be treated as an integral part of the architectural expression.
4.10 Basement
Basements, with access and ventilation provided from within the Structure, shall be allowed. Basements that are partially exposed and visible on any elevation of the Structure shall be considered as part of the Farm Dwelling or Accessory building. Refer to Section 4.11 for related design requirements for Foundation Walls and Underhouse Construction.
4.11 Building Walls
To meet the intent of the design guidelines, the exterior building walls should be non-monumental and designed to be in scale with the understated quality of the development. Large continuous expanses of a single material (e.g., stucco plaster or textured concrete) should be avoided. Recommended materials include stucco plaster, natural stone, stained wood, and textured concrete. A combination of compatible materials also encouraged. Prohibited materials include standard concrete block (cmu), unpainted formed concrete, unfinished wood, metal cladding, and ceramic tile (as a primary wall finish). Board and batten siding is highly discouraged.
To avoid glare, all exposed glass areas oriented to the south, west, shall have a roof or floor overhang covering their entire length. The standard minimum overhang measured horizontally from the top of the glass area to the edge of the overhang shall be four (2) feet.
Doors and Windows
Large windows (over 60 square feet) should be divided through the use of mullions or the ganging of smaller window units. Windows should be constructed with stained, wood, indigenous woods or other approved material for trim, mullions, and surrounds. Stains may be used for protection from weathering. Paneled, glass, or louvered doors should be set in door surrounds that reflect Hawaiian, and/or Asian influences. Wood construction is preferred for large glass or louvered doors.
Decorative Elements
Decorative elements, in general, should draw upon early Hawaiian, Polynesian, Asian, influences. The sources for these elements may be indigenous petroglyphs, tapa patterns, vernacular basket ware, carvings, ceramics, lacquer ware, artifacts, weavings, and sculpture. Permitted materials include woods, stone, bamboo, and tiles.
4.12 Building Color
14 Exterior building surfaces shall be of minimum reflectivity, and natural earth tones are encouraged. The use of vines and other plant materials to soften exposed walls is also encouraged. Color and treatment of all exterior building surfaces are subject to Design Committee review and approval.
4.13 Service Yards and Storage Tanks
Enclosed service yards shall provide space for garbage and trash receptacles and other maintenance utility (i.e. electrical transformer) or service facilities to limit their visibility from neighboring properties or Common Areas and roadways. Tanks and mechanical equipment must be enclosed within the buildings or service yards. No service yards or equipment enclosures shall extend into a front or rear yard setback or special setback area, refer to Section 3.3. If a service yard is located within a side yard, the enclosure shall provide for sound attenuation through walls and underground vaults to minimize any noise audible from neighboring parcels. Solid noise-absorbing equipment covers may be required after installation if the equipment is audible from adjacent properties.
4.14 Impervious Surface Coverage
The total amount of impervious surface coverage, including buildings, paved lanais/patios, pools, walkways, and driveways, shall be limited to no more than 50 percent of the Individual Homesite lot area in order to provide a significant amount of landscaped area. Individual Home-sites shall be well- landscaped with significant areas of landscaping to provide shade, texture, color, and natural transitions to open spaces. Refer to Section 5 for landscaping guidelines.
4.15 Exterior Lighting
The light source of any exterior lighting shall not be directly visible from the common roadways, and neighboring properties. An exterior lighting plan shall be submitted for review with the Plan Approval Drawings.
Exterior building lighting, either attached to or as part of the building, should be the minimum needed to provide general illumination and security of entries, patios, and outdoor spaces. Exterior site lighting must be directed onto vegetation or prominent site features, such as boulders or planting, and not upon the building. Lighting of plant materials shall be achieved by hidden light sources such as lamps recessed into the ground or hidden by plant materials. Refer to Figure 4.9 – Lighting Concepts All exterior lighting is subject to the City and County of Honolulu ordinances.
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Figure 4.9 – Lighting Concepts
4.16 Energy and Resource Conservation Measures
Site and building design along with construction techniques that utilize the latest advances in energy and resource conservation are encouraged. New building technologies, innovative building materials, thoughtful site planning, and creative construction systems can be used to create more energy-efficient, durable, and higher quality homes. Ventilation and Solar Measures
Living areas such as living rooms, dining rooms, kitchens, and bedrooms should be planned for maximum ventilation. The use of solar panels is encouraged to reduce energy consumption requirements.
Resource Efficiency Measures
Building construction and design should emphasize efficient building practices and the reuse and reduction of materials. Recycling of materials should be maximized. Building designs should include adequate space for recycling bins in kitchens, utility areas, and trash enclosures. As required by City and County of Honolulu building codes, all buildings shall utilize high- efficiency (low flow) showerheads, toilets, faucets, and similar appliances.
Building Design Measures
Consideration should be given to increasing the required insulation in walls, ceilings, and foundations to reduce energy consumption and lower utility bills.
5 AGRICULTURAL and LANDSCAPING GUIDELINES
5.1 Existing Landscape
Existing landscaping within Olomana Heights is intended to be during all Site Development, Homesite grading, and improvement construction, while providing the ability of Individual Homesite owners to maintain views. Refer to Figure 5.1 – Exhibit A – Approved Site Plan.
As designated on the Homesite Diagrams and established as an easement in favor of the 16 Association, the Association Landscape Easement area will be maintained by the Association in a relatively natural state. As described below, a Landscape Transition Area of a Lot shall be maintained in a manner consistent with the landscape of the Association Landscape Easement, unless this area is disturbed during site improvements. .
5.2 Planting
The purpose of planting is to utilize appropriate plant species and densities to create a community landscape that dominates the built environment. New plantings should frame views, lessen the impact of new structures, and screen use areas. Planting should also limit the amount of landscaping requiring intensive irrigation.
The use of larger specimen trees is preferred in areas close to the house, in the rear and front yard, to help blend buildings and roof massing with the site, accentuate entry areas, provide for climate amelioration, and help define outdoor spaces.
Planting of trees must take into consideration views from adjoining Home-sites. Where designated on the Homesite Diagram as a Restricted Structure and Landscape Area, structures and landscaping shall be restricted as described below. The use and/or quantity of tall palms or large canopy trees may be restricted where views from other Home-sites may be impacted.
Figure 5 .1 - Exhibit A -Approved Site Plan 17
Association Landscape Easement
This area of Olomana designated on certain Individual Home-sites establishes the Special Setback and will be landscaped and maintained by the Association in a relatively natural condition. This portion of the Lot shall not be disturbed, except for the establishment of paths or trails (refer to Section 5.7 Trails and Paths) that may be approved by the Design Committee. No structures are permitted within this area. Any proposed modifications to the landscape within this easement shall be reviewed and approved by the Design Committee.
Restricted Structure and Landscape Area
As designated on the Individual Homesite Diagram, the height of structures (i.e. walls, fences, and accessory structures) and landscaping within this designated area of the building envelope and side-yard setback shall be restricted to a maximum of four (4) feet above the Approved Pad Elevation. The purpose of restricting the height of structures and landscaping within this area is to enhance views toward the ocean from adjoining properties and provide a visual transition from the residence to the surrounding open space.
The intent of the Restrictive Structure and Landscape Area (RSLA) is to use the area as an exterior extension of the home (i.e., infinity edge pools and related enclosed pool equipment, decks, walls and fences, and expanded at-grade landscaped areas). With the restriction on heights and improvements, and the desire to have this edge to be softened with the required landscape transition plantings, the Design Committee shall use the following guidelines to assess the appropriate nature of the proposed improvements within the RSLA: 1) no more than 50% of this RSLA shall be improved with retaining walls and related filled/elevated landscaped areas, pools, and decks; 2) the length of walls within this area shall not exceed approximately 50% of the lot width, as measured from the lowest edge of the building envelope as determined by the Design Committee, and 3) the walls and related landscaping shall be articulated and designed to provide a transition to the surrounding open space . All walls within the RSLA shall be local blue rock field stone or volcanic stones.
Landscape Transition Area
When abutting a natural transition area, landscaping shall incorporate a design that will blend into the natural landscape. As delineated on the Individual Homesite Diagram, a landscape transition area should provide a natural landscaped transition from the Association Landscape Easement area to the more intensively landscaped area of the Homesite. Refer to Olomana Landscape & Agricutural Pattern Book Side Yard Landscaping
Landscaping within the side yard areas should be designed to maintain an open visual corridor between homes when viewed from the adjoining street. To the extent possible, privacy fences or garden walls should be designed in a manner to avoid multiple walls. Party wall agreements and a coordinated landscape planting plan are encouraged to provide side yard privacy between homes.
Plant Materials 18
Plant materials should envelope buildings and help complete structures and outdoor room. Shrubs may be used as informal low walls, vines may be used to fill in walls between structural components, and trees may be used to provide scale for building masses. Suggested plant lists are included in Appendix B – Approved Plant List.
A Discouraged Plant List is included in Olomana Landscape & Agricutural Pattern Book. These plants represent species with weed-like, or other, characteristics that are potentially destructive to indigenous plants and agricultural use.
5.3 Plant Heights and Locations
Shrubs or trees that grow to or cannot be easily maintained to heights of 25 feet are discouraged. Palms, including coconuts, that will mature to heights greater than 25 feet shall be used to frame views while not obstructing views from other Home-sites. All principal plant materials shall be subject to review and approval by the Design Committee. The landscape plan shall indicate the expected height of trees and palms when mature and shall be subject to design review and approval. As provided for in the Declaration, the Olomana Heights Community Association (the “Association”) may perform maintenance to sustain plant heights consistent with the approved plans and specified design heights of the plants. The Association may require an owner to enter into a maintenance agreement for any approved landscaping that may grow above the approved design height.
