Lantana
Residential
Design
GUIDELINES
TABLE OF CONTENTS
C. COMMUNITY IMAGE & DESIGN PHILOSOPHY
B. ADMINISTRATION, ENFORCEMENT AND INTERPRETATION
1. Declarant (The Developer: Republic Property Group
2. Architectural Review Committee (ARC)
C. AMENDMENTS TO DESIGN GUIDELINES
2. Limitation of Liability for Approval of Plans
6. Implementation of Approved Plans and Penalty for Noncompliance
Revisions and Additions to Approved Plans
SECTION III: DESIGN GUIDELINES
4. Utilities and Utility Easements
5. Greenbelt Edges (Golf Course & Open Space)
1. Neighborhood Architecture and Styles
3. Exterior Surface Materials and Colors
4. Sidewalks, Walkways and Driveways
16. Alterations, Additions, and Expansions
19. Trash Enclosures/Storage Areas
21. Air-Conditioning and Other Mechanical Equipment
9. Satellite Dishes and Antennas
SECTION IV: CONSTRUCTION ACTIVITY
2. Construction Trailers, Sheds, or Temporary Structures
1. Protection of Natural Materials
Architectural Review Committee (ARC)
Common Areas/Public Open Space
A. VISION STATEMENT Lantana provides a unique "Texas Hill Country" character known for its beauty and appreciated by all. Standards and criteria aimed at ensuring a high-quality appearance within Lantana are also intended to create a strong sense of community among Lantana residents. It is expected that these standards and criteria will result in the development of a community that Lantana residents are proud to call home.
B. THE PROJECT Lantana is a residential community and a Semi-private/future private Golf Club. It is comprised of an eighteen-hole Golf Course, and a series of residential villages arranged in identifiable neighborhoods, each with its own distinct character. A continuous system of landscaped walks and greenbelts along the flood plain and spine road will link each residential village and civic center, providing a pedestrian network connecting the various villages, schools, parks, activity centers, and amenities.
Residential development is the primary land use in Lantana and includes many residential housing types and densities. The Golf Course and green belts are the focus of the development, providing recreational and scenic amenities.
Design guidelines for Lantana are intended to establish a framework that ensures high-quality development. Rigorous attention to the site's physical and visual attributes and aesthetics of all designed components ensures a community with enduring quality and timeless appeal.
C. COMMUNITY IMAGE & DESIGN PHILOSOPHY
Lantana's design philosophy is intended to create a sense of community through the incorporation of common themes in the site planning and the design of streets, neighborhood patterns, open space, landscape architecture, architecture and building materials. Theme elements reference the natural materials and textures of the "Texas Hill Country" style. The communities and streets take their names from the character and essence of the Hill Country. The whole becomes the sum of its parts, thus, creating a unified and cohesive community.
This design philosophy is realized through the site planning, the streetscape design, the treatment of open spaces and the expression of architecture.
Along with the design of the streetscape and community amenities, compatible and complementary architecture and appropriate materials further reinforce the sense of a unified and cohesive community.
A. PURPOSE AND SCOPE
These Design Guide lines have been prepared by the Declarant and adopted by the Declarant pursuant to the Declaration. They have been developed to support and perpetuate the community\rquote s visual integrity and design philosophy and are intended to ensure the creation of a pleasant physical environment both during and after construction. They have been established to explain design requirements and the design review process for development in Lantana. The Design Guidelines provide a framework that ensures a well-designed community while allowing for creative site design and diverse architectural solutions. They represent a commitment to Lantana's future by encouraging sensitivity to the site and land use compatibility.
These Design Guidelines establish standards that are consistent with the special character and quality intended for Lantana. These standards are intended to assist design professionals, developers, builders and homeowners in the planning, design and implementation of site elements and improvements and to establish and maintain a community image that supports the natural and man-made environment of Lantana.
These Design Guidelines govern all property subject to the Declaration (CC&Rs). Unless otherwise specifically stated in these Design Guidelines, all plans and materials for construction projects or design issues on a Residential Lot must be approved before construction activity begins. Unless otherwise specifically stated in these Design Guidelines, no structure may be erected upon any Residential Lot and no improvements (including staking, clearing, excavation, grading and other site work, exterior alteration of existing improvements, and planting or removal of landscaping materials) shall take place without receiving the prior written approval of the Architectural Review Committee (ARC) as described below.
While any Owner may remodel, paint, or redecorate the interior of his or her dwelling without approval, any exterior alteration, decoration, or construction visible from adjoining properties, the public right of way, or community open space requires approval. Where these Design Guidelines specifically allow an Owner to proceed without advance approval, such allowance shall only be effective so long as the Owner complies with the requirements of the stated guideline.
Owners are responsible for ensuring compliance with all requirements stated herein, and also with those set forth in the Declaration and any subsequently adopted Declarations. Owners should review and become familiar with these documents, particularly the Use Restrictions promulgated in accordance with Article IX of the Declaration.
The ARC will determine if a violation to these Design Guidelines has occurred. In the event of any violation of these Design Guidelines, the Declarant or the ARC may take any action set forth in the Declaration. The Declarant or the ARC may remove or remedy the violation and/or seek injunctive relief requiring the removal or the remedying of the violation. In addition, the Declarant or the ARC shall be entitled to recover the costs incurred in enforcing compliance and/or impose a fine against the offending party, which fine shall not exceed 10% of the cost of achieving compliance.
Because of the wide variety of construction techniques, materials and colors available, it is not possible to address every potential issue that may arise. Therefore, any details provided in an Application for Review or which arise on the Unit during construction or modification may be approved or disapproved by the ARC, as defined herein, at its sole discretion.
B. ADMINISTRATION, ENFORCEMENT AND INTERPRETATION
1. Declarant (The Developer: Republic Property Group)
The Declarant has exclusive jurisdiction over all matters relating to Design Review, until 100% of the Properties have been developed and conveyed to Owners who are not Builders and so long as Declarant has not terminated such rights in a written instrument in recordable form executed by Declarant (the period during which the Declarant exercises design control will hereinafter be referred to as the "Declarant Review Period").
