5.17 Ek/ -`\.(
• ` Item # 5.17.
City of
Elk River. MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner--<,
DATE: February 27, 2001
SUBJECT: Case No. OA 01- 01
Request by City of Elk River to Amend the Cluster Ordinance
Request
Consider a request by the City of Elk River to amend the cluster subdivision
ordinance.
Attachments
S • Existing ordinance —with revisions
• Design standards — Liberty of the Lake
Overview
At the February 13th Planning Commission meeting, the Commission and staff
discussed concerns that have been raised by the City Council, the Planning
Commission and staff. The Commission then gave staff direction regarding
amendments to the cluster ordinance to address the issues raised.
Cluster Developments in the Al District
The Commission had a lengthy discussion of the use of cluster developments in
the Al district. We discussed whether the density bonus is too high and whether
limiting the use of the ordinance to within a certain distance of the existing
developed areas would control cluster developments. The Commission felt that
neither of these options would effectively reduce the use of cluster developments
in the outer reaches of the City. Furthermore, the Commission did not feel use of
cluster developments in the northern portion of the Al district was a major
problem.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425
Memo to Planning Commission/OA 01-01
February 27,2001
Page 2
ID
Quality of Open Space
As a method to preserve higher quality open space, the Commission suggested
that at least 35% of the open space be "buildable area". Buildable area is defined
as gross land area less the land that includes floodways, hydric and restrictive
soils, lands with slopes greater than 33%, wetlands, and areas that can not
accommodate septic systems. The ordinance should also be amended to give
the City the option of requiring that shoreland and areas along streams be
included as preserved open space.
The Commission also thought that the 5% density bonus for additional 10% open
space, above the required 50%, should only given if the additional 10% is
buildable.
The Commission felt that the maximum lot size allowed should be % acre and
that if the maximum lots size is % acre there should be a 5% density bonus.
Architectural Theme
The Commission felt a written narrative describing the architectural theme of a
project should be provided at the same time that the preliminary plat is submitted.
The 5% bonus should also be further broken down. Landscape theme, lighting
theme and a common open space/central gathering place would make up 2.5%
of the density bonus and additional architectural elements would make up 2.5%
of the density bonus.
Front Yard Setback
The current minimum front yard setback of 30 feet is too restrictive and does not
allow developers to create more pedestrian friendly, walkable neighborhoods. By
reducing the minimum front yard setback to 20 feet, a developer would have
more flexibility in design and additional trees could be preserved. The
Commission wanted the garages to have a less dominant presence in the
streetscape and recommend that garages be setback back further than the
house. A 30 foot minimum setback for garages was recommended.
Density Bonus Calculations
It is currently not clear how the 5% density bonus should be calculated, whether
it is based on zoning district density or the open space density. The intention was
that it should be based on the zoning district density, and the following formula
should be included to make it clear:
R1 a district - eligible land 24 ac.
Density bonus: (24/2.5) x .05 = .48
• In this example each 5% density bonus would be worth .48 lots
S:\PLANNING\SCOTT\CLUSTER.DOC
Memo to Planning Commission/OA 01-01
February 27,2001
Page 3
!II Al district - eligible land 42 ac.
Density bonus: (42/10) x .05 = .21
In this example each 5% density bonus would be worth .21 lots
Accessory Structures
Currently open space is being left as outlots. In order to issue building permits,
the property has to be platted. Therefore, open space lots should be platted.
Furthermore, the ordinance needs to be amended to allow accessory structures,
such as a gazebo, without a principle structure.
Park Dedication Requirements
Staff would also like the Commission to review park dedication requirements. At
the February 20th City Council meeting, several Council members mentioned that
they thought that park dedication fees should be based on the total number of
lots platted. Under the current ordinance the park dedication fee is based on the
number of lots allowed per based density, not on the total number of lots platted.
For instance, with Ridges of Rice Lake, the park dedication fee would be based
on the base density allowed under the Al zoning district (273 ac./10 = 27.3 or 27
lots). Several Council members thought the fee should be based on the total
number of lots platted, which in this case is 70.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
following amendments to the cluster ordinance:
1. 35% of the preserved open space be buildable area.
2. The City have the option of requiring that shoreline and areas along
streams be included as preserved open space.
3. The additional 10% open space, above the required 50%, provided to
receive the 5% density bonus be buildable area.
4. The maximum lot size allowed shall be 2 1/2 acres.
5. If the maximum lot size in a project is 1/2 acre or less, the developer will
receive a 5% density bonus.
6. Landscape theme, lighting theme and a common open space/central
gathering place would make up 2.5% of the 5% density bonus for
architectural theme and the architectural theme of the houses would make
up other 2.5% of the density bonus.
7. A written narrative describing the architectural theme of a project be
provided with the submittal of the preliminary plat.
8. The minimum front yard setback for house shall be 20 feet and the
• minimum front yard setback for garages shall be 30 feet.
S:\PLANNING\SCOTT\C'LUSTER.DOC
Memo to Planning Commission/OA 01-01
February 27, 2001
Page 4
9. The following formulas for calculating density bonuses shall apply:
R1 a district -eligible land 24 ac.
Density bonus: (24/2.5) x .05 = .48
In this example each 5% density bonus would be worth .48 lots
Al district - eligible land 42 ac.
Density bonus: (42/10) x .05 = .21
In this example each 5% density bonus would be worth .21 lots
10.Open space lots shall be platted and the ordinance amended to allow
accessory structures without a principle structure in cluster developments.
S
•
S:\PLANNING\SCOTT\CLUSTER.DOC
1008.20 - OPEN SPACE MAINTENANCE, PRESERVATION AND DEVELOPMENT
1 . Maintenance Of Common Open Space: Operating and
Maintenance Requirements For Residential Subdivision Common Open
Space Facilities. Where certain land areas or structures are
provided within the subdivision for private recreational use or
as common service facilities, the owner of such land and
buildings shall enter into an agreement with the city to assure
their continued operation and maintenance to a predetermined
reasonable standard. These common areas may be placed under the
ownership of one of the following, depending upon which is more
appropriate in the discretion of the City:
A. Dedicated to the public where a community-wide use
would be anticipated; or
B. Subdivider' s ownership and control; or
C. Landowners (Homeowners) Association ownership and
control, provided all of the following conditions are met:
i. The Landowners (Homeowners) Association must be
established prior to the sale of any lot;
ii. Membership must be mandatory for each owner and
any successor in interest;
iii . The open space restrictions must be in perpetuity
and not for a specified term of years;
iv. The Association must be responsible for liability
insurance, local taxes, and the maintenance of
residential and other facilities;
v. Landowners (Homeowners) must pay their pro rata
share of associated costs and the assessment levied by
the Association shall become a lien on the property in
accordance with the Law; and
vi . The Association must be able to adjust the
assessment to meet changed circumstances and needs.
