EAST VILLAGE ARCHITECTURAL GUIDELINES Residential Planning and Design Standards www.HarpersPreserve.com These governing documents may be subject to change, amendment, and/or supplement from time to time and without advance notice. It is the obligation of the recipient of this information to ensure that they obtain the most recent version, amendment, supplement and /or revision of thi s information prior to use for any purpose. This information has been posted as a courtesy without representation or warranty o f any kind (express or implied) by any party for any purpose. (CODE 07/17/2020) HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 1 Code: 1006 2020 Table of Contents Architectural Guidelines ............................................................................................................................... 0 I. GENERAL INFORMATION ........................................................................................................................................................ 3 Philosophy ............................................................................................................................................................................... 3 Methods .................................................................................................................................................................................. 3 Purpose of Stand ards .............................................................................................................................................................. 4
.............. 3 Purpose of Stand ards .............................................................................................................................................................. 4 Design and Review Authority .................................................................................................................................................. 4 A. The Covenants ........................................................................................................................................................... 4 B. The Adoption of Guidelines and Variances ................................................................................................................ 4 C. The Associations ........................................................................................................................................................ 4 D. The Committee(s) ...................................................................................................................................................... 4 E. Building Code ............................................................................................................................................................. 4 F. Initial Land Use Designation ....................................................................................................................................... 5 G. Local, State, and Federal Law (“Regulatory Approvals”) ........................................................................................... 5 H. Plat ............................................................................................................................................................................. 5
.............. 5 H. Plat ............................................................................................................................................................................. 5 Project Contact Information ................................................................................................................................................... 5 Disclaimer ............................................................................................................................................................................... 5 II. SUBMISSION AND PLAN REVIEW PROCEDURES ..................................................................................................................... 6 General .................................................................................................................................................................................... 6 Master House Plan Submittal Req uirements .......................................................................................................................... 6 Individual House Construction Submittal Requirements ........................................................................................................ 6 Lifestyle Accessories Construction Submittal Requirements .................................................................................................. 6 Review of Construction ........................................................................................................................................................... 6 Fees for Plan Applications and Review of Construction ......................................................................................................... 6
................................... 6 Fees for Plan Applications and Review of Construction ......................................................................................................... 6 III. RESIDENTIAL PLANNING AND DESIGN GUIDELINES ............................................................................................................... 7 Site Planning and Site Development Criteria .......................................................................................................................... 7 A. General ....................................................................................................................................................................... 7 B. Setback Lines and Building Lines ................................................................................................................................ 7 C. Garage Placement and Driveways ............................................................................................................................. 7 D. Sidewalks and Walkways ........................................................................................................................................... 9 E. Fences ........................................................................................................................................................................ 9 F. Lot Grading & Drainage ............................................................................................................................................ 11 G. Tree Preservation ..................................................................................................................................................... 11
...................... 11 G. Tree Preservation ..................................................................................................................................................... 11 H. Berms ....................................................................................................................................................................... 11 I. Utilities and Utility Easements ................................................................................................................................. 11 Architectural Standards ........................................................................................................................................................ 12 A. Neighborhood Architecture and Styles .................................................................................................................... 12 B. Massing .................................................................................................................................................................... 12 C. Home Size and Product Distribution ........................................................................................................................ 12 D. Exterior Materials .................................................................................................................................................... 13 E. Chimneys .................................................................................................................................................................. 14 F. Roofs ........................................................................................................................................................................ 15
............... 14 F. Roofs ........................................................................................................................................................................ 15 G. Garages .................................................................................................................................................................... 15 H. Porches and Bay Windows ....................................................................................................................................... 16 I. Windows and Doors ................................................................................................................................................. 16 J. Shutters .................................................................................................................................................................... 17 K. Foundation ............................................................................................................................................................... 17 L. Mailboxes and Address Markers .............................................................................................................................. 17 M. Screening ................................................................................................................................................................. 18 N. Irrigation, Fire Protection and Solar Collectors ........................................................................................................ 18 O. Lighting..................................................................................................................................................................... 19
................. 18 O. Lighting..................................................................................................................................................................... 19 Landscaping ........................................................................................................................................................................... 19 A. Landscaping Character ............................................................................................................................................. 19 B. Initial Construction Requirements for Landscape .................................................................................................... 19 C. Street Tree & Front Yard Tree Requirements .......................................................................................................... 20 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 2 Code: 1006 2020 D. Preservation Criteria ................................................................................................................................................ 20 E. Reforestation Criteria .............................................................................................................................................. 21 F. Above Minimum Standard Landscaping .................................................................................................................. 21 Lifestyle Accessories ............................................................................................................................................................. 21
............. 21 Lifestyle Accessories ............................................................................................................................................................. 21 A. General ..................................................................................................................................................................... 21 B. Swimming Pools ....................................................................................................................................................... 22 C. Storage Buildings ..................................................................................................................................................... 22 D. Gazebo ..................................................................................................................................................................... 22 E. Sports Nets, Poles and Equipment ........................................................................................................................... 22 F. Basketball Goals ....................................................................................................................................................... 22 G. Exterior Fireplaces and Chimneys ............................................................................................................................ 22 H. Decks ........................................................................................................................................................................ 22 I. Patio Cover ............................................................................................................................................................... 22
.................. 22 I. Patio Cover ............................................................................................................................................................... 22 J. Playhouses and Forts ............................................................................................................................................... 23 K. Room Additions ....................................................................................................................................................... 23 L. Satellite Dishes and Antennas .................................................................................................................................. 23 M. Bird Houses and Feeders ......................................................................................................................................... 24 N. Yard Ornaments ....................................................................................................................................................... 24 IV. CONSTRUCTION GUIDELINES ............................................................................................................................................... 24 Construction Standards and Site Maintenance .................................................................................................................... 24 A. General ..................................................................................................................................................................... 24 B. Construction Plans ................................................................................................................................................... 24
....................... 24 B. Construction Plans ................................................................................................................................................... 24 C. Compliance with Construction Plans ....................................................................................................................... 25 D. Street Maintenance and Sediment Control ............................................................................................................. 25 E. Preservation Areas Jurisdictional Wetlands/ Drainage Improvements ................................................................... 25 V. SIGNAGE GUIDELINES ........................................................................................................................................................... 25 VII. EAST VILLAGE - ADDENDUMS ............................................................................................................................................... 26 A. Square Footage and Minimum House Width. ........................................................................................................ 26 A. Square Footage and Minimum House Width. ......................................................................................................... 28 VI. APPENDIX A: HARPER’S PRESERVE APPROVED PLANT MATERIAL LIST ................................................................................ 35 IX. EXHIBITS ............................................................................................................................................................................... 41 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
............................................................................................................................................ 41 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 3 Code: 1006 2020 I. GENERAL INFORMATION Philosophy It is the intention of the Developer to create a community where residents can live with the pride of knowing that Harper’s Preserve is unique . The concept of Harper’s Preserve, will be protected and enhanced through thoughtful planning, creative but simple architecture and dedicated management . The cooperation of each resident is required for Harper’s Preserve to meet its g oals.
Harper’s Preserve is a unique residential community in that it has been planned and developed to celebrate the special wildlife habitat conservation area at the heart of Harper’s Preserve . This natural asset has been amplified through the thoughtful land planning and careful attention to details in the design of aspect s of Harper’s Preserve . Due to specific site conditions, some areas of the Community will be heavily wooded while others will be less so and others subject to reforestation criteria . The different areas of the community will be visually unified through the application of specific landscape and/or tree preservation and reforestation guidelines.
Harper’s Preserve is unique in the Houston area due to a combination of topographic relief and generous allotment of open space . The abundance of open space and creative village designs allow for the promotion of certain virtues inclu ding environmental sensitivity, family togetherness, neighborliness, respect for the land, and the appreciation of small town
creative village designs allow for the promotion of certain virtues inclu ding environmental sensitivity, family togetherness, neighborliness, respect for the land, and the appreciation of small town simplicity and functionality . These values are reflected in the composition of the community structure, landscape and architectural character .
Homes should have simple geometry and restrained details . Landscaping should be simple with materials that are native & or drought tolerant species when possible .
In addition to t hese primary requirements, the A rchitectural Guidelines for the Harper’s Preserve East Village that follow should be considered in the development of each home site. During the design process for a home site, (structures, landscaping, etc.) the Declaration of Covenants, Conditions , Restrictions and Easements (“Covenants ”) must be adhered to in conjunction with these Architectural Guidelines . As stated in the Covenants for Harper’s Preserve, the New Construction Committee (“NCC”) shall have jurisdiction over all new construction (original home construction) activities on the lots within Harper’s Preserve . These Architectural Guidelines may be revised from t ime to time by the Harper’s Preserve Community Association ( “HPCA ”).
Variances to any of these Guidelines may be granted by the Architectural Control Committee (“ ACC”) on a case by case basis. For subsequent exterior construction by either a Builder or homeowner, plans shall be submitted to and approved by the Residential Modifications Committee ( “RMC ”) pursuant to the policies and procedures provided for elsewhere herein.
No prior notice of any kind to any Owner need be given as to adoption or amendment of the Architectural Guidelines. It is
MC ”) pursuant to the policies and procedures provided for elsewhere herein.
No prior notice of any kind to any Owner need be given as to adoption or amendment of the Architectural Guidelines. It is each Owner’s responsibility to review and verify the most current requirements under the Architectural Guidelines.
Owners may contact the Community Manager should there be any questions.
A Neighborhood Plan of Harp er’s Preserve East Village is shown in Exhibit A .
Methods The Architectural Guidelines and Covenants have been designed to carry forward Harper’s Preserve design philosophy while enhancing quality of life and taken together constitute s the Governing Standa rds. For example, the goal of preserving and enhancing the natural environment will be implemented through the design standards criteria for mixed -use development areas by the designation of street trees and/or f orest preserves along roadways, building and parking setbacks, landscaping along or within parking lots, clearance/coverage ratios, the requirement for tree clearing plans and clearing permits, and fencing to protect vegetation during construction.
The Governing Standards pertain to all uses including office, retail, warehouse -distribution, church, schools, recreational, medical, institutional , and apartment development as well as other community uses in areas subject to Covenants .
Separate Design Standards will pertain to multi family, townhouses & condominiums .
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 4 Code: 1006 2020 Purpose of Standards The purpose of the Architectural Guidelines is: 1. To assist the Owner and design team in achieving the desired level of site development; and
Code: 1006 2020 Purpose of Standards The purpose of the Architectural Guidelines is: 1. To assist the Owner and design team in achieving the desired level of site development; and 2. To assist the Owner in expediting the architectural review of plans by the appropriate entity by letting the Owner know at an early stage what information is required for the review.
3. To enhance the aesthetics and provide for an orderly development of Harper’s Preserve Design and Review Authority A. The Covenants The First Amended and Restated Declaration of Covenants, Conditions, Restrictions, and Easements for Harper’s Preserve (recorded in the Real Property Records of Montgomery County, Texas under 2011011454) and its Amendments (“Covenants”) are legally binding upon the developed land, landowners and residents in Harper’s Preserve. The Covenants cover the developed property in Harper’s Preserve and they may vary somewhat from one location to another .
The Covenan ts establish an Association(s) to administer and enforce the Covenants within the area covered by those Covenants, and “Committees” to adopt and enforce building and use standards adopted by the Committee . The Covenants provide that every improvement must be approved by the Committee prior to construction and comply with the applicable set of Covenants and Standards adopted under the authority of these Covenants . Additional Covenants may be recorded in the future and additional property may be subjected to the Covenants in the future .
B. The Adoption of Guidelines and Varian ces For information about the adoption of the Guidelines (and amendments hereto) and variance powers of the Committees, see section 4.02 of the C ovenants .
C. The Associations
Guidelines and Varian ces For information about the adoption of the Guidelines (and amendments hereto) and variance powers of the Committees, see section 4.02 of the C ovenants .
C. The Associations Harper’s Preserve Community Association, Inc . (“HPCA ”) is a nonprofit corporation es tablished by the Covenants governing specific geographic areas in Harper’s Preserve . There may be additional as sociations formed in the future and established pursuant t o additional recorded covenants which may adopt these P&D Standards . The Associations enforce the Covenants and provide many of the available services to residents and Owners in Harper’s Preserve within their specific areas.
D. The Committee(s) The HPCA appoints members who are authorized by the Covenants to adopt and enforce standards governing property use and maintenance requirements, and improvements, additions, and modifications to property within the area governed by that Association.
The design review entity or Committee(s) for Harper’s Preserve is as follows: HPCA Architectural Control Committee ( “ACC”) HPCA New Construction Committee ( “NCC” ) HPCA Residential Modifications Committee ( “RMC ”) The ACC may choose to act in the capacity as both the NCC and RMC rather than to appoint separate Executive Committees. There may be additional com mittees formed in the future for new associations particularly for the mixed use development planned along portions of SH 242 which is not a part of the HPCA.
E. Building Code The Committees have adopted the following codes: Residential Buildings: Internatio nal Residential Building Codes, 2000 Edition, with current amendments ( “IRBC ”) (“Building Code”) HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
g codes: Residential Buildings: Internatio nal Residential Building Codes, 2000 Edition, with current amendments ( “IRBC ”) (“Building Code”) HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 5 Code: 1006 2020 Commercial Buildings: International Commercial Building Codes, (ICBC) 2003 Edition, with current amendments, the National Electrical Code, 2000 , International Plumbing Code, 2000 Edition, with current a mendments, International Mechanical Code, 2000 Edition, with current amendments.
The HPCA has also adopted the latest edition of the Montgomery County Fire Code ("Fire Code"). All buildings must be designed in a ccordance with the Codes and all other applicable codes, regulations and ordinances of any other governmental entity having jurisdiction over the Property .
1. In the event of a conflict between Codes, the more stringent requirement will apply .
2. In the even t of a conflict between the Codes and the Standards, the more stringent shall apply.
3. In the event of a conflict between the Standards and the Covenants, the more stringent shall apply.
F. Initial Land Use Designation The Covenants establish permissible land uses and may set minimum and maximum building sizes and other constraints . Land uses and other site specific limitations may also be specified in land conveyance instruments.
G. Local, State, and Federal Law (“Regulatory Approvals”) In addition to city, c ounty, state and federal laws, Municipal Utility Districts (MUD), Water Control and Improvement Districts ( “WCID ”), and/or other special purpose districts and regulations may apply to an improvement or project .
H. Plat
ral laws, Municipal Utility Districts (MUD), Water Control and Improvement Districts ( “WCID ”), and/or other special purpose districts and regulations may apply to an improvement or project .
H. Plat Subdivision Plats, Re-Plats, Partial R e-Plats, Amending Plats (or maps of land divisions within an area) recorded in the Plat Records of Montgomery County , Texas, show individual lots, property l ines, minimum building setback lines, utility and other easements, street access limitations and o ther requirements.
Project Contact Information While all lots in East Village are within the HCPA, some Lots are located in MC MUD 95 and some Lots are located in MC MUD 15.
Community Manager Harper' s Preserve ACC C/O Real Manage P.O. Box 702348 Dallas, TX 75370- 2348 : 1-866- 473- 2573 arprese @realmanage.com MCMUD 95 Operator Municipal Operations & Consulting, Inc.
312 Spring Hill Dr., Suite 100 Spring, TX 77386 MCMUD 15 Operator Regional Water Corporation 19500 SH 249, Suite 210 Houston, TX 77070 Disclaimer Neither Declarant nor member s of the HPCA, ACC, NCC and RMC n or its representative, their successors or assigns, shall be liable in damages to anyone for any actions or failure to act in connection with any approval, conditional approval or disapproval of any application for approval or request for variance, including without limitation, mistakes in judgment, negligence, malfeasance, or nonfeasance. Every person or entity who submits plans to the HPCA, ACC, NCC and/o r RMC for approval agrees, by acquiring title thereto or interest therein, that he will not bring any action or suit against Declarant , the members of the HPCA, ACC, NCC and RMC, or its representatives, to recover any damages.
by acquiring title thereto or interest therein, that he will not bring any action or suit against Declarant , the members of the HPCA, ACC, NCC and RMC, or its representatives, to recover any damages.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 6 Code: 1006 2020 II. SUBMISSION AND PLA N REVIEW PROCEDURES General All new construction, subsequent construction, remodeling with exterior exposure, expansion, and demolition of structures must be reviewed and approved by the ACC, NCC and RMC prior to the c ommencement of any on -site building or construction activity .
Master House Plan Submittal Requirements Builder s shall submit house plans and elevations in 11’x17’ format (and/or electronic format, if requested ) to the NCC along with the completed Master House Plan Approval Form . Approval of House Plans is required prior to commencement of home construction . Plan submissions shall include the following: • Completed Master House Plan Approval Form • Calculation of exterior brick/stone coverage pursuant to the Guidelines .
• House dimensions (width/depth), square footage ( air conditioned living area), and elevations for each house plan • List of all pain t colors for the exterior shall be submitted in an electronic file or hard copy photo .
• List of all brick/stone selections shall be submitted in an ele ctronic file or hard copy colored photo (no physical samples to be provided).
Individual Ho use Construction Submittal Requirements Builder s shall submit the completed Home Construction Application Form for each individual lot . An approved Home Constructio n Application F orm is required for each lot p rior to commencement of home construction . Such submittal shall be comprised of the following:
for each individual lot . An approved Home Constructio n Application F orm is required for each lot p rior to commencement of home construction . Such submittal shall be comprised of the following: • Completed Home Construction A pplication Form • Plot plans showing all easements, Building setbacks, existing improve ments , trashcan pads, AC Pads, street trees, yard trees and proposed improvements consistent with the completed application.
• Plot plans should show areas to be preserved and reforested (as applicable).
Lifestyle Accessories Construction Submittal Requirements Owners (or Builders) shall submit the completed Lifestyle Accessories Construction Application Form for each individual proposed new lifestyle accessory construction for a house or lot . An approved Lifestyle Accessories Construction Application Form is required for each lot prior to commencement of construction .
Review of Construction The HPCA, ACC, NCC, and/or RMC may review construction in the Harper’s Preserve Community on a periodic basis to ensure compliance of each residence with approved submittals . Prior to any home closing (including all new home sales and resales), all Builders and Owners must obtain compliance inspection approval from the ACC as necessary to cure any non-compliant issues. Any variations from approved submittals or improvements which have not been properly approved shall be regarded as a violation of the Covenants .
Fees for Plan Applications and Review of Construction A non -refundable fee may be charged to Builders (or Owners) submitting plans for review. Fees for these plans include master house plan submittals, individual house construction submittals, and lifestyle accessories construction submittals.
lders (or Owners) submitting plans for review. Fees for these plans include master house plan submittals, individual house construction submittals, and lifestyle accessories construction submittals.
In addition, fees may be charged to Builders (or Owners) for the review of construction within the Harper’s Pre serve Community to ensure compliance with plan approvals and guidelines. This fee will assist in offsetting costs for HPCA, ACC, NCC, and/or RMC services rendered by outside consultants and other professionals. The fee schedule will be determined by the HPCA and provided as necessary. See below for sc hedule of requirements and fees. These fees are subject to change at any time without notice by the ACC, NCC and/or RMC.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 7 Code: 1006 2020 III. RESIDENTIAL PLANNING AND DESIGN GUIDELINES Site Planning and Site Development Criteria A. General Residences are to be planned to conform to the Covenants, Plat, Guidelines, and all applicable regulatory agencies requirements and to take maximum advantage of the natural features, existing trees and vegetation, and open space within the Harper’s Preserve Community . Site planning and exterior design should present a sense of individuality while reinforcing the overall image and theme of the community.