During the Declarant Review Period, the Declarant shall review plans and specifications for and have jurisdiction over all alterations, construction, and landscaping issues on any Unit; shall be the conclusive interpreter of these Design Guidelines; shall monitor the effectiveness of these Design Guidelines; and may, but shall not be obligated to, promulgate additional design standards and review procedures as it deems appropriate.
Prior to the surrender or termination of this right, the Declarant may from time to time, but shall not be obligated to, delegate in writing all or a portion of its rights under this Section to an Architectural Review Committee (the "ARC") appointed by the Declarant. In the event of such delegation, the ARC's jurisdiction shall be limited to such matters as are specifically delegated by the Declarant. In addition, any such delegation shall be subject to (i) the right of Declarant to revoke such delegation at any time and reassume jurisdiction over the matters previously delegated; and (ii) the right of Declarant to veto any decision which Declarant determines, in its sole discretion, to be inappropriate or inadvisable for any reason.
2. Architectural Review Committee (ARC)
Architectural control and design review for Lantana is handled by the Architectural Review Committee. The ARC has limited jurisdiction over those specific responsibilities delegated to it by the Declarant during the Declarant Review Period. Upon the expiration or termination of the Declarant Review Period, the ARC has jurisdiction over all matters relating to architecture and landscaping, as set forth in the Declaration. Following the Declarant Review Period, the ARC shall review plans and specifications for all improvements on any Unit, have jurisdiction over all improvements on any Unit, be the conclusive interpreter of these Design Guidelines, monitor the effectiveness of these Design Guidelines, and may promulgate additional design standards and review procedures consistent with Design Guidelines.
The provisions of these Design Guidelines shall be held to be the minimum requirements for the promotion of the health, safety, welfare, order and prosperity of the present and future inhabitants of Lantana. Where the conditions imposed by any provision of these Design Guidelines are less restrictive than comparable conditions imposed by a Denton County permit requirement or building code or regulation, the more restrictive provision shall govern.
These Design Guidelines have not been developed to approve of construction permits. Any necessary construction permits are to be submitted to the Denton County Development District #4 (DCDD#4) or any future governing authority.
C. AMENDMENTS TO DESIGN GUIDELINES
The Declarant shall have sole and full authority to amend the Design Guidelines, until its jurisdiction is surrendered or terminated pursuant to the Declaration. If the Declarant's jurisdiction is so terminated or surrendered, the ARC shall have authority to amend the Design Guidelines; provided, however, the Declarant's consent shall be required so long as the Declarant owns any property described on Exhibits "A" to the Declaration. Additionally, any amendments that may affect construction or modifications adjacent to or in direct line of sight of the Golf Course shall be subject to its approval as set forth in the Declaration. There shall be no limitation on the scope of amendments to the Design Guidelines; the Design Guidelines may be amended to remove requirements previously imposed or otherwise to make the Design Guidelines less restrictive. Any amendments to the Design Guidelines shall apply to construction and modifications commenced after the date of such amendment only and shall not apply to require modifications to or removal of structures previously approved once the approved new construction or modification has commenced.
D. DESIGN REVIEW PROCEDURES
1. Review of Improvements
All exterior alterations, decorations, or construction on any Residential Lot that is visible from adjacent property, public right of way, the Golf Course, or public open space, must be reviewed and approved by the ARC prior to the commencement of work. As specified below, each Owner shall submit for review an application, plans, and exhibits no later than sixty (60) days prior to the commencement of construction. Owners may request an initial meeting with a representative of the ARC to discuss questions relating to these Design Guidelines.
2. Limitation of Liability for Approval of Plans
The review and assessment of an application is based solely on aesthetic considerations as informed by these Design Guidelines; and neither the Declarant, the Association, the ARC or any Member of the foregoing, shall bear any responsibility for ensuring the structural integrity or soundness of approved new construction or modifications, nor for ensuring compliance with building codes and other governmental requirements. Neither the Declarant, the Association, the ARC or Member of any of the foregoing shall be held liable for any injury, damages, or loss arising out of the manner or quality of approved construction on or modifications to any Residential Lot.
A pre-design site meeting with a representative of the ARC is available to Builders for the purpose of reviewing the criteria of these Design Guidelines, the requirements for submittals and to conduct a site analysis of the home site. The site analysis will assist the Builder in understanding the intrinsic qualities of the home site including the potential and limitations for his or her proposed ideas. An appointment for a pre-design meeting may be made by calling the ARC office at (940) 728-2000.
The ARC will meet regularly to review all plans submitted for approval. The ARC may require submission of additional material and may postpone action until all required materials have been submitted. The ARC will reply to the submittals in writing, if the ARC feels additional materials are necessary or if it needs additional information or has any suggestions for change. The ARC will act on the plans within thirty (30) days after receipt of all materials required by the ARC (unless the time is extended by mutual agreement). A written response of the decision of the ARC will be sent by mail.
Any Owner shall have the right to appeal a decision of the ARC by resubmitting the information and documents specified above; however, such appeal shall be considered only if the appellant has modified the proposed construction or modification or has new information which would, in the ARC's opinion, warrant a reconsideration. In the case of a disapproval and re-submittal, the ARC shall have ten (10) days from the date of each re-submittal to approve or disapprove any re-submittal. The filing of an appeal does not extend any maximum time period for the completion of any construction.
6. Implementation of Approved Plans and Penalty for Noncompliance All projects and construction shall be implemented per approved plans or requests. If construction is found to not be in accordance with the approved Plans, the ARC will require the Builder or Homeowner to remedy the discrepancies. If the Owner fails to remedy such non-compliance or fails to commence and continue diligently toward achieving compliance within the time period stated in the notice, then such non-compliance shall be deemed to be in violation of the Declaration and these Design Guidelines. In such case, the ARC or the Declarant, whichever is appropriate, shall notify the Owner that it may take action to remove the noncompliance and/or seek injunctive relief, recovery of costs incurred, and imposition of a fine, which shall not exceed 10% of the ARC's cost of achieving compliance.