Plant materials shall be located so that the mature spread of the plant will not overhang the adjacent property.
Individual Homesite landscaping shall be reviewed and approved by the Design Committee for consistency with the Olomana Heights philosophy to break up building massing and provide views from offsite and from buildings within.
5.4 Irrigation Systems
The landscape design and irrigation system design (potable and non-potable systems) for each Individual Homesite shall minimize water usage by selection of appropriate plant material and water application methods (e.g., drip irrigation).
5.5 Pools & Water Features
Pools and water features should be designed as integral parts of the outdoor spaces and visually blend with the landscape. Landscaping should be selected and arranged to complement the water feature and create a tropical environment. Swimming pools and other water features shall be within the building envelope and screened with low landscape walls and/or plantings to minimize their visibility.
Pool enclosures, as required by County or other ordinances, are required, and design solutions that eliminate the need for pool fences are encouraged. Lava rock and darker colors must be used on exposed walls or surfaces of infinity pools visible from off-site. All pools and water features with
19 infinity edges visible from Common Areas or other Home-sites are required to comply with the general design guidelines depicted in Figure 5.2 – Infinity Edge Design Guidelines.
Figure 5.2 – Infinity Edge Design Guidelines
Equipment for pools and water features should be located behind walls or in underground vaults to contain noise. Solid noise absorbing covers for equipment may be required after installation if it is discovered that the equipment is audible from adjacent properties.
To minimize the reflection of sunlight from swimming pools, large water areas, ponds, etc., water features shall be designed to limit their visibility from Home-sites through the use of architectural or natural materials.
5.6 Fences and Garden Walls
All fences or garden walls shall be designed as an integral part of the architecture and shall be subject to approval of building materials, color, and height, as described in Section 4 – Architecture Design Guidelines. The maximum height of fences and garden walls shall be six (6) feet, except for enclosures utilized for exterior courtyards or bathing areas within the Buildable Area. A maximum height limit of eight (8) feet shall be imposed on building envelope areas.
Fences or garden walls located within the front yard building setback shall be set a minimum of four (4) feet from the property line and shall be articulated to avoid long continuous sections. The integration of landscaping with garden walls or fences in the front yard over four (4) feet in height is required to soften and visually interrupt the monolithic appearance of the wall or fence.
Within side yards, privacy or security fences or walls should be coordinated with the adjacent Lot to avoid multiple walls or fences. Where possible, the use of a single wall or fence (with a party wall agreement) is encouraged. Refer also to Section 4.5 and 5.2.
5.7 Path or Trails
Any paths or trails proposed to be constructed within the Association Landscape Easement shall be a maximum of three (3) feet wide, be located to minimize disturbance to the landscaping, and be used only as a footpath. The location and details of the path or trail shall be submitted to the Design
20 Committee for review and approval.
6 DESIGN REVIEW PROCEDURE
6.1 Required Review
6.1.1 Applicability
In the interest of preserving the natural character and beauty of the area and in accomplishing the purposes set forth under the Declaration, the Design and Pre-Construction Requirements, and these Design Guidelines, all development including major repair or renovation of buildings, structures, landscape, and other site work or improvements such as the installation of solar systems, shall be subject to review and approval by the Design Committee. The design review procedure and requirements are described below and summarized in Figure 6.1 – Individual Homesite Design Review Process Diagram.
For any proposed renovations or additions to existing structure or landscaping, the Design Committee shall be consulted to determine the appropriate documents to be submitted for review. In general, the Plan Approval Drawings for all alterations or renovations should be submitted for review.
The design review procedure and requirements are described below.
6.1.2 Initiation of Design Review Procedure
To initiate the design review procedure, the Owner of an Individual Homesite shall submit the following to the Design Committee:
a. Design Review Application Fee of $600 for an Individual Homesite (as the same may be reduced or increased by the Design Committee). b. Should the Owner of an Individual Homesite decide to change Architects, redesign the home after initiating the design review procedure, or require more than two (2) submittals/reviews at any step in the review process, the Design Committee may require an additional design review application fee.
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Figure 6.1 – Individual Homesite Design Review Process Diagram 22 c. Design Review Application, in the form prescribed by the Design Committee, shall state the Owner's name, Lot number, Architect, Contractor and other consultants, and such other information that may be required by the Design Committee. Refer to Appendix G.
d. Design Review Application and Fee Submittal – Check or money order shall be made payable to: Tropical Architecture Group, Inc and submitted to:
Tropical Architecture Group, Inc Address: 5880 Kahiliholo Rd. Kilauea Hawaii 96754
The required submittal documents, including the applicable sections of the Application (Appendix G) shall be submitted to:
Tropical Architecture Group, Inc Address: 5880 Kahiliholo Rd. Kilauea Hawaii 96754
Before undertaking the design review process by the Design Committee, the Application Fee shall have been paid.
6.1.3 Design Review Fees
The Design Review Application Fee is intended to cover all costs and expenses the Design Committee incurs in connection with the normal design review procedure. In the event that any of the following occurs in connection with an Owner's Design Review, the Owner shall be billed and required to pay additional design review fees on an hourly basis for Design Committee time, and all fees of any consultants engaged by the Design Committee:
a. Any variances are requested;
b. Two or more reviews of any Plan Approval Drawings is required;
c. More than one (1) stakeout is required;
d. Any meetings or inspections with the Owner or Architect (other than the Pre- design Conference) are necessary;
e. The Design Committee determines that it is necessary or appropriate to engage the services of any outside consultant in connection with its review; or
f. Any other unusual circumstances require additional design review time.
The Design Committee may employ the services of architects (including, without limitation, landscape architects), engineers, or other consultants to render professional advice, and may pay a reasonable compensation for such services which compensation may be charged to an Owner who has submitted plans, specifications, or other materials requiring review by any such architect, engineer, or other consultant; provided, however, that such compensation may only be charged to such Owner if said Owner was provided advance notice that said Owner would be subject to said
23 charge.
The Design Committee shall have the right to charge and set the amount of reasonable fees for its review of any plans, specifications, and other materials required hereunder, which shall be charged to the Owner making such submission. Such fees may include a standard fee for normal design review processing and additional fees for Design Committee members’ time, administrative expenses, fees payable to architects, engineers, or other consultants, and other costs and expenses, including, without limitation, reasonable attorney’s fees incurred by the Design Committee in connection with its review.
6.2 Required Meetings, Drawings, and Stakeouts
Following the submission of the Design Review Application and Design Review Application Fee, the Owner of an Individual Homesite and/or such Owner's Architect, or the Architect acting as an agent of the Owner, shall be required to have the following meetings, submit the following required drawings, and cause the following building stakeouts for any Olomana Heights Individual Homesite.
6.2.1 Pre-design Conference
Before the preparation of Conceptual Design Drawings, the Owner and Owner’s Architect shall meet or teleconference with the Design Committee’s appointed representative to review the design criteria as it applies to the particular Individual Homesite.
6.2.2 Conceptual Design Drawings
Following the Pre-design Conference, the Owner shall submit conceptual design drawings including topographic survey (refer to Appendix E), Individual Homesite Diagram (attached to Sales Contract), site plan (with walls and fence locations and types specified), schematic floor plans, and schematic elevations for the proposed improvements for review and comment by the Design Committee or the Committee’s appointed representative. Exterior material samples may be required to be submitted by the Design Committee. Unless otherwise notified by the Design Committee that the submittal is sufficient for review, the review and comments shall be completed within 30 days of receipt of the adequate submittal.
6.2.3 Plan Approval Drawings
The following Plan Approval Drawings, prepared by or under the direct and responsible supervision of an Architect, shall be submitted to the Design Committee for review and approval:
a. Topographic Survey: Survey of Lot prepared and stamped by a licensed Hawaii Surveyor. Refer to Appendix E – Lot Survey Requirements.
b. Site Plan at a minimum scale of 1/16” = 1’0” showing existing and proposed site topography, building, garage, driveway, retaining and garden walls, site utilities, landscaped areas, pools, and other site improvements. Provide project calculations to verify conformance with the Design Guidelines. Refer to Appendix G.
c. Building Plans at a minimum scale of 1/4” = 1’0” showing floor and roof plans for each floor.
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d. Elevations at a minimum scale of 1/4” = 1’0” showing each exposed side of the proposed structure indicating proposed material and colors for roofs, house walls, garden walls, and fences. Provide project calculations to verify conformance with the Design Guidelines. Refer to Appendix G.
e. Sections at a minimum scale of 1/16” = 1’0" through the structure and property commencing at one boundary and extending to the opposite end of the property, and at least one other section running in a transverse direction. Such sections shall show the structure's relationship to the maximum building height permitted for such lot and the calculations applicable to buildings proposed greater than 25 feet. Refer to Section 4.3 and Appendix G.
f. Sections at a minimum scale of 1/4” = 1’0” or at appropriate scales showing outdoor landscaped areas, garden walls, and fences, and any exterior appurtenant structures.
g. Project calculations, as required in these Design Guidelines, shall be provided and illustrated on a set of plans. Refer to Appendix G.
h. Landscape Plan at a minimum scale of 1/16” = 1’0” and specifications, including irrigation plan and water use calculations for potable water, lighting plan, and plant materials and expected heights and canopy spread at maturity. Refer to Section 5.4.
i. Exterior Lighting Plan at the same scale as the Landscape Plan showing the type, location, and wattage of all exterior lights.
j. Color Board that specifies colors and materials for all exterior finishes. Actual material samples shall be provided for all exterior finishes.
6.2.4 Required Stakeout
With the submission of the Plan Approval Drawings, the proposed house must be staked out on the Individual Homesite with stakes marking the corners. A string shall connect all stakes outlining the shape of the house. The property lines nearest the house shall also be defined with string.