B. Setback Lines and Building Lines Front lot Setback Lines and/or Building Lines for all lots are delineated on the Final Plats for each residential Section .
Special considerations will be given in situations where variances may be necessary due to unusual lot shape, tree preservation, severe topography or other site -specific determinants . Variances may be granted to allow a small portion
in situations where variances may be necessary due to unusual lot shape, tree preservation, severe topography or other site -specific determinants . Variances may be granted to allow a small portion of the driveway near the home to encroach within the side lot setback . As a general rule, the lot setbacks and development standards are established as follows: Setback Criteria Lot Widths (measured at front or rear building line) 80’ 75’ 65' 50’/55’ 55’ Patio Primary Structures Front Lake Palmetto Drive Varies 25’ -40’ Varies 25’ -40’ NA NA NA Front Other Streets Varies 20’ -25’ Varies 20’ -25’ The great of 20’ or easement width(s) The gre ater of 20’ or easement width(s) The greater of 20’ or easement width(s) . See Note 1.
Side 5’ & 10’ on local side street 5’ & 10’ on local side street 5’ & 10’ on local side street 5’ & 10’ on local side street 1’ – zero side & 9’ on non- zero side or as shown on Exh.E -8 Rear 15’ 15’ 15’ 15’ 10’ Accessory Structures Front Lake Palmetto Drive 75’ 75’ NA NA NA Front Other Streets 70’ 70’ 70’ 70’ 70’ Side 5’ & 10’ on local side street 5’ & 10’ on local side street 5’ & 10’ on local side street 5’ & 10’ on local side street 5’ & 10’ on local side street Side Detached Garage 5’ 5’ 5’ 5’ N/A Rear 5’ or Easement Width(s) 5’ or Easement Width(s) 5’ or Easement Width(s) 5’ or Easement Width(s) 5’ or Easement Width(s) Note 1: Patio homes with “swing in garages” may meet the front setback requirement of the lesser of 20’ or fronting easement width with approval of the NCC. In any event, the patio home fronting setback may not be less 10’.
C. Garage Placement and Driveways 1. Driveway Widths • Front loade d Two and Three car garage width driveways shall not be wider than 1’ outside of each outer
me fronting setback may not be less 10’.
C. Garage Placement and Driveways 1. Driveway Widths • Front loade d Two and Three car garage width driveways shall not be wider than 1’ outside of each outer garage door’s frame. Two car garages shall taper down to 18’ wide where the driveway and lower portion of the sidewalk meet. Three car garages shall taper down to 22’ where the driveway and lower portion of the sidewalk meet. See the example below: HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 8 Code: 1006 2020 • Front loaded garages along Lake Palmetto Drive (parallel to Harper’s Trace) maximum 14’ wide at curb & right of-way.
• Rear loaded garages maximum of 1 4’ wide at curb and right -of-way.
• For swing in garages, the width at garage shall be 18’ for 2 car garage and 27’ for 3 car garage. The curb width shall be a maximum of 14’ wide.
• Driveways passing under a portion of the house into an auto court may be a minimum of 1 0’ under the house .
2. Driveway Locations • One driveway curb cut per Lot .
• No closer than 2’ from property line or farther th an 5’ from property line at curb (except for patio homes) .
• 80’, 75’ & 65’ products shall have a 2’ planting area between driveway and house for rear loaded garages .
• Variances may be granted to allow driveway encroachments into side lot setbacks but in no case can drainage be adversely affected by the driveway intrusion into the side setback(s).
• See Exhibit E-8 for driveway location for Lots in Bayou Bend ( 55’ Patio).
3. Driveway Placement and Configuration • Corner lots - Opposite property line from corner intersection .
• Adjoining Open Space - Opposite property line from open space.
in Bayou Bend ( 55’ Patio).
3. Driveway Placement and Configuration • Corner lots - Opposite property line from corner intersection .
• Adjoining Open Space - Opposite property line from open space.
• Mirroring - Driveways are generally limited to one mirroring per block length . Where special conditions occur such as specimen trees to be saved or mid- block open spaces, more than 1 drive way mirroring may be permitted .
• Side Loaded Garages ( 75’, 65’ or 50’/55’ product) - Not Permitted • Swing in Garage ( 80’, 75’ or 65’ product) – Permitted Swing in Garage Plans are strongly encouraged by the NCC to be used on 80’ lots along Lake Palmetto Drive facing Harper’s Trace. The reason for this is as follows: • Create less garage door visibility.
• Faces the m ain marketing route for the project.
• Creates larger parking area behind front fence.
• Creates more depth on front elevation.
• Allows for narrower driveway width and gate.
• Swing in Garage ( 50’/55’ product) – Not Permitted • Swing in Garage ( 55’ Patio – zero lo t line product) – Permitted • Patio Homes – Water, sewer and drainage facilities have been designed on the basis of a zero side yard Lot line patter n per Exhibit E -8, which assumes that straight in driveways into garages will be designed and located on the zero side line. Non -conforming driveways to this design standard ( i.e.: swing -in or hook- in driveways) are allowed provided the driveway does not conflict between driveway and curb inlets, hydrants, or other utility will occur. Builder/Owner shall assume all risk and obligation for driveway design conflicts.
4. Required Mirrored Driveway Mitigation • A solid single row of dwarf wax myrtle shrub set 3’ off of one drivewa y edge from 10’ back of right of way line to garage face.
driveway design conflicts.
4. Required Mirrored Driveway Mitigation • A solid single row of dwarf wax myrtle shrub set 3’ off of one drivewa y edge from 10’ back of right of way line to garage face.
5. Driveway Gates • 80’ product ( Lake Palmetto Drive fronting lots ) - Gates shall be constructed of metal pickets and shall be “in line” with front metal fence. Gate design must be approved by the HPCA. Mechanical and electrical gate operating equipment must be screened from public view. (See Exhibit s E-4A through E-4E) HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 9 Code: 1006 2020 • 70’, 65’ and 50’/55’ product s - Permitted only where a rear garage is used and gates must be 5 ’ back of front building face constructed of metal pickets . Mechanical and electrical gate operating equipment must be screened from public view.
D. Sidewalks and Walkways 1. Interconnectivity & Extension • Builder shall construct sidewalks and wheelchair ramps ( “sidewalk ramps ”) in accordance with City of Conroe standards and as shown on the “Side walk and Trail Plan” (See Exhibit s B-1, B2A, B-2B, B-3A, B-3B, and B -3C).
• Concrete sidewalks must be constructed along the entire front of interior/corner lots and side width of corner lots (including wheelchair ramps) running parallel to the street and located within the street right -of-way, at the property line.
• The Builder shall be responsible for the installation of sidewalks on the sides of corner lots, connecting sidewalks by builder across to adjacent Lots, connecting sidewalks across adjacent gaps in the back of cul -desacs or greenspaces and connecting sidewalks across adjacent gaps caused by easements between Lots or
er across to adjacent Lots, connecting sidewalks across adjacent gaps in the back of cul -desacs or greenspaces and connecting sidewalks across adjacent gaps caused by easements between Lots or adjacent platted access points . Builders shall also be responsible for connecting sidewalks across open spaces to the community trail system. If different builders own lots on either side of a connectivity gap, each builder shall be responsible for 50% of the entire length of sidewalk extension and shall construct their respective portion with the sidewalks for the home.
2. Materials • Sidewalks shall be concrete and front yar d walks shall be either (i) concrete or (ii) special paver on concrete base subject on 80’ Lots fronting Palmetto Lake Drive see Exhibit E -3 and Exhibit E -3A for details . Owners shall be responsible for the costs for, maintenance, repair and replacement o f all driveway pavers in their driveway and/or sidewalk required to be installed. Pavers along the walkways (from the property line to the home’s door) and driveways is recommended for each 80’ wide lot on Lake Palmetto Drive.
Residential Driveway Paver ba nd for 80’ Lots Fronting Palmetto Lake Drive (Street pavers are thicker) Manufacturer: Pavestone Pattern: Plaza Stone Rectangle & Square Muster K Border: Sailor Course Size: 60mm (±2 -3/8” ht .)
Color: Forest Blend • Sidewalks are to be detailed the s ame and constructed in a consistent manner both structurally and aesthetically.
3. Front Yard Walks (Street to Homes) • Constructed by Builder • Width -3’ minimum & 4’ maximum 4. Front & Side Sidewalks (Parallel to Streets) • Constructed by Builder and/or Association in accordance with Exhibit B-1, “Sidewalk and Trail Plan” E. Fences 1. Fences by HPCA
minimum & 4’ maximum 4. Front & Side Sidewalks (Parallel to Streets) • Constructed by Builder and/or Association in accordance with Exhibit B-1, “Sidewalk and Trail Plan” E. Fences 1. Fences by HPCA • The HPCA may , at its sole discretion , erect fences along the side and rear property lines of lots . Typically, these walls will be located outside of a residential lot but in some cases, such walls and/or fences may fall “on the lot line” . Homeowners may not attach structures, cabling or vines to a HPCA constructed fence or wall or otherwise modify such fence. Fence materials and dimensions will vary by location . See fenc e types and locations on the “Fence Type Key Map” (See Exhibit C-1).
2. Community Fence By Builder or H PCA HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 10 Code: 1006 2020 • Materials – Community F ence sh all be constructed of “Hardi Plank” and shall be single -faced with 1"x 6" pickets placed side -by-side and with staggered to ps as illustrated on the “Community Fence Detail ” (See Exhibit C-2A). Fence posts shall be 4"x4" cedar, set in concrete and spaced no more than eight (8) feet apart .
Community fence shall be painted on both sides with two (2) coats of Sherwin Williams 6163 Grassland .
• Location & Layout – Community Fence shall be constructed in location as illustrated per Exhibit C-1, “Fence Type Key Map” and detailed further on Exhibit C -3A and Exhibit C -4. Community Fence shall be constructed with boards face d out to str eet or reserve and must stop a minimum of 10’ (and maximum of 20’) back from building front face. For Patio home product, Community Fence shall be constructed with boards faced out
ace d out to str eet or reserve and must stop a minimum of 10’ (and maximum of 20’) back from building front face. For Patio home product, Community Fence shall be constructed with boards faced out to street or reserve and must stop a minimum of 5’ (and maximum of 15’) b ack from building front face unless otherwise approved by the ACC or NCC.
3. Metal Fence By Builder or Homeowner • Materials – Metal Fence shall be constructed of welded steel panels detailed further on Exhibit C -2C and shall be black in color .
• Location & Layout – 4’ Rear Metal Fence shall be constructed in locations along lakes and open space areas as shown on Exhibit C-1, “Fence Type Key Map” and further illustrated on Exhibit C-3A, “Lake & Open Space Rear and Side Fences & Screening”. Rear yard Metal Fenc es on corner lots are to turn and continue along the side property line for approximately 24 feet and meet side yard fence. In addition, 4 ’ Metal Fence and Driveway Gate shall be installed along front yard of lots facing Lake Palmetto Drive as illustrate d per Exhibit E-2, “Lake Palmetto Drive Streetscape Elements” and Exhibit E -3 “Lake Palmetto Drive Streetscape Elements - Additional”.
4. Rear Yard Fence by Builder or Homeowner ( not including Community Fence) • Materials - Wood for all fences other than where metal picket fences are required . Fencing that includes diagonal and horizontal planks (except for rot boards and caps), vinyl or plastic fencing, chain link fencing or any other fencing not approved by the NCC or RMC is strictly prohibited.
• Good Neighbor Fences (Neighborhoods of Harper’s Trail, Bayou Bend, and Spoonbill) – Rear fences along adjoining lots shall be constructed as “Good Neighbor” fences with alternating good side out panels . No wood
Fences (Neighborhoods of Harper’s Trail, Bayou Bend, and Spoonbill) – Rear fences along adjoining lots shall be constructed as “Good Neighbor” fences with alternating good side out panels . No wood fences should be visible along streets , open spaces and per imeter conditions within the community.
• Good Neighbor Fences (Neighborhoods of Palmetto Place, Palmetto Park, and Lake Bend) – Rear side fences along adjoining lots shall be constructed as Type 5 Fence (See Exhibit C -2D) in which good side fence faces each lot. No wood fences should be visible along streets, open spaces and perimeter conditions within the community.
5. Side Yard Fence by Builder or Homeowner (not including Community Fence ) • Materials - Wood for all fences other than where metal picket fence s are required . Fencing that includes diagonal and horizontal planks (except for rot boards and caps), vinyl or plastic fencing, chain link fencing or any other fencing not approved by the NCC or RMC is strictly prohibited.
• Good Neighbor Fences (Neighborho ods of Harper’s Trail, Bayou Bend, and Spoonbill) - Side fences along adjoining lots shall be constructed as “Good Neighbor” fences with alternating good side out panels (except for side fences which have metal picket in the rear and have exterior yard vi sibility) . No wood fences should be visible along streets, open spaces, or from public areas within the community (except those incidental portions of a side fence that may be visible through the rear view through a metal picket fence which should be double boarded) .
• Good Neighbor Fences (Neighborhoods of Palmetto Place, Palmetto Park, and Lake Bend) – Side fences along adjoining lots shall be constructed as Type 5 Fence (See Exhibit C -2D) in which good side fence faces each lot.
ces (Neighborhoods of Palmetto Place, Palmetto Park, and Lake Bend) – Side fences along adjoining lots shall be constructed as Type 5 Fence (See Exhibit C -2D) in which good side fence faces each lot.
No wood fences should be visible along streets, open spaces and perimeter conditions within the community (except those incidental portions of a side fence that may be visible through the rear view through a metal picket fence which should be double boarded).
• Double Board Require ment - Those side fences that are visible through a rear metal picket fence should be double boarded (not Good Neighbor). These conditions may occur where lots border a lake, parks and greenspaces and they have a view of such lake, park or greenspace.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 11 Code: 1006 2020 6. Front Yard Fence by Builder or Homeowner • Not permitted except for 4 ’ Metal Fence installed by the builder along the front of select Lots located on Lake Palmetto Drive per Exhibit E -3 “Lake Palmetto Drive Streetscape Elements - Additional”.
7. Rear Yard & Side Yard Access Gates • All houses shall provide a minimum 3’ wide solid hardi -plank and latching gate access to side yard preferably on garage side of house facing the street . In addition to the rear yard access from the front yard, lots whose rear lot lines abut a park or open space may have a 4’ wide latching and closing access gate to such park or open space areas . The gate shall be constructed of the same materials as the fence and detailed consistent with the fence.
8. Fence Maintenance • All fences, whether constructed by the HPCA, Builder, or Owner shall be maintained consistent with the
the same materials as the fence and detailed consistent with the fence.
8. Fence Maintenance • All fences, whether constructed by the HPCA, Builder, or Owner shall be maintained consistent with the Community- Wide Standard. In the event a fence or wall is damaged or destroyed, the Owner shall repair , repaint and/ or recondition the same at Owner's Expense within three (3) weeks of the damage.
F. Lot Grading & Drainage In general terms, during the construction of homes and thereafter, all lots should be prepared in such a manner and maintained so that positive drainage is maintained away from the house and into a drainage system as provided for each lot or lots. In many situations, the natural or man- made drainage patterns for an individual lot and the neighborhood as a whole may cause adjacent properties to commingle storm water runoff in common drainage areas such as yar d swales that are discharged into the permanent access and utility easement and storm water collection system . Homeowners must ensure that the replacement of any improvements or landscaping does not materially impede water flow in common drainage areas . Beyond the natural drainage patterns, homeowners may not significantly increase the amount of water flowing onto a neighborhood lot nor may they block the normal flow from an adjacent lot into a common drainage area. On each lot, a three (3’) foot drainag e easement along the side property lines and a five (5’) foot drainage easement along rear property lines are hereby reserved in favor of the Declarant and HPCA for drainage purposes. For Patio lots, there is also a 5’ wide construction, maintenance, and drainage easement on the non- zero side of each Lot for the shared use by the adjacent Owner. Any improvements in this area which
or Patio lots, there is also a 5’ wide construction, maintenance, and drainage easement on the non- zero side of each Lot for the shared use by the adjacent Owner. Any improvements in this area which would hinder the construction or maintenance of the neighboring dwelling or which would restrict surface drainage are prohibit ed.
Builders shall make every effort to direct the downspout to outfall directly onto the lawn. The lots should have enough grade for the water to flow towards the pavement without the need of a pipe. In t he event a builder determines it is absolutely necessary to pipe the gutters and drain it towards the pavement due to field conditions. B uilders shall construct it as follows (i) install pop up drains a minimum distance of 5’ from the back of the curb or (ii) shown in the attached exhibit I – 2 & I - 2 (“drain requirements”). Instead of the home builder installing a pop up drain, the home builder will be required to cut the curb and extend the pipe towards the gutter line and re -pour the curb once complete.
G. Tree Preservation In as much possible, e xisting trees shall be preserved in the front yards of all homes . Consideration should be given to the health of the trees and their proximity to the building foundation(s) . It is strongly recommended that rear yard trees also be preserved where feasible. In particular, the houses fronting Lake Palmetto Drive have been given deep setbacks and are specifically planned in this way to enable the preservation of the forested character of the site through front yard tree preservation . Tree preservation may h ave an impact on lot drainage . To further preserve the natural forested environment, drainage must be designed to maintain the natural ground elevations and natural drainage
Tree preservation may h ave an impact on lot drainage . To further preserve the natural forested environment, drainage must be designed to maintain the natural ground elevations and natural drainage patterns as much as possible . As a result, some lot areas may not be dry at all times of the year, and in some extreme cases, the natural grade can cause isolated pockets that may trap standing water for a time period; however this condition is a normal byproduct of tree preservation.
H. Berms Use of b erms is not permitted in areas of a lot which is visible to fronting or siding streets.
I. Utilities and Utility Easements HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 12 Code: 1006 2020 A lot may have easements for drainage, utilities , the Association , or in unusual circumstances special access .
Easements will generally be designated on a recorded plat o r in the Supplemental Declaration of Covenants, Conditions and Restrictions ; however there may be circumstances where an easement has been dedicated by separate instrument. When in doubt, seek the assistance of a registered professional land surveyor. The Owner, and not the Association, is responsible for the identification of all easements. All power lines, telephone lines, cable lines, etc.
must be underground on any portion of a lot except for primary distribution lines and ancillary equipment such as pedestals or transformers. Owners are required to completely screen transformers and pedestals and other above ground utility facilities with landscaping in front and/or side yards .
Architectural Standards A. Neighborhood Architecture and Styles
completely screen transformers and pedestals and other above ground utility facilities with landscaping in front and/or side yards .
Architectural Standards A. Neighborhood Architecture and Styles In genera l, it is not the intent of these standards to dictate specific architectural styles that must be used within the Community, but rather to give the Builders a set of guidelines that will provide flexibility while achieving continuity and harmony. While not specifying a particular style, the home designs should be simple and restrained.
Visually confusing, loud or disordered facades (including roof forms, massing, window and door shapes and sizes) should be avoided. It is important that the general propor tions of the home, including the windows, doors, and other exterior architectural elements result in a harmonious overall composition.
The main entrance of the home should have a sense of prominence that is reflected in the design . An entrance proportione d to convey a sense of human scale is more appropriate than one with exaggerated dimensions .