2. Open Space Preservation Plats
A. Statement of Purpose. The purpose of Open Space
Preservation Plats (OSP) is to maintain the rural and semi-
rural character of Elk River and provide public benefit by
preserving woodlands, vegetated corridors, agricultural
land, open space, and other significant natural features;
require less land for development, and to allow an
alternative to standard single-family detached residential
• plats in the Rla and Al districts in accordance with this
ordinance, the City Subdivision Regulations and the intent
and purpose of the City' s Comprehensive Plan.
111
B. Objectives:
i. Preserve permanent natural habitat, vegetated
corridors for the movement of wildlife, scenic
enjoyment, recreational use, agriculture and rural
identity.
ii . Allow innovation and greater flexibility in the
design of residential developments .
iii. Provide for site development that maintains a low
visual impact, particularly along arterial roadways
and abutting properties .
iv. Create cohesive neighborhoods in order to
establish local identity and community interaction.
v. Physically integrate neighborhoods, open spaces,
and places of destination in order to establish
municipal identity and community interaction.
vi . Reduce the costs of construction and maintenance
of public facilities, infrastructure and services .
C. Definitions
BUILDABLE LAND AREA: The gross land area less the
unbuildable land area that includes floodways, hydric and
restrictive soils, land with slopes over 33%, wetlands and
areas that cannot accommodate septic systems .
CONSERVATION EASEMENT: A legal agreement creating an
interest in real property created in a manner to impose
limitations or affirmative obligations regarding the use of
property including the retention, protection, and
maintenance of open space.
ELIGIBLE LAND: All land within the boundaries of a tract
for the purposes of calculating density, except for land in
existing public road right-of-ways or any area occupied by
rivers, streams, lakes or any area one acre or larger and
classified as a US Army Corps of Engineers Type 3, 4, or 5
wetlands, as described in the US Army Corps of Engineers
pamphlet entitled, "10 Important Questions, " US Government
Printing Office No. 1979-768-929.
GROSS ACRES: The total area of a parcel of land including
wetlands, hydric soils, steep slopes, internal streets, and
dedicated easements .
LAND TRUST: A nonprofit organization that, as all or part
of its mission, works to conserve land by undertaking or
assisting direct land transactions - primarily the purchase
or acceptance of donations of land or easements.
PRESERVED OPEN SPACE: A tract of land with a conservation
easement over it that is used for, but not limited to,
agriculture, natural habitat, walkways (sidewalks) and
pathways or recreation.
D. Procedure. All procedures for a Standard Subdivision,
Section 1008 .08, shall be followed for an OSP Plat with the
addition of the following:
i. In addition to a pre-application meeting with the
City, it is recommended that the applicant meet with
potential conservation easement holders in order to be
made fully aware of any procedures, policies, or other
issues regarding the plat.
ii. In addition to a pre-application meeting with the
City, a Sketch/Concept Plan shall be required that
includes the following:
a. Topography (minimum of 10 ft. contours) .
b. Soil Types, and characteristics, such as
depth to water table.
c. Hydrological features including surface
water bodies, floodplains, wetlands, natural
swales and drainage ways.
d. Vegetation of the site, (pasture,
woodlands, hedgerows, etc. ) .
e. Description of the current land use and
structures on the land, and all encumbrances such
as easements or covenants.
f. All roads, buildings, utilities, property
boundaries, and property use within 500 feet of
the tract.
g. An outline of the land area to be protected
as open space or park, the number and acreage of
lots, areas proposed for storm water management
and on or off site sewage treatment.
• h. All possible future roads, parks and open
space on or adjacent to the subject property.
i. Preliminary calculation of the amount of
acreage that is public road right of way and the 111
amount of acreage that is DNR regulated wetlands,
and or public water bodies .
iii . Data For Preliminary Plat. All information
required to be submitted in Section 1008 . 10 of the Elk
River Subdivision Ordinance is required to be
submitted with OSP plats with the addition of the
following:
a. Resource Inventory presented on an aerial
photograph at a scale of no less than 1 inch =
200 feet.
i) Slopes of more than 33% with a minimum
run of 20 feet.
ii) Soil types and characteristics, such
as depth of water table.
iii) Vegetation inventory identifying the
general cover types (woodland, pasture
etc) , defining boundaries of woodland areas
and stand alone trees with a caliper of
more than eighteen (18) inches when411
measured at a point four (4) feet above the
ground level. Vegetation types shall be
classified as generally deciduous,
coniferous or mixed and described by plant
community, relative age and condition.
Trees to be removed for streets, drives,
buildings, drainage or other purposes shall
be identified.
iv) Current land use including all
buildings, structures, paved areas, and all
encumbrances, such as easements or
covenants .
v) Visual resources, showing views onto
the tract from surrounding roads and public
areas, as well as views within the tract.
vi) Cultural resources : brief description
of historic character of buildings and
structures, historically important
landscapes, and archeological features.
vii) Context: general outlines of existing
buildings, land use, and natural features
such as water bodies or wooded areas, roads
411 and property boundaries within 500 feet of
the tract.
b. A calculation of the proposed OSP plat
density as determined by this ordinance, section
F.
c. A narrative from the applicant as to the
rational behind the proposed layout and open
space.
d. An itemized list of all documents,
agreements and actions necessary to be completed
prior to recording of the plat including:
i) Land area to be protected with a
conservation easement as open space or
park, the number and acreage of lots, areas
proposed for storm water management and on
or off site sewage treatment.
f. Homeowner' s Association Documents including
bylaws, deed restrictions, covenants, and
proposed conservation easements (prepared by
• holder of conservation easement)
g. Management (replacement and repair) plan of
collector sewage treatment systems as approved by
the City. The plan should clearly identify the
following:
i) The ownership of the shared sewage
system;
ii) Annual schedule for maintenance,
inspection and monitoring of the shared
sewage system;
iii) Contingency plan in the event of
failure of the shared sewage system;
iv) Provision describing how the sewage
treatment portion of the system will be
protected from vehicles, animals, humans
and other sources of risk;
v) Assignment of responsibility for the
management and payment of the shared
system;
•
vi) The name and license number of the
system' s designer. Ilk
E. Development Standards. Open Space Preservation plats
shall comply with the following minimum standards except
where the City Council determines that alternative
standards meet the intent of the ordinance:
i . Land Area
a. A minimum gross acreage for open space
preservation development is 20 acres.