The Design Committee may request that vertical staking of the highest roof line be provided.
6.2.5 Final Construction Documents
After approval of the Plan Approval Drawings has been obtained, the Owner shall submit the following Construction Documents to the Design Committee for approval prior to commencement of any work:
a. Final construction plans and specifications for all buildings and site work, including final Site Plan, Building Plans, Elevations, and Sections at the scale required pursuant to Section 6.2.3 above, prepared by or under the direct and responsible supervision of an Architect and so certified by such Architect.
b. Final landscape plans and specifications, including irrigation plans, lighting plans, and all
25 plant materials, at the scale required by Section 6.2.3 above, prepared by or under the direct and responsible supervision of a Landscape Architect licensed to practice landscape architecture in the State of Hawaii and so certified by such Landscape Architect.
c. Certification from the Architect and Landscape Architect that all final plans and specifications are in accordance with the approved Plan Approval Drawings, any approved variances, and all other requirements set forth herein.
d. All required Honolulu County Building Permits.
e. Executed copy of the Construction Contracts for all approved work.
f. Bonds and Cash Deposits as may be required by the Design Committee (Section 6.3.5).
6.3 Approval
6.3.1 Plan Approval Drawings
The Design Committee will review and approve or disapprove the Plan Approval Drawings within 30 days after all documents required by Section 6.2.3 above have been delivered to the Committee and the Required Stakeout has been completed. Approval or disapproval may be delayed for up to 30 additional days if the Design Committee notifies the Owner or Architect of the delay and the reasons for such delay within the original 30- day period. Plan Approval Drawings will not be approved unless the Design Committee determines that they comply with the intent of the Declaration and these Design Guidelines and are aesthetically compatible with a luxury agricultural community . Approval may also be dependent upon certain special conditions determined by the Design Committee, in its sole discretion, to be appropriate in each particular case. Approval will not be unreasonably withheld. If the Plan Approval Drawings are disapproved in any respect, the Design Committee shall provide the Owner with written notice of the reasons for such disapproval, and the Owner shall submit revised Plan Approval Drawings thereafter for re-review by the Design Committee in accordance with this Section.
6.3.2 Compliance with Laws
Any approval by the Design Committee shall not constitute, or be a substitute for, any approval required by county, state or federal law. The consent or approval from the Design Committee, or of any architect, engineer, or other consultant hired by the Design Committee, of any plans and specifications submitted to the Design Committee shall not mean, be taken to mean, or be deemed to constitute a representation by the Design Committee that such plans and specifications of the buildings, structures, or other improvements covered satisfy any legal requirements, meet all engineering or building safety requirements, or are free from defective workmanship or materials.
6.3.3 Final Construction Documents
No work may be commenced on any lot until the Owner has delivered all Final Construction Documents to the Design Committee, in accordance with Section 6.2.5 above, and the Design Committee has reviewed to confirm that the Final Construction Documents are consistent with the Plan Approval
26 Drawings. Any modifications to the previously approved Plan Approval Drawings shall be appropriately noted in the submittal of the Final Construction Documents and may be subject to further review and approval by the Design Committee, in accordance with Section 6.3.1.
6.3.4 Construction Modifications/Changes in Plans
Any changes proposed to the home during construction must receive approval from the Design Committee prior to implementation. The Design Committee discourages the request of major changes during construction.
6.3.5 Requirement of Bonds and Cash Deposits
The Design Committee shall have the power and authority to require the posting of bonds and/or cash deposits as a condition to its approval of any matter submitted to it for its approval, to assure compliance with the Design Requirements, Design Guidelines, and the Declaration, and in connection therewith, shall have the right and authority to establish from time to time the amounts and manner of posting of such bonds and/or deposits.
6.3.6 Final Architect's Certification
Within thirty (30) days after substantial completion of the improvements on any Individual Homesite, the Owner shall submit to the Design Committee a certification from the Architect that the improvements as constructed are in compliance with (a) these Design Guidelines (subject to any variances which have been granted), (b) all applicable setback requirements, (c) the approved Plan Approval Drawings, (d) the building permit, and (e) the final plans and specifications on file with the City and County of Honolulu Building Department, and (f) all construction modifications to the home have been reviewed and approved by the Design Committee.
6.3.7 Receipt of Architect's Certification
Any approvals given by the Design Committee are specifically conditional upon receipt by the Design Committee of the Architect's Certification described in Section 6.3.6 above. If the Architect's Certification is not provided as required and it is subsequently determined that any of the required certifications cannot be made with respect to any of the improvements as constructed, then the Design Committee may require removal or reconstruction of the improvements as provided in the Declaration.
6.4 Design Committee Liability
Provided that Design Committee members act in good faith and with due diligence, neither the Design Committee nor any member thereof shall be liable to the Association, any Owner, or any other Person for any damage, loss, or prejudice suffered or claimed on account of:
a. The approval or disapproval of any plans, specifications or other materials, whether or not defective; or
b. The construction or performance of any work, whether or not pursuant to approved plans, specifications or other materials; or
27 c. The development or manner of development of any land comprising a portion of the Olomana Heights; or
d. The execution and Recordation of a form of approval or disapproval pursuant to the Design Guidelines, whether or not the facts stated therein are correct; or
e. The performance of any other function pursuant to the provisions of the Declaration.
7 VARIANCES
Individual solutions at variance with the Design Guidelines will be considered on their architectural merit and contribution to the overall purposes set forth in these Design Guidelines and consistent with the Declaration. The Design Committee, as authorized through the Design Review Procedure, shall be the sole judge of the suitability of such variations in relation to the established objectives.
All construction improvements shall strictly conform to these guidelines unless a variance, in writing, is specifically approved by the Design Committee.
No variances will be allowed for building heights (greater than 35 feet) or to permit buildings, accessory buildings, or similar structures in any front, side, or rear yard setback, or special setback areas, as specified herein or shown on the Individual Homesite diagram.
Any variance request to these Design Guidelines shall be submitted in writing for Design Committee review and consideration. Unless a variance is approved in writing by the Design Committee, all improvements to Individual Home-sites shall conform to these Design Guidelines.
8 CONSTRUCTION
8.1 Pre-Construction Requirements
After completing the review process and receiving approval of the Plan Approval Drawings and Required Stakeout from the Design Committee, the following steps must be adhered to before any construction may begin:
8.1.1 Building Permits
A City and County of Honolulu Building Permit (and Plan Approval, if required) must be obtained along with necessary additional permits from other agencies and copies thereof delivered to the Design Committee.
8.1.2 Job Site Sign
Every job site must contain a 2’ x 3’ sign identifying the Contractor and Architect. No subcontractor, sale, or other signs shall be placed or displayed on the job site. The job site sign must be in place and erected no closer than twenty-five (25) feet to the edge of the common roadway, with Permits posted at the rear of the sign, before construction may begin or materials may be 28 delivered.
8.1.3 Construction Contract / Bonds
All builders of residences (other than an owner-builder) must be appropriately licensed by the State of Hawaii. The Owner shall deliver to the Design Committee copies of the Construction Contract for all work to be performed. As provided for in the Declaration, the Design Committee may require the posting of bonds and/or cash deposits as a condition to its approval of any matter submitted to it for approval. Unless otherwise specified by the Design Committee under the provisions of Section 6.3.5, the following requirements shall apply:
a. A cash deposit will be required. The cash deposit amount shall be determined by the contract value of the improvements. The contract value shall include the cost of the grading, building, hardscape and landscape improvements.
The cash deposit shall be 1% of the contract value or a maximum of $40,000.
b. The cash deposit will be submitted to the Association and placed with a financial institution in an interest bearing account. Refer to Section 6.1.2.
c. The cash deposit will be held for the duration of the project, or until which time the Design Committee accepts the structure and related improvements in relation to the approved plans. After acceptance of the improvements the cash deposit will be released with the interest to the Owner.
d. With prior notice provided to the Owner, the cash deposit may be used by the Association/Design Committee for remedies if the builder and/or Owner are not in compliance with the Design Guidelines. An example of typical violations are:
i. Improvements not completed to approved plans ii. Inadequate insurance coverage iii. Failure to properly notify Design Committee for scheduled inspection iv. Failure to maintain clean jobsite v. Failure to maintain proper erosion control vi. Failure to maintain proper dust abatement vii. Failure to control jobsite staging and storage viii. Failure to control jobsite employee parking ix. Damage to common area or adjacent properties x. Violation of work hours xi. Failure not to complete project within 18 months or reasonable time frame in accordance with industry standards.
This list is not to be considered complete, but an example of typical violations.
e. With prior notice provided to the Owner, the cash deposit may be used by the Design Committee/Association and deducted from the original cash deposit amount in the event of a violation by the Owner in the following manner:
i. First violation will incur a maximum $1,000 fine
29 ii. Second violation will incur a maximum $2,500 fine iii. Third violation will halt construction until the violation is brought back into compliance iv. In addition to the fines, if damage is done to common areas and is not repaired in a timely manner by the Owner, the Design Committee/HOA will contract separately to repair damage, and utilize the cash deposit to cover these repair costs.
8.1.4 Insurance
In addition to other insurance which an Owner shall be required to obtain pursuant to any other agreements entered into by an Owner, or to which an Individual Homesite is otherwise subject, prior to commencing any construction on such Individual Homesite, Owner shall obtain a Builder’s Risk Insurance policy or endorsement to an existing insurance policy of Owner naming the Association and SOUND INVESTMENTS LLC, a Hawaii limited liability company., as additional insured, in an amount and containing such other provisions as reasonably required by said SOUND INVESTMENTS LLC or the Design Committee. Owner shall provide a certificate of insurance to the Design Committee prior to the commencement of any construction.