B. Massing 1. Building Massing • Generally, the building mass should be “broken up” through a combination of roof forms and floor plan configuration . It is understood that a “box” plan is preferred from the perspective of efficiency but the reverse is generally preferred from the perspective of the streetscape. Each Builder is expected to balance these sometimes conflicting objectives through its own creative resources . In doing so, the economy of plan and visual interests will both be served . Wherever possible avoid weakly detailed elevations on corner lots .
2. Corner Lots • The NCC will look closely at the floor plans and elevations proposed for corner lots and rejec t any house plans
. Wherever possible avoid weakly detailed elevations on corner lots .
2. Corner Lots • The NCC will look closely at the floor plans and elevations proposed for corner lots and rejec t any house plans that do not balance the needs of efficiency with that of an attractive streetscape . One story masses on corner lots are preferred where possible. The materials for a corner house should carry the front elevation materials and details ar ound the entire visible side street elevation . Similarly, the landscape plans for corner lots should be exemplary in design and material selection and compliment the chosen floorplan with as much emphasis in the landscape treatment of the side yard condit ion as the front.
C. Home Size and Product Distribution • Lots designated for use as Model Homes for sales purposes shall be exempt from the square footage requirements, and plan repetition requirements hereof as required and must meet such requirements set forth by the Declarant. The NCC may also grant variances and/or or modify these requirements by separate addendum by lot, section, product or other method of grouping at any time and without advance notice .
1. Square Footage and Minimum House Width Lot W idths 80’/85’ 70’/ 75’ 60’/ 65’ 50’/55’ 55’ Patio Minimum House Size 1 Story 3500 SF 3200 SF 2400 SF 1800 SF 1800 SF Minimum House Size 2 Story* 3700 SF 3400 SF 2600 SF 2000 SF 2000 SF Maximum House Size N/A 4550 SF 3600 SF 3200 SF 3200 SF Minimum Ho use Width 65 FT 54 FT 44 FT 34 FT 39 FT *A 2 story shall be defined as a house with a stairwell.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 13 Code: 1006 2020 2. Housing Plan Repetition House Plan Elevation Street Side Number of Lots Between
ER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 13 Code: 1006 2020 2. Housing Plan Repetition House Plan Elevation Street Side Number of Lots Between Same Same Same 3 Same Same Opposite 3 Same Different Same 2 Same Diffe rent Opposite 2 D. Exterior Materials 1. Masonry/Brick Requirements (unless otherwise approved by the ARC).
Lot Widths 80’/85’ 70’/ 75’ 60’/ 65’ 50’/55’ 55’ Patio Corner Lots & Lots Siding Open Space (1 Story) 75% 75% 75% 75% 75% Corner Lots & Lots Siding Open Space (2 Story)* 65% 65% 65% 60% 60% Interior Lots (1 Story) 75% 75% 75% 75% 75% Interior Lots (2 Story)* 65% 65% 65% 60% 60% *A 2 story shall be defined as a house with a stairwell.
• Lots that adjoin Lake Palmetto Drive or entryways to Villages and /or adjoin collector streets or which are in the front of the subdivision may be required to have increased masonry requirements (up to 100% save and except windows, openings and accents) on sides which are visible from a street or reserve. See exhibit E-10.
• Brick or stone with some stucco should be predominant on street front elevation . Well designed and detailed shiplap or other traditional siding designs combined with traditional timber and or stone detailing/accents may be acceptable in percentages not required to be Masonry and/ or Brick . Gable ends should be well detailed .
• Garages Front - Must match main house in material and detail with su fficient architectural detail.
• Garages Rear - Do not have to be predominantly masonr y except addi tional requirements may apply where the rear and/or side of the garage is publicly visible.
2. Exterior Material Palette & Mix
l.
• Garages Rear - Do not have to be predominantly masonr y except addi tional requirements may apply where the rear and/or side of the garage is publicly visible.
2. Exterior Material Palette & Mix • Walls - Predominant materials limited to three (not including trim, windows & doors ). Half -timber walls are not permitted.
• Stucco - Stucco Board is not permitted . Materials and methods must meet Cement & Plaster Institute (CPI) standards or better.
• Siding - All siding must be Hardi -Plank or equal . Hardi -Plank paneling without expressions of unit size lumber is not permitted . Met al, vinyl and aluminum are not permitted.
• Wood Trim - Where used, must be Number 2 finish grade or better and must be primed and painted or sealed and stained. Medium density overlay (MDO) exterior grade is acceptable.
• Stone & Cultured Stone - The use i s encouraged on all homes .
• Brick - Sand formed, solid and muted colors are preferred . Wire cut multi colored brick are not permitted .
Distressed finishes are not permitted. Red color bricks are prohibited.
• Mortar Joints - Mortar colors shall be in gray or sand tones . Joints may not be “slump” type finish.
3. Exterior Color /Material Schemes HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 14 Code: 1006 2020 • The number of different primary materials on the exterior walls of a home shall be limited to three. A primary material is defined as a material used on more than 30% of the exterior front or side elevations’ wall surfaces .
Permitted materials shall include: Brick : “wood mold” type modular brick is preferred; no wire cut brick . “King & Queen size” bricks are acceptable . Acceptable color range includes mid -
ces .
Permitted materials shall include: Brick : “wood mold” type modular brick is preferred; no wire cut brick . “King & Queen size” bricks are acceptable . Acceptable color range includes mid rang e colors and buff tones . Bright and highly contrasting colors are discouraged other than for use as detail such as in a cornice, pediment or archway. Red color bricks are prohibited .
Mortar : Natural colors; some contrasting colors maybe used to accent sections of the exterior Stone: Should be laid up in dominantly horizontal courses and no t applied in a two-dimensional “ flagging like” or “peanut brittle” appliqué fashion Stucco : Sand float finish or light texture is preferred; heavily textured stucco is prohibited. Stucco board may only be used on ancillary portions of the home ( i.e. Chimney’s and/or gables) otherwise true stucco is required.
Wood or wooden- appearance : Hardi -plank, or cementations siding, ship lap, lap board, s hingle and board & batten cladding may be used but require traditional wood details .
Where used, wood shall be a minimum Grade of #2 and shall be stained and or primed and painted sufficiently to protect the material from dry rot and other forms of deteri oration caused by inadequate protection or deficient construction or detailing.
• Exterior Colors - The number of dominant colors for the main elevation materials on the exterior walls of a home is limited to two . Permitted colors include white, warm tones, muted primaries, pastels and other restrained colors . Contrasting but complementary accent colors may include blues, yellows, bro wns, warm grays and greens . High contrasting accent colors should not be primary colors but rather muted or subdued tones sh ould be used.
E. Chimneys Non-Acceptable Examples:
e blues, yellows, bro wns, warm grays and greens . High contrasting accent colors should not be primary colors but rather muted or subdued tones sh ould be used.
E. Chimneys Non-Acceptable Examples: NOT ALLOWED “Peanut Brittle” “Flagging Like” Acceptable Examples : (“Dominantly Horizontal”) Dry stacked Mortared Dominantly Horizontal Rectangles & Squares HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 15 Code: 1006 2020 All Chimneys located on an exterior wall shall be constructed of brick, masonry, stucco siding or other material consistent with the predominant exterior wall finish.
F. Roofs Unless otherwise specified by the NCC , roofing shall be minimum 25 -year warranty composition shingles and should be “algae resistant treated” . Color shall be shadow black or equivalent . The final color and type must be approved in advance by the NCC . Primary roofs may be either dominantly hip or gable type c onstruction with a minimum pitch of 8 in 12 Prairie Style or Crafts Style hip roof design is chosen . For lots greater than 65’ wide 5 in 12 predominant sloped roof may be used when the elevation design is “true” to the massing and details of the aforementi oned design styles . Secondary roofs throughout Harper’s Preserve may have a pitch ranging from 4 in 12 to 8 in 12 .
Simple roof shapes are preferred . Complex roof forms with elaborate ornamentation and multiple ridges and peaks should be avoided. Gable or shed type roofs are permitted for porches, roof transitions and accessory buildings .
Where used as a shed porch roof, and depending upon materials used, a 3 in 1 pitch may be acceptable .
. Gable or shed type roofs are permitted for porches, roof transitions and accessory buildings .
Where used as a shed porch roof, and depending upon materials used, a 3 in 1 pitch may be acceptable .
Notwithstanding the forgoing, the NCC may specify special roofi ng requirements for those residences which are located on Lake Palmetto Drive and face Harper’s Trace , which have special address markers and plaques and front yard metal picket fences .
For the homes on the 80’ wide lots fronting Lake Palmetto Drive, A lim ited number of tile roofs are necessary along Lake Palmetto at the corners of the streets . See below for an example of the homes in addition to the 80’ model home are required to have the tile roof color Boral/Sax ony Country Slate – Shadow Grey. Going for ward any home along that same portion of the street must have tile roofs on the corner lots. Additional homes may be approved by the ARC but written approval must be granted.
Any additional brands and/or colors or substitutes will need to be a pproved in writing by the NCC. The Builder is required to skip two homes between homes with the same roof color unless a written variance has been submitted to the ARC identifying the request for a variance from this standard and such variance is granted i n writing by the NCC.
Foregoing, the NCC shall have the authority to approve roof pitches and roof colors that differ from that contained in the preceding sentence s for structures it deems to be ancillary to the main dwelling, including but not limited to , eaves, overhangs for patios, and similar structures.
All exposed metal roof accessories (such as flashing, plumbing vents, roof flashing, attic ventilators, metal chimney
ncluding but not limited to , eaves, overhangs for patios, and similar structures.
All exposed metal roof accessories (such as flashing, plumbing vents, roof flashing, attic ventilators, metal chimney caps, skylight curbs, gutters, solar collector frames, etc.) shall match the color of the roofing material or appropriate material . The preferred location of all stack vents and attic ventilators is on the rear slopes of roofs which is defined as the portion of the roof not visible from a street.
G. Garages 1. Garage Materials • Garage Material s for 80’ lots shall be stained cedar, fir or other durable wood with uniform grain (without visible knots ) and stained to be consistent with the colors of the homes. Shutters are encouraged on residences that have wood garage doors. Shutters should be a r einforcing and consistent element to the design of the garage door in color , finish and style , etc.
• Garage materials for other lots should generally reflect the associated house materials.
• Main walls and roofs are to be the same materials.
• Driveways sha ll be reinforced concrete or colored special paving with NCC permission. In no case may a material other than plain poured in place reinforced concrete be used between the sidewalk and street.
2. Garage Type HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 16 Code: 1006 2020 • Garages may be attached or detached.
• Each garage, or combination thereof, must be sized to accommodate at least two automobiles.
• No more than three car width openings are allowed in an elevation; however, addit ional capacity can be provided “ in tandem”.
• For Patio homes, two car garage permitted for front garage elevations and three car garage permitted for swing -in garages.
an elevation; however, addit ional capacity can be provided “ in tandem”.
• For Patio homes, two car garage permitted for front garage elevations and three car garage permitted for swing -in garages.
3. Garage Doors - All garages shall be carriage style doors with sufficient architectural detail and consistent with home architecture.
• A carriage style garage double door is a door that gives the appearance of two single doors. Hinges and handles are encouraged and may be required to create the look. Single garage doors should have similar carriage style accents.
Example: • Garage doors not directly facing the fronting s treet are preferred .
• Garage doors, that face the street, are preferred to b e located a minimum of 5’ behind the front face of the primary elevation of the home .
• It is encouraged that no m ore than two garage doors be in the same plane when facing the st reet. It is preferred that t he third door be placed in a secondary building plane, offset by a minimum of three feet from the primary front wall of the garage, to avoid a continuous uninterrupted wall of three or more garage doors .
• Garage doors should b e either the same color as the body of the house, a slightly darker shade of the same color, or a matching trim color . They should be neither too light nor too dark to call attention to themselves, particularly if they are very visible from the street.
• Auto courts are encouraged .
• Garage doors not visible to a road right -of-way may be double garage doors, made of materials other than wood, and do not need to simulate wood .
• Two 8’ -9’ wide doors are preferred to one 16’ -18’ wide door .
H. Porches and Bay Wi ndows The inclusion of porches is encouraged . Where used, a depth sufficient to allow for furniture and walking space is
9’ wide doors are preferred to one 16’ -18’ wide door .
H. Porches and Bay Wi ndows The inclusion of porches is encouraged . Where used, a depth sufficient to allow for furniture and walking space is preferred over shallow depth non -usable visual appendages . Generally a 6’ depth is the minimum permitted unless a unique design or us e is intended . Columns, roof slope and roof materials can in combination provide a unique appearance and curb appeal . Bay windows may use unique colors or materials approved by HPCA to accent the related house elevation.
Patio Homes: Patios and/or courts within 1 foot or less of the zero lot line of patio home lots must have a wall on the zero sized that is not less than 7’ high measured from the foundation.
I. Windows and Doors Windows should be proportioned with heights approximately twice the width, exce pting accent and special function windows . Burglar bars are not permitted on the exterior of structures and if installed on the interior, should not be visible from the exterior of the structure. Windows and doors should reflect restraint in the number o f types, style, and sizes . Windows may not have reflective glass, foil or tinting. Other than for a limited number of small accent windows, all windows are to be double pane , “Low -E”, coated type windows.
The entry should be sheltered on the exterior and include a door or pair of doors . When double doors are used, no sidelights are required but where a single door is uses, it is preferred at least 1 sidelight be incorporated in the entry .
The main entry should contain more detail than other openings but remain consistent in styling.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
ast 1 sidelight be incorporated in the entry .
The main entry should contain more detail than other openings but remain consistent in styling.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 17 Code: 1006 2020 Storm doors and windows are permitted if they are an integrated manufactured “pair” and may not be added after the initial construction . The details and materials of the storm doors or windows must be similar to the actual d oor or window .
Patio Homes : No windows or other openings shall be permitted in the zero wall of the residence. Glass block and other similar structural translucent material shall not be considered a window or opening for the purpose thereof. S econd Story windows facing the zero side (but not located in the zero wall) must have the base of the windows not be below 7’ higher than t he foundation nor closer than 5’ to the Zero Wall of the residence. Skylights shall not be considered windows and/or openings on the zero wall side of the residence for the purposes thereof. Additional specifications may be located in the DCCR’s.
J. Shutters When used, shutters are to be of equal size to the openings they are intended to protect . The material of the shutters should be consistent with the other exterior materials used on the house.
K. Foundation All building foundations shall consist of either concrete slabs or pier and beam, unless a different type of foundation is approved due to special or unusual site conditions .
The NCC is primarily concerned with the front elevation condition and will look at variances on the rear where steep grades occur and where site grading can assure that proper drainage away from the foundation (+/ - 5%) in the first ten feet can be accompli shed .
n and will look at variances on the rear where steep grades occur and where site grading can assure that proper drainage away from the foundation (+/ - 5%) in the first ten feet can be accompli shed .
Builders and Homeowners are required to provide to a Buyer a final form survey prepared by a Registered Public Surveyor certifying that the foundations of all buildings constructed on lots have been constructed in conformance with the regulatory re quirements, Architectural Guidelines and Covenants with regards to building placement and slab(s) elevations .
At no point along the perimeter of the house/garage slab shall the top of the finished floor elevation be less than 12” above natural grade, nor less than 18” above the highest elevation of curb adjacent to the lot . All finished slabs shall also be a minimum of one (1’) foot above the FEMA 100 year base flood elevation and all structural improvements must comply with minimum Montgomery County flo od plain building requirements . No more than 14” vertical dimension of any concrete foundation is to be exposed to view from the street.
The HPCA, MUD and or other governmental authorities having jurisdiction over the Community may further stipulate minim um slab elevations for both house and garage .
L. Mailboxes and Address Markers 1. Mailboxes : Community mailboxes will be available to Owners .
2. Street Address Plaques All lot addresses must be displayed on the home near the front door .
All residences must have cast stone address numerals incorporated into the brick /stucco /ston e on the front facade of the residence. See exhibit E -4G & E-4G-2 for the specifications of each marker. Painted addresses on
e cast stone address numerals incorporated into the brick /stucco /ston e on the front facade of the residence. See exhibit E -4G & E-4G-2 for the specifications of each marker. Painted addresses on curb is prohibited within the Subdivision unless ot herwi se approved . There may be special address requirements along certain streets.
3. Lake Palmetto Drive Special Street Address Markers & Plaques - 2 required (1 plaque at residence and 1 marker at gate) .
All residences in Palmetto Park, Palmetto Place and Lake B end neighborhoods (refer to Exhibit A ) must utilize a Pennsylvania Bluestone address plaque on the residence with metallic silver painted numbers set inside of a cast stone block per Exhibit E -4F. The numbers on the markers will be painted with Lithichrome Stone Paint – Silver .
This blue stone address block may be sourced through The Ark -Concrete Specialties, In c. (713)695- 2001 www.arkconcrete.com ) and must follow the requirements of Exhibit E -4F.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 18 Code: 1006 2020 In addition to th e requirements above, s pecial address markers will be constructed immediately adjoining entry gate of the driveway of homes fronting Lake Palmetto Drive which face Harper’s Trace per Exhibit E -4a, Exhibit E 4b and E -4c “Lake Palmetto Drive Driveway Post and Address Marker” by the builder . The cleaning, maintenance, repair, and replacement of each part of these markers are the sole responsibility of the Homeowner on whose lot an address marker has been constructed and the HPCA shall have the right to mainta in and replace any damage d marker and back charge the O wner to maintain the markers as prominent decorative elements.
ddress marker has been constructed and the HPCA shall have the right to mainta in and replace any damage d marker and back charge the O wner to maintain the markers as prominent decorative elements.
The HOA may specify that the builder and/or homeowner must utilize a specific vendor to supply and/or replace the address markers, logo, cap and metal picket post which is required for uniformity. For additional information on the requirements and vendor contact the NCC and/or the HOA.
M. Screening All homes shall provide a concrete pad for trash and/or recycle can(s) on side of houses with access gates located behind the front yard fence (see Exhibit E -7). The following items should also be properly screened from view along the front street : utility meters (must be located a minimum 8’ behind f ront face of house and foundation plant below meter); “non -natural wood” colored playground equipment (variances may be granted for toddler’s equipment); pet enclosure; transformers, pedestals, air conditioning condensers and other mechanical equipment; propane tanks used for outdoor kitchens or barbeques ; exterior light sources if not concealed by fixture design, swimming pools; and other permitted vehicles (if any ).
Custom trash and recycling cans must be ordered through Municipal Utility District and are shown below N. Irrigation, Fire Protect ion and Solar Collectors 1. Irrigation Installation of an irrigation system (by Builder) to effectively water areas within front and side yards (and rear yards with rear metal fence) on all Lots is mandatory under the Covenants . The Association has the option, but not the obligation, to perform Front Yard maintenance . Regular watering by the Owner is an important compon ent.
2. Smoke Detectors
ndatory under the Covenants . The Association has the option, but not the obligation, to perform Front Yard maintenance . Regular watering by the Owner is an important compon ent.
2. Smoke Detectors One or more photoelectric type smoke detectors must be installed in each dwelling, powered by alternating current with a battery backup . The number and location of smoke detectors must be sufficient to provide a clear, audible alarm to occupants of each bedroom or other sleeping area). It is encouraged that whenever possible, HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 19 Code: 1006 2020 smoke detectors should be installed and wired so that the completed system can enable a homeowner to connect to a remote monitoring service.
3. Solar Collectors The location and design of all solar collectors are subject to approval . Collectors that can be seen from a public right of way, public open space/park or adjoining property must be of a flat profile and conform to the slope of the roof.
