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Design & Construction Guidelines

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Design & Construction Guidelines DESIGN & CONSTRUCTION GUIDELINES January 2016 Disclaimer: The Design and Construction Guidelines (The Guidelines) are intended to provide guidance for all development and construction of new buildings, building additions, renovations, site work and landscaping as well as any subsequent changes or alterations to previously approved plans or existing structures. The Guidelines will be administered with the procedures set forth in the Palmetto Bluff Community Charter (The Charter) recorded with the Register of Deeds for Beaufort County, South Carolina, and may be amended thereafter. In the event of any conflict between the Guidelines and the Charter, the Charter shall govern and control. The Guidelines may also be amended from time to time by the Design Review Board (DRB). It is the Owner’s responsibility to be sure that they have the most current edition of the Guidelines and have carefully reviewed all applicable sections of the Charter. The purpose of these Guidelines is to ensure that designs are compatible with the site, the overall environment and the design objectives of Palmetto Bluff. These Guidelines are binding on any persons, company or firm that intends to construct, reconstruct or modify any permanent or temporary improvements in the community or in any way alter the natural setting of the Lowcountry environment. The Charter has been adopted and recorded to establish the Palmetto Bluff Preservation Trust, Inc (“Trust”) and the Trust rules and regulations. Owners and their consultants and contractors should familiarize themselves with these rules prior to the start of design and construction. TABLE OF CONTENTS t VISION 1.0 1.1 Palmetto Bluff Major Components 8 1.2 Palmetto Bluff Design Objectives 9 1.3 The Lowcountry Design Tradition at Palmetto Bluff 10 1.4 Palmetto Bluff Neighborhoods 11 SUSTAINABILITY 2.0 2.1 Sustainable Building Programs 14 2.2 Low Impact Design Principles (LID) 14 2.3 Sustainable Building Materials Selection 15 2.4 Energy Efficient Building Envelope 15 2.5 Sustainable Mechanical Systems 16 2.6 Energy Efficient Indoor Lighting & Appliances 18 LANDSCAPE 3.0 3.1 Site, Planning & Landscape Objectives 20 3.2 Setback Criteria & Homesite Matrix 21 SITEWORK 3.3 Tree Protection, Removal and Pruning 21 3.4 Lot Clearing/Bush Hogging/Unimproved Lot Maintenance 22 3.5 Grading, Retaining Walls, & Drainage 22 PLANTING / SOFTSCAPE 3.6 Planting Design & Requirements 23 Table 3.6.1 Canopy Tree Requirements 25 Table 3.6.2 Understory Tree Requirements 25 3.7 Irrigation 26 LANDSCAPE EDGES 3.8 Fences, Walls, Shrub Screens and Gates 26 Table 3.8.1 Types of Approved Edge Treatments 27 Table 3.8.2 Unapproved Edge Treatments 27 Table 3.8.3 Edge Guidelines (Neighborhood Specific) 28 HARDSCAPE DESIGN 3.9 Hardscape Material Selections 29 Table 3.9.1 Approved Hardscape Materials 29 Table 3.9.2 Unapproved Hardscape Materials 29 3.10 Driveways & Parking 29 Table 3.10.1 Parking Requirements per Neighborhood 30 3.11 Outdoor rooms: Paths, Courtyards & Terraces 30 3.12 Water Features: Pools & Fountains 31 TABLE OF CONTENTS 3 LANDSCAPE AMENITIES 3.13 Landscape Structures & Site Furnishings 31 3.14 Outdoor Firepits & Fireplaces 32 WATER-RELATED STRUCTURES 3.15 Water-related Structures (Inland Waterway & Lakes) 32 UTILITIES & EXTERIOR LIGHTING 3.16 Exterior Service Yard & Utilities 34 3.17 Exterior Lighting 35 MISCELLANEOUS 3.18 Address Markers & Mailboxes 35 3.19 Ornamentation & Decorative Elements in the Landscape 36 3.20 River Protection Overlay District (R.P.O.D.) 36 ARCHITECTURE 4.0 4.1 Architectural Design Objectives 38 4.2 Building Types 40 4.3 Building Size 41 4.4 Building Height 41 4.5 Building Forms & Massing 42 4.6 Secondary Structures 43 4.7 Phased Construction 43 4.8 Foundations 45 4.9 Exterior Walls 45 4.10 Windows & Shutters 46 4.11 Doors 47 4.12 Porches, Columns, Handrails, Verandas & Decks 48 4.13 Roofs 48 4.14 Chimneys & Roof Projections 49 4.15 Colors & Finishes 49 4.16 Skylights, Satellite Dishes & Antennas 49 4.17 Security Measures 50 4.18 Hurricane Protection 50 Vehicles 5.0 5.1 Inland Waterway Vessels 52 5.2 Golf Carts 52 TABLE OF CONTENTS 4 DESIGN REVIEW 6.0 6.1 Project Types to be Reviewed 54 6.2 Approved Design Professionals 54 6.3 Design Review Schedule 54 6.4 Design Review Application Fees 54 6.5 Design Review Process (New Construction & Major Improv.) 