b. A minimum of fifty (50%) percent of the
Eligible Land for development shall be dedicated
as preserved open space protected by a
conservation easement. Of that fifty (50%)
percent, thirty-five (35%) percent shall be
buildable area.
ii . Open Space Requirements. Open space intended to
be preserved as part of an open space preservation
development shall meet the following criteria:
a. Open spaces shall be protected by the
placement of a conservation easement over them.
b. Open space shall be in a contiguous,
connected configuration including or adjacent to
existing natural areas or parks .
c. Open space in long narrow corridors in back
yards does not qualify as open space for
conservation easements .
d. Open space shall be maintained free of
noxious weeds, litter or debris .
e. Open space shall be owned by an individual,
homeowner' s association, or other legal entity
which will use the land for open space purposes
pursuant to a conservation easement.
f. Open space may be dedicated as City Park
with a recommendation by the Park and Recreation
Commission, and if so, shall comply with the City
of Elk River Master Park and Recreation Plan and
Section 1008 . 18 of the Elk River Subdivision
Ordinance .
S
g. The City shall have the option of requiring
that shoreline and areas along streams be
included as preserved open space.
h. Open space areas shall be platted as a lot.
iii. Homeowner' s Associations. Where applicable, a
homeowner' s association shall be established to
permanently maintain all Preserved Open Space and
recreational facilities. Such homeowner' s association
management agreements shall be established prior to
the sale of any lots. Homeowner' s association
management agreements shall include the following:
a. Legal description of the common lands or
facilities.
b. Membership in the Association is mandatory
for all purchasers of homes in the development
and their successors.
c. Restrictions placed upon the use and
enjoyment of the lands or facilities including
the persons or entities entitled to enforce the
restrictions.
d. A mechanism for resolving disputes among
the owners or association members.
e. Provide standards for scheduled maintenance
of open spaces.
f. Provide a plan guaranteeing continuing
maintenance of open spaces that shall be
submitted to the City Council as part of the data
requirements for an open space development.
g. A mechanism to assess and enforce the
common expenses for the land or ,facilities
including upkeep and maintenance expenses, real
estate taxes and insurance premiums.
h. The conditions and timing of the transfer
of ownership and control of land or facilities to
the Association or the common ownership.
i. Any proposed, change in the articles of
association or incorporation shall require the
prior written approval of the City.
• j . Any other matters the developer or City
deems appropriate.
iv. Park Dedication Requirements. Park dedication111
fee requirements shall be based upon the number of
lots that could be created with a conventional
standard subdivision layout if fees are paid in lieu
of land.
v. Water and Sewer Systems.
a. Water may be provided by individual on-site
wells, or by one or more community wells in open
space areas, meeting all Minnesota Department of
Health requirements .
b. Shared sewage treatment systems are
required and may be located in common open space
within an easement. A sewage management plan
must me submitted to the City of Elk River that
must be reviewed and approved prior to being
recorded with the final plat. The plan shall
clearly identify the following:
i) The ownership of the shared sewage
system;
ii) An annual schedule for maintenance,
inspection and monitoring of the shared
sewage system;
iii) Contingency plan in the event of
failure of the shared sewage system;
iv) Provision describing how the sewage
treatment portion of the system will be
protected from vehicles, animals, humans
and other sources of risk;
v) Assignment of responsibility for the
management and payment of the shared
system;
vi) The name and license number of the
system' s designer.
vi . Dimensional Regulations. The dimensional
regulations for Open Space Preservation Plats may be
reduced from the underlying zoning district
dimensional regulations provided they comply with the
following minimums :
a. Minimum Lot Size:
11, 000 sq. ft. (80 ft. x 130 ft. , 100 ft. width
on corner lots) .
Maximum Lot Size: One-half (1/2) Acre .
b. Building Setbacks.
Front 30' 20' house 30' garage
Side 10'
Garage Side 5'
Rear 20'
c. Maximum impervious surface within each lot
shall be 25% .
d. Street Standards shall comply with the Elk
River Subdivision Ordinance, section 1008 .
e. Accessory structures shall be allowed on
preserved open space lots without a principle
structure.
vii. Lot Design Guidelines. Residential lots should
• be designed to achieve one or more of the following
objectives:
a. Oriented around a central focal point such
as:
i) A central green or square
ii) A physical amenity such as a meadow,
stand of trees, a stream or water body, or
some other natural feature.
iii) A street with a boulevard planted with
shade trees and a central parkway or median
at least 25 feet wide.
b. Located to preserve woodlands, farmland or
other natural features or character including
places of historic, archeological or cultural
value and their environs.
c. Located such that at least 50% of the lots
within a neighborhood abut open space on at least
one side. A local street may separate lots from
open space.
d. Views shall be preserved on and off-site to
the maximum possible.
e. Locate neighborhood recreation open spaces
such that they are an integral part of the
neighborhood or the surrounding home sites, are
at an elevation appropriate to their intended
recreational use, have boundaries that are
clearly defined and are accessible to all
neighborhood residents from a public street.
f. Preserve natural habitat to the maximum
extent possible in a contiguous, connected
configuration. Natural open spaces may include,
but are not limited to, fields, wetlands, slopes,
bluffs, woods, lakes, ponds, streams, shore
lands, and other environmentally sensitive areas .
g. Connect individual home sites with
pedestrian corridors or sidewalks to larger open
spaces and places of destination on and off site .
Open spaces should be accessible to pedestrians
at roughly (1, 200) foot intervals along public
roadways. Pedestrian corridors between lots shall
be at least (50) feet in width and buffered from
view of adjacent properties .
•
h. Buffer residential properties from
incompatible uses with buffer zones of at least
(100) feet to minimize land use conflicts. The
buffer zones shall be thickly planted with native
grasses, shrubs and trees. Roads may be included
in the buffer that will create an effective
barrier separating yards from fields and
pastures .
i . Minimizes development fronting onto
existing arterial roads by establishing buffer
zones with existing and native vegetation to
protect rural roadside character and to improve
public safety and traffic carrying capacity.
j . Locate houses and garages such that the
garages do not dominate the streetscape.
k. Locate septic systems on the most suitable
soils for sub-surface septic disposal .