O. Lighting The areas of the residential exteriors that are permitted to be illuminated are depicted on Exhibit G-1, “Lighting Zones Permitted ”. The types of li ghts that are acceptable to be used in these Zones is presented on Exhibit G-2, Lighting Fixture s – Permitted” . Specific design and manufacturer models for the Lighting Fixture Types depicted in Exhibit G-2 (or as otherwise approved by NCC) shall be submi tted to the NCC for approval.
The philosophy of exterior lighting, where used, is to minimize the impact to neighbors and to every reasonable extent possible, preserve the beauty of the “rural” night skies about which many residents enjoy. Exterior reside ntial lighting
e used, is to minimize the impact to neighbors and to every reasonable extent possible, preserve the beauty of the “rural” night skies about which many residents enjoy. Exterior reside ntial lighting should convey a warm, inviting atmosphere . Care is to be taken in placement and selection of fixtures and types of light sources .
Restrained exterior illumination of architectural features such as columns, entries, and landscaping is perm itted . The homebuilder and/or Owner shall install and maintain lighting on individual lots in a manner to not cause distraction, nuisance or to be unsightly. Lighting should not conflict with the sight lines of pedestrians or motorists in a manner that e ndangers their safety and welfare.
Light sources must not spill over into neighboring yards or produce glare to adjoining landowners or the public right of-ways . No lighting fixture shall be erected higher than the surrounding natural ground as described in Exhibit G -2, “Lighting Fixtures – Permitted” . Freestanding pole lights, where permitted, shall not be mounted higher than 12’ above the finished grade of the undeveloped lot.
Ground landscape lighting or decorative fixtures must be of high quality mat erials and workmanship and be in scale and style with the residence . All lighting sources must be approved by the NCC . Colored lenses, low pressure sodium, high pressure sodium and neon lighting are not permissible . Metal halide and LED illumination so urces are strongly preferred .
The responsibility to prevent and/or correct any distraction, glare, nuisance, safety, spill over, unsightliness and welfare situations caused by installed lights shall remain with the homebuilder and/or Owner .
Landscaping A. Landscaping Character
distraction, glare, nuisance, safety, spill over, unsightliness and welfare situations caused by installed lights shall remain with the homebuilder and/or Owner .
Landscaping A. Landscaping Character The landscaping materials for Harper’s Preserve are to be dominantly native and/or drought resistant non- invasive species. The concept of the Harper’s Preserve Master Plan calls for the use of compatible species in areas immediatel y adjacent to the community open space areas so that the adjoining residential landscape does not combat the goals of the open space preservation areas instituted as a part of the overall community development plan. The approved Harper’s Preserve Plant Li st is located in Appendix A of the Guidelines.
B. Initial Construc tion Requirements for Landscape The following exhibits listed b elow summarize the minimum quantity, sizes and maximum number of species by plant type for both interior and corner lots for the Initial construction by the Builder for 80’, 75’, 65’ , 50’/55’ and 55’ Patio Lots. Plant material locations shall conform to the criteria defined in the following Exhibits: Exhibit D -1 Master Street Tree Plan & Yard Tree Type Exhibit D -2 Street Tree Plan with Ornamental Tree (Lake Palmetto Drive Lots) Exhibit D -3A Street Tree Plan 60’/65’ & 50’/55’ Lots Exhibit D -3B Street Tree Plan 70’/75’ Lots HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 20 Code: 1006 2020 Exhibit D -3C Street Tree Plan 80’/85’ Lots Exhibit D -4 Street Tree - Pictures of Trees Exhibit D -7A Builder Minimum Landscape Planting – 50’/55’ , 65’ & 70’ Corner Lots Exhibit D -7B Builder Minimum Landscape Planting – 70,75’ & 80’/85’ Corner Lots
Street Tree - Pictures of Trees Exhibit D -7A Builder Minimum Landscape Planting – 50’/55’ , 65’ & 70’ Corner Lots Exhibit D -7B Builder Minimum Landscape Planting – 70,75’ & 80’/85’ Corner Lots Exhibit D -8A Builder Minimum Landscape Planting – 50’/55’ , 60’/65’ & 70 ’/75’ Interior Lots Exhibit D -8B Builder Mini mum Landscape Planting – 70,75’ & 80’/85’ Interior Lots Exhibit D -9A Builder Minimum Landscape Planting – Cul-de-Sac Lake Lots Exhibit D -9b Builder Minimum Landscape Planting – Cul-de-Sac Harpers Trace Lots Exhibit D -10 Builder Minimum Landscape Planting – Patio Corner & Interior Lots Exhibit E -9 Horsepen Bayou Rear Yard Requirements Other Exhibits to note: C -4a & C3a • Bricks and architectural block shall not be permitted for use as a border for landscape beds .
• Note that the determination of where front yard ornamental or canopy trees are to be located is documented on Exhibit s D-2, D-3A, D-3B and D -3C and shall only be required where the front yard contains no preserved forested area.
• The list of preferred plant species, i.e. shrubs and plants, ground cover and vines, trees, perennials, lawns, etc. are listed in Harper’s Preserve Approved Plant Material List, Appendix A. The grass requirement to be used in the front, side and back yard is Common Bermuda unless otherwise approved by the ACC.
C. Street Tree & Fro nt Yard Tree Requirements • The Builders are required to plant street trees on each residential lot as described on Exhibits D -1 through D 10 and E -9. The street and yard tree concept is intended to express the street hierarchy and lot sizes while creating an overall unified Village theme. Consideration will be given on a case by case basis for modification
et and yard tree concept is intended to express the street hierarchy and lot sizes while creating an overall unified Village theme. Consideration will be given on a case by case basis for modification or exemption from the front yard tree planting requirements in the event that site conditions, resulting from existing vegetation or site plan variance d ue to existing conditions, make impractical the adherence to the yard tree planting requirements described therein.
• Street and Yard trees have a required Gallon and Caliper size. Both are the minimum standards. For example, if the gallon size meets the requirement but the caliper does not, you must increase the gallon until the caliper requirement is met.
• The ornamental yard tree should be placed in between the planting bed and the row in addition to required canopy tree.
• The required trees planted sha ll match the number, species and sizes as described in these exhibits and should be evenly distributed along the street. Grouping is not permitted.
D. Prese rvation Criteria • It is a requirement that all builders wherever possible preserve significant stands of existing trees (specimen trees greater than 6” caliper). When measuring the caliper of the tree, an accurate measurement will be taken 12” above the ground.
• Any clearing five feet beyond the building pad or five feet beyond the driveway requires the wr itten approval of the HPCA. Temporary fencing is to be furnished and installed by the builder immediately after clearing but prior to beginning form work for the slab, in order to protect easily damaged vegetation. Notwithstanding the restriction on under story clearing, the owner may remove “rhus radicans” (poison ivy) vines at their discretion.
work for the slab, in order to protect easily damaged vegetation. Notwithstanding the restriction on under story clearing, the owner may remove “rhus radicans” (poison ivy) vines at their discretion.
• Substantial st rands of natural vegetation exist on many of the lots in Harper’s Preserve. This vegetation (understory, mid- growth and canopy) is to be protected during construction and is to be integrated into the final landscape treatment to the maximum extent practical. Preservation areas within a lot must be protected HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 21 Code: 1006 2020 using 7’ metal “T” -Posts and orange snow fencing as close to the drip line of the trees being pr otected as possible. These areas must be fenced immediately following the clearing. Construction vehicles, materials and debris must be kept out of all preservation areas.
E. Reforestation Criteria • Builders are required to reforest all corner lots and the front lots along Lake Palmetto Drive in accordance with Exhibit C -4, “Corner Lot Side Yard Reforestation & Fencing” and Exhibit D -1.
• The Reforestation Zone is a native forest area containing preserved existing trees, shrubs, understory plants and seedling s or it may be a forest “rebuilt” with at least a minimum density of native plants. Typical reforestation zones will include both.
• The natural vegetation must be supplemented with appropriate landscaping so as to present a completed appearance which should include sodding, seeding, pine bark or planting to cover bare or erosion prone areas.
vegetation must be supplemented with appropriate landscaping so as to present a completed appearance which should include sodding, seeding, pine bark or planting to cover bare or erosion prone areas.
• In keeping with Harper’s Preserve’s concept of preservation of the natural forest environment, native plant material should be utilized for all landscape efforts. A list of trees and shrubs is provided in Appendix A.
• The installation of a landscape irrigation system for all newly landscaped reforested areas is encouraged.
• If ornamental plants are used in the front yard of a re -forested lot, the plant material must be confined to areas outside of the Reforestation Zone and in conformance with the Harper’s Preserve approved plant list.
Ornamentals include all of the commonly used exotics such as Crape myrtle, Indian Hawthorne, Cleyera, Azalea, Asian Jasmine, Dwarf Yaupon, other “compact” Hollies, Pittosporum, Camelia, Ornamental Pears, Junipers, Gardenia, Liriope and seasonal bedding plants F. Above Minimum Standard Landscaping • Lake Palmetto Drive Special Streetscape - Along Lake Palmetto Drive , a unique streetscape char acter is designed to function as an important part of the overall community image/character. This will be accomplished through deep building setbacks, address monument markers, a continuous ornamental grass hedge plus a wide pedestrian trail on the west si de of the street. These additional landscape features along Lake Palmetto Drive are depicted on Exhibit s E-2, E-3, E-3A, E-4A, E-4B, E-4C, E-4D, E-4E, E-4F, E-5, and E -6.
• Each plant and plant count must meet the gallon size requirement in the guidelines. Annuals do not count as 1 gallon plants. Additional plants are encouraged but crowding the landscaping is discouraged.
ch plant and plant count must meet the gallon size requirement in the guidelines. Annuals do not count as 1 gallon plants. Additional plants are encouraged but crowding the landscaping is discouraged.
• In the event that the Builder or a Homeowner desires to landscape a lot in excess of minimum standards, such landscaping shall conform t o all of the landscaping standards referred to herein and be subject to ACC Approval . Of particular concern is the limitation on the number and types of species, extent of the beds into the front lawn area and the mix of plant types within the various zones.
• Typical home site has been divided into distinct landscape zones, as described in Exhibits D -7A, D-7B, D-8A and D -8B, Builder Minimum Landscape Planting for Interior and Corner Lots”. These zone dimensions are not intended to be rigidly rectilinear as diagrammed but rather the planting areas should average the intended area through geometric balance.
• Other than along street edges of corner lots, the rear yards are not restricted with respect to plant material, type and quantities other than every r ear yard shall be “covered” in a maintainable and aesthetically acceptable manner to the NCC and that said planting shall conform to Appendix A, “Harper’s Preserve Approved Plant Material List”.
• We prefer for no edging because it is subject to damage. Natural stone and or brick edging is not permitted. If bed containment is needed, steel edging to be installed per specs in Guidelines. HOA will not be responsible for damage done to the edging due to mowing activities ”.
Lifestyle Accessories A. General HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
r specs in Guidelines. HOA will not be responsible for damage done to the edging due to mowing activities ”.
Lifestyle Accessories A. General HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 22 Code: 1006 2020 All Accessories shall be installed in accordance with the side and rear yard setbacks as listed in The Setback Criteria table in Section III.B . No encroachment into any utility easement unless the utility companies involved have granted their written consent t o such encroachment . The various utility companies may charge the applicant for this consent letter . Consents must be received prior to approval . All Accessories are subject to ACC approval.
B. Swimming Pools Swimming pools must be in ground and in conform ance with all City, County, MUD, and Health Code regulations . Pools must meet all State, County, and City codes when applicable . Unique site conditions causing Homeowner hardship may be reason for the NCC or RMC Committees to grant a variance with regard s to deck encroachment into setbacks . All pools must be enclosed within a fenced area and drained properly. All existing and previously approved landscaping criteria must be adhered to despite the addition of the pool . All associated equipment including pool pumps, filters, diving board, waterfall/feature and other similar elements shall be screened from parks and open spaces, public right of ways and adjoining properties’ view . Pool enclosures will be reviewed on an individual basis and height should not exceed eight feet (8') . Pool equipment (including but not limited to Pumps, Slides, cleaning equipment, etc.) must not be visible from the fronting street and may be screened with a hedgerow or located behind the side fence.
Pool equipment (including but not limited to Pumps, Slides, cleaning equipment, etc.) must not be visible from the fronting street and may be screened with a hedgerow or located behind the side fence.
C. Storage B uildings Storage buildings will be permitted in rear yards but not be visible (below 6’) to adjoining lots, parks and open spaces or streets right of way . Storage buildings should match the architectural elements, materials and color of the home (including roofing) .
Storage b uildings should have a peaked roof, no higher than eight feet (8') from the ground to the highest point, and a maximum of 10' x 15' floor space. Location must also be far enough away from fence to allow for drainage to occur entirely on the owner's lot.
D. Gazebo Gazebos shall be reviewed on a case -by-case basis with a maximum height at peak of eleven feet (11') .
E. Sports Nets, Poles and Equipment All such equipment shall be stored within the fenced side and/or back yard of the home when not in use and shall not be left in the front driveway and/or front yard overnight .
F. Basketball Goals Basketball goal backboard, net and post must be maintained in excellent condition at all times . Movable basketball goals shall be permitted for use adjacent to or behin d the front building line and in the rear yard. If the backboard is mounted onto the roof by use of a small, triangular mounting structure, the mounting structure must be painted to match the shingle color . Rims must be ten feet (10') in height . Backboard is recommended to be regulation size and color . Color may vary but must be non -brilliant in nature and may not be of color or location that detracts from the use, enjoyment
) in height . Backboard is recommended to be regulation size and color . Color may vary but must be non -brilliant in nature and may not be of color or location that detracts from the use, enjoyment or aesthetics of the neighboring property. Basketball goals may be permanently mounted on rear located detached garage s or placed on the side of driveway, reco gnizing a setback of a minimum of 10’ behind the front building line.
G. Exterior Fireplaces and Chimneys Exterior fireplaces and chimneys shall be constructed of masonry, or mas onry like materials including Hardi Plank .
Chimneys shall extend a minimum of 4’ above the roof line or be 2’ higher than required by the IRBC . All chimneys constructed for fireplaces, stoves, etc . that burn wood, alternate wood products, coal, charcoal burning and or combustible materials other than natural gas or propane, should have spark arrestors.
H. Decks Decks should not be situated on the lot so that they may pose a problem to the effective drainage of the lot or neighboring lot . Decks cannot be higher than 18" above grade . Paint or stain should match or compliment the house.
I. Patio Cover Patio Covers should be constructed of materials which complement the main structure . Prefab ricated covers made of HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 23 Code: 1006 2020 aluminum may be approved providing they are of an earth tone color -- unfinished aluminum will not receive RMC approval . All metal must be painted and certain structures using fiberglass roofing and wood frame may be allowed to go unpainted provided treated wood is used.
Patio cover, if attached to hous e, must be integrated into existing roof line (flush with eaves), and if it is to be shingled,
wood frame may be allowed to go unpainted provided treated wood is used.
Patio cover, if attached to hous e, must be integrated into existing roof line (flush with eaves), and if it is to be shingled, shingles must match roof . Entire patio cover and posts should be trimmed out to match house . Supports must be painted wood , treated wood or metal columns . No pipe is allowed . At no time, however, shall a shingled roof be allowed with an unpainted frame . Frame will have to be painted to match trim of house whether treated or untreated wood is used.
Patio construction materials are as follows: • Painted aluminum (to match trim of house) • Painted wood (to match trim of house) • Natural pressure treated wood such as cedar, fir, redwood may be used . Treated pine must be painted or stained.
• General Note: All patio cover material, i.e., fiberglass, corrugated aluminum, m etal, wood, lattice, must be completely framed in so that no raw edges of material are visible.
• If canvas is used as roofing material on a patio cover, it must be an earth tone color and the structure must be located where it is not visible from the street . No striped or printed pattern is permitted. Also, the canvas must be kept in quality condition or its removal will be requested by the H PCA. No greens allowed for residential use .
Commercial use allows the use of green.
Patio covers must be situated on the lot to provide drainage solely into the owner's lot and should be guttered with downspouts, if it is to be a solid cover . Patio covers shall be allowed in rear yards only .
J. Playhouses and Forts Playhouse/fort must be no higher than Ten feet (10') maximum. Allowance may be made to this requirement only if this
over . Patio covers shall be allowed in rear yards only .
J. Playhouses and Forts Playhouse/fort must be no higher than Ten feet (10') maximum. Allowance may be made to this requirement only if this is specifically spelled out in writing by the ACC on the application; otherwise ten (10’) feet maximum shall apply. If fort has a platform, and positioned in back yard and so as to be low en ough to protect neighbor's privacy . It shall also be placed so as not to be visible from the fronting street . If it is determined in the sole discretion of the RMC that the installation, location or appearance of the structure constitutes a violation of the deed restrictions or an invasion of adjacent property owners right use or enjoyment of their property then the RMC can require the initial applicant to make changes to the structure, it’s position or require that it be removed . The exterior colors of the main residence, galvanized, natural wood, or earth tones shall be permitted . Brilliant colors shall be restricted especially for any part of the structure which may be visible from above the fence. If there is a canvas awning, such awning shall be s olid in color and shall be an earth tone color.
K. Room Additions Exterior materials and colors should match the house as much as possible . Size and shape will depend on architectural style and layout of home, size of lot, and how well room addition integr ates with existing home. Addition of a storage area will not qualify as a bonafide room addition and will not be permitted. Plans for room addition must show a room of reasonable size to constitute a legitimate request for a room addition . Roof of addit ion must integrate with existing
ddition and will not be permitted. Plans for room addition must show a room of reasonable size to constitute a legitimate request for a room addition . Roof of addit ion must integrate with existing roof line so as to appear to have been part of the original home . The addition must be opened to the main structure and be serviced by central heat/AC and electrical . All such improvements must be designed to building code standards .
Room additions may be denied for other reasons (structural integrity, architectural suitability, etc. ). Building permits as required by the applicable municipality (city, county, etc.) must be submitted with the "Request for Home Improvement Approval" form . In some instances, the RMC will grant approval with the provision that a copy of the permit must be received by the A CC within thirty (30) days of the approval letter.
L. Satellite Dishes and Antennas Satellite dishes and antennas must compl y with Federal Communications Commission guidelines and regulations . All radio frequency receiving devices of any configuration and type must be erected behind the home and not protrude above the roof line(s) of the primary structure/house . Every reasona ble effort possible must be made to limit the views to these devices from adjacent properties . Corner lots shall not install such devices closer to the corner street than the mid- point of the primary structure/house.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 24 Code: 1006 2020 M. Bird Houses and Feeders Harper’s Prese rve possesses a diverse natural habitat visited annually by migrating song birds . The installation of bird
Code: 1006 2020 M. Bird Houses and Feeders Harper’s Prese rve possesses a diverse natural habitat visited annually by migrating song birds . The installation of bird houses particularly those designed to attract Purple Martins is encouraged. Additionally, song bird feeders are also encouraged . Each homeowner er ecting either feeders or birdhouses shall be responsible for the maintenance of the devices including repairs, painting and “righting” of support posts.
N. Yard Ornaments The front yard of a home is typically a source of pride and an area where Homeowners des ire a “higher finish” than in other parts of the lot . The front yard is also a part of the “public domain” in that it is visible to the public right of way (street) and forms a part of the overall community image and character . For this reason, high degr ees of personalization with regard to “fixtures” such as statuary, bird baths, arbors and other forms of garden ornament are prohibited in the front yard. Yard ornaments located within rear yard (where wrought iron fencing is used) shall require approval from the HPCA . Benches on porches and behind hedges are permitted.