The ARC, at it's sole discretion, may require the Builder to provide a Certificate of Accuracy from a registered licensed Surveyor (hired by the Builder) attesting to the accuracy (±6" tolerance) of the building foundation as approved by the ARC. The certificate shall be in the form of an improvement survey showing dimensions of foundation to property lines and elevations (related to USGS datum or equivalent benchmark) of top of foundation walls. Points at which elevations are taken shall be clearly identified and correlate with location of top of foundation as shown on the final approved plans.
For initial construction of a dwelling on a Residential lot, final approval of plans is valid for twelve (12) months unless otherwise agreed to by the ARC and the Builder or Homeowner in writing. Construction shall begin within this period and be completed within twelve months from commencement of Construction. Construction is deemed commenced when the foundation for the home to be constructed on the Residential Lot is underway.
For home modifications or other projects, the ARC may include in the approval a maximum time period for the completion. If no maximum time period is specified in the approval, such modifications shall be completed within ninety (90) days of the commencement of work.
The Owner may request an extension of the maximum time period allowed for new construction or for modifications not less than seven (7) days prior to the expiration of the such time period.
If approved improvements are not completed within the default periods set forth above or, if applicable, within any extension approved by the ARC, the approval shall be deemed withdrawn, and the incomplete construction or project shall be deemed to be in violation of the Declaration and these Design Guidelines.
Proposed changes to plans, including but not limited to changes in materials, building components, grading, paving, utilities, landscaping, or signage, made after the approval of plans must be submitted to and approved in writing by the ARC prior to commencement of construction, as defined above. Close cooperation and coordination between the Owner and the ARC will help ensure that changes are reviewed in a timely manner.
If a government authority having jurisdiction over Lantana requires that changes be made to plans previously approved by the ARC, the Owner shall notify the ARC of such requirements and receive approval from the ARC prior to implementing such changes.
The following documents are required for a design review submittal:
The Owner shall submit the Application for Review to the ARC. Such Application for Review shall meet the following requirements:
(A) Information Regarding Owner, including:
(1)Owner's name, address, and telephone number;
(2)Type of project; and
(3)Home address
(B) Nature of Request. The Owner shall attach a written description of the proposed project to the Application for Review. If the Application for Review is being re-submitted pursuant to an appeal of the ARC's decision, the application shall state clearly such fact.
(C) All Applications for Review shall be addressed to the appropriate committee at the address set forth on the cover of these Design Guidelines.
There will be no fee required by the ARC for the initial review and first appeal, if applicable. A review fee of $250.00 is required for a second appeal after plans have twice been denied. This fee will be paid at the time the appeal is submitted.
All applications for construction shall include plans for review. These plans shall illustrate the design and visual quality of the project as well as how the project complies with these Design Guidelines.
(A) Architectural Plan Review. For new building construction or major improvements, such as room additions, remodels, structural changes or accessory building construction, the Builder or Homeowner shall submit to the ARC one set of professionally prepared 24"x36" or 11"x17" construction documents at a scale of 1/8"=1'0" that includes the following:
(1) Architectural elevations (front, side and rear), indicating typical proposed grade lines, finish floor elevations, top of slab elevations and building height calculations.
(2) Floor plans, including square footage for each floor.
(3) Roof plans indicating pitches, ridges, valleys and location of mounted equipment.
(4) Indication of all proposed exterior materials.
(5) Exterior details, including items such as chimneys, exterior stairs and decks, railings, and deck supports.
(6) Typed schedule of all finished exterior materials and colors, including siding and downspouts, trim/gutters, roofing, garage doors, front door, and window trim.
(7) Cut sheets for exterior lighting.
(8) Any other proposed improvements (e.g., decks, awnings, hot tubs, etc.)
(9) Lot, block, subdivision name, street address with Owner's and Builder's names listed.
Samples of materials and/or a 4'x4' lay-up of masonry or stone material at the home site may be required at the discretion of the ARC.
(B) Site Plan Review. For new building construction or major improvements, such as room additions, remodels, structural changes or accessory building construction, the Builder or Homeowner shall also submit to the ARC one set of 24"x36" or 11"x17" construction documents to include the following:
(1) Site Plan for each lot, at a scale of 1"=10'-0" or 1"=20'-0".
(2) Lot lines and dimensions, building setbacks, street right-of-way, curb lines and easements.
(3) Existing and proposed contour lines at 1' intervals extending 10' past all property lines, existing or proposed street elevations, finish grade at building corners, drainage swales.
(4) Building footprint, main finished floor elevations and garage slab elevations.
(5) Walks, driveways, decks, accessory structures, fencing, retaining walls with top and bottom of wall elevations (subject to Master and Supplemental CCRs).
(C) Landscape Plan and Other Site Improvements Review. ARC approval is required prior to installation of any landscaping or any other site improvements as described herein In most cases, the materials required for a submittal of this type will not have to be professionally prepared, but at a minimum should be drawn to scale and shall have sufficient detail to permit a comprehensive review by the ARC. The following guidelines should be utilized in preparing drawings or plans:
(1) The drawing or plan should be prepared at a scale of 1 "=10' or 1 "=20' and should depict the property lines of the lot and the "footprint" of the home as located on the lot. Existing improvements, in addition to the home, should be shown on the drawing and identified. Such existing improvements include driveways, walkways, decks, trees, shrubs, etc.
(2) All proposed plant locations, types, quantities and sizes, location of turf and other ground cover materials shall be shown on the plan and labeled. The plan shall also indicate grading and layout of all additional landscape improvements such as berets, walks, and structures.
(3) Plans for any other site improvements, including but not limited to play/ sports equipment, dog runs, hot tubs, trellises, retaining walls, fencing, lighting, gazebos, etc. shall be shown on the plan with a description of the proposed improvements, including the materials and colors to be used. In the case of structural improvements (trellises, gazebos, fencing, etc.), an elevation drawn to scale of the proposed improvement is required.
