ARCHITECTURAL GUIDELINES
CAP ESTATE ST. LUCIA LTD. ARCHITECTURAL GUIDELINES CAP ESTATE EAST DEVELOPMENT P.O. Box RB2588
Introduction
The Architectural Review Process Great care has been taken in the planning, design and construction phases to ensure aesthetic harmony between Cap Estate's natural beauty and its developed amenities. To this end it is of the utmost importance that this special character is further enhanced by housing designs, which are creatively conceived, environmentally sensitive and architecturally correct For this purpose and Architectural Review Committee (the committee) will review all designs, plans and construction for -:
The Architectural Design Guidelines have been created to provide owners, architects and contractors with a set of parameters for the preparation of their drawings and specifications By encouraging quality and attention to detail the aesthetic harmony, natural tranquility and overall property values at Cap Estate will be enhanced and preserved for the benefit of all present and future homeowners in the development Architectural Review Committee Cap Estate is designed to be a unique community. The community's Covenants, Conditions and Restrictions do not list specific design items necessary for plan approval. Rather the power to approve or disapproval individual building plans is the responsibility of the Architectural Review Committee prior to DCA submission. The Committee does not seek to restrict individual creativity or preferences but rather to maintain within the overall community the aesthetic relationship between homes, natural amenities and surrounding neighbours. As the community matures these prime relationships will become increasingly important aspects requiring resolution through the design process The Architectural Review Committee is composed of three (3) members who are intricately involved in the development of the Cap Estate community. Additionally, a professional architect, who is a non-owner, may serve on or act as a consultant to the Committee. The Committee will use the Design Guidelines for the purpose of the review but may individually consider the merits of any design due to special conditions, that in the opinion of the Architectural Review Committee provide benefits to the adjacent areas, the specific site or the community as a whole Prior to the commencement of any construction activity an APPLICATION FOR PLANNING APPROVAL of such work must be submitted to the DCA. Approval of the DCA must be received prior to the start of any clearing, grading or construction It is the responsibility of the home site owner to acquaint his or her building team with the Architectural Review Committee and the design guidelines Cap Estate Ltd. has jurisdiction over the community. They should be contacted at the beginning of the planning process to ensure compliance with their requirements. Compliance with all governmental regulations is the obligation of the home site owner
At the outset the owner or agent should meet informally with the Design Committee to discuss and consider any ideas, rough designs which may have been prepared and ascertain therefore the appropriateness of the concept(s) The information in this submission should include a site plan showing boundaries: setbacks; access point and building location The owner or agent should have, at this point, become familiar with the Architectural Design Guidelines which outline the basic requirements and characteristics of design which will be applied by the A.R.C. in reviewing the architecture, site use, landscaping and suitability for induction into the overall development
Final Design Review Two sets of working drawings should be submitted at this stage together with a processing fee of $250.00.EC. The review committee will review; approve or disapprove the submission within 5 working days. On successful approval of the submission the owner or agent should make submission to the DCA enclosing the set of approved drawings Drawings and specifications required at this stage -: Locality plan (for DCA only) Site Plan - 1:200m or 1/8” = 1'0” (imperial) showing boundaries; setbacks; building location; roadway and driveway; storm drainage and soil/waste drainage and disposal Floor Plan(s) - 1:100m or ¼” = 1'0” (imperial) showing structural layout; dimensions; general specification notes Foundation Plan(s) - 1:100m or ¼” = 1'0” (imperial) showing typical reinforcing details Roof Framing Plan - 1:100m or ¼” - 1'0” (imperial) showing structural layout and specification notes; dimensions and specific details Sections (2) - 1:100M or ¼” = 1'0” showing heights; structural details and specifications; natural and intended grades; floor levels Elevations (4) - 1:100m or ¼” = 1'0” (imperial) showing elevational features; materials; intended colours; natural and intended grades; floor levels Specifications - Include in drawings or in ‘book' form on 8 ½” x 11” sheets Mechanical and Electrical Data For mechanical show hot and Cold-water services including mains supply and method of distribution within site and building s how drainage layout for waste and soil including means of treatment of soil waste show layout of proposed solar system For electrical show incoming underground main; location of meter and distribution board Internal electrical layout to show location of power and light points External electrical layout to show whether line voltage or low voltage and layout of waterproof power points and landscape lighting Provide layout to show any security lighting system Show pool filtration system layout with pump; filter; backwash; skimmers; main drain etc. indicated. Show underwater lighting system layout and location of transformer(s)
Prior to commencement of construction the owner or agent must have permission from the DCA. Prior to site operations the owner or agent must notify the DCA of his intent (copy to Cap Estate Ltd.) in order to appraise both parties of the date of intention to start operations on site
The flow chart represents the steps necessary to build a residence on Cap Estate. It is important to mention that any deviation from these procedures could cause unnecessary delays or additional costs if approvals are not obtained prior to construction Preliminary Plan Review, Design Concept, Conformance to Planning Requirements
Architectural Review Committee Two (2) sets of preliminary plans (three (3) if a ‘spec') showing floor plans and four (4) elevations Site plan review Existing and proposed grades Drainage plan Property lines Setbacks House Location Driveway, walks and patios etc.