The use of exotic tropical materials, either fruit bearing or not, such as banana trees, Sago Palms, Queen Palms, Washingtonia Robusta palms, Bamboo and other materials not capable of with standing the occasional prolonged hard freeze conditions experienced in the region are not permitted in the front yard (or rear yard where wrought iron fencing is used) .
IV. CONSTRUCTION GUIDELINES Construction Standards and Site Maintenance The following Construction Standards (“Standards”) shall apply to any and all work performed within Harper’s Preserve
s used) .
IV. CONSTRUCTION GUIDELINES Construction Standards and Site Maintenance The following Construction Standards (“Standards”) shall apply to any and all work performed within Harper’s Preserve Community. All Owners shall be bound by any City building codes and all other applicable governing authority.
A. General Each lot in Harper’s Preserve Co mmunity shall be maintained in a neat, clean, and orderly condition by the Owner during construction . During construction, the Owner shall observe the following rules and requirements: 1. No temporary structures, including construction trailers or other tem porary office or sales facilities shall be placed or maintained on the property until the appearance and location of such facilities have received approval of the NCC or RMC.
2. Model homes shall only be used for sales purposes. Construction offices shall not be located in the Model Homes unless otherwise approved by the ARC, NCC or RMC.
3. Property shall be kept free of weeds and debris, and all scrap materials shall be removed as soon as reasonably possible in order to maintain a clean construction site.
4. Construction debris, including excess concrete, may not be burned, dumped, or disposed of in any area of the development unless a specific location for such a purpose is approved by the NCC or RMC .
5. Each lot must be clean by end of day each Friday so that the Harper’s Preserve Community is in marketing condition for weekend sales traffic and activity. In addition, streets in front of a construction site are to be free from dirt, debris, and spilled concrete. Streets must be cleaned weekly or as needed.
6. Fines may be assessed by the ACC for non- compliance.
, streets in front of a construction site are to be free from dirt, debris, and spilled concrete. Streets must be cleaned weekly or as needed.
6. Fines may be assessed by the ACC for non- compliance.
7. Sales Consultants, Construction and/or Builder Representatives may not park on the side of the street the models are on and/or in any designated parking spaces that are intended for prospective home buye rs.
B. Construction Plans House plan approval by the NCC or RMC is required prior to the commencement of any construction as described in the Guidelines . Procurement of applicable permits from other governmental agencies is the responsibility of the Owner an d shall be obtained prior to commencement of construction. Construction shall be completed expeditiously and in accordance with approved plans.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 25 Code: 1006 2020 C. Compliance with Construction Plans Owners are responsible for complying with the approved construction plans and Guidelines . Non -compliance will result in written notification from the HPCA, ACC, NCC, or RMC of any observed violations . If the non- compliance item(s) are not properly corrected, then the HPCA shall initiate appropriate action to enforce compliance.
D. Street Maintenance and Sediment Control Each Owner shall comply with the appropriate regulatory agency’s Storm Water Pollution Prevention Plan requirements and implement the appropriate Best Management Practices necessary to minimize storm water pollution fr om entering the existing storm water facilities, including, but not limited to, storm sewers, channels, detention ponds, lakes, and the Preserve Area
ces necessary to minimize storm water pollution fr om entering the existing storm water facilities, including, but not limited to, storm sewers, channels, detention ponds, lakes, and the Preserve Area Each Owner shall maintain the street and street right of way in front of its residents in a neat and order ly way and not utilize the street and associated right of way. In the event that any Owner and/or contractor working on behalf of owner damages the street, right of ways and/or special street pavers, the Owner shall be responsible for the repair and replac ement of any damaged areas. Each Owner is also responsible for keeping the areas of the street and sidewalk in front of their residence reasonabl y swept and free of mud, dirt and debris. Special Consideration may be granted in certain circumstances during periods of construction.
The following information for special street pavers has been made available in case of damage and/or repair.
Harper’s Preserve East Village Special Street Pavers ( Street Pavers are t hicker than Special Driveway Pavers) Manufac turer: Pavestone Pattern: Plaza Stone Rectangle & Square Muster K Border: Sailor Course Size: 80mm (±3 -1/4” ht .)
Color: Forest Blend E. Preservation Areas Jurisdictional Wetlands / Drainage Improvements Each Owner shall comply with the requirements stipulated under Permit SWG -2007 -737, which the Declarant obtained from the United States Army Corps of Engineers, Galveston District (the “Corps Permit”) in connection with the development of Harper’s Preserve. The Preserve Area is restricted as described in the Dec laration of Conservation Restriction (filed under Montgomery County 2011003549).
mit”) in connection with the development of Harper’s Preserve. The Preserve Area is restricted as described in the Dec laration of Conservation Restriction (filed under Montgomery County 2011003549).
Each Owner shall ensure that any and all individuals , entities and/or equipment directly or indirectly employed by the Owner’s contractor, subcontractor or supplier to perfo rm any work do not enter upon or impact the Preserve Area.
Each Owner shall be responsible for any violations that may be issued by the regulatory agencies with jurisdiction, including but not limited to the United States Army Corps of Engineers , EPA, or Montgomery County MUD 95 in the event an Owner’s contractor, subcontractor, supplier or any individual or entity directly or indirectly employed by any of them impacts the Preserve Area or violates the conservation restrictions .
In the event an Owner or i ts contractor, subcontractor, supplier or any individual or entity directly or indirectly employed by any of them is required to perform construction within one hundred (100) feet of the Preserve Area, Owner shall notify the Declarant , Montgomery County MU D No. 95 and HPCA at least seventy -two (72) hours prior to commencement of such construction activity .
V. SIGNAGE GUIDELINES All signage for model home parks , builder advertisement , and homeowner advertisement related to Harpers Preserve must be submi tted to the ACC for approval .
Builders may install one (1) sign per lot owned by the Builder advertising the home for sale (or that the home has been sold).
Existing homes for sale shall have signs no more than four (4) feet high, which has dimensions of no more than 2’x3’. Signs advertising “for lease” are strictly prohibited.
No signs shall be erected on the roof of any structure.
ave signs no more than four (4) feet high, which has dimensions of no more than 2’x3’. Signs advertising “for lease” are strictly prohibited.
No signs shall be erected on the roof of any structure.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 26 Code: 1006 2020 Unless otherwise approved by the NCC, the Builder’s signage is required to meet the criteria on Exhibit H -1, H-2, H-3, and H-4. Use of the builder’s logo and logo color is at the discretion of the NCC. Each sign type that is utilized by the Builder s in the community, must be submitted and approved before installation.
VII. EAST VILLAGE - ADDENDUMS East Village - Addendum No. 1 Section 4 Plat as recorded under: MCCF No. 2014 -125691 75’ and 80’ wide lots Updated March 11, 2015 In accordance with the section “C” of the Architectural Standards in the Residential Planning and Design section of the Harper’s Preserve Arch itectural Review Guidelines, the NCC has the right to grant variances and/or or modify the requirements by separate addendum by lot, section, product or other method of grouping at any time and without advance notice. This an addendum to grant a variance on the size of homes built on the 75’ wide and 80’ wide lots in Section 4 of Harper’s Preserve.
There are exactly 48 - 75’ wide lots (excluding the 12 hold lots being held by the Declarant and the 6 model lots) in Section 4 are described as follows: • Lots 11-31/Block 3/Section 4 • Lots 9 -17/Block 4/Section 4 • Lots 1 -10/Block 5/Section 4 • Lots 1 -8 /Block 6/Section 4 There are exactly 24 - 80’ wide lots (excluding the 5 hold lots being held by the Declarant) are described as follows: • Lots 1 -8/Block 1/Section 4 • Lots 6 -21/Block 2/Section 4
8 /Block 6/Section 4 There are exactly 24 - 80’ wide lots (excluding the 5 hold lots being held by the Declarant) are described as follows: • Lots 1 -8/Block 1/Section 4 • Lots 6 -21/Block 2/Section 4 A. Square Footage and Minimum House Width.
Lot Widths 80’/85’ 70’/ 75’ Minimum House Size 1 Story 3,500 SF* 3,200 SF Minimum House Size 2 Story* 3,700 SF 3,400 SF Minimum House Width 65 F T 59 FT HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 27 Code: 1006 2020 *80 Foot wide lot variance- Single Story Only: 5 total single story homes shall be permitted to be less than 3,500 sq. ft. but not less than 3,350 square feet.
be permitted to be greater than 4,550 sq. ft. but not exceed 4,700 sq. ft.
Lots in Section 4 not considered part of this amendment: Declarant Hold Lots Some of these Declarant Hold Lots may become additional mod el lots in the future. In addition, square footage variances may be addressed for the following lots at a future date.
There are exactly 5 - 80’ wide lots owned by the Declarant in Section 4 are described as follows • Lots 1 -5/Block 5/Section 4 There ar e exactly 12 - 75’ wide lots owned by the Declarant in Section 4 are described as follows • Lots 1 -4/Block 3/Section 4 • Lots 1 -8/Block 4/Section 4 Model Lots The following are model lots in section 4. Additional model lots may be added at a later date.
• Lots 5-10/Block 3/Section 4 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 28 Code: 1006 2020 East Village - Addendum No. 2 Plats as recorded under:
Lots 5-10/Block 3/Section 4 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 28 Code: 1006 2020 East Village - Addendum No. 2 Plats as recorded under: Section 5 - MCCF No. 2015- 010003 Section 6 – MCCF No. 2015 -010005 Section 9 – MCCF No. 2016067315 55’ and 65’ wide lots Updated June 9, 2017 In accordance with the section “C” of the Architectural Standards in the Residential Planning and Design section of the Harper’s Preserve Architectural Review Guidelines, the NCC has the right to grant variances and/or or modify the requirements by separate addendum by lot, section, product or other method of grouping at any time and without advance notice. This is an addendum to grant a variance on the size of homes built on the 55’ wide (not including the 55’ patio homes) and 65’ wide lots in Section 5 , 6 and 9 of Harper’ s Preserve. Depending on width of individual lot, the ARC will determine which lot width category it falls into at their sole discretion.
There are exactly 34 - 55’ wide lots (excluding the 46 patio lots) in Section 6 are described as follows: • Lots 1 -17/Block 1/Section 6 • Lots 1 -16 /Block 2/Section 6 There are exactly 40 - 65’ wide lots in Section 5 are described as follows: • Lots 1 -12/Block 1/Section 5 • Lots 2 -27/Block 2/Section 5 There are exactly 40 - 65’ wide lots in Section 9 are described as follows : • Lots 1 -47/Block 1/Section 9 • Lots 1-7/Block 2/Section 9 There are exactly 40 –55’ wide lots in Section 9 are described as follows: • Lots 48 -99/Block 1/Section 9 • Lots 8 -15/Block 2/Section 9 A. Square Footage and Minimum House Width.
Lot Widths 55’ 65’ Minimum House Size 1 Story 1,800 SF 2,400 SF HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
n 9 • Lots 8 -15/Block 2/Section 9 A. Square Footage and Minimum House Width.
Lot Widths 55’ 65’ Minimum House Size 1 Story 1,800 SF 2,400 SF HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 29 Code: 1006 2020 Minimum House Size 2 Story* 2,000 SF 2,600 SF Minimum House Width 39 FT 49 FT Lots in Section 6 *55 Foot wide lot variance- Two Story Only: 6 total two story homes (3 per builder assuming a two builder program) shall be permitted to be greater than 3,200 sq. ft. but not exceed 3,350 square feet.
Lots in Section 5 program) shall be permitted to be greater than 3,750 sq. ft. but not exceed 3,900 sq. ft.
Lots in Section 9 *55 Foot wide lot variance- Two Story Only: 12 total two story homes ( 6 per builder assuming a two builder program) shall be permitt ed to be greater than 3,200 sq. ft. but not exceed 3,350 square feet.
program) shall be permitted to be greater than 3,750 sq. ft. but not exceed 3,900 sq. ft.
Lots in Section 6 not considered part of this amendment: The following are 55’ Patio lots in section 6 which are not included in this square footage addendum.
• Lots 17 -44/Block2/Section 6 • Lots 1 -18/Block3/Section 6 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 30 Code: 1006 2020 East Village - Addendum No. 3 Section 7 - MCCF No. TBD Dogwood Forest - MCCF No. 2016052549 75’ and 80’ wide lots Updated September 5, 2019
ge 30 Code: 1006 2020 East Village - Addendum No. 3 Section 7 - MCCF No. TBD Dogwood Forest - MCCF No. 2016052549 75’ and 80’ wide lots Updated September 5, 2019 In accordance with the section “C” of the Architectural Standards in the Residential Planning and Design section of the Harper’s Preserve Architectural Review Guidelines, the NCC has the right to grant variances and/or or modify the requirements by separate addendum by lot, section, product or other method of grouping at any time and without advance notice. This an addendum to grant a variance on the size of homes built on the 75’ wide and 80’ wide lots in Section 4 of Harper’s Preserve.
B. Square Footage and Minimum House Width.
Lot Widths 80’ 70’/ 75’ Minimum House Size 1 Story 3,200 SF* 3,000 SF Minimum House Size 2 Story* 3,400 SF 3,200 SF Maximum House Size N/A N/A Minimum House Width 65 FT 59* FT There may 55’ home plans requested by the Builder which will contain a 5’ bumpout on the garage to meet the minimum width requirements. These plan s will be submitted for consideration to the Developer during the inspection period for review and response prior to the expiration of the inspection period for use on the 75’ lots. Subject to verification of issues, a no charge ARC variance to builder wi ll be granted (subject to the other ARC requirements.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 31 Code: 1006 2020 Harpers Preserve - Addendum No. 4 Post Construction Inspections Instruction and Information Harpers Preserve Community Association Inc. - ARC/ACC 1500 City West Blvd, Suite 400, Housto n TX 77042 Email: [email protected] Phone: 713 -783- 0308 1. Definitions:
Instruction and Information Harpers Preserve Community Association Inc. - ARC/ACC 1500 City West Blvd, Suite 400, Housto n TX 77042 Email: [email protected] Phone: 713 -783- 0308 1. Definitions: A. “Applicant” is defined as the Building Company and/or their employee and/or representatives B. “ACC” – Architectural Control Committee C. “ARC Co ordinator” : ARC coordinating contractor hired by the HOA to perform the ACC’s review of plans, ACCs and other duties that the ARC assigns. The current ARC coordinator is (is subject to change): i. Name: Sam Yager Properties Ltd c/o Tiffany Lanza ii. Email: [email protected] iii. Address: 1500 CityWest Blvd. Suite 400, Houston TX 77042 iv. Phone: (713)783 -0308 D. “Certificate of Compliance” refer to herein as (“COC”) – the home is compliant with no conditions and meets the standards of the Governing Documents E. “Certificate of Compliance with Provisions” refer to herein as (“COP”) – the home is mostly compliant but has a few minor outstanding items (Minor items are as deemed by the ARC/ACC). The Applicant will be given 14 days from th e signature date to correct said items. If the Applicant does not correct these items (no matter how minor), then the “Provisions” have not been complied with and the certificate is revoked. Re -inspection will be scheduled as a Certificate of Non -Complian ce.
F. “Certificate of Non -compliance” refer to herein as (“CON”) – The home is not incompliance for material items (i.e. trees, fences, plants, brick, paint colors, elevation, garage doors, etc.). The Applicant will be given not less than 14 days from the s ignature date to correct said items. If the Applicant does not
rees, fences, plants, brick, paint colors, elevation, garage doors, etc.). The Applicant will be given not less than 14 days from the s ignature date to correct said items. If the Applicant does not correct all of these items, the lot and Applicant is subject to additional fees and fines per the Governing Documents.
G. ”Governing Documents” - The Declaration of Covenants, Conditions, Restr ictions and Easements for Harpers Preserve Subdivision recorded by the Official Public Records of Harris County, TX (the “Declaration ”), Design Guidelines, Master Plan Application and Approval Form, New Home Construction Application and Approval Form, and any other applicable documents.
H. “Inspector”, is defined as the inspection contractor hired by the HOA to perform on- site inspections to determine conflicts with requirements of the Governing Documents. The current Inspector is as follows (subject to chang e): i. Inspector: Paige Pelton - McCauleyACC ii. Email: [email protected] iii. Phone: (713)213 -2284 HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 32 Code: 1006 2020 I. “Owner” – the owner of the home and lot after the Applicant transfers title.
J. “Post Construction Inspection” refer to herein as (“Inspection”): The compliance process that is to take place before a home closes.
K. “Resale Certificate” – This is the documentation the HOA gives the title company and/or mortgage company with the information of the account, balances and other information needed for closing 2. Requesting an Inspection: Schedule the Inspection not later than as soon as a home is complete and greater than 5 business days before the proposed Inspection date. Per the Governing Documents, the Inspection must happen
on: Schedule the Inspection not later than as soon as a home is complete and greater than 5 business days before the proposed Inspection date. Per the Governing Documents, the Inspection must happen before a home closes with ample time to correct any items that are not in compliance so that the COC can be issued prior to closing. To request an Inspection the following steps should be taken: A. An email sent to the Inspector with the following information.
i. Proposed closing date of the home ii. Date of requested Inspection iii. Name, email and phone number of construction personnel.
iv. Whether the construction personnel will be in attendance at the Inspection.
v. Any items which are not complete with the dates of their pl anned completion.
B. Once an Inspection is scheduled, the Inspector will confirm the date of Inspection. At that time it is up to the Applicant to confirm attendance.
3. First 5 Inspections: Each Applicant is REQUIRED to be in attendance for the first five homes they are personally managing the construction of in a subdivision. It should take the Inspector up to 5 business days to get the original Inspection report to the ACC and Applicant for review.
A. Attendance Policy - If a home is requested for review and the Applicant does not timely attend within 10 minutes from the agreed upon time, the Inspection will be considered canceled. If an Inspection is canceled the applicant will still be charged the Inspection fee by the Inspector. The applicant is respo nsible to reschedule a new Inspection and repay the Inspection fee.
B. Cancelation Policy - Cancelation of an Inspection no later than 24 hours before the Inspection’s scheduled time.
licant is respo nsible to reschedule a new Inspection and repay the Inspection fee.
B. Cancelation Policy - Cancelation of an Inspection no later than 24 hours before the Inspection’s scheduled time.
4. Standard Inspections: Following the attendance of the First 5 Inspections (See note 3 above, the Applicant’s construction representative does not have to attend the inspections unless they have more questions regarding the review process and the items which are reviewed even though they are encouraged to do so. If homes are cont inuing to be in Non- Compliance not corrected within the first re -Inspection, the ACC (and/or it’s Inspector) may require the construction representative to attend further Inspections. After the review, it should take the Inspector up to 5 business days to get the original Inspection report to the ACC and Applicant for review.
5. Inspection Decisions: The ACC will issue another copy to the Applicant with the following decisions: A. Certificate of Compliance B. Certificate of Compliance with Provisions C. Certificate of Non -compliance D. Certificate of Compliance Model Home 6. Re-Inspections happen two weeks from the date of the previous Inspection notice date and in two week increments from there on. If an Applicant needs additional extension of time to correct an it em, it is their responsibility to reach out to the Inspector and the ARC Coordinator to request more time with a new date of re-Inspection. The ACC holds the right to require the original Inspection date and not grant the Applicant’s request. A processing fee may be assessed by the ACC on the first re -Inspection at $100 and doubles at each re Inspection thereafter.
ire the original Inspection date and not grant the Applicant’s request. A processing fee may be assessed by the ACC on the first re -Inspection at $100 and doubles at each re Inspection thereafter.
