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Introduction |
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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 -:
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Consideration of primary site design issues
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Sensitivity to the special landscape potential
of the home site
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Excellence in architectural design
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.
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Architectural Review Process |
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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.
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Design Review Procedure |
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Pre Application Research
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.
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Preliminary Design Review |
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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.
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Final Design Review |
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(Prior to DCA Submission)
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:
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Locality plan (for DCA
only)
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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
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Floor Plan(s) - 1:100m
or ¼” = 1'0” (imperial) showing structural layout;
dimensions; general specification notes
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Foundation Plan(s) -
1:100m or ¼” = 1'0” (imperial) showing typical
reinforcing details
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Roof Framing Plan -
1:100m or ¼” - 1'0” (imperial) showing structural
layout and specification notes; dimensions and
specific details
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Sections (2) - 1:100M
or ¼” = 1'0” showing heights; structural details and
specifications; natural and intended grades; floor
levels
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Elevations (4) - 1:100m
or ¼” = 1'0” (imperial) showing elevational
features; materials; intended colours; natural and
intended grades; floor levels
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Specifications -
Include in drawings or in ‘book' form on 8 ½” x 11”
sheets
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Mechanical and
Electrical Data
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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
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For electrical show
incoming underground main; location of meter and
distribution board
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Internal electrical
layout to show location of power and light points
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External electrical
layout to show whether line voltage or low voltage
and layout of waterproof power points and landscape
lighting
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Provide layout to show
any security lighting system
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Show pool filtration
system layout with pump; filter; backwash; skimmers;
main drain etc. indicated.
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Show underwater
lighting system layout and location of transformer(s)
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Construction |
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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.
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Temporary
water/power/telephone are the responsibility of the
owner/ agent (builder)
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The
buildings are to be set out prior o any trees being
removed and those to be removed are to be identified
with ribbon. The A.R.C. are to be notified so that
an inspection can be made prior to any removal.
Adjustments to the location of the building(s) may
be made if the tree removal is assessed to be
excessive or damaging to other sites and their
views, screening etc.
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Entry
points to the site must have protective covers
to concrete storm drains or where there are no
concrete storm drains there should be a concrete
ramp over a culvert
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Contractors/owner contractors must keep a
portable toilet on site during operations and
keep it properly maintained during site
operations
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All
builders' spoil must be removed from site. No
dumping on adjacent sites is allowed
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At
close of site operations all builders spoil must
be removed from the site
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Procedural Flow Chart |
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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.
PRE-APPLICATION RESEARCH
PRELIMINARY DESIGN REVIEW
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Architectural Review
Committee
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Two (2) sets of
preliminary plans (three (3) if a ‘spec') showing
floor plans and four (4) elevations
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Site plan review
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Existing and proposed
grades
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Drainage plan
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Property lines
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Setbacks
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House Location
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Driveway, walks and
patios etc.
FINAL DESIGN REVIEW
APPROVAL
CONSTRUCTION
REMODELLING AND ADDITIONS
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Fees |
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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.
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Remodelling and Additions |
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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.
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Architectural Design Guidelines |
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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.
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Landscaping |
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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.
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Theme Plants |
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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
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TREES AND
PALMS
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White
Cedar
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Indian
Neem
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Gum Tree
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Botanical
Name Common Name
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Cordia
Sebestena Geiger Tree
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Bauhinia
Blakeana Pride of the Cape
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Cocos
Nacifera Coconut Palm
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Chrysalidocarpus Lutescens Golden Cane Palm
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Neodypsis
Decaryi Triangle Palm
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Acoelorrhaple Wright 11 Silver Saw Palmetto
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Climbing
Plants
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Bougainvillea Glabra Bougainvillea
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Solandra
Nitida Cup of Gold
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Thumbergia
Grandiflora Bengal Clock Vine
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Allamanda
Cathartica Golden Trumpet
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Russelia
Equisetiformia Fountain Plant
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Decorative
Shrubs
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Agave
Americana Century Plant
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Agave
Marginata Century Plant
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Rhoeo
Discolor Moses in the Cradle
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Pandanus
Sanderi Screw Pine
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Yucca
Gloviosa Spanish Dagger
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Flowering
Shrubs
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Nerium
Orleander Orleander (toxic)
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Codiaeum
Variegatum Croton
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Ixora
Coccinea Jungle Flame
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Gardenia
Tamitensis Tahiti
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Malaviscus
Arboreus Turks Cap
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Vacant Homes Sites |
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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.
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Site Development |
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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.
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Grading and Excavation |
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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.
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Drainage |
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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.
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Design Criteria |
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No
available info in the current website
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Building Setbacks |
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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.
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Walls and Fences |
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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.
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Exterior Lighting |
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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.
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Tennis Courts |
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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.
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Pools, Therapy Pools And Spas |
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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.
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Solar Energy |
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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.
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Height Restrictions |
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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.
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Antennae |
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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.
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Laundry |
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This
should be located in a screened off area so as not to
detract from neighbours view lines.
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Water Storage Tanks |
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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.
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Driveways |
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There
should be no excessive cutting of sites or unnecessary
long driveways this should be avoided in the design
process.
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Windmills |
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Windmills
for electrical generation should be discussed with the
A.R.C. at the out set.
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Garages |
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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.
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