Locality Plan (DCA only) Site plan Floor Plan(s) Foundation Plan(s) Roof Framing Plan Sections (2) Elevations (4) Specifications Mechanical and Electrical Data
DCA building permit Letter to DCA and Cap Estate Ltd. advising commencement of construction Architectural Review Committee (Same process as Final Design Review approval above)
The fee to be submitted to the A.R.C. is $250.00 EC (see page #5 under A.R.C.) Fees for submission to Statutory Bodies (e.g. DCA, Health Department) must be paid directly to these departments by the owners or their agents via the Accountant General
Remodeling and additions to existing improvements are required to meet the same criteria as new construction. All criteria concerning aesthetics; colour; site location; architecture; landscaping; grading and excavations; roofs; height limit; solar collectors; satellite television; setbacks etc. will be of significant concern to the A.R.C. An approval from the Committee is required for this work just as it is for new construction. DCA approval is also required for this type of work
ARCHITECTURAL DESIGN GUIDELINES General Aesthetic and Architectural Integrity It is the intent of the Architectural Review Committee to create an aesthetically pleasing environment for all homeowners in Cap Estate. Harsh contrasts of colour and or materials, illogical or inappropriate combinations of the same, poorly executed details or extreme interpretations of the components of each style are to be avoided There will be no specific restrictions on architectural style. Rather, it is the intent of these guidelines to encourage a community of individual outstanding architectural statements, that when viewed together, produce an equally outstanding community environment. The following elements are to be encouraged: intelligent selection of details related to a well designed floor plan, sensitive interpretation of styles within constraints of budget and site, consistency of site planning, landscaping and architecture, logical use of materials. Within the design vocabulary of each style of architecture there are numerous variations of possibilities for interpretation
A strong emphasis is placed on good landscaping during the review process. Quality landscaping is important to both the appearance and value of the home as well as the overall continuity of the development The landscape plan to be submitted to the A.R.C. should show areas to be planted; general plant types; lawns; paths; driveway and landscape lighting locations.
The following short list of plants has been selected to complement and best represent the Cap Estate style of design. These plants are suggested to suit the salt and soil types at Cap Estate
Some home site owners may not elect to start construction at Cap Estate for several years. While vacant these home sites must be kept clear of dead material (including trees), fallen branches, debris, shrubs and other vegetation that is undesirable. Maintenance of a manicured lawn (sod) will not be required prior to building but yard areas must not restrict views from the road or adjacent home sites. Existing grass and lawn areas must be trimmed or cut to a height of 6” or less and be clear of all weeds and unsightly vegetation. Any removal of dead trees must be reviewed by the A.R.C. prior to extraction. Failure to maintain home sites is an acceptable condition will result in notification to the homeowner by the A.R.C. of the infraction. Homeowners will have 10 working days to complete the work. If the home site is not properly cleared or maintained the Committee will have the work performed at the expense of the homeowner
The site of a house is a critical and important design decision. The site plan concept developed for each homeowner should reflect functional needs but also be sensitive to the site's unique characteristics and inherent design opportunities The larger home sites and open vistas of our community will mean that most residences will be seen from many different angles and views. It is therefore important that the three dimensional character of each home be carefully studied. Site surveys and topographical information are the responsibility of the home site owner. The owner is encouraged to use a surveyor to obtain this information and also to plot significant trees and site conditions
Site drainage plans will be closely studied to insure that proper retention areas and/or diversion routes are designed to prevent run-off into sensitive wetland areas and other home sites
The design and development concepts of the Community call for the maintenance of the existing grades in as much of the original condition as possible The Committee is particularly conscious of site utilization and desires not to disrupt the natural terrain in most cases. The A.R.C. is keenly aware that, whenever possible, structures should be designed around specific home sites. It is important to remember that the beauty of our development is the land and its natural features and that the architecture should compliment and enhance rather than compete with or destroy the beauty in order to help insure compliance with this philosophy, as part of the final design submittal, a grading plan will be required. Grading approval must be obtained from the committee before earth is moved or removed from a specific home site. Absolutely no grading whatsoever shall be permitted without first obtaining this authorization All grading reviews shall be subject to the jurisdiction of the Committee and shall be considered individually for each lot. Recommendations or demands will be based upon individual home site locations, terrain, soil conditions, drainage, cuts and fills and whatever other conditions the Committee feels impact upon the site grading design
Drainage considerations for individual sites play an important part of the overall ecological balance of the site. Water runoff for each individual building site must be handled by adequately sloping all areas so that the runoff can be directed to the natural drainage areas or storm drainage facilities Retaining walls in the drainage scheme should be rubble stone when possible. A.R.C. will review drainage plans. The responsibility for water runoff and drainage control lies with the homeowner
