DESIGN REQUIREMENTS AND GUIDELINES
FOR DESIGN APPROVALS
[ARCHITECTUAL REVIEW BOARD (ARB) GUIDELINES]
All plans and improvements must adhere to these guidelines and the
Declaration and must also be approved by the Architectural Review Board.
It is NOT the intent of
these guidelines to severely restrict a homeowner
from making minor modifications and additions to
their landscaping so long as these modifications are
in keeping with the character of this community.
For example, planting a small vegetable garden,
adding a brick walk, or planting a few bushes or a
tree may not be considered noteworthy as long as
they are in keeping with the intent of these
guidelines. Other additions, such as a shed, pool,
deck, fence or home addition will require ARB
approval. If a homeowner questions whether the ARB
requires a formal submission for an improvement,
please contact a member of the ARB or Board of
Tefft Hill Farm is a rare property which offers a special opportunity for those who plan to live there.
To establish and maintain the character of the property and to promote harmonious and high quality design and construction, every home built at Tefft Hill Farm will be subject to certain restrictions, and the design of every home and its landscaping shall be subject to the approval of the Architectural Review Board (hereafter called the ARB) of the Tefft Hill Farm Homeowner's Association as set forth in the Declaration of Covenants, Conditions, Restrictions, Charges and Liens.
These guidelines set forth basic design requirements which must be followed in the preparation of plans for submission to the ARB, and if followed will most likely result in the timely approval of such plans by the ARB.
These restrictions and guidelines are intended to conserve and enhance the natural beauty of the site, to ensure that individual homes complement one another and enhance the community as a whole, to prevent visual chaos, and to stimulate creative design and diversity within appropriate limits.
The ARB retains the right to approve or disapprove all plans and specifications for any construction proposed for any lot.
Each home should be located on the site so as to respect and blend in with the existing contours of the land.
In general, each lot should be graded, and each home located so as to sit as high as possible on the lot. Locations or grading plans that have the effect of making the home appear to sit in a hole should be avoided.
The house should be located on the site so as to take advantage of views, and with regard to the sun and prevailing winds.
3. Dimensional requirements
All building must be done in accordance with the Zoning and subdivision ordinances of the Town of South Kingstown, except that, where a stricter standard is established in these requirements or by the ARB, then the stricter requirement shall apply.
Building Square Footage
Every dwelling must have a minimum of 1600 square feet of floor area in heated living spaces (not including porches or attached garages on the ground floor) and shall conform to the height and massing requirements outlined in this manual. The ARB may consider a smaller dwelling in special circumstances but in no event will home of less than 1300 square feet be permitted. See Section 2.14 of the Declaration.
All dwellings having only one story shall contain not less than 1600 square feet of floor area in heated areas, exclusive of porches or attached garages on the ground floor.
All dwellings having more than one story shall contain not less than 900 square feet of floor area in heated areas on the ground floor, exclusive of porches or attached garages on the ground floor.
All exposed concrete foundations, piers and columns must either be parged with cement, stuccoed, or covered in a fashion and with a material approved by the ARB.
All porches and decks whose underside is within three (3') feet of the ground must have a lattice panel, a continuous evergreen hedge, or other screening material approved by the ARB from the underside of the floor level to a point six (6") inches above the ground.
All supports (such as concrete piers, wood columns, etc.) must be concealed behind the screening.
Wall materials shall be brick, wood cedar shingles or wood clapboard siding; provided, however, Wolverine vinyl restoration collection siding and soffit are permitted with wood trim. Vinyl trim is permitted. No other vinyl or aluminum siding is permitted. Vertical siding may be permitted with the approval of the ARB in wooded areas.
Shingles or clapboard siding shall be narrow style with a maximum six (6") inches exposed face to the weather. Wood siding must be painted or stained with a semi-transparent or solid stain. Trim may be stained with a solid stain or painted with an oil based exterior paint. Colors must be approved by the ARB.
Brick must be a modular size. Economy or jumbo size brick is not acceptable. The color of the brick and wood trim must be approved by the ARB.
Trim and Detailing
Trim and building detail shall be prefabricated or custom made from wood or synthetic materials. These may be stained with a solid stain or painted with an oil based exterior paint. Colors must be approved by the ARB.