(D) Environmental Protection Plan. An Environmental Protection Plan is required for all development parcels and shall address the following three topics:
(1) Soil erosion control, i.e., measures designed to minimize erosion both during and after construction;
(2) Protection of existing vegetation. Identification of vegetated are as to be preserved and methods of protecting existing vegetation during the construction phase shall be described;
(3) Revegetation of disturbed areas. The revegetation plan shall include plans for the revegetation of land disturbed by development and construction activity.
The ARC may require the submittal of additional plans, drawings, specifications, samples or other material if deemed necessary to determine whether a project will comply with these Design Guidelines.
Revisions and Additions to Approved Plans:
Revisions and/or additions to the approved Plans made by the Builder and/or Homeowner, shall be resubmitted to the ARC for approval. The revised plans shall follow the requirements outlined above. The ARC will then review the plans and provide a written response within thirty (30) days after the submittal.
F. DESIGN REVIEW CRITERIA
While the Design Guidelines are intended to provide parameters for design and visual quality, they are not all-inclusive. In its review process, the ARC will consider, among other things, the quality of workmanship, harmony of design with existing structures, topography, and finish grade elevations. ARC assessment will be based solely on aesthetic considerations, as informed by these Design Guidelines.
G. VARIANCES The ARC may grant variances when circumstances require deviation from these Design Guidelines. Such circumstances may include limitations caused by topography, natural obstructions, or other environmental considerations.
SECTION III: DESIGN GUIDELINES
A. SITE PLANNING
The location and orientation of buildings on Residential Lots directly impact the visual quality of the streetscape and views from the Golf Course. This section provides guidelines for the arrangement and presentation of buildings on Residential Lots.
Buildings should be designed to fit the constraints of the topography. Using structures to accommodate slopes is encouraged in lieu of extreme cut/fill slopes and construction of retaining walls. When space allows, side-loaded garages or front-loaded recessed garages are preferred over front-loaded garages. Building setbacks may be decreased with ARC approval to allow for side-loaded garages. Houses on corner Lots shall be oriented so as to face the street intersection or shall have two sides articulated at the intersection.
Each Lot has a building envelope defined by the building setbacks (see Table A-1) and the maximum building height. Although the envelope forms a box, the goal should never be to fill the box with a building. Rather, the use of varied setbacks and articulated building facades should be used to minimize monotonous repetition.
Houses should be centrally located on the Lot with building height and profile in scale with the surrounding structures and topography. The maximum height of residential structures is thirty-five (35) feet plate height. The building setbacks indicated in Table A-1 are minimums. In the interest of providing visual relief along the street, varied front setbacks are encouraged.
In order to maintain architectural variety along the residential street, homes of the same model, front elevation, color and materials shall maintain a minimum of four (4) units between one another, whether on the same side of the street or on the opposite side of the street. In addition, homes with the same floor plan but with a different elevation shall maintain a minimum of two (2) units between one another, whether on the same side of the street or on the opposite side of the street unless approved by ARC.
4. Utilities and Utility Easements:
Pipes, wires, poles, utility meters and other utility facilities shall be kept and maintained, to the extent reasonably possible, underground or within an enclosed structure. Locations of utilities and utility equipment require ARC approval, including water, sewer, power, telephone, cable television, and miscellaneous conduits.
Existing utilities and utility easements are located throughout Lantana. Prior to commencing construction, owners are responsible for locating and avoiding existing water, sewer, gas, electrical, cable television and other utility lines or building over utility easements. It is the responsibility of the Owner to repair or replace existing utilities damaged during work on his or her Lot.
5. Greenbelt Edges (Golf Course & Open Space):
The visual impact of buildings, landscaping, accessory structures and other built elements along Greenbelt edges shall be carefully considered during the design process. Attractive, well-articulated facades are encouraged. Units adjacent to Greenbelts will be reviewed with special attention to the rear building facade.
Unbroken blank facades, unfinished foundations and similar conditions are prohibited. Screen walls are prohibited in rear yards adjacent to Greenbelts, as specified in Section III D 11 - "Fences".
B. ARCHITECTURE 1.Neighborhood Architecture and Styles:
Architecture and the built environment make many important contributions to Lantana's visual context. Due to the importance of these elements, all architectural styles should produce a cohesive visual framework while maintaining architectural variety (Section III A3). All architecture should reflect high quality and craftsmanship, both in design and construction. The use of unusual shapes, colors, and other characteristics that cause disharmony should be avoided.
While no mandatory architectural style is required for Lantana, it is strongly encouraged that the architectural style of the homes incorporates "timeless" detailing with thoughtful attention to craftsmanship and materials. All plans for construction of buildings and other architectural features shall be prepared by a "qualified" designer and/or engineer and submitted to the ARC prior to construction. Each submittal will be reviewed with respect to its harmonious relationship with neighboring homes and its ability to evoke a sense of elegance and quality.
Unacceptable architectural styles for Lantana include but are not limited to ultra-contemporary, Southwestern, geodesic dome, log construction, and A-frame construction.
The massing of architectural form is the one gesture that articulates a building's integrity from all but very close views. It is the sculpture of the building and it should stand on its own, while remaining related to the scale of the landscape and other buildings in the neighborhood. Each building in Lantana should complement its site. This is achieved through thoughtful attention to the massing and integration of each building's architectural components with the site and surroundings.
Building design should include all facades, rather than emphasizing only the front elevation. With the exception of homes in the "WISTERIA" and "SONORA" neighborhoods, large unbroken planes are not considered in keeping with the desired scale of the development. Accessory buildings and enclosures should complement the style and scale of the main structure to develop well-balanced massing.
A nine (9) foot minimum plate height is recommended for the main dwelling. A lower plate height will be allowed for additions to the main dwelling. An eight (8) foot plate height will be allowed for garages in the "CAMDEN" neighborhood.