1 . Landscape common areas and street right-of-
ways with native vegetation with high wildlife
conservation value.
F. Density. To calculate the base density for a given
tract:
i. Determine the Eligible Land (See definition) .
ii. In the R1-a zoning district, divide the eligible
land by 2. 5 then multiply by 1. 15 to determine the
number of lots.
Example:
Eligible land area: 24 acres
Zoning district density: 2.5 acres
OSP density: (24 / 2 .5) x 1 . 15 = 11. 04,
or 11 lots
iii. In the A-1 zoning district divide the eligible
land by 10 and multiply by 2 . 15 to determine the
number of lots.
Example:
Eligible land area: 42 acres
Zoning district density: 10 acres
OSP density: (42 / 10) x 2 . 15 =
9. 03, or 9 lots
iv. Density bonuses. At the discretion of the City
Council, density bonuses may be permitted which allow
projects to be developed at a density greater than
otherwise allowed provided that one or more of the
following standards are complied with. Each standard
provides an additional density increase above the
allowed zoning district density with a maximum density
increase of 40% above the allowed zoning district base
density.
Example:
Ria District eligible land area - 24 acres
Density bonus: (24/2. 5) x . 05 = . 48
Each 5% bonus = . 48 lots
Al District eligible land area - 42 acres
Density bonus: (42/10) x .05 = .21
Each 5% bonus = .21 lots
a. Creating an endowment to the land trust or
homeowners association where the principal would
generate sufficient annual interest to cover the
conservation easement holder' s yearly costs (5%
410 bonus) .
b. Providing for access by the general public
to trails, parks, or other recreational
facilities, excluding golf courses (5% bonus) .
c. An additional 10% open space is provided
above the required 50% preserved Eligible Land.
The additional 10% open space shall be buildable
area (5% bonus) .
d. Reusing existing buildings and structures
or preserving specific site features inventoried
by the County, City, or State Historical
Preservation Office (5% bonus) .
e. Provide covenants to create an
architectural theme to include items such as,
porches, side or rear loaded or detached garages
(5% bonus) . Landscape theme, lighting theme, and
open space/central meeting place shall make up
2 . 5% of the density bonus and additional
architectural elements shall make up 2 . 5% of the
density bonus. A written narrative describing
the architectural theme shall be provided with
the preliminary plat.
f. Maximum lot size 11 acre (5% bonus) .
4111
li
Design Guidelines
• Architectural Review & Design Guidelines for :
--, -.`L,
; L~Imo-] ..
•
•
On the La�Ce '
Sth Avatars Nair Small Too..m Neighborhood.
I . GENERAL LOT PLANNING G UID E S
Careful siting of each home must seek to fit the topography, protect existing vegetation, views, open
space and other features that define the character of this neighborhood. These guidelines will further
this goal by establishing criteria aimed at achieving quality levels of landscape architecture and sensi-
tive site plans. Our goal is beautiful streetscapes and open spaces, interesting and complementary lot
amenity features, paving and planting design. Careful consideration must be made for future addi-
tions, decks, fences, and screened porches. Consultation with a landscape consultant is recommended
at the early stages of planning. -
SUMMARY EXAMPLE D ETAIL
4111 . A.HOME SITING
Design for the 1. Home plan and siting should take advan-
unique aspects tage of sun, views and provide for both pri-
of your specif- vacy and front yard neighboring opportuni-
ic site and ties, while also creating attractive off-lot
overall neigh- �. �. impacts and respecting sight lines of other
borhood. homes.
,f. ` __ 2. Respect the existing topography and
!s work with it.
•
3. ARC may require maintenance of sight
lines of other homes to natural or built
amenities.
B. TREE PRESERVATION
Refer to spe- _•. ,_ ,... : !' ,.
1. Preserve undergrowth in protected forest
-:� r _., .��.l,. 1. areas. Pathways are appropriate.
cific tree sur- ' ' •
vey for your ` ►: •
la and try to 't -h " 4 2. In concept planning identify the trees you
will be savingand those that appear to
assure the s .• - PP
preservation ..� ' � 'y -'.•\ require removal.
of existing 02.1i. rvt_=
trees. �. '" . ' f 7-717:--0:',"0,=, :7_
` ;.. q 3. In the FINAL Review plan submittal,
-40,,,„..:.4r� i....4.:.-::..";, ...g, :�ib"1;r show the location,size species, and elevation
r' ,•�, '. •:,:.•;, of existing trees greater than 8 inches in
,' diameter and oaks,hickory and sugar maple
Ili ,
greater than 2 inches in diameter within the
proposed area to be disturbed and within 20
feet thereof.
7/12/98 - rev. Page 1
SUMMARY EXAMPLE DETAIL
C. LOT-HOME POSITION GUIDE •
1. Respond to ARC garage and home posi-
tion from ARC provided lot planning
guide.
2. On vertical curb streets,utilize existing
curb cut or pay for new location and street
repair.
3. Homes should be positioned with in
respect to existing homes and in anticipa-
tion of siting of future homes. (See: The
A.R.C. Lot/Home Location Guide.)
D. HOUSE-DOMINANT HOME DESIGNS
Garages shall �,:e.,Ti ��,.1 �` � ' %�ti�'; ' 1. Reduced setbacks for homes require
;
be positioned /� � r*w``
design of homes with "tamed garages",
3" a home's elevations and with
to reduce their . �,,,�, �''i' \''°��:'` emphasizing
visual impact • u • •*. clear references to building massing and
on the street -•=7:-.--', " ° " �'�° Q'`
?�., .,t4..,, , . architectural detailing, including a recog-
this allows the �•. *1<. — nizable style.
active, visually Sr ;,�:�,r agr•�k,tau t,'u`
interesting. -
features of the
+ I " E. LIBERTY'S REDUCED SETBACKS
house to dom- ..*- , "'—'-- _
1. 20'setback from property line (15'
inate the �-- - from back of most sidewalks) allows
streetscape. use of deeper floor plans (see City
requirements).
F. TAMING THE GARAGE: •
1. With reduced lot widths and budget con-
- scious home design,house dominant
designs require creative two and three car
\,;, «• >,,...,,.,.�., garage positioning to screen, diminish
'"`' �"� impact from road,while emphasizing home
pli114a' r rt entry and approach.
lip
lix.:,1*1.1..
2. Not less than two car or more than four
4R spaces without ARC approval.