7. Holidays: The ACC may give additional time between Inspections and/or re -inspections at their discretion.
8. Home Closings: Each Applicant w ill request a Resale Certificate from the HOA at the time of closing between Applicant and Owner. The Resale Certificate will indicate whether the home has or has not been inspected. If HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 33 Code: 1006 2020 it has not been inspected it shall be deemed non- compliant and a vio lation of the Governing Documents. The Resale certificate shall have language generally as follows: “Either A Post Construction Inspection has been requested, performed and/or approved by the ACC.
OR A Post Construction Inspection has not been reques ted, performed and/or approved by the ACC nor has a Certificate of Compliance been signed by the ACC in connection with the Property. Therefore, any sale or closing on the Property will be a violation of the Design Guidelines subjecting the owner of the P roperty to any and all remedies available to the Association under the Restrictions Applying to the Property and the Texas Law. “ 9. Closed Homes: If a home is closed and not inspected the Applicant will be notified by the HOA of the Non Compliance on said l ot. The Applicant will be given 14 days to schedule and have the required inspection.
A. If an Inspection is requested, it is required that the Applicant be in attendance for the Inspection.
i. Attendance Policy - If a home is requested for review and the A pplicant does not timely attend
f an Inspection is requested, it is required that the Applicant be in attendance for the Inspection.
i. Attendance Policy - If a home is requested for review and the A pplicant does not timely attend within 10 minutes from the agreed upon time, the Inspection will be considered canceled. If an Inspection is canceled the applicant will still be charged the Inspection fee by the Inspector.
The applicant is responsible to reschedule a new Inspection and repay the Inspection fee.
ii. Cancelation Policy - Cancelation of an Inspection no sooner than 24 hours before the Inspection’s scheduled time other than cases of emergencies.
B. If an Inspection is not requested within the 14 days given, a violation Letter will be sent to the Owner.
10. Variances: Can be requested from the Governing Documents requirements. All of the following items must be received before the variance can be processed: A. Fill out the Variance Application Form pe r item and address.
B. Accompany the plot plan and/or pictures of the requested item.
C. $500 Variance Fee per Variance item and per address, contact the ARC Coordinator for payment information.
D. Send to ARC@samyagerinc .com Requesting a variance does not mean a variance will be granted by the ACC. The ACC will review the application provided and any supporting documents and provided their written decision on or before 30 days after all materials required by the ACC to evaluate the request have been received. Construction of said variance cannot begin until two members of the ACC have executed and approved the variance in writing on this approved form and provide a copy of the approval to the Applicant.
11. Change of con struction personal: The ACC and Inspector must be notified of any change of construction
riance in writing on this approved form and provide a copy of the approval to the Applicant.
11. Change of con struction personal: The ACC and Inspector must be notified of any change of construction personal by the Applicant on or before their first day working in the community. The new construction personnel must be provided with a color copy of the applicable G overning Documents by their employer.
12. Monthly HOA Drive: The community bay be inspected routinely by the HOA and/or a subcontractor of the HOA.
If there are items with respect to an applicant/owner’s construction activity that need to be corrected per t he Governing Documents the Applicant may also be notified outside of the inspection process. These items need to be corrected in not more than 14 days unless otherwise approved by the ACC. Should the Applicant choose to not comply with the first request, the HOA may correct the deficiency and bill the Applicant for the cost to bring the said item into compliance with the Governing Documents. The ACC may assess fees and/or fines if items are not corrected within the time given.
13. Non Compliance: A. Inspectio ns: Owner will be given 14 days to cure any issues that do not meet the Governing Document’s standards between Inspections and Re -Inspections.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 34 Code: 1006 2020 i. Primary Inspection – Inspection Fee by McCauley ii. First re -Inspection – McCauley Inspection Fee & HOA Processing F ee of $100 iii. Second re -Inspection - McCauley Inspection Fee & HOA Processing Fee of $200 iv. Third re -Inspection - McCauley Inspection Fee & HOA Processing Fee of $400 & a Violation Letter will be sent to the Homeowner if the home is closed.
ey Inspection Fee & HOA Processing Fee of $200 iv. Third re -Inspection - McCauley Inspection Fee & HOA Processing Fee of $400 & a Violation Letter will be sent to the Homeowner if the home is closed.
v. After the 3rd Insp ection, if the deficiencies still have not been corrected, the HOA’s Processing Fee amount shall double at each subsequent post construction Inspection until the items are corrected and the COC is issued.
B. Start of Construction without ACC Application A pproval i. Applicant will be notified via Violation letter to cure deficiencies.
ii. The New Home Construction Application Fee is changed to $500 14. Subject to Change: These Inspections Instructions and Information, the ARC Coordinator, and the Inspector may chan ge from time to time without notice. Please check with the ARC Coordinator or the HOA Management Company to make sure you have the most updated information.
15. Failure to Understand: If the Applicant does not understand anything pertained in this document and/or any of the Governing Documents it is their responsibility to reach out to the ACC Coordinator before installation to get clarification. Should the Applicant install and/or construct an item incorrectly they will be expected to bring the item into c ompliance unless otherwise approved by the ARC. Failure to do so may result in fines, fees and any other action the ACC deems suitable.
East Village - Addendum No. 5 Section 23 Only - MCCF No . 2020082959 80 & 85’ wide lots Updated June 10 , 2020 In accordance with the Section “C” of the Architectural Standards in the Residential Planning and Design section of the Harper’s Preserve Architectural Review Guidelines, the NCC has the right to grant variances and/or or modify the requirements by separ ate
dards in the Residential Planning and Design section of the Harper’s Preserve Architectural Review Guidelines, the NCC has the right to grant variances and/or or modify the requirements by separ ate addendum by lot, section, product or other method of grouping at any time and without advance notice. This addendum is intended to provide a standard for masonry requirements, square footage and width of homes built on the 80’& 85’ wide lots in Section 23 of Harper’s Preserve.
A. Square Footage and Minimum House Width & Square Footages with 100% Masonry Re quired.
Lot Widths 80’ 85’ Minimum House Size 2 Story* 3,200 SF 3,200 SF Maximum House Size N/A N/A *There may 59’ -11’’ wide home plans requested by the Builder which will contain a 5’ bump out on the garage to meet the minimum width requirements. These plans will be submitted for consideration to the Developer during the inspection period.
Subject to verification of typical issues, a no charge ARC variance to b uilder will be granted (subject to the other ARC requirements ).
“A variance for up to (2) 2,800 square foot homes will be provided (if requested by Builder) provided that they are not locat ed on the Lot at the beginning corner of the street or the two (2) lots at the very end of the street on the cul -de-sac.
HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 35 Code: 1006 2020 VI. APPENDIX A: HARPER’S PRESERVE APPROVED PLANT MATERIAL LIST Small Trees (Ornamental Trees) Species Common Name Reforestation Bumelia celastrina Tropical Buckthorn Yes Cercis canadensis Redbud Yes Chionanthus virginicus Fringe Tree Comus florida Dogwood
l Trees (Ornamental Trees) Species Common Name Reforestation Bumelia celastrina Tropical Buckthorn Yes Cercis canadensis Redbud Yes Chionanthus virginicus Fringe Tree Comus florida Dogwood Diospyros virginiana Eastern Persimmon Hamameys Virginiana Witch Hazel Lagerst roemia indica Crepe Myrtle Malus Spp . Crabapple Pistacia texana Texas Pistache Yes Prunus mexicana Mexican Plum Pyrus calleryana bradfordii Bradford Pear Sophora spp . Mountain Laurel Medium & Large Trees (Canopy Trees) Species Common Name Reforestation Acer Rubrum "Drummondii" Swamp Maple Yes Betula nigra River Birch Carya illinoinensis Pecan Celtis laevigata Southern Hackberry Yes Fraxinus americana White Ash Fraxinus pennsylvanica Green Ash Yes Juglans nig ra Black Walnut Liquidamber styraciflua Sweetgum Yes Liriodendron tulipifera Tulip Tree Magnolia grandiflora Southern Magnolia Ostrya virginiana American Hop Hornbeam Pinus taeda Loblolly Pine Yes Platanus mexicana Mexican Sycamore Platanus occidentalis American Sycamore Quercus falcata Swamp Red Oak Yes Quercus glaucoides Lacey Oak Quercus michauxii Swamp Chestnut Oak Quercus macrocarpa Bur Oak Yes Quercus shumardii Shumard Oak Quercus texana Red Oak Quercu s texana nuttall Nuttall Oak Yes Quercus virginiana Live Oak Taxodium distichum Bald Cypress Yes Ulmus crassifolia Cedar Elm Yes HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 36 Code: 1006 2020 Shrubs, Dwarf Shrubs & Plants Species Common Name Reforestation Azalea Azalea Abelia grandiflora prostra ta Dwarf Abelia Berberis thumbergii Pigmy Barberry Gardenia radicans Dwarf Gardenia Hesperaloe parviflora Red Yucca lIex Spp . Holly -Yaupon Lantana horrida T exas Lantana
a grandiflora prostra ta Dwarf Abelia Berberis thumbergii Pigmy Barberry Gardenia radicans Dwarf Gardenia Hesperaloe parviflora Red Yucca lIex Spp . Holly -Yaupon Lantana horrida T exas Lantana Nandina domestica nana Dwarf Nandina Poliomintha longifoli a Mexican oregano Penstemon baccharifolius Red Penstemon Pittosporum tobira Dwarf Pittosporum Rosemarinus officinalis Rosemary Salvia leucantha Mexican Brush Sage Small Shrubs & Plants Species Common Name Reforestation Abelia Spp . Abelia Anisacanthus wrightii Hummingbird Bush Aucuba japonica Aucuba Buxus Spp . Boxwood Callicarpa americana American Beauty Berry Yes Chaenomeles japonica Flowering Quince Gardenia Spp . Gardenia Hydrangea macrophylla Hydrangea Opuntia compressa Lowprickly pear cactus Malvaviscus drummondii Turk's Cap Yes Opuntia engelmannii texana Flaming prickly pear cactus Opuntia engelmannii linguiformis Cow's tongue prickly pear cactus Opuntia leptocarpa Mackenson prickly pear cactus Pavonia lasiopetala Rock Rose Pistacia texana Texas Pistachio Yes Raphiolepis indica Indian Hawthorne Spiraea prunifolia Bridal Wreath Spirea Yucca pallida Paleleaf Yucca Yucca torreyi Spanish Bayonet Yucca HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 37 Code: 1006 2020 Medium Shrubs &Plants Species Common Name Reforestation Azalea indicum Indica Azalea Buddleia Spp . Butterfly Bush Camellia Spp . Camellia Elaeagnus fruitlandi Silverberry Feijoa sellowiana Pineapple Guava Hibiscus coccineus Texas Star Hibi scus Yes Hibiscus syriacus Althea lIex Spp . Holly -Yaupon Yes lIex decidua Possumhaw Yes Jasminum Spp . Jasmine Lagerstroemia indica "dwarf" Dwarf Crepe Myrtle Leucophyllum frutescens Texas Sage
Yes Hibiscus syriacus Althea lIex Spp . Holly -Yaupon Yes lIex decidua Possumhaw Yes Jasminum Spp . Jasmine Lagerstroemia indica "dwarf" Dwarf Crepe Myrtle Leucophyllum frutescens Texas Sage Ligustrum texanum Wax Leaf Ligustrum Lonicera fragrantissima Winter Honeysuckle Malvaviscus drummondii Turk's Cap Yes Crinum americanum Crinum Lily Liriope Spp . Lily Turf Lupinus texensis Bluebonnet Lantana camara Lantana Ophiopogon japonicum Monkey grass Opunt ia compressa Low prickly pear cactus Opuntia engelmannii texana Flaming prickly pear cactus Opuntia engelmannii linguiformis C ow's tongue prickly pear cactus Opuntia leptocarpa Mackenson prickly pear cactus Osmunda cinnamomea Cinnamon Fern Yes Osmunda regalis Royal Fern Yes Saururus cernuus Lizardtail Sedum Spp . Sedum Verbena peruviana Peruvian Verbena Vinca minor and major Vinca Woodwardia aereolata Chain Fern Yes Grasses Lawn and Ornamental Species Common Name Reforestation Cynodon dactylon Common Bermuda Buchloe dactyloides Buffalo Grass Bouteloua gracilis Blue Grama Yes Bouteloua curtipendula Sideoats Grama Muhlenbergia capillaris Gulf Muhly Yes Muhlenbergia lindheimeri Lindheimer Muhly Yes Schizachyrium scoparium Little Bluestem Stipa tenuissima Mexican Feather Grass Yes HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 38 Code: 1006 2020 Street Tree Pictures Mexican White Oak Tree and leaf p attern Live Oak Tree and leaf pattern HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 39 Code: 1006 2020 Mexican Sycamore Tree and leaf pattern Southern Sugar Maple Tree and leaf pattern HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES
39 Code: 1006 2020 Mexican Sycamore Tree and leaf pattern Southern Sugar Maple Tree and leaf pattern HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 40 Code: 1006 2020 Nuttal Oak Tree and Leaf Pattern HARPER’S PRESERVE -EAST VILLAGE ARCHITECTURAL GUIDELINES Page 41 Code: 1006 2020 IX. EXHIBITS All exhibits are required to be printed in color for use.
A Neighborhood Plan B-1 Sidewalk & Trail Plan B-2A Sidewalk Ramp Detail B-2B Wheelchair Ramp Details B-3A 4’ Sidewalk Construction Details B-3B 5’ & 7’ Sidewa lk Construction Detail B-3C Sidewalk Transition Typical Details C-1 Fence Type Key Map C-2A Community Fence – Type 1 C-2B Community Fence with Masonry Columns C-2C Metal Picket Fence Standards – Type 2 & 3 C-2D Internal Side and Rear Yard Wood Fence Detai ls – Type 5 C-3A Lake & Open Space Rear and Side Fences & Screening C-3B Type 2, 3 & 5 Fences C-4 Corner Lot Side Yard Reforestation & Fencing D-1 Master Street Tree Plan D-2 Street Tree Plan with Ornamental Tree (Lake Palmetto Drive) D-3A Street Tree Plan - 65’ & 50’/55’ Lots D-3B Street Tree Plan - 75’ Lots D-3C Street Tree Plan - 80’ Lots D-4 [omitted] D-5 [omitted] D-6 [omitted] D-7A Builder Minimum Landscape Planting – 50’/55’ , 65’ & 70’ Corner Lots D-7B Builder Minimum Landscape Planting – 75’ & 80’ Corner Lots D-8A Builder Minimum Landscape Planting – 50’/55’ , 65’ & 70’ Interior Lots D-8B Builder Minimum Landscape Planting – 75’ & 80’ Interior Lots D-9A Builder Minimum Landscape Planting – Cul-de-Sac Lake Lots D-9B Builder Minimum Landscape Plant ing – Cul-de-Sac Harper’s Trace Lots D-10 Builder Minimum Landscape Planting – Patio Corner & Interior Lots
der Minimum Landscape Planting – Cul-de-Sac Lake Lots D-9B Builder Minimum Landscape Plant ing – Cul-de-Sac Harper’s Trace Lots D-10 Builder Minimum Landscape Planting – Patio Corner & Interior Lots E-1 [omitted] E-2 Lake Palmetto Drive Streetscape Elements E-3 Lake Palmetto Drive Streetscape Elements – Additional E-3A Special Paving Detail E-4A Lake Palmetto Drive Driveway Post and Address Marker/Logo Plaque E-4B Lake Palmetto Drive Driveway Post and Address Marker/Logo Plaque E-4C Lake Palmetto Drive Address Marker Detail E-4D Lake Palmetto Drive Driveway Swing Gate Option E-4E Lake Palmetto Drive Driveway Slide Gate Option E-4F Lake Palmetto Drive House Address Block Detail E-4G Standard Cast Stone Address Marker/Logo Plaque E-5 Front Yard & Street Frontage Irrigation Plan E-6 Planting Plan Lake Palmetto Drive E-7 Side yard Trash Can Storage Requirement All Lots E-8 50’/55’ Patio Building Orientations E-9 Horsepen Bayou Rear Yard Requirements E-10 Additional Masonry Requirements G-1 Lighting Zones – Permitted G-2 Lighting Fixtures – Permitted H-1 Builder Yard Signs H-2 Builder Weekend Directio nal Signs H-3 Builder “Open” Signs H-4 Builder Identification Sign Exit OnlyLift Station Stewards Park40’ Fault Zone 50’ United Gas Pipeline Easement MUD 15 W.P . SiteL a k e Palmetto ParkLake Palmetto R12 Exit OnlyPalmetto Lake ParkHarper’s Trace Harper’s TraceSH 242 Lake Palmetto DriveRed Tail PlaceBat Hawk Court Great Grey Owl Court Night Owl CourtNorthen Harrier Court Hawk Owl Horned OwlWinter Tanger Lane Cooper’s Hawk WayLake Forest Park Ln South Goshawk TrailScarce Chaser StreetArrowhead CourtNorth Goshawk Trail South Goshawk TrailLake Palmetto Drive Migrant Hawker Ct Common Hawker CourtParrot’s Feather Ct Sweet Bay Ct.Roseate Skimmer Southern Hawker Beautyberry
aser StreetArrowhead CourtNorth Goshawk Trail South Goshawk TrailLake Palmetto Drive Migrant Hawker Ct Common Hawker CourtParrot’s Feather Ct Sweet Bay Ct.Roseate Skimmer Southern Hawker Beautyberry Papyrus Rush Ct Downy Emerald DriveGlen Oaks Dr.Prairie Falcon LaneLake Palmetto DriveHarper’s School RoadOakcrest Drive Sweet Flag CourtEntry Horsepen BayouLake Palm etto MUD 15 W.P . SiteMixed Use Mixed UseMixed UseMixed Use Drill SiteLake PalmettoExhibit A East Village Neighborhood Plan Neighborhood Key Palmetto Park Harper’s Trail Palmetto Place Lake Bend Spoonbill Bayou BendMixed-Use Property (NIC in Neighborhood)Harper’s TrailPalmetto Place Bayou BendSpoonbillLake BendPalmetto Park R12 Exit OnlyLake Palm etto Palmetto Lake ParkMixed Use Mixed UseMixed UseMixed Use Drill SiteMUD 15 W.P . SiteNorth Goshawk Trail South Goshawk TrailHarper’s Trace Harper’s TraceLake Palmetto DriveHarper’s School Road Night Heron TrailSH 242Entry Horsepen BayouLake Palmetto Sidewalk & Trail Legend 7’ Paved trail by HPCA 7’ Unimproved trail by HPCA Trails by Mixed-Use 5‘ Walk by HPCA 4‘ Walk by HPCA 4‘ Connector Walk by Builders 4‘ Standard Walk by BuildersNotes: 1. Bayou Access Gates See Guidelines Detail.