3. Exterior Surface Materials and Colors
Homes within Lantana should be designed with a high level of detail, with careful attention to the combination and interface between materials. Materials chosen shall be appropriate for the theme and scale of the building, compatible with its location within Lantana, and expressive of the community's desired character and image. The ARC will review all exterior materials as to type, color, texture and durability, as well as the extent of use of any single material or combination of materials.
Quality materials such as natural stone and brick masonry, acrylic-based stucco, Hardy-P1ankTM siding and select use of natural wood will be encouraged within the development in keeping with the timeless image of the community and the desire for visual harmony. Incorporating more than one material on exterior walls is allowed provided their use does not detract from the building's overall design and form. All materials should appear as structural elements and not as superficial coverings.
Brick masonry should include liberal use of special details such as coining, soldier and other decorative coursing, patterned lay-ups, articulated window headers' and sills, and special chimney statements. All exterior surfaces of each residence, whether first or second floor, that can be reasonably be brick, shall be brick. Masonry veneers shall be consistent on all elevations. Additionally:
· Each home in the 40' & 50' lots shall be at least 70% masonry, calculated as the sum area of all building faces exclusive of openings, trim, eaves, cantilevered areas or wood. supported sections.
· Each home in the 60' lots shall be at least 80% masonry, as defined above.
· Each home in the 65' lots shall be at least 85% masonry, as defined above.
· Each home in the 70' lots shall be at least 80% masonry, as defined above.
Homes in the "CAMDEN" and "CARLISLE" neighborhood shall be 95% Hardy-Plank siding, unless approved otherwise by the ARC, and will be allowed wood rear surfaces.
· All other lots within Lantana (with the exception of the neo-traditional product) shall be 100% masonry on the first and second floor, exclusive of openings, trim, eaves, cantilevered areas or wood-supported sections.
· All homes adjacent to amenities, open space, or the golf course require exterior rear facades to be 100% masonry exclusive of openings, trim, eaves, cantilevered areas or wood-supported sections.
· All homes in Meridian on the golf course, amenity lots or open shall be 100% brick rear facades, with articulations including, but not limited to, second floor balconies, covered patio's and architectural detailing as designed and approved by ARC.
Use of white or gray brick is not allowed unless specifically approved by the ARC. Mortars are to be cream, natural or white unless specifically approved by the ARC.
Brick size shall be limited to "King-Size" or smaller.
Concrete foundation walls shall not be exposed in excess of 6" and shall be faced or finished to blend with the general architectural design of the building.
Stone masonry joints shall be raked clean where appropriate, and held to a maximum of 1" in width. The use of synthetic stone veneers, masonite, birch, plywood, aluminum or metal siding is not permitted.
Siding is discouraged in all but the "CAMDEN" and "CARLISLE" neighborhoods but will be considered by the ARC if not within a primary view of adjoining property or public right of way. Siding material shall continue to within 6" of finished grade on any elevation. Knotty species of wood and other "rustic" textures will be discouraged within the project unless good reason can be shown that it will significantly enhance the design of the house. No lap siding will be allowed. Owners shall obtain ARC approval before installing or replacing siding that differs from original material. The following are prohibited except with the express written consent of the ARC:
· Metal structures such as sheds
· Metal as a building skin
· Multi-colored masonry
· Mirrored glass
· Exposed cinder block
· Clay tile roofs
The use of color shall generally be restricted to earth tones or natural colors found in the immediate surroundings, and shall apply equally to additions and/or alterations to existing structures as well as to new detached structures. Garish or unusual colors and color combinations, and/or unusual designs are discouraged. No bright, unfinished or mirrored surfaces will be allowed.
4. Sidewalks, Walkways and Driveways
A four-foot wide concrete sidewalk, located five and one-half feet from the back of the street curb shall be provided on each side of all residential streets. Sidewalks shall be installed as required by the Declaration and shall have a medium broom finish, unless approved otherwise by the ARC. Walkways on residential Lots shall not connect to cart paths or sidewalks on Lantana Trail.
Driveways shall be either concrete paved with a medium broom finish, stamped and colored concrete, or exposed aggregate concrete. Other materials require ARC approval. Driveways paralleling property lines should be avoided in the "REATA", "TELEA", "LAVIANA", "GAILLARDIA", "FAIRLIN", "SIERRA", and "MERIDIAN" neighborhoods, with curvilinear drives encouraged on larger Lots. In all neighborhoods, driveways shall intersect the street at no less than a 60-degree angle and shall not exceed 12% slope.
Extension or expansion of driveways requires ARC approval prior to installation. No more than 35% of provided front yard shall be paved. The ARC shall not approve such extensions or expansions intended for side yard parking or vehicle storage.
The ARC will carefully evaluate roof massing and encourage the creative and harmonious use of hips, clipped hips, gables, multiple ridges and roof axes, dormers and lower eave heights. Well-defined eave detailing with strong shadow lines and articulation is encouraged, as is careful consideration of gutter and downspout location and detailing. The use of roof overhangs of less than 12 inches are discouraged.
Roof slopes within Lantana shall not be less than an 8:12 pitch. Architectural appendages may have roof slopes of not less than a 4:12 pitch. Porch roof slopes shall have a roof pitch of not less than 3:12 pitch. The sum of all roof pitches less than an 8:12 pitch shall not exceed 750 S.F. per residence excluding overhangs. Homes in the Camden and Carlisle neighborhoods will be allowed a minimum 6:12 pitch for the house and an a minimum of 3:12 pitch for the porch roof. In order to establish harmony within the community, flat, mansard, gambrel, and A-frame roof styles will not be allowed.
All roof materials and colors are subject to ARC approval. Roof color should complement colors on the home. Concrete slate alternatives are the material of choice. Asphalt shingles shall be at a minimum a three-ply, 30-year architectural grade shingle, subject to ARC approval.
Reflective roofing materials are prohibited. Metal roofs shall be considered reflective unless they have been painted or otherwise treated to reduce or eliminate reflections. The submittal shall include a complete specification of such proposed materials, including the manufacturer's claims with regards to reflectivity.