F.4 ' 1 ` . 3. Garage positioningthat maximizes
.. 04N
. 1 . •� •� g
4't 'i .( re. I----T7 house and minimizes garage:ie. • 3 car L-
r 1 - shaped garages with tandem spaces, turned
r
For eve four
y 4 s. r garages at side streets, court yard and side
fully recessed 21=1 iE load garages (where lot width permits).
garages, one --r ...°..v°,los
fronf loaded -"
garage is . . -. ----- --•. .
allowed (but
not encour- • •
aged) provid- Side loaded
ed that certain garage.
criteria are
met:(seepage 9
City of
Stillwater
Phase One
Expansion
•
Area Design
Guidelines)
Page 2
SUMMARY EXAMPLE DETAIL
F. TAMING THE GARAGE: continued
• ,--- .
it -• ,,
' J
i .�� =. � R�•.ter•
.-N ,.. - / .. ,' MIL r
_ it /
...111•:x •. -I ••J
i
Home w/tumed ' -- t- • --
r'
courtyard garage -'` \-•_.•
• 25'setback.
Corner home w/garage
® side street.
•
. 1I
1110 — 1,.- e
i •...... :
▪ . <,r ,,,�
„ .i• ,,r .,i' ,
it i
l'
1,0
- .s.i.• � 1 III
Straight-in ' .,
min. 35'set- _'- ' .- -..)
back garage..--:: __, -. �-
r
•
j.
•
Front loaded,
+mi.. rear garage.
1
1 •f
'
II 1 11 i i
JQ
0
1LI
of.,.,,,,.,
_
--.
-'". ,---.411,
, :
W I
4
Straight-in
�• garage w/min.
••--z. _ 35'setback: 3
I
- -- car Tandem.
Pao-e3
SUMMARY EXAMPLE DETAIL
G. ACCESSORY DWELLING UNITS
Special uses R
f 1. 800 s.f. accessory dwelling units are •
will be \• ^s permitted in many Liberty homes.
a proved 1 Anticipate flex-use in garage and/or home
p by
Administrative i extensions.
permit through t`
administrative • ' }
design review. .: s4 :. 2. "Flex space" designs for alternate use of
ti . .... ' p •Lp,:, ,, garages/homes could provide space for an
s accessory dwelling unit, office, craft space,
�� etc.
t<
-**,., _ft . - -
,'-'4 , .
�IfyYi�,.f' •' , ' :5'-4' moi
H. TWO-FAMILY HOMES
Duplexes are1 1. Design structure to look like single fam-
encouraged on - : �.-: . ily home, with garages at either end,both
corner lots. - `"'-" ' �� garage and entries not visible from street al
� - �=—
art: *se. , vantage point. See position PUD require-
Up to 18% of +.•.;"'i .a ments: one to two per street corner, gener-
all units may ally 200'between buildings with two fami-
be duplex __ __-_ ly homes.
units provided ` : ..17i.77X
'
all require- I.
ments are met. r
.i u . L Townhome (2-3
. r—--L::i: DU/bldg- archit
ec-
c— L71 .1 : ty ture similar to sur-
- -' . rounding homes).
b.
_ r
ri
1 MIL
gl 4. ' ; '' ''
Y •
-....r—
rt-7.
Page 4
SUMMARY EXAMPLE DETAIL
I. HARD SURFACES/PAVING
•
1. DRIVEWAYS
a. Driveway gradient no greater than
15%. preferred 40%to an apron area at
garage no greater than 4%.
b. Driveways to be narrowed to a
maximum of 16'in the front yard area.
2. FRONT WALKS
a. Each home is to have a walk from
the front entry/porch to the back of
curb,preferably with steps near the
•
r 1 1 11 -` `;� street right-of-way line/back of side
walk(except flag lots).
3. PAVED AREA
_,, ,�• ;.0 a. Homes without a front porch must
- have a paved surface built with appro
priate, decorative paving,of at least 120
s.f.. A deciduous overstory or understo
Paving ry tree,minimum 3" caliper must pro
vide shade.
J. RETAINING WALLS
1. In the FINAL Review plan submittal,
- show the top and bottom elevations or
�'• - , proposed retaining walls.
_ 2. Design for front and rear yard natural
areas. Position ground cover, trees and
shrubs in response to ARC-recommended
tree massing,berming and natural area
.. h i plans.
Natural areas
•
Page 5
I I . GENERAL HOME DESIGN GUIDES
Each individual hDme shall have its own identity and character. It will be aesthetically balanced,details .
consistent with its basic architectural style and be made with quality materials and workmanship.
Homes identical to an established builder's model or portfolio will not be allowed and homes not
demonstrating adequate design variety will not be approved by ARC.
SUMMARY EXAMPLE DETAIL
A. VISUAL IMPACTS
ate"�•�_'� .,t!! • I 1 1. Create attractive off-lot visual impacts.
,!� , .. ' .`.;«� Be mindful of the home's massing as seen
'i.4.;►'.144'... , CA. •
from surrounding road approaches and in
i.a1- k context with other adjacent and surround
' '143311.,
homes. Avoid unaccented 2&3 story
• facades.
'j
I. 1 tau +'
Vs.
' •
1 *` ti u;i 2. Respond to each lot's on and off-site
�.y, F,v .�, - opportunities to help define the home's
. s +,.-. ,t..,
.t-ii:' . ' tki ` '&: �wei;am.. outdoor spaces and guide positions of
'—�....., �. ,.,+i>IIlt�il���!1 home interior spaces
3. Select home design/floor plans that
establish a friendly relationship with the
street via porches, decks, gradual level
j changes and anteways,entry sitting areas,
-.=.:'5, `� 1 courtyards,patios, terraces, sheltered
entrys, etc.
wad -4i.51 t6 ��-
-..l•rL -� •
�-- 4. Price efficiency can come with simpler,
Q;�' _ ! lower room count, "box-on-box"floor
.,� � AIR plans,blended with modern,shared-space
".; '` ... ;;.: room layouts.
' Y 5. "Stage front"appearance will not be
approved, the sides and rear should sup-
port the style of the home's front eleva-
tions.
6. Camouflage garages with small set-
- . backs from home front with porch exten-
sions, arbors,trellises,wing walls or
'ft. III.Ntreeros retaining walls. Use to help hide garbage
` vi` &recycle bins.
k w-.
` 1 �+_• '®,wy,; 7. Add steps from garage to home,pro-
4
I 1 "'" 7-3: ''S vide headroom at garage service door.