8.2 During Construction
During the course of construction, all Contractors and Owners must comply with the following requirements:
8.2.1 Field Inspections
All construction in Olomana Heights will be subject to periodic observation by the Design Committee. Three (3) mandatory field inspections will be conducted on every residence under construction. Intermediate field inspections may be conducted at any time, however, only upon 24 hours advance notice to the Owner, Architect, or Contractor.
a. First Inspection. The first required inspection shall occur at the time the foundation is completed, to ensure conformance with the approved drawings of the structure location on the Individual Homesite. The Owner and/or Contractor shall immediately notify the Design Committee in writing upon completion of the foundation so the inspection may be conducted in a timely fashion.
b. Second Inspection. The second inspection shall occur upon substantial completion of the exterior of the residence. The Owner and/or Contractor shall immediately notify the Design Committee in writing upon substantial completion of the exterior of the residence.
c. Third Inspection. The third inspection shall be conducted after final completion of the home and installation of landscaping. The Owner and/or Contractor shall immediately notify the Design Committee in writing upon final completion.
8.2.2 Changes in Plans
Any changes proposed to the home during construction must receive approval by the Design Committee prior to implementation. The Design Committee discourages the request of major changes during construction.
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8.2.3 Sanitation
Each construction site is required to have a job toilet for the use of workers. It must be placed at least twenty-five (25) feet from the common roadway in an inconspicuous location with the door facing away from the roadway.
8.2.4 Storage / Maintenance
It is imperative that all Individual Home-sites be maintained in a tidy and orderly manner. All construction materials must be kept within the property lines to maintain a clear road. Materials should be stored in an inconspicuous area of the site and should be neat and orderly. The use of adjoining properties for access or storage of material, without the written permission of the adjacent Owner, is prohibited. Temporary storage structures, approved by the Design Committee, may be used to store materials, provided the structure is no larger than 10 feet by 10 feet by 30 feet long. Storage structures may not be used as living quarters, and larger construction trailers will not be allowed.
8.2.5 Trash
Site cleanliness shall be maintained at an acceptable level at all times. A commercial dumpster shall be placed on each job site and shall be dumped when necessary. At the end of each workday, materials must be stored neatly and all trash placed in the dumpster. No trash shall be strewn about the lot or piled openly. As untidy sites present a negative image to visitors and property Owners, this requirement shall be strictly enforced.
Fires are not permitted under any circumstances. Care should be taken when loading trash onto trucks to avoid spillage in transit. Contractors shall be held responsible for trash and debris falling from construction vehicles.
8.2.6 Temporary Utilities
Temporary utilities should be installed in a neat and safe manner. The temporary power pole must be installed plumb and shall not be used for the placement of signs. No temporary generators will be permitted.
8.2.7 Blasting
All Contractors must provide at least 48 hours advance written notice of the time and date of any blasting to: the Design Committee and all adjacent landowners. The Owner shall be responsible for ensuring compliance with this requirement and all regulatory permitting regarding blasting activities. The Owner shall be responsible for any damages, costs, or other claims relating to blasting.
8.2.8 Dust Control
Due to the dry climate and fine soil, there is significant potential for fugitive dust during construction. It is important that adequate dust control measures are employed during construction periods
31 and, particularly, during the drier, windier, summer months.
8.2.9 Noise Control
All construction noise shall be minimized by the Owner and the Contractor by regulating work hours, prohibiting loud radios, stereos, and tape or CD players which can be heard from adjoining sites, using muffled pneumatic and internal combustion equipment, and complying with all applicable governmental regulations.
8.3 After Construction
Upon completion of construction and landscaping, all building debris must be removed. The construction site sign, temporary storage structures, job toilet, and the temporary power pole must be removed. At this time, the Owner and/or Contractor should notify the Design Committee in writing that the homesite is ready for final inspection. The Owner and Contractor shall repair any damage to roadways, Common Areas, or other Home-sites caused by or arising out of or in connection with any construction on the homesite.
8.4 General Construction Regulations
8.4.1 Access to Site
Access to Olomana Heights is controlled by Security located in the resort security checkpoint. All incoming vehicles must stop at the security gate for identification and a pass. Construction workers are allowed access to and from the construction site only and are restricted from riding about the Olomana Heights areas. Drivers must return their passes at the gate when leaving.
8.4.2 Construction Hours
The maximum hours allowed for construction personnel to be on site will be 7:00 a.m. to 5:00 p.m., Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No residential construction work will be performed on Sunday. If it is necessary for construction workers to be on the site after hours or on Sunday, Design Committee (or designated authority) approval and a special pass from Security must be obtained.
8.4.3 Conduct
The conduct of all workmen is the responsibility of the Owner and Contractor. Workmen are not allowed to ride about or use any Olomana Height facilities. Loud cars and speeding are not permitted. All construction vehicles must be parked on the construction site. Harassment of property Owners or guests will not be permitted.
8.4.4 Timing
The construction of any residence must be commenced within twelve (12) months of approval of Construction Documents by the Design Committee and completed within eighteen (18) months of commencement of construction. Any exceptions shall require the prior approval of the Design
32 Committee (or designated authority). Contractors must have the Owner or Architect submit all proposals for exterior changes prior to implementation.
8.4.5 Damage to Other Lots or Common Areas
If the Owner, his Contractor or subcontractor, or any other person or entity involved with the construction of his Homesite directly or indirectly damages or injures any Lot or portion of the Common Areas, including improvements thereon, he shall be responsible for repairing such damage or injury, if his Contractor, subcontractor, or any other person fails to make such repairs.
8.4.6 Owner's Responsibility
The Owner of each Individual Homesite shall be responsible for ensuring compliance with all Design Guidelines by such Owner's Architect, Contractor, and other consultants.
9 AMENDMENT AND ADOPTION
Subject to the provisions of the Declaration and the Agreement between SOUND INVESTMENTS LLC, and Olomana Heights, these Design Guidelines may be amended and adopted by the Design Committee, established by and in accordance with Section 4.3(b) of the Declaration.
9.1 Adoption
Pursuant to Section 4.3(a) of the Declaration, the foregoing provisions are hereby adopted by the Design Committee as the Design Guidelines for Home projects of Olomana Heights, which shall govern and serve as the standard for the construction of all buildings and improvements to be constructed or maintained within Olomana Heights.
DATED: February 2014
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APPENDIX A
DEFINITIONS
Olomana Heights is composed of Common Areas, Individual Home-sites, and Road Lots. These areas are defined as follows:
Accessory Buildings
In accordance with the City and County of Honolulu ordinances , an accessory building means a building, no more than twenty (20) feet in height, detached from or subordinate to the main dwelling on the same building site and used for the purposes customarily incidental to those of the main building or use.
Accessory Uses
"Accessory use" means a use which meets the following conditions:
(1) Is a use which is conducted on the same zoning lot as the principal use to which it is related whether located within the same building or an accessory building or structure, or as an accessory use of land;
(2) Is clearly incidental to and customarily found in connection with the principal use; and
(3) Is operated and maintained substantially for the benefit or convenience of the owners, occupants, employees,customers or visitors of the zoning lot with the principal use
Common Areas
After completion of Site Development, Common Areas are those areas held by the Olomana Heights Community Association, including association landscape easements, roadways, drainage, underground utilities, entrances, and other common facilities. Common Areas shall remain in a managed state under common maintenance or in a natural state, either of which must conform to Common Area standards as determined by the Design Committee. Any appurtenant uses within the Common Area, such as signs, mailboxes, etc., shall also be designed to conform to such standards. All cart/pedestrian paths and other easements shall be maintained as required by existing agreements and applicable laws, rules, and regulations.
Individual Home-sites
Each of the Individual Home-sites is intended for the development of one farm dwelling, as defined in Hawaii Revised Statutes Section 205-4.5(a)(4), and its related uses in compliance with the Revised Ordinances of Honolulu (“ROH”) Chapter 21, Article 5.
Laws and Regulations
The term means all laws, regulations, ordinances, rules, judgments, orders, decrees, and other directives having mandatory force enacted, issued, promulgated, or otherwise made by any federal, state, or county governmental entity.
Pad Elevation
For the purpose of determining building heights and related site development criteria, the Approved Site Plan Pad Elevation shall be the same as the finish floor elevation of the proposed Structures.
Road Lots
All road lots will be improved only with roadway improvements, cart/pedestrian paths, underground utilities, signs, landscaping, and similar improvements in accordance with standards determined by the Design Committee.
Farm Dwelling
As defined in Hawaii Revised Statutes Section 205-4.5(a)(4), a farm dwelling is defined as “a single- family dwelling located on and used in connection with a farm” or “where agricultural activity provides income to the family occupying the dwelling”. Farm dwellings must also comply with the standards set forth in ROH Chapter 21, Article 5.
Site Development
The term refers to all work and site improvements to be completed by SOUND INVESTMENTS,LLC or its successors, prior to the sale of Individual Home-sites to a second party or entity. The term refers to work performed within Olomana Heights and includes grading, drainage, underground, and above-ground utilities (such as electrical transformers and switch boxes), entrances, retaining walls, landscaping, and similar improvements.
Structural Fill
Imported fill material required to provide for the structural foundation requirements of structures to be constructed.
Structure
In accordance with the City and County of Honolulu ordinances, a structure means anything above the finish grade constructed or erected with a fixed location on the ground or requiring a fixed location on the ground, or attached to something having or requiring a fixed location on the ground. For purposes of these Design Guidelines, the term “structure” includes all buildings and Accessory Buildings, but does not include fences or garden walls, retaining walls, and Site Development utility elements.