Trim and detailing should reflect the period of style of architecture for the dwelling as a whole. Significant detail is encouraged and should especially be considered for the doors, windows, door and window surrounds, gable ends, porch rails, balustrades, transoms, belt courses, and cornice molding.
Please refer to the appendix for examples of these details and for a guide to terminology.
Roof pitches may be:
1. Gable - range from 7 x 12 to 15 x 12
2. Hip - range from 5 x 12 to 15 x 12
3. Gambrel - 10 x 12 to 4 x 12
No flat roofs are permitted
Roof surface materials may consist of any of the following:
1. Fiberglass roof shingles which can be high profile or architectural profile.
2. Wood cedar shake.
3. Slate, or simulated slate. No tile roofs are permitted.
Colors must be approved by the ARB.
Building massing must conform to one or a combination of the following configurations:
1. Gable Roof
2. Hip Roof
3. Gambrel Roof
However, recommended roof structures will combine several of these basic elements for a roof profile that will have a composed effect creating an interesting silhouette.
D. Dormers and Projections
Dormers not only provide light and vision to second floor rooms, but also provide architectural interest and picturesque overall forms. dormers and all projections of any prescribed type can be combined with any prescribed roof type. Typical examples follows: Gambrel with gable dormers, Gable with gable dormers, Gable with hip ell, Gambrel with gable ells and Multiple gable ells.
No antenna of any kind which is visible from the outside of the house shall be placed, allowed or maintained upon any house or lot without the prior written consent of the Board of Directors of the Homeowners' Association.
Chimneys which are built on the outside of the house must be made of brick or stone. High quality brick must be used; the type of brick to be used is subject to the specific approval in advance of the ARB.
Chimneys which sit entirely on top of the roof may be metal provided that they are completely enclosed in a manufacturer-approved and building code approved chimney surround. Such surrounds may be made of wood.
Front porches are encouraged where they are appropriate to the style of the house.
The provision of porches and verandas are encouraged.
Decks may be erected only where appropriate to the style of the house.
Garages and Sheds
A one car garage is required for each lot, built at the same time as the main house.
Garages and storage sheds may be attached to the main house or freestanding. Each such building must be designed to be in keeping with the style of, and made of the same materials as, the main house. Garages and sheds must be smaller in height and scale than the main house. They may be connected to the main house with a breezeway or trellis, as shown below.
Swimming pools are allowed to be incorporated into the home site. However, the pool must be recessed into the ground at a fixed location. Free standing, above grade pools are not allowed. Pools must also be maintained and cannot create a visual or sound problem for the neighboring sites.
Must be approved by the ARB as to location and fence enclosure restrictions.
Submission of landscaping plan
Each Owner shall prepare and submit a landscaping plan which complies with the submission requirements. The plan shall show the trees, shrubs and other plant materials, by names, proposed for the lot, their locations and sizes at the time of installation.
The minimum value of plant materials
The minimum value of trees, shrubs and other plant materials (excluding turf) shall be $3,000. Value is to be the value of such material if supplied and installed by Forest Hill Nursery or other local and reputable nursery.
Front yard to be sodded or organically seeded
The owner shall furnish and install sod for the front yard of the house constructed on his or her lot, or shall organically seed such front yard. Organic seeding may be done with the prior written approval of the ARB, and if approved must be done in accordance with guidelines established by the ARB. The "front yard" shall be the entire area from one side of the lot to the other, and running from the curb or the edge of the street or sidewalk (if there is a sidewalk on the house side of the street) (this edge being referred to hereafter as the "front edge of the lot") to a line drawn from one side of the lot to the other at a distance from the front edge of the lot equal to the maximum distance from the front edge of the lot to any point on the wall of the house closest to the front edge of the lot, plus five (5') feet.
Each house shall have a driveway with space for at least two (2) cars to be parked on it. The driveway will be paved with a bituminous material with a thickness of at least two (2") inches over a compacted gravel base of at least six (6") inches.
Trees at the front edge of the property
Each lot shall have at least one shade tree for every 100 feet of street frontage or portion thereof, planted within 25 feet of the street line.
Fences and walls
Fences and exterior walls for landscaping or privacy may be constructed of wood, brick or stone. In view of the rustic character of the site and the old stone walls already on the site, the use of stone as a material for walls is particularly encouraged.