' 1 -- Allow space for added risers in garage
and/or transition rooms within home,
. c r _ 7'41 - ~� such as laundry/mudroom. Design
' ry .: '4) should reduce impact of blank area above
garage door(s) (ie. lowered roof line,
Trellis/arbor/pergola as garage trim/details.)
camouflage.
•
Page 6
SUMMARY EXAMPLE DETAIL
B. HOME TO BACK OF CURB
• ELEVATION
Provide main 1. Raise home, with added front steps
floor elevation to capture old Stillwater look particu-
that is raised 2 larly with reduced setbacks... can turn
to 3 feet above s, .= � r y. ,; on-grade homes to look-outs, look-
the street ele- - "' -_ "• ' ::., outs to walkouts.
vation. • fi' =
poi • _
•
Raise home particuiariy with
reduced front setbacks
C. ROOF PITCHES
1. The roof on each home is one of the
:, ,;:.' most important visual masses on the
44.:IN!" house. Roof slopes and overhangs must
r �' H be appropriate to the individual style:
Research your style, know its conventions.
4 n 2. Design and refine well thought out,
- simple and strong roof forms.
i .aixyr--�•`rw.a••atir�
D. HARDSCAPE
TERRACES/PORCHES/OUTDOOR
'< -� R LIVING SPACE
1. Outdoor living spaces can provide effec-
tive transition between home, outdoors,
• and a place of interaction with neighbors.
• "` These could include patios, decks,gazebos
• �. a . or formal gardens.
Off
•
•
•
Page 7
III . DETAIL HOME DESIGN GUIDES
411
SUMMARY EXAMPLE DETAIL
A. PREFERRED STYLES
f ••••"1. • Designs utilizing modern floor plans
■ , * within an architectural theme.
.�..•-- 1��; • Colonial, • victorian, • federal, •
.1 P farmhouse, • cape cod, •tudor • stick,
--���"''� ,r, '� y.• � ,�� •tudor, • craftsman, shingle
1 • arts &crafts bungalow,
.1.644144,14
(-,;**-4.. ^v B. PREFERRED MASSING
• 2 story, • story &1/2, • ranch, • 2
story with attic dormers.
C. GARAGE TREATMENTS
1. Use two-story/ dormer elements over
' ' garages for architectural interest and bonus
14.11,
space.
2. Garage door accents and detailing
should be used to break up its scale &
designed to echo home style detailing, •
making it look less dominant,more a con-
.. tinuation of the structure. Do not use plain
flush steel doors.
3. Provide garage door treatments, win-
dows designed to echo home style detail-
ing.
4. Where there are garage walls with no
doors, there should be windows that match
other windows & trim/architectural details
of the home.
5. In area below floor line and above
grade, use stone, cultured rock,siding
extensions, lattice,brick, stucco and
verge boards.
D. ENTRY PORCH/STOOP
1. Provide a stoop or entry porch (of use-
able size),large enough for plants and seat-
r� ing. They should be covered by an over-
hang, roof, trellis,portico or detail appro-
•
?..,�: priate to home style.
•
Where a smaller sheltered entry is planned,
3t provide a front-oriented entry setting such
as veranda,deck or patio suitably sized for •
_:.. 1: - > a minimum of two chairs.
Page 8
- SUMMARY EXAMPLE DETAIL
E. ROOF MATERIALS
Ill ' '` 1. Well proportioned overhangs, fascia,
;F;l' gutter, soffit, frieze, window trim &
at-Az,- details, skirt board & corner treatment,
r �-� �"`
,� supportive to selected dominant architec-
tural
_ * $ 4 " 2. Roof materials may include cedar
' 4 '.- shakes,copper, slate, or a minimum of 250
! `*: $ t " -, — lb. tabbed asphalt, "dimension" shingles.
Small amounts of prefinished standing
seam metal may be acceptable. Colors
should be muted, dark shades with shad-
ow coloring.
3. Valley flashing of copper, prefinished
metal, or interwoven shingles are pre-
ferred.
4. Gutters and downspouts must be inte-
grated to color and style of house.
5. Functional attic vents are encouraged.
Continuous covered ridge vent, shingle-
over type should be used.Avoid box vents.
F. ARCHITECTURAL SIDING &TRIM
1. Use of materials &Architectural trim
~
III . -..-4........ 11 consistent with home and selected home
�, ,; consistent
=2 ' T A- .� 2. Use vents, recessed bays &cantilevers
i: . �+ to create interest&shadow lines.
Vi..--- ki.,_.
„ 3. Exterior materials of masonry brick,
?V'. k'. stone,stucco and natural wood are pre-
_._. . 1t 1 3 ferred.
•
'' .. 4. Site stained &prestained wood, metal,
.:,.Q vinyl, clad,cementous materials or com-
"'"' _ IttArr".,r,:-VW:r_ posites will be accepted if sample or
manufacturer's catalog with trim indicat
ed and color specified are submitted.
G. MASONRY- BRICKJSTONE,
CULTURED STONE.
1. The first masonry on the house should
be the fireplace chase, if visually promi-
•Y �.�',.• nent.
- 2. Masonry fronts must wrap corners to a
IA'. !;-. at logical terminus, but no less than 24".
3. Use masonry in locations most visible.
1411! it _:. 4. Columns must be sized appropriate to
• ri., .. I
. their height and building mass supported.
yrr:
H. FIREPLACE CHASE/CHIMNEY
1. Should reflect the home's style.
Page 9
SUMMARY EXAMPLE DETAIL
Masonry chimney is preferred. •
t •,: 2. Decorative chimney caps/screens are
i j encouraged.
t al it Ein' I. DIRECT VENT FIREPLACES
II
} I1 E Ill 11 —Y 1. Are permitted but boxed out"dog-
II III"If"lll10 ., house" forms are not allowed.
s
,•N 4. .M;.4, 4 ,, 2. Chimney caps should be detailed flue
top of box type design. An all wood
chase is required to have a Majestic TT200
or approved equal.
---�-4"."--X.`"'` •.:. J. DOORS AND WINDOWS
5.,.. ;`: - 1. The entry door is expected to be a
dominant feature to the front of the
aEf ::� El house. It should be scaled to the rest of
�• the house. Sidelights and transoms are
_ -L. � encouraged.
•
. E+ ,: 2. Use energy-efficient, quality doors &
windows selected to fit the architectural
444.""7111"1h IIfIIIIJ1IlHlIIUIIIIIIIIII I•II ! . style.