Topsoil
Imported planting medium to meet the specifications of the landscape architect.
APPENDIX B
Olomana Landscape & Agricutural Pattern Book To assist the Landscape Architect in selecting plants appropriate to the project area and landscape character being established within Olomana Heights, the following plant list is provided. Trees that may mature to heights or spreads that are unacceptable, may be approved if proper measures (e.g., root barriers and/or maintenance agreements) are provided for. The use of other plant materials may be approved by the Agricultural Committee.
Common Areas Common Transition Zone Individual Homesite
Common Name Botanical Name Salt Tolerance Trees: High Medium Low Formosa KoaÅ Acacia confusa • • • Kukui* Aleurites moluccana • • Ulu / Breadfruit* Artocarpus altilis • • Hong Kong Orchid Tree Bauhinia blakeana • • Dwarf Poinciana Caesalpinia pulcherrima • • Kamani* Calophyllum inophyllum • • Alaheÿe* Canthium odoratum • • Kolomana Cassia gaudichendi • • Pink Shower / Coral Shower Cassia grandis • • Pink Shower / White Shower Cassia javanica • • Rainbow Shower Cassia x nealiae • • (C. fistula x C. javanica) Fiddlewood Tree Citharexylum spinosum • • Autograph Tree Clusia rosea • • Sea Grape Coccoloba uvifera • • Silver Buttonwood Conocarpus erectus var. • • Kou (Hawaiian)* Cordia subcordata • • Royal Poinciana Delonix regia • • Lama* Diospyros sandwincensis • • Coral Tree Erythrina crista-galli • •
Vertical Wiliwili Erytrina fusca fatigiata • • Wiliwili* Erytrina sandwincensis • • Tiger’s Claw Erythrina variegata • • Puakenikeni* Fagraea berterana • • Tulipwood Harpulia pendula • • Mao Hau Hele* Hibiscus brackenridgei • • Hau* Hibiscus tiliaceus • • Kokio Keokeo* Hibiscus waimeae • • Jatropha Jatropha hastata • • Kokio* Kokia drynarioides • • Crape Myrtle Lagerstroemia indica • • Beach heliotrope Messerschmidia argenta • • Öhia Lehua* Metrosideros polymorpha • • Noni* Morinda citrifolia • • Madagascar Olive Noronhia emarginata • • Hala* Pandanus tectorus • • Variegated Pandanus* Pandanus variegates • • Yellow Poinciana Peltophorum pterocarpus • • Singapore Plumeria Plumeria obtusa • • • Red Plumeria Plumeria rubra • • Plumeria Plumeria rubra f. acutifolia • • Temple Tree Plumeria rubra f. acutifolia • • Podocarpus Podocarpus gracilior • • Podocarpus Podocarpus macrophyllus • • Kiawe Prosopis pallida • • • Thornless Kiawe Prosopis pallida “Thornless” • • • • Bomax Pseudobombax ellipticum • • Hao* Rauvolfia sandwicensis • • Travelers Tree Ravenalla madagascariensis • • Monkey Pod Samanea saman • • Soapberry Tree / Manele* Sapindus saponaria • • Ohe / Bamboo* Schizostachyum glaucifolium • • Lecheso Stemmadenia littoralis • • Mahogany Swietenia mahogani • • Silver Trumpet Tabebuia argentea • • Silver Trumpet Tabebuia aurea • • Gold Tree Tabebuia donnell-smithii • • Pink Tecoma Tabebuia heterophylla • • Palmer’s Tecoma Tabebuia palmeri • •
Pink Trumpet Tree • • Tamarind Tamarindus indica • • Milo* Thespesia populnea • • Be Still Tree Thevetia peruviana • • • Palms / Tropical Areca Palm Chrysalidocarpus lutescens • • Coconut Palm / Niu* Cocos nucifera • • Queen Palm Cocos plumosa • • Queen Sago Palm Cycas circinalis • • Sago Palm Cycas revoluta • • Sealing Wax Palm Cyrtostachys renda • Princess Palm Dictosperma album • • Foxtail Palm Wodyetia bifurcata • Licuala Palm Licuala grandis • Chinese Fan Palm Livistona chinensis • • Triangle Palm Neodypsis decaryi • • Pygmy Date Palm Phoenix roebelinii • • Loulu* Pritchardia hildebrandii • • Loulu* Pritchardia martii • • Fiji Fan Palm Pritchardia pacifica • • Loulu* Pritcharis affinis • • MacArthur Palm Ptychosperma macarthurii • • Rhapis Palm Rhapis excelsa • • Royal Palm Roystonea regia • • Joannis Palm Veitchia joannis • • Manila Palm Veitchia merrillii • • Montgomery Palm Veitchia montgomeryana • • Shrubs Century Plant Agave spp. • • Ginger Alpinia varieties • • Ekaha / Bird Nest Fern* Asplenium nidus • • Bougainvillea Bougainvillea varieties • • • • Canna Lily Canna indica • • Puapilo* Capparis sandwichiana • • Dwarf Carissa Carissa g. ‘prostrata’ • • Natal Plum Carissa grandiflora • • Night Blooming JasmineÅ Cestrum nocturnum • • Hapuÿu* Cibotium chamissoi • • Croton Codiaeum variegatum • •
Kalo* Colocasia esculenta • • Ti varieties* Cordyline terminalis var. • • Green Ti* Cordyline terminalis • • Spider Lily Crinum asiaticum • • Queen Emma Spider Lily Crinum augustum • • Australian Tree Fern Cyathea astralis • • Aalii* Dodonaea viscosa • • • • Money Tree / Dragon Tree Dracaena marginata • • Crepe Gardenia Ervatamia divaricata • • Nanu / Gardenia* Gardenia brighamii • • Tiare Gardenia Gardenia taitensis • • Mao / Hawaiian Cotton* Gossypium tomentosum • • • • Caricature Plant Graptophyllum pictum • • Heliconia varieties Heliconia sp. • • Kokio-ulaula Red Hawaiian Hibiscus* Hibiscus kokio, • • • H. Saint-johnianus Rock’s Kauaÿi Hibiscus Hibiscus rockii • • • Chinese Red Hibiscus Hibiscus rosa-sinensis • • • Hibiscus* Hibiscus spp. • • • Kokio-keokeo / White Hibiscus* Hibiscus waimeae, H. • • • Ixora Ixora chinensis • • Ixora Ixora coccinea • • Purple Leea Leea c. ‘rubra red’ • • Leea Leea coccinea • • California Privet Ligustrum ovalifolium • • Turk’s Cap Melvaviscus arborsus • • African Iris Moraea iridiodes • • Mock Orange Murraya paniculata • • Naio* Myoporum sandwecense • • • • Kului* Nototrichium sandwicense • • • • Philodendron • • Philodendron Philodendron wendlandii • • New Zealand Flax Phormium tenax • • Pittosporum Pittosporum tobira • • Plumbago Plumbago capensis • • Golden Eranthemum Pseuderanthemum • • Firecracker Plant Russelia equisetifolia • • Iliahi* Santalum ellipticum • • Naupaka* Scaevola frutenscens • • • •
Ohai* Sesbania tomentosa • • Bird-of-Paradise Strelitzia reginae • • Akia* Wikstroemia uva-ursi • • • • Vines Allamanda Allamanda cartharica • • Miss Manila Bougainvillea Bougainvillea ‘Miss Manila’ • • • • Purple Bougainvillea Bougainvillea spectabilis • • • • Awikiwiki Vine* Canavalia pubescens • • Creeping Fig Ficus pumila • • Night Blooming Cereus Hylocereus undatus • • • • Uala / Sweet Potato* Ipomoea batatas • • Prince Kuhio Vine Ipomoea horsfalliae • • Pohuehue, Beach Morning Glory* Ipomoea pes-caprae • • Monstera Monstera deliciosa • • Sandpaper Vine Petrea volubilis • • Pothos Pothos aureus • • Huapala / Orange Trumpet Vine Pyrostegia ignea • • Stephanotis Stephanotis floribunda • • Cape Honeysuckle Tecomaria capensis • • White Thunbergia Thunbergia grandiflora alba • • Ground Cover Aglaonema Aglaonema spp. • • Aloe Aloe vera • • Hearts and Flowers Aptenia cordifdolia • • Bacopa Bacopa monnieri • • Kulikuli-kai* Batis maritime • • Hinahina* Heliotropium anomalum • • Seaside Hinahina* Heliotropium curassavicum • • Daylily Hemerocallis spp. • • Metallic Plant Hemigraphis alternata • • Pili* Heteropogon contortus • • • Amaryllis Hippeastrum puniceum • • Night Blooming Cereus Hylocereus undatus • • Pau o Hiiaka* Jacquemontia ovalifolia, • • • Star Jasmine Jasminum multiflorum • • Nehe* Lipochaeta lavarum • • Nehe* Lipochaeta rockii • • Creeping Lilytruf Liriope spicata • • Palapalai* Microlepia setosa • •
Lauaÿe* Microsorium scolopendria • • Fishtail Fern Nephrolepis biserrata • • Kupukupu* Nephrolepis exaltata • • Mondo Grass Ophiopogon japonicus • • Ulei* Osteomeles anthyllidifolia • • Alaÿala Wai Nui / Hawaiian Peperomia* Peperomia leptostachya • • Iliee* Plumbago zeylanica • • Portulaca Portulaca lutea • Ihi* Portulaca molokiniensis • • Rhoeo Rhoeo discolor • • Ruellia Ruellia ciliosa • • Akulikuli* Sesuvium portulcastrum • • Ilima Papa* Sida fallax • • • Spathiphyllum Spathiphyllum spp. • • Confederate Jasmine Trachelospermum • • Nanea* Vigna marina • Pohinahina* Vitex ovata • • Pohinahina / Kolokolo Kahakai* Vitex ovata • • Wedelia Wedelia trilobata • • • Grass Buffal Grass Cenchrus ciliaris • • • • Pampas Grass Cortaderia selloana • • • • Common Bermuda Cynodon dactylon • • Tifway Cynodon dactylon x • • Sunturf Cynodon magennisii • • Manila Grass Zoysia matrella • • Zoysia Grass ‘El Toro’ Zoysia spp. • • Temple Grass Zoysia tenuifolia • •
APPENDIX C
DISCOURAGED PLANT LIST
The following may not be planted anywhere in Olomana Heights:
1. Any species of tree or shrub whose growth characteristics may reasonably be expected to exceed the height limits as described in the Design Guidelines with the exception of those species specifically listed as approved by the Design Committee. Height of plantings may be controlled through periodic pruning.