Steel, chain link or plastic fencing is not allowed except for tennis court enclosures and around pools, but, for pool fences, only so big as such fence is screened by a living evergreen hedge.
All fences and walls must be shown on the landscaping plans.
(see hard copy for examples)
Wood screens, such as open lattice are acceptable. Lattice screening can be of varying widths and sizes. Paints and colors are to be as later mentioned.
The use of exterior lights to illuminate the approaches to the house at night, to light deck or patio areas that are used for outdoor living at night, and to highlight significant features of the house and landscaping is strongly encouraged.
Every house shall have an exterior light at its front door.
The use of "pagoda" type lighting along front walk and other walkways is encouraged.
Spotlighting and uplighting can be used to highlight significant design features of the house and selected trees or other landscaping features.
All such lighting must be properly shielded, and no lighting fixture can be installed that may become an annoyance or nuisance to owners or occupants of adjacent properties. See Section 2.3 of the Declaration.
Lawn ornaments, ornamental structures and foundations
Lawn ornaments, ornamental structures or foundations must be tasteful, must be in keeping with the architectural style of the main house, and must be an integral part of the landscaping for the house and lot. Every such feature must be shown on the landscaping plan and must receive the specific approval of the ARB.
Required Submissions and Procedure for Approval
a. Preliminary submission and approval
b. Final submission and approval
c. Recording of bond
2. Guarantee of performance
Purchaser must bond his or her performance under these guidelines and compliance with the approved plans and specifications using the form of bond attached hereto.
The bond will be recorded and will become a first lien on the property. The bond will be returned, and the lien released, by the ARB's acceptance of the completion of the construction and landscaping in accordance with the approved plans and specifications. The ARB will signify its acceptance in the form attached hereto as Exhibit B, the recording of which by Owner will release the lien and the bond.
3. Materials required to be submitted for approval:
Site plan at a scale not smaller than 1"=20' showing the following
a. Names, addresses and phone numbers of owner(s) and designers of plan.
b, Property boundary, lot number
c. Street(s) abutting the Lot
d. Topography, slopes, vistas, solar orientation, existing significant trees and plants
e. Location of house and garage and any accessory structures (pools, gazebos, storage sheds, etc.)
f. Proposed grading
g. Proposed landscaping, including any trees, shrubs, planting beds, walks, decks, patios, fences and screens, exterior walls, exterior lighting, lawn ornaments, ornamental structures and foundations.
Please note that base mapping information showing lot boundaries, existing and proposed topography, and abutting streets is available from the ARB on the Master construction plans for the site. These plans may be viewed in the site office of the Developer, Chestnut Hill Associates. Copies are available at a cost of $2.00 per sheet.
Building plans at a scale not smaller than 1/4"=1', including:
a. Floor plans
c. Roof plan
Building specifications, including materials to be used.
Two prints of the final version of each sheet required in the preliminary submission incorporating all additions and changes required by the ARB as part of this review process.
Two prints of the final landscaping plan at a scale not smaller than 1"=20'
The bond, executed by the owner(s)
Such other information as may be required by the ARB.
4. Other requirements
No work on the Lot may commence until the ARB has received and approved all of the materials required for the final submission.
Submitted information will not be accepted until all the information required for either a preliminary or final submission has been submitted to and received by the ARB.
As provided in Section 10.4 of the Declaration, the ARB shall have 30 days from the date of receipt of all materials required for either the preliminary or final submission to approve or to disapprove same.
Upon approval by the ARB of plans and specifications submitted to it, a letter of approval from the ARB shall be sent to the applicant and a copy of such letter shall be posted on the Lot in a conspicuous place open to public view.
In the event of disapproval, the ARB shall notify Owner in writing of the reasons for the disapproval.
If the ARB has not responded to the Owner within 30 days of the date on which the ARB has received and accepted a preliminary or final submission, then such plans and specifications shall be resubmitted. If acted on within 30 days of such resubmission, the plans and specifications shall be deemed to have been approved as resubmitted, and no further action by the ARB shall be required for the applicant to begin construction. A letter of approval from the ARB shall be sent to the applicant indicating such action.