-::::„....,-:„.:-..,..77.7.427 _' 3. Select window grilles to be in character
with architectural style.
4. Sliding doors are encouraged to .
. mimic wider stile French doors.
K K. WINDOW TRIM
-. 1. Windows must have exterior trim of
. wood,stucco,brick or moldings consis-
`•. tent with selected architectural style; all
' r i elevations.
2. Windows and doors may be painted,
• t •' natural wood, aluminum, or vinyl clad.
'• s `� Muted accent colors are encouraged-i.e.,
�il1 � forest green,burgundy, colonial blue, etc.
.,.
:IIa.
3. Shutters, if used, should be sized to
look as if they could close over entire win-
dow. Do not use with multiple window
011.1-lit groups.
• 'f L. DECKS
"`i 1. Must be consistent with home
- ..; "" ` 4.-' design/style and should be an extension
1 - a-h of the home.
A ? _mac s . :. T,,
? l ' 2. Aboveground decks must be support-
.---- ed with 9"x9" columns where visible*,
dorJ 1 - designed in character with the massing of
� • the home.Minimum of 6"x6" column
___ " - �• existing or future streets or residences. If`.'"''s . _ where decks will not be visible* from •
.
deck is more than 2'above grade and visi-
ble*, screening below deck must be pro-
Page 10
SUMMARY EXAMPLE DETAIL
vided. Home materials must extend to
• r, •":. "`.P...:
deck detailing.
.t 4i:"...' ='`'="i:.7 -;'' 'V'';"z;s *visible; from existing or future streets,
•• _ r`•.•... �.- q_. homes, parks or openspace.
,,-.1—i p' i% L j 3. Handrailing design and detailing
li z :liv • should be consistent with the home's cho-
�__ %l" sen style.
t..
or'
;: . ' 4. Cedar, redwood and wood/plastic corn-
,•
1......\-. posite wood construction is encouraged.
f �' "� Painted or stained depending on home
I t ;a+. - k.
style.
5. Future construction/decks should be
included with the plans for approval, but
at ..etikr '0 -' ---1 indicated as future construction.
e .
i 1 ` _.' M. TRASH ENCLOSURE
• Accommodate garbage and recycle bins
f- ,t -y ..: -- • . "y through added garage width or depth,
_ "' ••- ' r wing-wall extensions, fence enclosure
�, 1!111 t II extensions, retaining walls.
.., . uul r
'ii1 1llli 1II - 'liiiiiiiiiiiiiii.
•
• DETAIL
Page 11
IV . DETAIL SITE DESIGN GUIDES
III
SUMMARY EXAMPLE A. LOT PREPARATION
1. Lot development and landscape plan
must be prepared by competent, experienced
landscape designer or Landscape Architect.
2. Completely fence trees that are to be
^, � ::. saved at a distance of 1.5 feet times the tree
`�,a . r„ '-
•i 'S' diameter in inches.
'z_•Frn'•;-"
F . ; }1Sr ti r * B. CORNER LOTS
1. Corner lots will have special review
"
ALL $; , -, P
. MP Ise if...! 'g�., p •;fir« ensuring that each exposure to the street has
----- .. - received equal landscaping attention.
' ' C. GRADINGti . .� w-
1. Builder's responsibility to assure positive
drainage.
2. Show erosion control plan and schedule
of tasks.
3. Show locations of topsoil stockpiles and 411/fill soil stockpiles, and proposed silt fences.
4. Avoid abrupt slope intercept between
existing and disturbed soil surfaces, and
encourage rounding which blends into the
natural grade.
5. Create contour and grade changes to
enhance privacy,visual interest and amplify
plant material impact and effectiveness.
6. Sod all swales. Minimum: swales min.
- .w='�-'� 2% swales,minimum drainage slope 6"
i= ' . 'ftio. '-•-..„,, away from all building sides with 6"mini-
-'. 3. .; - mum drop. 1% on hard surface.
I
immomi- ' ; 7. Contour site to protect mutual drainage
'e: -*= _ - .Dr-.-.-.=` issues and existing or potential basements.
' :-T: 8. Design, materials and layout must be
h -I submitted for ARC review.
ea 4 ks � fll1lllllllll�`'
'� D. PAVING/FLATWORK
`elf6�j �; 1. Flatwork and steps with decorative nos-
024: and detail are encouraged at the front
yard as well as the rear yard. •
2. Decorative or colored paving is encour-
aged. This includes decorative expansion
Page 12
SUMMARY EXAMPLE DETAIL
joints,break lines, stamped and colored
IIIasphalt("Street Print" or equal), stamped
and colored concrete ("Bomanite" or
�...•:' equal), brick or colored concrete, interlock-
ing pavers.
' - . . 3. Position retaining walls and slopes to
� '1 .II i; preserve trees where possible. Select wall
t=om •3
1111111111 .
materials and colors to compliment the
� t- u ,... home design and material.
•# 1l r- `. a ' i;-
'1:.,
E. PLANTING
' ' -."mak-. - T om. ..„.;_ft
1. Site planting plan should include a
plant list containing scientific names,sizes
and planting conditions (balled and
. ' '_� , burla ed, potted, bare root, container
,, ' %-;,;;;,......::: cif: PP
`,1,• • H. �; y grown, tree spade, etc.)
;•; ' = "+r� 2. Regularly spaced 3-4” caliper deciduous
� � ~�"";Lt, , , ;r boulevard trees.
.,...5_
_,....,
- = ,-. -1.:,.-.....,;.
:. , , ,,,..
.,..,. �;v- '" ell"1' - , 3. Front yard landscapes are to respond to
development planting and A.R.C. recom-
'.:+•�s _ - mended planting plan.
- . •
• y
4. Front yard planting must include foun-
dation planting as well as both overstory,
deciduous and coniferous trees, understo-
• ry trees and shrubs.
^ .1; F. REQUIRED PLANTING BUDGET:
CiamitS "' 1. The budget for the Landscape Planting
-, _'' '' �3V Plan must equal or exceed 2-3% of the
Li - t 1 moi`•
LI
•: : . 7, '• home's value.
.,,,..,:.,,,,
„,..:::,... :.....
.: ,• " '�.'::'. ..„...„3„...„-...
G. REQUIRED LANDSCAPE PLAN
1. A professional landscape plan must be
prepared by a competent Landscape
------- 't '' Designer or Landscape Architect. For
FiliV.'A 't',� Final ARC approval, the plan must show
trees &shrubs,species size to be planted
&root type. Within 60 days of home com-
pletion the landscape plan must be sub-
`f. stantially complete, at which time $2000
will be refunded to the lot owner.