2. Any plant species, seed, spore, root stock, or other viable plant form that is prohibited by the State of Hawaii from import into the State, or any plant species, seed, spore, root stock, or other viable plant form that has been listed as a noxious plant type by the State of Hawaii.
In addition to the plant types listed above, the following species are prohibited for planting or maintaining anywhere in Olomana Heights:
Common Name Botanical Name Black Wattle Acacia mearnsii New Zealand Bur, Piripiri Acaena novae-zelandiae Star Bur Acanthospermum hispidium Russian Knapweed Acroptilon repens Barb Goatgrass Aegilops triuncialis Kat Sola, Indian Jointvetch Aeschynomene indica Croftonweed, Maui Pamakani Pamakani Ageratina riparia Camelthorn Alhagi maurorum Wild Garlic Allium vineale Ragweeds Amborisa spp. West Indian Foxtail Andropogon bicomis Broomsedge Andropogon virginicus Shoebutton Ardisia Ardisia elliptica Three-awns Aristida spp. Milkweeds Asclepias spp. Locoweeds Astragalus spp. Plume Poppy Bocconia frutescens Hoary Cress Cardaria draba Hairy Whitetop Cardaria pubescens Plumeless, Musk, Curled Thistle Carduss spp. Yellow Starthistle Centaurea solstitialis Spiny Tree Cactus, Peruvian Apple Cereus uruguayanus Siamweed, Bitterbush Chromolaena odorata Oxeye Daisy Chrysanthemum leucanthemum Canada Thistle Cirisium arvense Kosters Curse, Curse Clidemia hirta var. hirta
Ivy Gourd Coccinia grandis Field Binweed Convolvulus arvensis Hedge Binweed Convolvulus sepium Cortaderia jubata Cortaderia jubata Longbeak Rattlepod Crotalaria longirostata Showy Crotalaria Crotalaria spectabilis Barbwire Grass Cymbopogon refractus Yellow Nutsedge Cyperus esculentus French Broom Cytisis monspessulanus Scotch Broom Cytisis scoparius Marabu Dichrostachys nutans Elephantopus, Elephant's Foot Elephantopus mollis Elephantopus Elephantopus spp. Quackgrass Elytrigia repens Emex Emex australis Spiny Emex Emex spinosa Moon Cactus Eriocereus martinii Leafy Spurge Euphorbia esula Toothed Spurge Euphoria serrata Kahiliflower, Bank's Grevillea Grevillea baiiksii Guara Guara spp. Halogeton Halogeton glomeratus Blueweed Helianthus ciliaris Common St. John's Wort Hypericum perforatum Comb Hyptis Hyptis pectinata Wild Spikenard Hyptis suaveolens Congograss Imperata cylindrica Blue Lettuce Lactuca pulchella Acuate Lagascea mollis Lantana Lantana camara Perennial Pepperweed Lepidium latifolium Malachra Malachra alceifolia Medinilla venosa Medinilla venosa Melastoma Melastoma spp. Miconia Miconia spp. Mile-a-Minute Mikania micantha Climbing Hempweed Mikania scandens Giant Sensitiveplant Mimosa invisa Thorny Sensitiveplant Mimosa pigra Miscanthus, Japanese Silvergrass Firetree, Candleberry Myrtle Myrica faya Oxyspora paniculata Oxyspora paniculata Locoweeds Oxytropis spp. Torpedograss Panicum repens Seashore Paspalum Paspalum vaginatum Banana Passionfruit, Banana Poka Kikuyu Grass Pennisetum clandestinum Fountaingrass Pennisetum setaceum Spiked Pepper Piper aduncum
Victorian Box Pittosporum undulatum Prosopis juliflora Prosopis juliflora Tropical Kudzu Pueraria phaseoloides Downy Rosemyrtle Rhodomyrtus tomentosa Austrian Fieldcress Rorippa austriaca Prickly Florida Blackberry Rubus argutus Yellow Himalayan Raspberry Rubus ellipticus var. obcordatus Hill Raspberry Rubus niveus Molucca Raspberry Rubus sieboldii Russian Thistle Salsola kali Christmas Berry Schinus terebinthifolius Fireweed Senecio madagascariensis Horsenettle Solanum carolinense Silverleaf Nightshade Solanum elaegnifolium Solanum robustum Solanum robustum Buffalobur Solanum rostratum Turkeyberry, Terongan Solanum torvum Perennial Sowthistle Sonchus arvensis Almum Sorgum Sorghum almum Johnsongrass Sorghum halepense Spanish Broom Spartium junceum Needlegrasses Stipa spp. Nasella Tussock Stipa trichotoma Witchweeds Striga spp. Medusahead Tacniatherum caput-medusae Wild Marigold Tagetes minuta Lyon's Grass Themeda villosa Tibouchina Tibouchina spp. Puncture Vine Tribulus terrestris Paroquet Bur Triumfetta rhomboidea Sacramento Bur Triumfetta semitriloba Gorse Ulex europacus Caesarweed Urena lobata Mullein Verbascum thapsus Cockleburs Xanthium spp.
APPENDIX D
BUILDING HEIGHTS- TBD (Sample format below)
ALLOWABLE BUILDING HEIGHT MAXIMUM APPROVED SITE PLAN APPROX. EXISTING SPECIFIED (25’) ROOF ELEVATION OF PAD ELEVATION PAD ELEVATION BUILDING HEIGHT ELEVATION ROOF RIDGE* (Feet – Number of LOT (Feet) (Feet) Stories) (Feet) 1 75 74 28’ – 2 100 103 2 72 74 28’ – 2 97 100 3 72 74 28’ – 2 97 100 4 75 74 28’ – 2 100 103 5 88 87 24’ – 1 113 112 6 98 1011 24’ – 1 123 122 7 87 86 28’ – 2 112 115 8 87 86 28’ – 2 112 115 9 90 89 28’ – 2 115 118 10 92 91 28’ – 2 117 120 11 96 95 28’ – 2 121 124 12 100 99 28’ – 2 125 128 13 106 105 28’ – 2 131 134 14 108 107 28’ – 2 133 136 15 108 107 28’ – 2 133 136 16 109 108 28’ – 2 134 137 17 110 109 28’ – 2 135 138 18 140 139 35’ – 2 165 175 19 140 139 35’ – 2 165 175 20 140 139 35’ – 2 165 175 21 106 105 20’ – 1 131 126 22 102 101 20’ – 1 127 122 23 100 99 20’ – 1 125 120 24 96 95 20’ – 1 121 116 25 95 94 20’ – 1 120 115 26 98 97 20’ – 1 123 118 27 104 103 20’ – 1 129 124 28 109 108 20’ – 1 134 129
*Maximum Elevation of Roof Ridge is measured from the Approved Site Plan Pad Elevation to the Specified Building Height. Any building heights above the Basic Allowable Building Height (25 feet) must be reviewed and approved by the Design Committee and are subject to the conditions specified in Section 4.3.
1Temporary Sales Office pad elevation (104’) shall be restored to Pad Elevation 101. Maximum Elevation of Roof Ridge is determined from Approved Site Plan Pad Elevation (98 feet) to the Specified Building Height.
D-1 9/8/08
APPENDIX E
LOT SURVEY AND SITE PLAN REQUIREMENTS
The following format and information should be used in the compilation of each individual Lot survey and site plan. These standards will allow for easier Design Committee review and coordination of the designs within Olomana Heights.
All drawings should be delivered in AutoCAD (R14) with the coordinate system and vertical datum conforming to Belt Collins’ (the project engineer) coordinate system, which will be provided at the request of the Land Surveyor. All AutoCAD entities (line types, colors, etc.) are to be by ‘layer’. All line type scales are to be set at 1. The survey and site plan are to be drawn at 1/1 formatted in architectural units and plotted at 1”=20’ for review purposes. X-references should be placed on individual specific layers (i.e. x- diagram).
A topographic survey of the Lot shall include contours at an interval of one (1) foot within the specified Building Envelope, Front Yard, Side Yards, and Restricted Structure and Landscape Areas. If the 20-foot Rear Yard setback area abuts the building envelope, this area shall also be included in the survey area.
The following items that may be specified on the Homesite Diagram for the Lot should be shown on separate layers – Topographic Contours, Property Boundaries, Building Envelopes, Setback Areas, Restricted Structure and Landscape Areas, Landscape Transition Areas, and all Easements. All utilities should be shown (including depth of bury and location, points, and sizes of service), including but not limited to the following:
1. Electrical Connector and Transformer 2. Potable Water Service 3. Gas 4. Fiber Optics / Cable TV Lines
The following site elements are to be shown on the survey:
1. Existing vegetation with spot grades at trunk. Type of tree or palm to be shown with trunk diameter and approximate height and spread of canopy; 2. Existing walls with Top of Wall and Bottom of Wall grades; 3. Edges of existing pavement.