Cap Estate Ltd. has established minimum standards for building setbacks these are as follows -: From road reserve 20' From boundaries with other lots including rear boundaries with open space 10' minimum - 15' preferred However the A.R.C. will review each submission on its own merit and may make suggestions or decisions to adjust these standards should the need be to avoid poor composition on the site of the buildings and land and help preserve the authentic integrity of the community as a whole Outdoor elements of the house which are attached to the home (such as decks, porches, wing walls, and such) are considered to be part of the house proper and will not be allowed to encroach into side or rear yard setbacks except as variations in the case of unique site conditions which the Committee may consider on case by case basis. Patios, driveways, walks etc. may usually encroach into the setback areas
Walls and fences should be considered as an extension of the architecture of the residence. They should serve to make a transition between the mass of the architecture and the natural form of the site. All walls and fences should be designed to be compatible with the total surrounding environment and should not block natural views. Fences, walls and hedges should be considered as design elements to enclose and define courtyards to extend and relate the building forms to the landscape as well as assure security and privacy elements. Walls and fences will not be allowed to serve as perimeter fencing. If the owner desires some screening of his boundary, he shall use natural bushes and shrubs All walls and fences must be approved by the committee prior to their installation. It is recommended that walls be made of stone or ornamental wrought iron with columns. Prefab wood fencing or chain link will not be permitted within the community. Maximum height for walls and fences is 6'. The committee will review the requests for height increase on a case-by-case basis
As with all exterior design work lighting should be used to enhance the overall design concept of the home in an aesthetically pleasing manner. Exterior pool and landscape lighting must not infringe upon adjacent neighbours: therefore, glare shields are requested to eliminate spots and glare sources, Exterior lighting should utilize low voltage or similar non glare direct task type and they should be as close to grade as possible. As no bare light bulbs are permitted to be shown, these shields also help in bulb concealment. All lighting conduit and fixtures must be as inconspicuous as possible especially by day if lights are above grade level. Exterior lighting must be approved by the A.R.C. prior to installation
Tennis courts must be located so that they will not infringe on view corridors. Courts should be naturally screened from adjacent home sites and windscreens should be kept to moderate heights. A plot plan showing the tennis court location and all proposed grading and screening shall be provided for the committee. Design and colour of fencing should blend naturally into the surrounding area and plant material should be added where necessary to soften the visual impact. Surface colours should be restricted to soft reds and greens and not be highly reflective. Night lighting of tennis courts is permitted if the light does not intrude on adjacent property. Lights on tennis courts should be turned off by 10.30pm. Tennis courts will be permitted only when they do not constitute an intrusion upon the adjoining residents. The A.R.C. requires tennis courts to be set back a minimum of 10' from the property line
The location of swimming pools, therapy pools and spas (including hot tubs) should address the relationships between indoor and outdoor features, setbacks, wind, and sun and site terrain The size, shape and siting of swimming pools must be carefully considered to achieve a feeling of compatibility with the surrounding natural and man made elements. Pool equipment must be architecturally related to the house and other structures in their placement, mass and detail. Pool decks at or within 2' of grade may encroach into setback areas but not closer than 10' to any property line
Many of the techniques and hardware of solar energy are still in the development stage. The applications of the principle of solar design should be carefully considered in the planning and construction of all residences in the community. Solar collectors must be aesthetically integrated into the design forms when exposed to view and they must be hidden from view whenever possible. Solar collector panes should be carefully designed to relate to the architectural mass by which they are attached. Panels should be racked at the same pitch as the roof and detailed to be as unobtrusive as possible. The committee will discourage or reject any collector of any size, shape or colour that is insensitively designed or located. All solar equipment must be screened from adjacent views in some fashion acceptable to the A.R.C.
The height of any dwelling unit shall not exceed - single story at high point of footprint. Most stringent restrictions may be imposed on given lots where it is deemed necessary by the A.R.C. to protect the aesthetic integrity of the community
The A.R.C. will not permit any exterior antennae or cable television dish at Mount Hardy/Anse Galet. Current plans call for cable television to be available and installed underground as are other utilities
This should be located in a screened off area so as not to detract from neighbours view lines
No free standing or roof-mounted tanks will be approved by the A.R.C. Ground tanks and header tanks in roof space are required
There should be no excessive cutting of sites or unnecessary long driveways this should be avoided in the design process
Windmills for electrical generation should be discussed with the A.R.C. at the out set.
These must be designed to blend in with the architecture of the other buildings generally. Front loading garages will not be permitted for homes at Mount Hardy. For side loading garages the A.R.C. requires adequate screening using landscape, wall or combination of both. Garage entrances must face side property line except on home sites where the topography dictates use of front-loading garages CAA Ltd. |