2. Details for all walk & trail types provided in these guidelines.Exhibit B-1 East Village Sidewalk & Trail Plan 4’ Sidewalk4’ SidewalkDimension per plan 5’-0” min. clearance4’ Sidewalk6’-0” R=5’ R=5’ CURB RAMPS W/ NON WALKING SURFACE ADJACENT Not to scale Detail Callout Legend: 1. 4’ Concrete Walk, see Exhibits B-1 & B-3-B for locations and details 2. 6” Concrete Curb, see Exhibit B-2-C: Curb Details 3. Expansion Joint 4. Integral Color Concrete Ramp Maximum Slope 1” per Foot (Color to be “Sco/f_ield A-55 Pecan Tan” )5. Grooved Concrete Texture 1/4” Deep x 3/4” Wide Space at
B-2-C: Curb Details 3. Expansion Joint 4. Integral Color Concrete Ramp Maximum Slope 1” per Foot (Color to be “Sco/f_ield A-55 Pecan Tan” )5. Grooved Concrete Texture 1/4” Deep x 3/4” Wide Space at 2” o.c. Along Entire length and as wide as ramp 6. Non Walking Surface 7. 12” Concrete Curb, see Exhibit B-2-C: Curb Details 8. Transition curb, see Exhibit B-2-C: Curb Details9. Expansion or control joints, per plan 10. RoadwayExhibit B-2A Sidewalk Ramp Detail 6 6 134 52 3 7878 910 4’ Sidewalk Construction Details Harper’s Preserve Residential Guidelines SYI 312April 25, 2014Exhibit B-3A All sidewalks built by Builder shall be located along and adjacent to the property line inside the right-of-way.Property LineCurb 5& 7’ Sidewalk Construction Details Harper’s Preserve Residential Guidelines SYI 312April 25, 2014Exhibit B-3B 5-7’ 5-7 All sidewalks built by Builder shall be located along and adjacent to the property line inside the right-of-way. Trails to be located according to plans and/or Guidelines.Property LineCurb 2’1’10’ 20’ 7’ WALK5’ WALK5’ WALK 4’ WALK 10:1 TRANSITION 10:1 TRANSITION Scale: 1/4” = 1’-0”Exhibit D-3C Sidewalk TransitionTypical Details R12 Exit OnlyLake Palm etto Palmetto Lake ParkMixed Use Mixed UseMixed UseMixed Use Drill SiteMUD 15 W.P . SiteNorth Goshawk Trail South Goshawk TrailHarper’s Trace Harper’s TraceLake Palmetto DriveHarper’s School Road Night Heron TrailSH 242Entry Horsepen BayouLake PalmettoWood fence this area to be 6’ tall by builder.
Fence Type Legend 6-8’ Wood Fence (Type 4) By Builder 4‘ Metal Picket Fences (Type 2& 3)by Builder 6’ Community Fence (Type 1) by Builder 6‘ Community Fence (Type 1) by HPCA 4’ Metal Picket Fence (Type 2) with Address Column & Address Plaque Notes: 1. Interior lot fences, to be
Type 2& 3)by Builder 6’ Community Fence (Type 1) by Builder 6‘ Community Fence (Type 1) by HPCA 4’ Metal Picket Fence (Type 2) with Address Column & Address Plaque Notes: 1. Interior lot fences, to be constructed by the Builders, are not illustrated.
2. Rear yard metal picket fences on corner lots are to turn and continue along side property line for approximately 30 feet and meet side yard fence.
3. Areas under development may change fence type, as required.
4. All side street facing community fences are to be constructed by Builder.
5. Details for all fence types provided in these guidelines.Exhibit C-1 East Village Fence Type Key Map Rev. 11-30-20 6" 5"2'-8" 2’-3”" 6" 5"1" 4"1"6'-7" 4"8'-3" Cthis sheetDthis sheet5433 11 2 3 2 46 5 7124 51 3 834 52 383 99 99 APlan View BElevationDETAIL CALLOUTS (All details this Sheet)CFraming DSection ASection A ESection BSection B 1. 6" x 6" P ressure Treated for Ground Contact SYP Posts @ E nds of F ence Runs (Corners) and at masonry columns ressure Treated for Ground Contact SYP Posts tringer Behind 4. 1" x 6" Har di Plank Boards Trim Rail 6. 2" D iameter Holes, Centered on Joint 7. 4" B ottom Gap 8. 12" D iameter Drilled Footing depth per Builder’s structural 9. P aint front and back of fence, including support members C olor Sherwin Williams “Grassland” .Masonry post block under all 4” & 6” PostsAll posts (4” & 6” Posts)to be buried a minimum of 4’All concrete footings (4” & 6” Posts) to be 2” above /f_inished grade and sloped to drain at a minimum of 1/4” per foot All post holes(4” & 6” Posts) to be concrete /f_illed footing2”X4” Diagonal Bracing2”X4” Diagonal Bracing2”X4” Diagonal Bracing 2” to 3” above
d grade and sloped to drain at a minimum of 1/4” per foot All post holes(4” & 6” Posts) to be concrete /f_illed footing2”X4” Diagonal Bracing2”X4” Diagonal Bracing2”X4” Diagonal Bracing 2” to 3” above /f_inish grade typical all 4” & 6” posts footingsExhibit C-2A Type 1 Community Fence (Continued on next page) Revised March 2020 Community Fence – Hardi-plank with Masonry ColumnsExhibit C-3 Community Fence – Hardi-plank with Masonry ColumnsExhibit C-B Harper’s Preserve Residential Guidelines SYI 312April 25, 2014 Eternastone cap per Guidelines Stucco per Guidelines Color Sherwin Williams “Grassland” 6’ tall Hardiplank fence See Exhibit C-2 a for details Mica Schist stone cladding MasonryColumn FootingWhere Builder fences abut a masonry column, care must be taken to achieve a minimal gap between the column and the fence. Fence post concrete foundation must mis the column foundation.
BlackExhibit C-2C Metal Picket Fence StandardsType 2 & 3 2" 6'-0" 2'-3’ 1'-0" Varies 2 53 4 2 61 2 4 4 2 3 62 Fence Detail NOT TO SCALECallout Legend 1. 2” x 8“ Treated cedar cap 2. 1” x 4“ Cedar Trim fence rail, both sides 3. 4” x 4“ Treated SLP/ Cedar post 4. 1” x 6“ Cedar pickets 5. 2” x 4“ Treated SLP nailer6. Concrete footing SECTION ELEVATIONExhibit C-2D: Internal Side and Rear Yard Wood Fence Details Type 5 Fence5 5 Rev. 020915 4’ Metal Picket Fence on Property Line Continuous row of 5 Gal. Dwarf Wax Myrtle 24” O.C.
4’ Metal Picket Fence on side property 24’ back from rear property line.
Where Condensors cannot be located on opposite side from amenity, they must be screened with 5-Gal Dwarf Wax Myrtles 24” O.C. All sideyard fences in yards with metal picket fences on rear property line shall be solid wood Type 5 fences, pickets both sides.
amenity, they must be screened with 5-Gal Dwarf Wax Myrtles 24” O.C. All sideyard fences in yards with metal picket fences on rear property line shall be solid wood Type 5 fences, pickets both sides.
No “good neighbor fences” permitted where rear fence is metal picket.Stepped Metal Picket Fence by Builderto 24’ back from rear Property Line to meet rear yard 4’ metal picket fence.
See Exhibit C-3B 6’ Community Fence by Builder Min. 10’ back of furthest house front. Align side yard fronting fences where possible.24’ ±15’24’ Permitted location of Community Fence on Open Space and/or amenities to be located a minimumof 15’ forward of rear corner, or just in front of bedroom window.
Where no bedroom, must be 4’ metal picket.Exhibit: C-3A Lake & Open Space Rear and Side Fences & Screening 4’-0”4”4”8’-0” O.C.
4” O.C.
3” 8”2’-0”FINISH GRADE3/4” SQ.PICKETS 16 Ga.
3-3/4” I.D.MAX 1/4” SQ. TUBERAILS 3”2’-6” 8” 6’-0”4”4”4” O.C.3” X 3” POST3/4” SQ.PICKETS 16 Ga. 3-3/4” I.D.MAX 1/4” SQ. TUBE RAILS FINISH GRADE 6’-0”4” 8’-0” 8’-0”4’-0” 1’-0”8’-0” 1’-0”COMMON OPEN SPACE 4’ or 6’ TALL METAL PICKET FENCE 6’ TALL (or 4‘ when rear fence is 4’ tall) METAL PICKET FENCE16’ FROM PROPERTYLINE STEPPING DOWNTO 4’ TALL METAL PICKET FENCE 25' BUILD LINE (Varies) CONC. SIDEWALKCONC. DRIVEWAYSITE LAYOUT Common Open Space LotsSITE LAYOUT Fences 4’ to 6’ Fence Transition6’ Side Lot Metal Picket Fence Wood Fence See Wood Fence Exhibit for details.4’ Metal Picket Common Open Space Fence Type 5Type 3 Type 2Type 2Exhibit B-3B Type 2, 3, & 5 Fences R12 Exit OnlyLake Palm etto Palmetto Lake ParkMixed Use Mixed UseMixed UseMixed Use Drill SiteMUD 15 W.P . SiteNorth Goshawk Trail South Goshawk TrailHarper’s Trace Harper’s TraceLake Palmetto DriveHarper School Road Night Heron TrailSH 242Exhibit D-1
Use Mixed UseMixed UseMixed Use Drill SiteMUD 15 W.P . SiteNorth Goshawk Trail South Goshawk TrailHarper’s Trace Harper’s TraceLake Palmetto DriveHarper School Road Night Heron TrailSH 242Exhibit D-1 East Village Master Street Tree Plan Entry Horsepen BayouLake Palmetto East Village Street Tree T ype By Street Liv e Oak Ornamen tal TreeTree Symbol Tree Symbol Lot Or ien tation Front Sid eFront Yard Tree( s) Nuttall O ak Cano py TreeMexica n Sycam ore Cano py TreeMexica n White Oak Cano py Tree Southe rn Sugar Mapl e Ornamen tal Tree Reforestation Zone N/A 6’ Hardi Community Fence by Builder +10’ back of furthest back house front wall.
Align with next lot where possible.
Reforest side yards with a mix of Loblolly Pine, Water Oak and Sweet Gum at a rate of 1-15 Gal. tree per 400 SF of side area calculated from curb to side yard fence.
6’ Hardi Community Fence 5’ off Setback LineContinuous row of 3 Gal.
Wax Myrtle 24” O.C.
4’ wide sidewalk by BuilderStreet trees by BuilderStreet trees by Builder Street trees by Builder Street Tree Zone Reforestation ZoneExhibit: C-4 Corner Lot Side Yard Reforestation & Fencing 80’ Corner Lots 80’’ Interior Lots3 MINIMUM 2-1/2” CALIPER “STREET” TREES ON SIDE STREET (30 GAL.)
2 MINIMUM OF 2-1/2” CALIPER “STREET” TREES (30 GAL.) 2 1-3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
2 2-1/2” CALIPER CANOPY YARD TREES (30 GAL.)
2 2-1/2” CALIPER “STREET” TREES ON SIDE (30 GAL.)
1 1-3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
2 2-1/2” CALIPER CANOPY YARD TREES (30 GAL.)
Reforestation Reforest lots as shown on Exhibit D-1.Use Loblolly Pine, Sweetgum and Water Oak for reforestation species. Trees to be planted at a rate of 1 per 400 square feet of open area.Max. 40’ Typical Min. 30’Trees 3’ B.O.C.
shown on Exhibit D-1.Use Loblolly Pine, Sweetgum and Water Oak for reforestation species. Trees to be planted at a rate of 1 per 400 square feet of open area.Max. 40’ Typical Min. 30’Trees 3’ B.O.C.
Trees 3’ B.O.C. Trees 3’ B.O.C. 4’ Varies Typ. Min. 30’Max. 40’Harper’s TraceLake Palmetto Drive Parrot’s Feather CourtExhibit D-2 Street Tree Plan Lake Palmetto Drive 65’ Corner Lots 55’ Corner Lots 65’ Interior Lots 55’ Interior Lots 2 1/2” CALIPER “STREET” TREES (30 GAL.) MINIMUM OF 2 1/2” CALIPER “STREET” TREES ON SIDE STREET (30 GAL.)
32 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
21 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
2122 MINIMUM OF 2 1/2” CALIPER “STREET” TREES (30 GAL.) 22 Reforestation Reforest lots as shown on Exhibit D-1.Use Loblolly Pine, Sweetgum and Water Oak for reforestation species. Trees to be planted at a rate of 1 per 400 square feet of open area.Exhibit D-3-A Street Tree Plan 65’ & 55’ Lots Typ Min.30’Max.40’Trees 3’ B.O.C.
Trees 3’ B.O.C. Trees 3’ B.O.C.
Typ Min.30’Max.40’ Typ Min.30’Max.40’Typ Min.30’Max.40’ Trees 3’ B.O.C. Trees 3’ B.O.C.
Typ Min.30’Max.40’ Lake Palmetto Drive Roseate SkimmerTrees 3’ B.O.C.
Trees 3’ B.O.C. Typ. Min. 30’ Max. 40’Trees 3’ B.O.C.
Trees 3’ B.O.C.
Trees 3’ B.O.C.
Typ. Min. 30’ Max. 40’Typ. Min. 30’ Max. 40’ 75’ Corner Lots 75’’ Interior Lots 2 1/2” CALIPER “STREET” TREES (30 GAL.) MINIMUM OF 2 1/2” CALIPER “STREET” TREES ON SIDE STREET (30 GAL.)3 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)3 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.) 22 MINIMUM OF 2 1/2” CALIPER “STREET” TREES (30 GAL.) 2 Reforestation
TREES ON SIDE STREET (30 GAL.)3 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)3 1 3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.) 22 MINIMUM OF 2 1/2” CALIPER “STREET” TREES (30 GAL.) 2 Reforestation Reforest lots as shown on Exhibit D-1.Use Loblolly Pine, Sweetgum and Water Oak for reforestation species. Trees to be planted at a rate of 1 per 400 square feet of open area.
Exhibit D-3B Street Tree Plan 75’ Lots 80’ Corner Lots 80’’ Interior Lots MINIMUM OF 2-1/2” CALIPER “STREET” TREES ON SIDE STREET (30 GAL.)
2 MINIMUM OF 2-1/2” CALIPER “STREET” TREES (30 GAL.) 2 1-3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
2 2-1/2” CALIPER CANOPY YARD TREES (30 GAL.)
2 2-1/2” CALIPER “STREET” TREES ON SIDE (30 GAL.)
1 1-3/4” CALIPER ORNAMENTAL YARD TREES (15 GAL.)
2 2-1/2” CALIPER CANOPY YARD TREES (30 GAL.)3-4 Reforestation Reforest lots as shown on Exhibit D-1.Use Loblolly Pine, Sweetgum and Water Oak for reforestation species. Trees to be planted at a rate of 1 per 400 square feet of open area.Trees 3’ B.O.C.
Trees 3’ B.O.C. Typ. Min. 30’ Max. 40’ Trees 3’ B.O.C. Trees 3’ B.O.C. Trees 3’ B.O.C.
Typ. Min. 30’ Max. 40’ Typ. Min. 30’ Max. 40’Typ. Min. 30’ Max. 40’ Exhibit D-3C Street Tree Plan 80’ Lots DFG E DExhibit D-7A SOLID SOD, SPRIGS, OR SEED 65/55’ Corner Lots MINIMUM OF 3 - 15 GAL. SHRUBS (2 SPECIES MAX)MINIMUM OF 35/25- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 10- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX)70’ Corner Lots MINIMUM OF 3 - 15 GAL. SHRUBS (2 SPECIES MAX)MINIMUM OF 35- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 20- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX) CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONEZONE G - 5 GAL. EVERGREEN SHRUBS 3’ O.C.
CANOPY/ORNAMENTAL
. SHRUBS (3 SPECIES MAX) MINIMUM OF 20- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX) CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONEZONE G - 5 GAL. EVERGREEN SHRUBS 3’ O.C.
CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONEZONE F - SHRUB HEDGE REQUIRED TO ADEQUATELY SCREEN MECHANICAL UNITS AND METERS & FOUNDATION TO FENCE.
ZONES B,C & D: ZONES B & C:ZONES B,C & D: ZONES B & C: ZONE A: TURF & TREES ONLYBuilder Minimum Landscape Planting-Corner Lots Type A A Type B B Type C C E F GType D D Type F Type GType ENTS6’-15’ (70’LOTS) 3’-10’ (65/55’LOTS)10-25’ (70’LOTS)10-17’ (65/55’LOTS)Reforestation Zone DFG E DExhibit D-7B CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONESOLID SOD, SPRIGS, OR SEEDZONE G - 5 GAL. EVERGREEN SHRUBS 3’ O.C.
CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONEZONE F - SHRUB HEDGE REQUIRED TO ADEQUATELY SCREEN MECHANICAL UNITS AND METERS & FOUNDATION TO FENCE.
ZONES B,C & D:75’ Corner Lots ZONES B & C: ZONE A:MINIMUM OF 5- 15 GAL. SHRUBS (2 SPECIES MAX) TURF & TREES ONLYMINIMUM OF 37- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 22- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX)ZONES B,C & D:80’ Corner Lots ZONES B & C: MINIMUM OF 5 - 15 GAL. SHRUBS (2 SPECIES MAX)MINIMUM OF 40- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 25- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX) Builder Minimum Landscape Planting-Corner Lots Type A A Type B B Type C C E F GType D D Type F Type GType ENTS6’-15’ (80’LOTS) 5’-10’ (75’LOTS)20-25’ (80’LOTS)17-20’ (75’LOTS)Reforestation Zone Builder Minimum Landscape Planting-Interior Lots Type A A Type B B Type C C EType D D Type ENTSEVERGREEN SHRUB HEDGE REQUIRED TO ADEQUATELY SCREEN MECHANICAL UNITS AND METERS SOLID SOD, SPRIGS, OR SEED ZONES B,C & D:65/55’ Interior Lots ZONES B & C: A A AB BCDE
e B B Type C C EType D D Type ENTSEVERGREEN SHRUB HEDGE REQUIRED TO ADEQUATELY SCREEN MECHANICAL UNITS AND METERS SOLID SOD, SPRIGS, OR SEED ZONES B,C & D:65/55’ Interior Lots ZONES B & C: A A AB BCDE C CExhibit D-8A MINIMUM OF 2 - 15 GAL. SHRUBS (2 SPECIES MAX)MINIMUM OF 25- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 10- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (3 SPECIES MAX)ZONES B,C & D:70’ Interior Lots ZONES B & C: MINIMUM OF 2 - 15 GAL. SHRUBS (3 SPECIES MAX)MINIMUM OF 30 - 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 35- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX) CANOPY/ ORNAMENTAL TREE OPTION PLANTING ZONE CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONE ZONE A: TURF & TREES ONLY6’-15’ (70’LOTS) 3’-10’ (65/55’LOTS)10-25’ (70’LOTS)10-17’ (65/55’LOTS) Builder Minimum Landscape Planting-Interior Lots Type A A Type B B Type C C EType D D Type ENTSEVERGREEN SHRUB HEDGE REQUIRED TO ADEQUATELY SCREEN MECHANICAL UNITS AND METERS SOLID SOD, SPRIGS, OR SEED ZONES B,C & D:75’ Interior Lots ZONES B & C: A A AB BCDE C CExhibit D-8B MINIMUM OF 3 - 15 GAL. SHRUBS (2 SPECIES MAX)MINIMUM OF 33- 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 35- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (3 SPECIES MAX)ZONES B,C & D:80’ Interior Lots ZONES B & C: MINIMUM OF 3 - 15 GAL. SHRUBS (3 SPECIES MAX)MINIMUM OF 35 - 5 GAL. SHRUBS (3 SPECIES MAX) MINIMUM OF 37- 1 GAL. HERBACEOUS PERENIALS OR GROUNDCOVER (2 SPECIES MAX) CANOPY/ ORNAMENTAL TREE OPTION PLANTING ZONE CANOPY/ORNAMENTAL TREE OPTION PLANTING ZONE ZONE A: TURF & TREES ONLY6’-15’ (80’LOTS) 5’-10’ (75’LOTS)20-25’ (80’LOTS)17-20’ (75’LOTS) Detail Callout Legend: 1. (Intentionally left blank) 2. (Intentionally left blank) 3. 3 Gallon Dwarf Wax Myrtle @ 36” o.c.