.. .
..1 ....•
- 2. ARC reserves right to require addition-
- __ . al landscaping (above the minimum land-
.
�- ; -�•,.. scape budget) on lots where side and rear
1 i house elevations are highly visible to
views from off-lot, and/or where lack of
architectural design or detailing must be
-
offset/screened with vegetation.
• H. NATURAL AREAS
Page 13
SUMMARY EXAMPLE DETAIL '
1. Foundation plantings should also be
executed in a manner consistent with each •
I. : home's style.
11111111
2. Natural areas refer to landscape fea-
' ' ; IIp
tures which function as visual edges to
. = frame each lot. They help define the out-
er 4' door "rooms". The design should be a
' 1 n
i .• -•7: further extension of the home and its111 theme. In the front yard this would gener-
ally be located close to the street, possibly
s z _ . :. Y P Y
)0111Wkap. adjacent to the lot line so the same idea
s �•/`'- ..7.1
could be continued by the neighboring lot
. :, owner. In the back yard natural areas
- would most likely occur at or about the
rear and/or adjacent side property lines.
Natural landscape treatments should not
replace foundation plantings.
,;: :'t: •'c, '.• •. Natural areas must be a mutually agreed
s • :.��•:, • 4101r�. :"-
..:›1
� upon with the ARC and would include:
af�t Examples: (The plant material can
'��Y li� `t:1 ',F:'_ be smaller and more varied)
d .' ..::-' r'4 ' a. Natural forest emergent vegeta-
" _ '.14 '•'.... tion tion theme: Prairie grasses,wild
!'z' ''.'' "'„trI flowers or other perennial ground
t r wASTS:-"s ;,t't_;'S`i,1 i f covers.
1`_� b. Formal garden theme: Rose
bush garden,Formal perennial garden
c Patch of forest theme: a stand of
.,... -.- ! young Aspen (this will require 10
•
* -;• % '" '", a to 20 trees, although they could be
:y mo•w` '., , . 4 as small as 1" caliper)
I. DECK PLANTING
1. Decks to be shaded by at least one 2
1/2" caliper deciduous shade tree.
mei
J. SOD
a 1. Minimum sod: front, side and 20'in
•
4MIN rear yard unless it runs into a 3:1 slope.
'''M' Slopes need to be seeded with appropriate
'ii grasses,mulch or other A.R.C. treatment.
j 1IP!!�.n-7-- • ..
i��IIr_ K. FENCING
1. All fence designs must be reviewed
a by the ARC prior to installation.
- L. SECURITY FENCES
1.. Standard chainlink fences are discour-
aged and must be placed out of public
view. If used (i.e., dog runs, around rocks)
these fences must be screened with
landscaping and must be vinyl clad in
green or black.
M. DECORATIVE FENCES
1. Front yard fences must be limited in •
height,must be approved by A.R.C., and
are strongly encouraged to be traditional
picket design. (See pre-approved A.R.C.
Page 14
SUMMARY EXAMPLE DETAIL
• details)
.►,• l ' .•. 2. Vinyl white, tan or grey picket or black
�> , green or cream wrought iron fencing
r allowed in rear yards.
•
' '� 72k [ 3. All fence designs must be reviewed and
approved by the ARC prior to installation.
Ili
iT ; ■ Li'
■ �" r 4. If fences are used, gates and archways
�iI1f����jf������lllllll 3" are encouraged as a welcoming entry to
phi um , property.
5. Privacy or utility screening must inte-
grate with and compliment the architec-
ture.
f-
''• s~ f t I :71 6. "Invisible fences" should be used for
:1 ' `` dog enclosures.
• L.
" SAN:- • N. RETAINING WALLS
14111;147-411:1; '. LLL 1. Retaining walls should not exceed 6' in
..it,'.'rheight and be constructed of materials such
as stone, veneer or decorative concrete
f. ::; block(i.e.,keystone). Break up larger ele-
o- ' vation drops with stepped multiple walls.
� 2. Construction details should be provided
c ; +�> ������' � for retaining walls greater than 3 feet
• exposed height.
3. Landscape wall&surface materials
shall be consistent with accent materials
used on home.
4. Preserve trees &compliment home
design with retaining materials&slopes.
O. MAIL/NEWSPAPER BOXES
• Mail and newspaper boxes will be pro-
vided and installed by the Developer.
P. HOUSE NUMBERS
• Front yard house address identification
standards (typeface & number height
requirements) must be met.
Q. LIGHTING
1. Exterior light fixtures should be in char-
acter &style of home.
2. Lighting sources should be indirect
where possible, with all lighting in shades
of white (no colored bulbs other than at the
holidays).
• 3. Spillover of glare must be avoided to
neighboring lots and light sources must be
shielded to prevent glare. Wall washes can
Page 15
SUMMARY EXAMPLE DETAIL `
be achieved through an eave or ground
mounted light fixture.Avoid soffit-mount- .
ed spot lights. ARC may allow such spots
only in areas not visible to street or from
other lots.
4. Tree uplights should be recessed below
ground,behind shrub masses or down
lights should be positioned within the
trees,out of primary view.
5. Integrate landscape lighting with deck,
arbor,post,bench & trellis elements.
R. DOG RUNS/HOUSES
1. Must be immediately adjacent to the
home and screened appropriately with
design,materials and trim similar to the
primary home.
1_ waTiiikvaxlac F S. POOLS AND HOT TUBS
ri ` t1-1 7,_ t 1. Design,materials and layout must be
submitted for ARC review done in refer-
_ ence to the DNR openspace plan require-
w_-. ments.
2. All pools and hot tubs should be fitted
;A1 .t [ _ w �" M el to the lndforms, terraces,porches and
i �, . ,,,. t. decks. Above ground pools will only be •
it
_ allowed on specified lots so they can not
'� ` '" be seen by the public or are made to
•ti-a 4= T appear as "in ground pools". Review all
easements prior to planning a pool.
3. Associated security fences,retaining
walls,and lighting should meet require-
ments described.
T. SPECIAL REQUIREMENTS
1. During construction each homesite will
be kept clean and free of debris. Each
builder will be held responsible for debris
which blows off the site, so please police
your site. If the developer must clean up
for you the appropriate charges will be
passed on.
2. Every owner and builder is responsible
to provide erosion control per all applica-
ble regulations.
11110
Page 16