Other information may be required by the permitting authorities, and it is the lot surveyor’s responsibility to ensure that the survey meets those requirements.
E-1 9/8/08 OLOMANA HEIGHTS DESIGN REVIEW APPLICATION
Date: Lot Number: Street Address: Owner(s): Address: Telephone: Email: Facsimile:
Architect: Address: Telephone: Facsimile: : Email: License Number:
Contractor: Address: Telephone: Facsimile: : Email: License Number:
Insurance Company: Certificate: yes no Coverage Meets Minimum: yes no
Surety Company: Amount of Bond: In Favor of Olomana Heights: yes no
SUBMITTALS / APPROVALS
Pre-Design Conference Date: Committee Member(s):
Conceptual Design Drawings Submitted: Committee Member(s): Review Date:
Plan Approval Drawings Submitted: Committee Member(s): Review Date:
Stakeout Completed: Committee Member(s): Review Date:
Final Construction Documents Submitted: Committee Member(s): Review Date:
RESUBMITTALS
1. 2. 3.
Olomana Heights Pre-Design Conference report Lot No. Owner:_ Date: Location:
Parties Present Owner: Architect: Design Committee: Other:
Project Information/Documents Received by Owner Design Guidelines Declaration of Protective Covenants, Conditions, and Restrictions Homesite Diagram Design Committee Submittal Deadlines for Review Onsite Drainage Report for Olomana Heights (Belt Collins, Nov. 2003)
Notes and Comments:
Prepared by: Date:
Olomana Heights Conceptual Design Drawings Review Report
Lot No. Owner:_ Date: Location: Parties Present:
Eight (8) sets of 1/2 size drawings and three (3) sets of full size drawings of the following must be delivered to the Design Committee prior to any review:
TOPOGRAPHIC SURVEY (Refer to Appendix E) SITE PLAN AND GRADING PLAN (IF APPLICABLE) SCHEMATIC FLOOR PLANS SCHEMATIC ELEVATIONS (With Building Heights Indicated) PROJECT CALCULATIONS (Building Height and Articulation Requirements) Notes and
Comments:
Prepared by: Date:
Olomana Heights Plan Review Drawings Review Report
Lot No. Owner:_ Date: Location: Parties Present:
Eight (8) sets of 1/2 size drawings and three (3) full size sets of the following must be delivered to the Design Committee prior to any review: PROJECT CALCULATIONS shall be provided by the Architect per the attached Project Calculations (per Design Guidelines). One set of full size plans shall be submitted that clearly shows the calculated areas on the plan. If requested, CAD files of the subject plans shall be provided to verify calculations. TOPOGRAPHIC SURVEY of Lot prepared and stamped by a licensed Hawaii Land Surveyor. SITE PLAN at a minimum scale of 1/16” = 1’0” showing existing and proposed site topography, building, garage, driveway, retaining and garden walls, site utilities, landscaped areas, pools, setbacks, and other site improvements. BUILDING PLANS at a minimum scale of 1/4" = 1’0” showing floor and roof plans for each floor. ELEVATIONS at a minimum scale of 1/4" = 1’0” showing each exposed side of the proposed structure indicating proposed material and colors for roofs, house walls, garden walls, fences, and building heights. SECTIONS at a minimum scale of 1/16” = 1’0” through the structure and property commencing at one boundary and extending to the opposite end of the property, and at least one other section running in a transverse direction. Such sections shall show the structure’s relationship to the maximum building height permitted for such Lot. SECTIONS at a minimum scale of 1/4" = 1’0” or at appropriate scales showing outdoor landscaped areas, garden walls, and fences, and any exterior appurtenant structures. LANDSCAPE PLANS at a minimum scale of 1/16” = 1’0” and specifications, including irrigation plan (with irrigated and water surface area and water use calculations), lighting plan, and plant materials and expected heights at maturity. EXTERIOR LIGHTING PLANS at the same scale as the Landscape Plan showing the type, location, and wattage of all exterior lights (including garden and exterior building lighting). COLOR BOARD that specifies all building materials and colors, including samples as applicable. Notes and Comments:
Variance Request (if any):
Bonds and Cash Deposit Requirements:
Prepared by: Approved Date: by: Chairperson, Olomana Heights Design Committee (Note: Design Committee Approval Letter to be attached for Design Committee Project File)
Olomana Heights Final Construction Documents Review Report
Lot No. Owner:_ One (1) set of the following must be submitted to the Design Committee:
Final construction plans and specifications for all buildings and site work, including Site Plan, Building Plans, Elevations, and Sections at the scale required pursuant to Section 6.2.3, prepared by or under the direct and responsible supervision of an Architect and so certified by such Architect. Final landscape plans and specifications, including irrigation plans, lighting plans, and all plant materials, at the scale required by Section 6.2.3, prepared by or under the direct and responsible supervision of a Landscape Architect licensed to practice landscape architecture in the State of Hawaii and so certified by such Landscape Architect. Certification from the Architect and Landscape Architect that all final plans and specifications are in accordance with the approved Plan Approval Drawings, any approved variances, and all other requirements set forth in the Design Guidelines. All required Honolulu County Building Permits. Executed copy of the Construction Contracts for all approved work. Bonds and Cash Deposits (as required by the Design Committee). Note: Any plan revisions from the Plan Approval submittal must be clearly and specifically noted. If exterior revisions (i.e., location, color, material) are requested, the same submittal requirements for Plan Approval must be submitted for review and approval. Notes and Comments:
Prepared by: Date:
PRIOR TO THE START OF CONSTRUCTION, FINAL CONSTRUCTION DOCUMENTS NOTED ABOVE MUST BE SUBMITTED TO THE DESIGN COMMITTEE. ANY MODIFICATIONS TO THE APPROVED PLAN APPROVAL DRAWINGS MUST BE NOTED IN THE TRANSMITTAL OF THE FINAL CONSTRUCTION DOCUMENTS AND ARE SUBJECT TO THE REVIEW AND APPROVAL OR DISAPPROVAL BY THE DESIGN COMMITTEE.
FINAL CONSTRUCTION DOCUMENTS RECEIVED:_
FINAL APPROVAL BY: DATE: Chairperson, Olomana Heights Design Committee
Olamana Heights Project Calculations Lot No. Owner: Submittal: Conceptual Plan Approval Other (specify: )
Date: Prepared by:
Buildings Heights – Section 4.3
Second Floor Area – Section 4.4
Total area of second story shall not exceed 80% of the area of the first story, including enclosed areas and covered lanais, but excluding the garage.
First Floor Area (excluding Garage): sq. ft. Second Floor Area: sq. ft. ( % of First Floor)
Side Yard Wall Articulation – Section 4.5
Left ( ) Elevation Total Wall Length: feet Wall Length Closest to Property Line: feet ( %) of Total Wall) Right ( ) Elevation Total Wall Length: feet Wall Length Closest to Property Line: feet ( %) of Total Wall) Impervious
Surface Coverage – Section 4.15
Total amount of impervious surface shall be limited to no more than 50% of the lot area. Total Lot Area: sq. ft. Impervious Surface Area (defined in Section 4.15): sq. ft. % Impervious Surface Coverage of Lot Area Restricted
Structure and Landscape Area (RSLA) – Section 5.2
Area of RSLA (per Individual Homesite Diagram) Total RSLA Area: sq. ft. 50% of RSLA Area: sq. ft.
Area of RSLA Improved (as defined in Section 5.3): sq. ft. (= % of Total RSLA Area)
Lot Width (at lowest edge of RSLA): feet (= % of Lot Width)
Olomana Heights Construction Modifications/ Change in Plans
Lot No. Owner: Architect:
Consult Design Committee to determine submittal requirements dependent upon type of modifications being requested.