55 6.6 Design Review Approval/Construction Timeline & Expiration 55 6.7 Design Review Process (Minor Improvements) 56 6.8 General Design Submission Requirements 56 6.9 Pre-Design Conference Requirements 56 6.10 Conceptual Design Review Submission Requirements 56 6.11 Preliminary Design Review Submission Requirements 57 6.12 Final Design Review Submission Requirements 58 6.13 Variance Requests 60 6.14 Design Review Meeting Communication 60 6.15 Resubmittal of Plans 60 6.16 Actions & Approvals 60 6.17 Design Changes after Final Approval 60 6.18 Town Approval 61 6.19 Right of Waiver 61 6.20 Non-Waiver 61 6.21 Design Review Board Organization 61 CONSTRUCTION 7.0 7.1 Pre-Construction Requirements 64 7.2 During Construction Requirements 64 7.3 Post-Construction Requirements 64 7.4 Compliance Deposit 65 7.5 Construction Area Plan 65 7.6 Job Sign 66 7.7 Tree Protection 66 7.8 Silt Fence & Shaker Pad 66 7.9 Pre-installation Foundation Survey Submittal 67 7.10 Mock-up Review & Final Color/Material Form Submittal 67 7.11 Final As-Built Survey Submittal & Certificate of Occupancy 67 7.12 Final Site Inspection 68 7.13 Construction Hours 68 7.14 Contractor Code of Conduct & Noise 68 7.15 Construction Access to Homesite 69 TABLE OF CONTENTS 5 7.16 Vehicles 69 7.17 Adjacent Lots 69 7.18 Storage of Materials & Equipment 69 7.19 Construction Trailers &/or Temporary Structures 70 7.20 Sanitary Facilities 70 7.21 Foundations 70 7.22 Reuse & Recycling of Building Materials 71 7.23 Debris & Waste Removal 71 7.24 Fire & Safety Precautions 71 7.25 Hazardous Waste 72 7.26 Air Quality Control 73 7.27 Preservation of Archaeological Sites 73 7.28 Damage & Repair Restoration 73 7.29 Security 74 7.30 Construction Schedule 74 7.31 Right to Fine 74 APPENDIX APPENDIX A Definitions 77 APPENDIX B Approved Plant List 83 APPENDIX C Moreland Village 101 TABLE OF CONTENTS 6 VISION 1.0 Palmetto Bluff’s guiding principle is to preserve, protect, and enhance one of America’s treasured landscapes. Palmetto Bluff is a sea island with expansive frontage on the May, Cooper and New Rivers. Its intrinsic value lies in the beauty, vastness and richness of its sea island landscape. For most of the last century, Palmetto Bluff has been managed and enjoyed as a private wildlife and forest preserve. Palmetto Bluff has been carefully masterplanned to grow into a complete, balanced, controlled Community within a coastal setting. Its size makes possible the creation of a series of inter-related, yet distinctive settlements and natural preserves. The combination of its location and varied natural features places this unique Community into a class of its own. At the turn of the 20th century, large, majestic landscapes throughout the country were acquired by families to save and enjoy. Many of these authentic and protected places are highly sought-after today because they are timeless and irreplaceable. Palmetto Bluff is one such place. 7 VISION 7 1.1 Palmetto Bluff Major Components t • The Maritime Forest: The landscape zone on the perimeter of the island along the river’s edge is a distinctive mix of ancient live oaks, hardwoods, palmetto and pine, which thrive in higher, sandy, well drained soils. This zone was the prime area during both the pre-historic and historic plantation years at Palmetto Bluff. • The Managed Forest: The interior of the island consists of lands that had been cleared for cotton farming and later managed as pine plantations. Comprised of some 6,700 acres, the Managed Forest is now protected by a development agreement with the Town of Bluffton. This area forms a large “wedge” of open space to be managed for its habitat value. This forest also incorporates undeveloped land to create a link from the New River on the west end of the island to May River Forest at the east end. • Wilson Village: At the heart of Palmetto Bluff, along the deep water of the May River and near the historic sites of the Octagon Plantation and the Wilson Mansion a traditional coastal village, a “gathering place” for all island residents, has been established. The Wilson Village is designed based on principles found in historic coastal towns, such as Beaufort, Charleston and Savannah. It includes a luxury Inn, boutique retail, a boat yard, and a range of traditional residences patterned around a new meandering inland waterway. Small, pedestrian scale blocks lead to a park and esplanade at the edge of May River Forest. • Moreland Village: Located along the deep waters of Cauley Creek, Moreland was originally a part of a 12,000 acre barony purchased in 1730. Planned as the second major Village for Palmetto Bluff, Moreland takes on a more relaxed character and celebrates the outdoors and the casual lowcountry lifestyle. With several amenities planned, Moreland will have many activities for social interaction and connection to the beautiful outdoor surroundings. The architecture and landscape is slightly more informal and relaxed as well, capturing and blurring that connection between the indoors and out. • “Town” & “Country” Neighborhoods: The “Town” Neighborhoods reflect the “civilized” and/or more “urbanized” settlements of the Lowcountry. Included as distinct neighborhoods within the “Town” are The Point, West Wilson, South Wilson, Wilson-Hayfields and River Road.
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