ARC approval is required for rooftop equipment and accessories, unless specifically excepted in this Section. All rooftop mechanical equipment shall match roofing colors and be screened from neighboring dwellings and yards, sidewalks, streets, and the Golf Course. Exposed flashing, gutters and downspouts shall be painted to match the fascia and siding material of the structure. Any solar equipment and skylights shall be incorporated into the structure and building mass and be architecturally compatible with the residence.
Garages should be side-loading whenever possible and should not dominate the street view of the home. Any garage doors facing a street shall be recessed at least 10 inches from the foremost front facade and divided so as to have two separate entries. At least half (50%) of the homes in neighborhoods with typical lot widths less than 70' shall offer garages with double doors. The remaining garages in each of these neighborhoods may have single doors provided they have a double-door facade; that is, appearing as a double-door garage. Staggered or offset garage doors are encouraged and will be required in specific areas.
Garage Door facades shall be designed and stained or painted in a manner consistent with the design and colors of the residence. In all neighborhoods, garage doors should be selected to evoke a sense of quality with attention paid to jamb details and shadow lines. Automatic door openers are required for all garage doors.
Garage doors in " MERIDIAN' shall be wood or applied wood in style.
Homes in the "SONORA" and "WISTERIA" neighborhoods without swing entries will be allowed a 5' garage recess. In the "REATA", "TELEA" and "LAVIANA" neighborhoods, garage doors should be de-emphasized by offsetting, angling and/or turning them away from the street. In homes where a third garage faces a street, it shall be set back a minimum of 20' from the primary front facade of the home.
Detached garages require ARC approval. Such garages shall be compatible with and complementary to the main residence in architectural style, material, color and location.
In order to add definition and break up flat wall planes, the use of certain architectural elements to create shadow lines is encouraged. Examples include deep eaves and offset wall planes, window shutters, well-proportioned porches with brackets, trellises and arbors, decks, detailed fascias and belly bands.
Covered entries and recessed openings at doors and windows lend shadow and detail and thus are strongly encouraged.
Requests for security treatments for doors and windows must be approved by the ARC prior to installation; however, the use of "burglar bars", steel or wrought iron bars, or similar fixtures on the exterior of any windows or doors is strictly prohibited. ARC approval is not required for the addition of screen doors or other type doors to a home or an accessory building if the material matches or is similar to existing doors on the house and if the color is complementary to that of existing doors on the house.
Windows shall be of clear glass or a tinted glass of bronze, gray, green or smoke color. The use of reflective glass or reflective tinting is prohibited. To ensure the continuity of the view corridors, all window coverings facing public open-space, streets, amenities or the golf course shall be white, light beige or natural wood tones. White curtain lining is acceptable. The use of colored solar panels is allowed subject to ARC approval.
ARC approval is required for exterior shutters. Shutters shall be of a material similar to and of a color and design generally accepted as complementary to the exterior of the house.
Entry designs that display elegance and grace combined with a human scale are encouraged. The front door and entryway of the residence should complement the overall scale and detail of the residence and should provide its focal point. Front doors shall be constructed of a quality long-term product and shall be visually defined and located to facilitate visitor circulation.
The use of awnings and overhangs requires ARC approval prior to installation. The materials and colors shall be the same or generally recognized as being complementary to the exterior of the building and will be attached directly to the structure without requiring supporting columns or poles. Neither metal nor plastic awnings will be permitted.
Chimneys built with 100% masonry are preferred. However, Chimney's may be built with Hardy-Plank. Chimney's in "LAVIANA", "MERIDIAN", "TELEA", "REATA" or "GALARDIA" located on the Golf Course or open space must be 100% brick.
ARC approval is required prior to the installation of a deck or balcony. Decks and balconies shall be constructed of wood or of a material similar to that of the residence and, if painted, shall be painted a color similar to or generally accepted as complementary to the residence. Decks and balconies shall be installed as an integral part of the residence. Any such decks or balconies shall be located so as not to obstruct or diminish the view from or create a nuisance for adjacent property owners. Construction shall not occur over easements and shall comply with the applicable Design Review procedures as stated in Section II D of these Design Guidelines.
Decks shall be no more that four (4) feet off the ground and shall be set back a minimum of five (5) feet from property lines. Views under decks shall be screened.
ARC approval is required for the construction of patio covers, open patios, and enclosed patios. Freestanding patio covers are acceptable, as approved as are roof extensions (loggias). Patio covers and posts shall be constructed of wood or of a material generally recognized as complementary to the residence and shall be similar to or generally recognized as complementary in color to the exterior color of the residence.
Open patios should be an integral part of the landscape plan and should be located so activities do not create a nuisance for adjacent property owners. The patio color shall be similar to or generally accepted as a color complementary to the color of the residence. Enclosed patios shall be constructed of materials that are similar to or generally accepted as complementary to those of the residence. Patio support posts shall be a minimum of 6"x6" in size.
ARC approval is required for any exterior painting or repainting of the home or its accessory improvements. The submittal shall contain the manufacturer's paint chips with name and code number. All exterior finishes should be in subdued earth tones such as gray, green, brown, muted blues or reds, or other similar colors. White, primary colors, and other bright colors may be permitted as accent colors only. Downspouts shall be painted to match the body color of the home. Generally, garage doors should be painted a muted color and blend with other colors of the home, as prescribed herein.
16. Alterations, Additions, and Expansions
ARC approval is required for any exterior alteration to, addition to, or expansion of a home. The architectural design and materials used in any and all exterior additions, alterations, or renovations shall conform to the original home's design intent with respect to style, detailing, and materials used in the initial construction, as prescribed herein.
ARC approval is required prior to construction of any accessory structure, including but not limited to sheds and permanently installed playhouses. Applications for accessory structures will be reviewed with regard to Lot size, setbacks, and primary building size. Accessory structures should serve as functional elements and enhance the aesthetic qualities and visual theme of Lantana. Accessory structures, such as permanent storage sheds and gazebos shall be located in the rear yard or in a location not prominently visible from the street, and shall adhere to the standards herein. Storage sheds will not be permitted on Golf Course or open space lots. Storage sheds and gazebos shall be architecturally compatible with the home. If approved, Accessory structures shall meet the following criteria:
· Accessory structures shall be of the same color, material, and architectural style as the main residence or of color, material, and style that is generally recognized as complementary to that of the main residence.