Construction Modifications
Date Date Requests/Scope Submitted Reviewed Comments 1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
OLOMANA HEIGHTS COMMITTEE CHECKLIST CONCEPTUAL PLAN DESIGN REVIEW DESIGN REVIEW N/A OK REVISE N/A OK REVISE (Comment #) 3 SITE PLAN/GRADING/DRAINAGE 3.1 Individual Homesite Diagrams / Building Envelopes -Verify conformance 3.2 Consolidation of Lots (if applicable) - Max. length of continuous roof element s
3.3 Special Setback Areas - No structures 3.4 Grading - Step pads total ≤ 10 ft. vertical - Finish grade over 1-ft vertical to 3-ft horizontal reviewed for stability against erosion - Any portion of the property shall not be raised > 3-ft above the specified building pad elevation, except for landscape berms (subject to approval) - Any disturbed areas of the Association Landscape Easement shall be restored to blend with the adjacent landscaping 3.5 Edges of any exposed fill material shall be treated to be indistinguishable from adjacent Common Areas 3.6 Drainage - Protect the existing natural drainage system - Provide proper drainage using natural channels whenever possible - Provide drainage improvements without increasing any drainage flows from the lot area - Drainage structures confined within the Individual Homesite - Drainage transitions provided to prevent erosion of Common Areas, and blend with adjacent common features 3.7 Retaining Walls - ≤ 10 feet in height from the top of the wall to finish grade - Aggregate wall height for multiple retaining walls ≤ 10 vertical feet per this measurement and terraced to minimum 3 ft-wide horizontal landscaped area between walls 3.8 Parking - Minimum of 4 parking spaces, at least 2 covered - All covered parking shall be in a completely enclosed garage - Uncovered parking shall be designed to limit the visibility of parked automobiles - Parking spaces are not allowed in setbacks 3.9 Driveways and Connection to Common Facilities - Designed in accordance with design standards for Common Areas - Material shall be asphaltic concrete or substitute material, textured, and colored to blend with the surroundings - Only 1 connection point for vehicular access per Individual Homesite is allowed, unless approved 3.12 Signage and Entry Features - Designed as an integrated part of the residence and/or garden walls 3.13 Mailboxes
3.14 Tennis Courts, Basketball Courts, and other Sport Courts - Not allowed on the Individual Home-sites, unless approved - No court lighting allowed
Sheet 1 of 5
CONCEPTUAL PLAN APPROVAL DESIGN REVIEW DESIGN REVIEW N/A OK REVISE N/A OK REVISE (Comment #) 3.15 Animal Facilities - Set back minimum 40-ft from any adjoining Lot or neighboring property - Screened from view with appropriate landscaping 4 ARCHITECTURE 4.1 Design Objectives - Respect for the history and beauty of Olomana Heights - Understated elegance - Harmony with the land 4.2 Minimum Home Size - Minimum floor area for interior space > 2,500 square feet 4.3 Building Height Limits - Specified in Appendix D and the Individual Homesite Diagrams - Any portion of the building may not exceed 25 feet in height when measured from the approved pad elevation or adjacent building grade, whichever is lower
- Predominant roof form for any portion of the roof exceeding the 25-ft height limit shall be a hip roof form - When viewed from each elevation, the total length of the roof exceeding the 25-foot height limit shall not exceed 80% of total length of the roofs for that total building elevation -Roofs of garages, if detached, are not included in total length of the roof along that building elevation - Under no conditions may any portion of the building exceed 25 feet in height when measured from the approved pad elevation or adjacent building grade, whichever is lower - Only roof forms, including roof dormers or similar roof elements, may exceed the 25-ft height limit - No visible exterior building walls, measured from the lowest finish floor elevation, shall extend or project above 25-ft 4.4 Limitation on Second Floor Area - Total area of the second story ≤ 80% of the area of the first story, including enclosed areas and covered lanais - Third floors not allowed - Basements or non-habitable uses enclosed within foundation walls or under house that are not visible, exposed, or accessible from outside of the structure are allowed 4.5 Side Yard Building Setback and Wall Articulation - Minimum side yard building setback 10 ft. from the property line to the building wall - Cantilevered roofs, soffits, roof eaves, and trellises may project up to 4-ft into the side yard building tb k - Building walls along the side yards require articulation in order to avoid long uninterrupted walls - Length of the building wall closest to the property line ≤ 50 % of the total wall length along that property -li The minimum depth of such roof and wall articulations > 4 ft. - Fences, garden walls, or retaining walls within the side yard setback designed and landscaped to avoid long, continuous, and uninterrupted wall segments 4.6 Front and Rear Yard Building Setbacks - Minimum front and rear yard building setbacks > 20 ft. - Buildings and walls facing the street and rear yard articulated to provide a pleasant and properly scaled Sheet 2 of 5 facade - Garage openings are not allowed to face toward the street, unless approved - No buildings or structures, except fences and garden walls, may project into the front yard setback
- No buildings, structures, or walls may project into the rear yard setback
Sheet 3 of 5
CONCEPTUAL PLAN DESIGN REVIEW DESIGN REVIEW N/A OK REVISE N/A OK REVISE (Comment #) 4.7 Building Projections and Accessory Structures - Heights for accessory structures lower than main residences - Arbors / Trellises are in scale with the primary structure - Roof top equipment and/or large vents are grouped and concealed in roof or wall structures - Wiring for electrical/telephone installations, television antenna/“dishes” are not allowed on the structure - Materials and colors should be the same or complementary to the main structure 4.8 Roofs - Roofs shall be surfaced with Wood shingles,cement or clay tile, copper, or other approved materials - No asphalt shingle roofs are permitted - Roof finish provide minimum reflectivity - Roof materials shall be earth tones compatible and consistent with the natural terrain or vegetation - Predominant roof form is a pitched hip roof with a minimum pitch of 3:12 - Flat roof areas ≤ 20 % of the total roof area (plan area) - Appurtenances on the roof may exceed the specified building height by ≤3ft.(not exceed 35 ft.) 4.9 Skylights - Integrally designed into the roof structure and not obtrusive - Skylight glazing not back-lit or manufactured of reflective material - Skylight framing and glazing colored, tinted, or coated to blend with adjacent roof materials 4.10 Solar Equipment - Integrate with the architectural design of the roof structure- preferred mounted on ground 4.11 Foundation Walls and Underhouse Construction - Encouraged to be of Mauna Kea lava rock - ≤10 ft. in aggregate height from the top of the wall or finished floor elevation to the point of lowest contact with the finished grade - Posts and cross framing not visible, and open lathwork not used - Treated as an integral part of the architectural expression 4.12 Basements - Not exposed to exterior - Part of Structure 4.13 Building Walls - All exposed glass areas oriented to the south, west, or in view of the golf course have a roof or floor overhang covering entire length - Standard minimum overhang measured horizontally from the top of the glass area to the edge of the overhang > 4 ft. - Large windows (> 60 sq. ft.) divided through the use of mullions or the ganging of smaller window units - Windows constructed with stained, wood, indigenous woods or vinyl clad for trim, mullions, and surrounds - Paneled, glass, or louvered doors should be set in door surrounds that reflect early European, Hawaiian, and/or Asian influences. Wood construction is preferred. 4.14 Building Color - Exterior building surfaces shall be of minimum reflectivity - Natural earth tones are encouraged - The use of vines and other plant materials to soften exposed walls is encouraged 4.15 Service Yards and Storage Tanks - Enclosed service yards provide space for garbage and trash receptacles and other maintenance utility or service facilities to limit their visibility - No service yards or equipment enclosures extend into front or rear yard setback or special setback areas - If service yard locates within a side yard, the enclosure shall provide for sound attenuation through walls and underground vaults to minimize noise
Sheet 4 of 5
CONCEPTUAL PLAN DESIGN REVIEW DESIGN REVIEW N/A OK REVISE N/A OK REVISE (Comment #) 4.16 Impervious Surface Coverage - ≤ 50 % of the Individual Homesite lot area 4.17 Exterior Lighting - The light source of any exterior lighting shall not be directly visible from the common roadways, neighboring properties, - Exterior site lighting must be directed onto vegetation or prominent site features not upon the building - Lighting of plant materials shall be achieved by hidden light sources
- Only low voltage, incandescent lamps be used for all exterior lighting applications - With the exception of driveway lights, all lighting must occur within the building envelope 4.18 Restrictions on Potable Water Use
- Wells, fountains, ponds, lagoons, or similar water features are not permitted without approval 4.19 Energy and Resource Conservation Measures - Living areas planned for maximum ventilation - The use of solar panels is encouraged to reduce energy consumption requirements. - Building construction and design should emphasize efficient building practices and the reuse and reduction of materials - Building designs should include adequate space for recycling bins in kitchens, utility areas, and trash enclosures - All buildings shall utilize high-efficiency (low flow) appliances (pe-Codes) - Insulation in walls, ceilings, and foundations to reduce energy consumption is encouraged 5 LANDSCAPING 5.1 Existing Landscape - Individual Home-sites fronting the golf course provide plantings and revegetation within the Landscape Transition Area 5.2 Planting - New plantings should frame views, lessen the impact of new structures, and screen use areas - Planting should limit intensive irrigation - Association Landscape Easement shall not be disturbed, except for the establishment of approved paths - Restricted structures and landscape area ≤4 ft. in height above the approved pad elevation - When abutting a natural or golf course transition area, landscaping shall blend into the natural landscape - Side yard area landscaping should maintain an open visual corridor between homes - Avoid multiple walls of privacy fences or garden walls - Plant materials should envelope buildings and help complete structures and outdoor room - Plant list of permitted plants 5.3 Plant Heights - Shrubs or trees that grow to significant heights are discouraged - Palms, including coconuts, shall be used to frame views while not obstructing views from other Home- - Indicate the expected height of trees and palms when mature (subject to approval) 5.4 Irrigation Systems - Irrigation systems designed to minimize water consumption - Use non-potable brackish water - Landscape irrigation systems (non-potable) require separate submeters - Submission of anticipated water use calculations
Sheet 5 of 5
CONCEPTUAL PLAN APPROVAL DESIGN REVIEW DESIGN REVIEW N/A OK REVISE N/A OK REVISE (Comment #) 5.5 Pools and Water Features - Pools and water features designed as integral parts of the outdoor rooms and blend with the landscape - Landscaping complements the water feature and creates a tropical environment - 10 ft. minimum setback of swimming pools and other water features from the property line/screened with low landscape walls and/or plantings to minimize visibility - Pool enclosures are required - Design solutions that eliminate the need for pool fences are encouraged - lava rock and darker colors used on exposed walls of infinity edge pools visible from off-site - Equipment for pools located behind walls or in underground vaults/contain noise - Water features designed to minimize reflection of sunlight by limiting visibility from Home-sites and golf course through the use of architectural/natural materials 5.6 Fences and Garden Walls - Fences/garden walls designed as integral part of the architecture - Maximum height of fences/garden walls ≤ 6 feet, except within the Restricted Structure and Landscape Area, and for enclosures utilized for exterior courtyards or bathing areas within the building envelope area (max. 8 ft.)
- Fences/garden walls located within the front yard building setback must set > 4 ft. from the property line and articulated to avoid long continuous sections - The integration of landscaping with garden walls or fences in the front yard over 4 ft. in height is required - Privacy/security fences/ walls coordinated with the adjacent Lot to avoid multiple walls or fences 7 VARIANCES REQUESTS (Specify) 1.
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Reviewed by: Reviewed by: Date: Date:
Sheet 6 of 5