· An accessory structure's roofing materials shall match those of the main residence.
· Accessory structures shall be no larger than 8'x8' and no taller than 6 feet.
· Utilities servicing accessory structures shall be installed underground.
· Accessory structures shall conform to the side and rear yard setbacks.
· Accessory structures shall not unreasonably obstruct any adjacent neighbor's views of the Golf Course or public open space.
Carports (non-fully enclosed automobile shelters) and temporary sheds are prohibited.
Mailboxes within Lantana shall be of a uniform dark bronze steel (simulating iron) construction and will be located in pairs. The Declarant will provide a specific design and specifications for mailboxes prior to closing and may, in its sole discretion, designate different styles of mailboxes for different Neighborhoods. See Appendix C-1 Graphics.
19. Trash Enclosures/Storage Areas
Trash enclosures and storage areas shall be designed as an integral part of the building architecture. Neither shall be visible from a public right of way, adjacent properties or the Golf Course. As is provided in the Declaration, all rubbish, trash and garbage shall be kept within approved containers. Building materials, yard equipment, and stored items shall not be visible from the street, adjacent property or Golf Course.
ARC approval is required prior to changing or adding exterior lighting. In reviewing lighting requests, the ARC will consider the visibility, style, location and quantity of the light fixtures. Landscape lighting fixtures shall be dark-colored so as to be less obtrusive and shall be as small in size as is reasonably practical. Low-voltage (12 volts) lighting is preferable to conventional house-voltage systems because of its safety advantages. All lighting shall be compatible with the architecture of the residence.
Residential tree lighting shall be required in the "MERIDIAN", "REATA", "TELEA", "LAVIANA" and "GAILLARDIA" neighborhoods. Tree lighting shall be operated with a photo-electric on-off cell and an emergency switch. Exterior lighting shall not produce glare or direct illumination across a property line of an intensity that creates a nuisance or detracts from the use or enjoyment of adjacent property.
Lighting for walkways generally should be directed toward the ground.
21. Air-Conditioning and Other Mechanical Equipment
ARC approval is required prior to the installation of air-conditioning equipment. Ground level air conditioning units shall be installed at street level only. All mechanical equipment, including air-conditioning equipment, shall be located in a side or rear yard only and shall be screened from view on all sides.
The use of energy conservation techniques is encouraged when appropriate. Solar technology shall be screened from view from adjacent properties and the public right-of-way and must be approved by the ARC prior to installation. Site planning and landscape design for energy conservation is encouraged. The use of colored solar panels on facades adjacent to the golf course, open space or public amenity space is not allowed.
C. LIFESTYLE ACCESSORIES
1. Clotheslines
Clotheslines of any type are prohibited.
Subject to ARC review, one compost pile measuring no more than three (3) feet in diameter and three (3) feet in height may be allowed within the rear yard if such is adequately screened by planting and/or fencing so as to conceal it from view of neighboring, residents, the street and the Golf Course. Owners shall be responsible for ensuring that compost piles are well-maintained so as not to emit odors or attract rodents or insects.
Dog runs require ARC approval on a case-by-case basis. Dog runs shall be located within side or rear yards in such a way that they are not visible to neighbors or, in the case of yards adjacent to the Golf Course or community open space, to golfers or the general public. The ARC will evaluate the proposed location and size of the dog run with consideration given it's impact on adjacent properties and streets. Generally, dog run areas should not exceed three hundred (300) square feet in size and fence height should not exceed five (5) feet. The use of underground invisible dog run fencing is encouraged on a case-by-case basis. The dog run fencing should be immediately adjacent to the home and compatible with the home in material and color. Galvanized chain-link fencing is prohibited. Dog runs shall be well-screened from neighboring properties and streets with landscaping.
"Dog kennels" are not permitted.
ARC approval is required prior to the construction of any gazebo or greenhouse. Any gazebo or greenhouse should be an integral part of the landscape plan and shall not obstruct any adjacent property Owner's view of the Golf Course, public open spaces or green belts.
Any non-permanent structure such as a Gazebo, greenhouse or the like is prohibited in "MERIDIAN" on golf course, amenity or open space lots.
Attached latticework or garden trellis may be installed without approval, provided it is an integral part of the landscaping and complementary to the exterior materials of existing structures. Freestanding latticework will be considered as a Gazebo (see above).
Play structures shall be located in the rear yard and set back a minimum of five (5) feet from property lines. Play structures shall be predominately muted, earth tone colors and shall not exceed twelve (12) feet in height. Play structures must be made of wood. No metal play structures are allowed. Canopy must be forest green canvas or wood to match the play structure. Playhouses larger than 30 sq. ft. of enclosed space shall be considered an accessory structure (see above). Playhouses and play structures are prohibited within thirty (30) feet of Golf Course boundaries. Play structures or any non-permanent structure are not allowed in "MERIDIAN" on Golf Course, amenity, or open space lots. This includes, but is not limited to play structures, trampolines, jungle gyms, etc.
Owners may, with prior written approval of plans from the ARC, install non-synthetic putting greens in the rear yard. Synthetic putting greens are not permitted.
Permanent free-standing, pole-mounted basketball goals are allowed in the front yard and may be allowed in a side or rear yard with ARC approval. The ARC will consider the proximity of the goal to property lines, neighboring homes, landscaping and vehicles, and visibility from the Golf Course.
Portable free-standing basketball goals are conditionally allowed if placed for play within the side or rear yard and property stored out of public view when not in use. Placement and use of free-standing goals within the street right of way is prohibited. Approval is not required for the installation of recreational equipment in side and rear yards, so long as the equipment is no taller than six (6) feet.
Owners should exercise consideration toward neighbors. Any recreational equipment shall be set back a reasonable distance from adjacent property lines so as to avoid disturbing neighbors and shall not obstruct any neighbor's view of the Golf Course or public open spaces. Any non-permanent structure is not permitted in "MERIDIAN" on a Golf Course or open space lot.
9. Satellite Dishes and Antennas
Satellite dishes larger than one (1) meter in diameter are prohibited. The satellite dish or antenna shall be placed in the rear or side yard in such a manner that it is screened from view from adjacent streets and neighboring properties.
ARC approval is required prior to the construction of any spa, "hot tub",
Jacuzzi etc. Any Spa shall be located in the side or rear yard in such a manner that it is not immediately visible to adjacent property Homeowners. Spas should be designed as an integral part of the deck or patio area where they are located.
The ARC will review requests for swimming pools and pool equipment on a case-by-case basis. Consideration will be given to, but not necessarily limited to, setback from and impact on neighboring properties and the size of the pool enclosure.
Temporary structures, other than playhouses and those used during the initial construction of a residence, are not permitted. ARC approval is required for tents other than camping tents used for parties or for occasional overnight sleeping by children that are left standing for no longer than 72 hours.
Tennis courts require ARC approval. Courts shall be enclosed with black vinyl-clad, chain-link fencing, and all posts, support rails, gates and associated hardware shall be black vinyl-clad or painted to match. Tennis court fence height shall not exceed twelve (12) feet on end enclosures, and four (4) feet on side fencing. Tennis court lighting is prohibited.
Yard ornaments, including but not limited to, birdhouses, fountains, sculpture, statues, and banners require ARC approval. Holiday yard ornaments and lights will be allowed up-to 30 days prior to the Holiday and must be removed within 30 days after the Holiday.
Flags and Flagpoles:
Flags must be installed on wall mounted poles. Each Lot is limited to two flags and the approved supports for each. The bracket shall be no more than twelve inches long. The pole shall be no longer than six feet and the flags shall be no larger that 3'x 5'.The flags shall be limited to the United States flag and the State of Texas flag and may be flown on the separate flagpoles. Any others require ARC approval. The bracket shall be securely mounted to a building and shall be no more than six feet above the ground. The bracket shall firmly hold the pole no less than 45 degrees form horizontal.
The flagpole shall be located near the front entry of the home.
As with any other improvement, the assembly and flag must be kept in good repair.
The Declarant shall have the right and privilege to develop and implement uniform signage specifications and requirements applicable throughout Lantana, including Builder "For Sale" signage and model home signage. Existing homes for sale or for lease shall have no more than one temporary sign per Lot that advertises property, which stands no more than four (4) feet high, which has dimensions of no more that 2'x3', and which is conservative in color and style. Temporary signs may be displayed only while the Lot/home is for sale or lease and shall be removed when the property is no longer for sale or lease.
The installation or relocation of all other signs requires ARC approval. The ARC may dictate a specific uniform size, style and color for such signs.
Every Owner shall provide an address sign incorporated into the design of the residence and clearly visible from the street. Painting of address numbers on the street curb is prohibited. One security sign may be permitted in the front yard located either adjacent to the driveway or in close proximity to the front entrance of the main dwelling. The ARC may impose size, shape and color restrictions on security signs.
No signs shall be erected on the roof of any structure.
The content, placement and appearance of all temporary signs are subject to ARC approval.
ARC approval is not required for storage of firewood provided it is located in rear yard only, is not visible from any street, and is neatly stacked.
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TYPICAL PRODUCT |
NEIGHBORHOODS |
REQUIRED TREE SIZE AND LOCATIONS* |
|
40’ x 115’ |
MAGNOLIA All other lots |
One 4” street tree |
|
40’ x 115’ |
MAGNOLA Lots that backup to public open space or golf course |
One 4”street tree One 3” tree in rear yard |
|
50’ x 115’ |
LARKSPUR, LAUREL, CRESCENT, HERITAGE Lots that back up to public open space or golf course |
One 3” tree in front yard One 3” street tree One 3” tree in rear yard |
|
50’ x 115’ |
LARKSPUR, LAUREL, CRESCENT, HERITAGE All other lots |
One 3” tree in front yard One 3” street tree |
|
60’ x 115’ |
NAVARRO, SANDLIN, LAUREL, BRENHAM, CRESCENT, HERITAGE Lots that back up to public open space or golf course |
Two 3” trees in front yard One 3” street tree One 3” tree in rear yard |
|
60’ x 115’ |
NAVARRO, SANDLIN, LAUREL, BRENHAM, CRESCENT, HERITAGE All other lots |
Two 3” trees in front yard One 3” street tree |
|
65’ x 90’ |
SONORA, WISTERIA Lots that back up to public open space or golf course |
Two 3” trees in front yard One 3” street tree One 3” tree in rear yard |
|
65’ x 90’ |
SONORA, WISTERIA All other lots |
Two 3” trees in front yard One 3” street tree |
|
70’ x 120’ |
SIERRA Lots that back up to public open space or golf course |
Two 4” trees in front yard One 4” street tree One 4” tree in rear yard |
|
70’ x 120’ |
SIERRA All other lots |
Two 4” trees in front yard One 4” street tree |
|
80’ x 130’ |
FAIRLIN Lots that back up to public open space or golf course |
Two 4” trees in front yard One 4” street tree One 4” tree in rear yard |
|
80’ x 130’ |
FAIRLIN All other lots |
Two 4” trees in front yard One 4” street tree |
|
90’ x 140’ |
GAILLARDIA, TELEA, LAVIANA, REATA, MERIDIAN Lots that back up to public open space or golf course |
Three 4” trees in front yard, one of which Shall be either Live oak or Red Oak One 4” street tree Two 4” trees in rear yard |
|
90’ x140’ |
GILLARDIA, TELEA, LAVIANA, REATA, MERIDIAN All other lots |
Three 4” trees in front yard, one of which Shall be either Live Oak or Red Oak One 4” street tree |