S ONLY6’-15’ (80’LOTS) 5’-10’ (75’LOTS)20-25’ (80’LOTS)17-20’ (75’LOTS) Detail Callout Legend: 1. (Intentionally left blank) 2. (Intentionally left blank) 3. 3 Gallon Dwarf Wax Myrtle @ 36” o.c.
4. Street tree (match other street trees) to “Close In” Cul-de-sac 5. 5 Gallon Dwarf Palmetto @ 30” o.c.
6. 4’ Metal Picket Fence locate on property line terminate 5’ off of street right-of-way line 7. Ryerson steel bed edge (black) at planting bed 8. (Intentionally left blank) 9. (Intentionally left blank) 10. Builder to hand dig in areas with HPCA irrigation, water or electrical lines 11. Builder to locate 4’ connecting sidewalk with minimum impact to HPCA irrigation & lighting. Builder responsible for repairing damage to HPCA improvements 12. Sleeve installed by HPCA 13. Connector Walk by Builder, see Exhibit B-1 6133 76 1211 105 Exhibit D-9A Builder Minimum Landscape Planting Cu-de-Sac Lake Lots Detail Callout Legend: 1. (Intentionally left blank) 2. 3 Gallon Dwarf Wax Myrtle @ 36” o.c.
3 Street tree (Match Other Street Trees) to “Close In” Cul-de-Sac 4. 5 Gallon Dwarf Palmetto @ 30” o.c.
5. 4‘ Metal Picket Fence locate on property line and terminate 5’ off of setback line 6. Ryerson steel bed edge (black) at planting bed 7. 4’ Connector Sidewalk. Builder to locate connecting sidewalk with minimum impact to HPCA irrigation & lighting. Builder responsible for repairing damage to HPCA improvements8. Street tree 9. 7’ Trail by HPCAHarper’s Trace 354 26 971 Exhibit D-9B Builder Minimum Landscape Planting Cu-de-Sac Harper’s Trace Lots 14’ 5’ 5’5’ Type A Trees & Turf Type B Type CB A C Type D Type GD G BCDDA AA G ORNAMENTALTREES Canopy TreeCondensors & Trash can storage behind fence with 3’ gate by
ng Cu-de-Sac Harper’s Trace Lots 14’ 5’ 5’5’ Type A Trees & Turf Type B Type CB A C Type D Type GD G BCDDA AA G ORNAMENTALTREES Canopy TreeCondensors & Trash can storage behind fence with 3’ gate by Builder per GuidelinesCommunity Fence by BuilderZONE G- 5 GAL. EVERGREEN SHRUBS 3’ O.C.
CANOPY/ORNA MENT AL TREE OPTION PLANTING ZONE 16 – 20’ZONES B ,C & D:55’ Patio Interior Lots ZONES B & C: MINIMUM OF 1- 15 GAL. SHRUBS (1 SPECIES M AX)MINIMUM OF 20- 5 GAL. SHRUBS (2 SPECIES M AX) MINIMUM OF 30- 1 GAL. HERBA CEOUS PERENIALS OR GROUNDC OVER (3 SPECIES M AX)ZONES B ,C & D:55’ Patio Corner Lots ZONES B & C: MINIMUM OF 3 - 15 GAL. SHRUBS (2 SPECIES M AX)MINIMUM OF 34- 5 GAL. SHRUBS (3 SPECIES M AX) MINIMUM OF 45- 1 GAL. HERBA CEOUS PERENIALS OR GROUNDC OVER (3 SPECIES M AX)Exhibit D-10 Builder Minimum Landscape Planting - Patio Corner & Interior Lots Reforestation Zone 1/2"3/4"DETAIL CALLOUT LEGEND 1. Turf 2. 4” Tall steel edging, with 3/4” of steel edging to be above finished grade.Steel stakes to be 36” on center maxon alternate sides.
3. 2” Shredded mulch4. Prepared soil mix depth to be per planting details & Specifications.
5. Contractor shall place steel edging at all shrub beds adjacent to turf orgravel, unless otherwise noted onthe plans.
6. Finish to be powder coated Color to be Brown.1 2 3 4Finshed Grade ESteel Edging Detail Not to Scale Harper’s TraceLake Palmetto DriveExhibit E-2 Lake Palmetto Drive Streetscape Elements 4’ Metal Picket Fence located 3’ back of Property Line 4’ Wide Sidewalk on Property Line Address Monument located in 4’ HPCA Easement6’ Rear Wood Fence 6’ Community Fence 5’ off Setback Line 6’ Community FenceMin. 10’ back from front of house 4’ Metal Picket Fence4’ HPCA Landscape Easement 6’ Community Fence 4’ Metal Picket Fence
nt6’ Rear Wood Fence 6’ Community Fence 5’ off Setback Line 6’ Community FenceMin. 10’ back from front of house 4’ Metal Picket Fence4’ HPCA Landscape Easement 6’ Community Fence 4’ Metal Picket Fence Location of Fence for Corner 80’ Lots.
Fence corner to be located a minimum of 15’ forward of rear corner, or just in front of bedroom window.Special Paving 4’ Concrete Sidewalk4’ Walk by Builders, refer to Exhibit B-1 Sidewalk & Trail Plan Fence at Transformer DetailCommunity Fence along +/- 50% of rear lot lineMaintain 5’ clear through picket at all walks, to be centered on walk Metal picket address column Metal picket address column 8’ Wide Special Paving 8’ Wide Special PavingSee Detail Exhibit E-3-A4’ tall x 16’ wideAmeristar vehicular gate, swing or slide Dwarf Wax MyrtlesExhibit E-3 Lake Palmetto Drive Streetscape Elements - Additional Exhibit E-3A Special Paving Detail- 60 MM Forest Blend 1775017750 18-3/4” 8”Eq.
Eq.CL 3 ” 8” Harper’s Preserve Logo & address plaque affixed to driveway post along Lake Palmetto Drive.
Plaques & address markers available from HPCA with 60 days advanced notice.Plaque and address marker to be connected to post with tamper proof connectors as per detail.Post & cap detail provided by the HPCA.
Maximum 14’ wide driveway for houses fronting Lake Palmetto Drive.Maintain 18” clear between edge of driveway and gate and post(s).Driveway marker post withcap, logo and address marker for select houses fronting Lake Palmetto Drive. See Exhibit C-1.
Dwarf Wax Myrtle hedge in front of fence to sideyard setback.
Gulf Coast Muhly Grass hedge.
4’ High metal picket fence along frontage and partial sides of houses fronting Lake Palmetto Drive.Post Partial Elevation Exhibit: E-4A Lake Palmetto Drive Driveway Post and Address Marker/Logo Plaque
4’ High metal picket fence along frontage and partial sides of houses fronting Lake Palmetto Drive.Post Partial Elevation Exhibit: E-4A Lake Palmetto Drive Driveway Post and Address Marker/Logo Plaque 1775017750 18-3/4” 8”Eq.
Eq.CL 3 ” 8” Harper’s Preserve Logo & address plaque affixed to driveway post along Lake Palmetto Drive.
Plaques & address markers available from HPCA with 60 days advanced notice.Plaque and address marker to be connected to post with tamper proof connectors as per detail.Post & cap detail provided by the HPCA.
Maximum 14’ wide driveway for houses fronting Lake Palmetto Drive.Maintain 18” clear between edge of driveway and gate and post(s).Driveway marker post withcap, logo and address marker for select houses fronting Lake Palmetto Drive. See Exhibit C-1.
Dwarf Wax Myrtle hedge in front of fence to sideyard setback.
Gulf Coast Muhly Grass hedge.
4’ High metal picket fence along frontage and partial sides of houses fronting Lake Palmetto Drive.Post Partial Elevation 4’ high x 16‘ wide “Ameristar” Vehicular Gate with 3/4” pickets for select houses. See Exhibit C-1.Gate post to be min. 5” dia.
or per manufacturer’s recommendation whichever is greater.Exhibit: E-4B Lake Palmetto Drive Driveway Gate & Post& Address Marker/Logo Plaque Note: Swing arm gate acceptable where gate does not obstruct vehicle movements. Where gate would create obstruction, building setback must be increased or a Slide Gate Option must be used. Unacceptable con/f_lict.
Gate Operator to be screened with single row of dwarf Wax Myrtles planted 30” O.C.
14’ Max.Note: Gate must swing towards closest side property lineExhibit: E-4C Lake Palmetto Drive Driveway Swing Gate Option Softscape Legend Gulf Coast Muhly Grass Dwarf Wax Myrtle Exhibit: E-4D Lake Palmetto Drive
e must swing towards closest side property lineExhibit: E-4C Lake Palmetto Drive Driveway Swing Gate Option Softscape Legend Gulf Coast Muhly Grass Dwarf Wax Myrtle Exhibit: E-4D Lake Palmetto Drive Driveway Slide Gate Option Gate Operator to be screened with single row of dwarf Wax Myrtles planted 30” O.C.
along length of opened gate.
14’ Max.Note: Swing arm gate may not be used where the gate would obstruct vehicle movements. In such cases, a Slide Gate Option must be used. Note: Gate must slide towards closest side property line Softscape Legend Gulf Coast Muhly Grass Dwarf Wax Myrtle 17750Cast Stone Address Block Pennsylvannia BluestoneCast Stone Block 1/4” deep debossed silver letters Font: Papayrus Letter size: 4” Address Block: ±20”x10-1/2” Exhibit: E-4E House Address Block 17533 ArkConcrete Model ABSL Color: “Oyster” Text Font: “Georgia” Text Size: 3” SLA Studio Land 092016 Scale: Actual Size M MC CWater service lineWater Meter at R.O.W.Main line to Back/f_low Preventer at house Back of curb Face of curbM Front yard irrigation to be connected to building service. Front yard to be designed & installed by Builder using HPCA approved components.Front yard irrigation to be connected to building service. Front yard to be designed & installed by Builder using HPCA approved components.Locate Back/f_low Preventer in a discreet location in shrub bedsLocate Controller in Front YardSeparate back yard Remote Control Valve from front. No sprays in back yard to be controlled by front yard Remote Control Valve1” - 1-1/4” Loop Main Line Where FeasibleNote: For exact number, species, & location of Street Trees, see Exhibits D-1, D-7-B, & D-8-B Shrub hedge at Lake Palmetto Drive onlyLocate Controller in Front YardExhibit E-5 East Village Front Yard & Street Frontage
umber, species, & location of Street Trees, see Exhibits D-1, D-7-B, & D-8-B Shrub hedge at Lake Palmetto Drive onlyLocate Controller in Front YardExhibit E-5 East Village Front Yard & Street Frontage Irrigation PlanSleeveSchedule 40 pvc, ( 3" size) main Red and white gate valve (mainline size)Gate Valve 4" Schedule 40 pvc sleeve Verify location in the /f_ieldPoint Of Connection As approved per city requirements Back/f_low Preventor Spray ValveWater Meter Controller CBubblerLateral Class 200 pvc, size as noted.
(1/2" = class 315) SPRAYSize as required, as approved per city requirements. Verify location in the /f_ield Hunter or Rainbird models Hunter or Rainbird typesHunter or Rainbird typeGRAPHIC LEGEND MainSYMBOL HPCA APPROVED COMPONENT NAMESDESCRIPTIONArea to be installed by Builder & maintained by HPCA. Zone front and backyard seprately NOTE: ALL HEADS ARE TO BE HALF CIRCLE UNLESS NOTED AS FULL CIRCLE (F), THREE QUARTERS (T), OR QUARTER (Q).
NOTE: ALL STRIP SPRAYS ARE FULL TYPE UNLESS NOTED AS LEFT OR RIGHT WITH (Q). SEE PLAN.M HUNTER MPR40-12 (SHRUBS) ,MPR40-04 (TURF) SERIES BODY , MP ROTATOR SPRAY NOZZLE - MPSTRIP SERIES (12' RAD.@ 30PSI) H 5'X30' (FULL) - 0.33 GPM (MPSTRIP-SIDE) Q 5'X15' (LEFT) - 0.17 GPM (MPSTRIP-LEFT) Q 5'X15' (RIGHT) - 0.17 GPM (MPSTRIP-RIGHT) HUNTER MPR40-12 (SHRUBS) ,MPR40-04 (TURF) SERIES BODY , MP ROTATOR SPRAY NOZZLE - (12' RAD.@ 30PSI) Min. 30’ - Max. 40’ Note: For exact number, species, & location of Street Trees, see Exhibits D-1, D-7-B, & D-8-B 5 gal Gulf Coast Muhly 30” o.c. Ornamental Grass Hedgrow(irrigated) Each lot shall have a minimum of 100sf of Dwarf Palemtto planted in no more than 2 planting beds.
, see Exhibits D-1, D-7-B, & D-8-B 5 gal Gulf Coast Muhly 30” o.c. Ornamental Grass Hedgrow(irrigated) Each lot shall have a minimum of 100sf of Dwarf Palemtto planted in no more than 2 planting beds.
Each lot shall have a minimum of 100sf of Dwarf Palemtto planted in no more than 2 planting beds.
DwarfDwarfExhibit E-6 East Village Planting Plan Lake Palmetto Drive 143 25 Detail Callout Legend: 1. AC Condensors 2. Wood Fence by Builder3. Community Fence by Builder 4. Garbage Can Slab by Builder 5. Gate by Builder. Hinge house side.Note: 1. All homes shall provide a concrete pad for trash and/or recycle can(s) on side of house with access gate. Cans are to be stored in this location at all times except on pick up day(s).
2. At homeowners option, cans may be stored inside garage however outdoor storage pad must be constructed per guidelines.5’ SETBACK 5’ SETBACK HOUSEHOUSE 3’10’ MIN.
5’ MIN.
7’ MIN.
3’MIN.Front Yard Front YardExhibit E-7 Sideyard Trash Can Storage Requirement All Lots 55’ Patio Building OrientationsExhibit E-8 Detail Blowup: Builder to adjust site layout to achiverequired 10’ buiding separations.Lot Orientation Diagram Typical Lot Zero SideLot Line Yard Side 12’ 10’ 7’5’ 4’ Detail Callout Legend: 1. Rear yard tree planting by Builder (1 -30 Gal. Mexican Sycamore) (1 -30 Gal. Loblolly Pine) 2. Gate, concrete step pad by Builder.
6. 4’ Metal picket fence by Builder 7. 5’ Trail By HPCA 4 35HORSEPEN BAYOU 1 TREE 1 TREE7 162Common Open Space Transitional Fence per Guidelines Bayou Lot Rear Yard Tree ZoneExhibit E-9 Horsepen Bayou Rear Yard Requirements
by Builder 7. 5’ Trail By HPCA 4 35HORSEPEN BAYOU 1 TREE 1 TREE7 162Common Open Space Transitional Fence per Guidelines Bayou Lot Rear Yard Tree ZoneExhibit E-9 Horsepen Bayou Rear Yard Requirements 20'U.E.10'U.E.20'U.E.MONTGOMERY CREEK RANCH TRAILS(100' ROW) CAB. Z, SHT. 919, M.C.M.R.
GLENEAGLE DR.(ROW VARIES) GLENEAGLE DR.(ROW VARIES) STATE HIGHWAY 242 (NEEDHAM ROAD) (RIGHT OF WAY WIDTH VARIES)STATE HIGHWAY 242 (NEEDHAM ROAD) (RIGHT OF WAY WIDTH VARIES) STATE HIGHWAY 242 (NEEDHAM ROAD) (RIGHT OF WAY WIDTH VARIES) STATE HIGHWAY 242 (NEEDHAM ROAD) (RIGHT OF WAY WIDTH VARIES) STATE HIGHWAY 242 (NEEDHAM ROAD) (RIGHT OF WAY WIDTH VARIES)R 1 2ONLYONLY 6789 10 11 1212 3 4 5 1 2 3 4 5 67891015 16 17181314151617 18 19 20 21 22 23 24 25 2627282930313233343536 37 38 39 40 41 42 43 44 1 2 3 4 5 6 7 8 9 101112 13 14 15 16 17 18 11121314 122 38312 16 4 81 2 3 4 5 67911 101213 14 15 16 17 18 1920 1234 5 6 7 8124 5 6 7 8 9 10 111314 15 16 17 18 19 20 21 22 23 24 25 26 27 282930 31123 4 5 6 7 8 9 10 11 12 13 14 1517 1234 75 689 110 23 5 67D 21 89101112 13 14 15 16171819 20 21 222324 25 26 27 1 2 3 4 5 67 12345678910111213122 23 3 34 4 5 6 1 222 1MUD 95 MUD 15 Lake Palm etto Lake Palmetto Park Stewards ParkMixed Use Mixed UseMixed UseMixed Use Drill SiteMUD 15 W.P . SiteNorth Goshawk Trail South Goshawk TrailHarper’s Trace Harper’s TraceLake Palmetto Drive South Goshawk TrailSH 242 Horsepen Bayou Migrant Hawker Ct Common Hawker CourtParrot’s Feather Ct Sweet Bay Ct.Roseate Skimmer Southern Hawker Summer Tanager Ln Beautyberry Papyrus Rush Ct Downy Emerald DriveGlen Oaks Dr.Prairie Falcon LaneHarper’s Trace Peregrine CtTo I-45 Entry Entry Gate House Lake Palmetto DriveHarper’s School RoadConcord DriveOakcrest Drive 40’ Fault Zone 50’ United Gas Pipeline Easement Lift Station
rie Falcon LaneHarper’s Trace Peregrine CtTo I-45 Entry Entry Gate House Lake Palmetto DriveHarper’s School RoadConcord DriveOakcrest Drive 40’ Fault Zone 50’ United Gas Pipeline Easement Lift Station Lake Forest Park Ln Harper’s Trail Palmetto Place Bayou BendSpoonbillLake BendPalmetto Park Lotting Legend Mixed Use75’ PhaseI FutureNo. Of Lots 134 498 215 283 66 131 65 115 54 65’ Lot Size TotalTotal Total No. Of Lots80’ 29 78 49 Developed for: 242 LLC Developed by: On behalf of: East VIllage Neighborhood Plan This information represents and artist's rendering of some of the proposed elements of the Harper's Preserve Community. The Developer in its sole discretion and without any advance notice reserves the right to change this rendering and change any or all of the elements contained herein. Elements depicted may or may not be constructed and/or may not be constructed as shown. The particular timing or sequence of the construction of any element depicted is not represented herein. All informa-tion being provided by the Developer, including this artist's rendering, is without any warranty (express or implied) or any representation for any purpose including but not limited to accuracy, completeness or suitability.
1 5’10’DoorDoor 5’5’5’ 5’ Width of House Width of House5’ 5’ 10’10’ 5’ 10’ 5’ 5’5’ 5’5’ 5’ 12A2B2C 345&6 13 Lighting Zones - Permitted NTS Zone 1 1 Zone 2A 2A Zone 2B 2B 3 4 5&6 Zone 2C 2CZone 4 Zone 5 & 6Zone 3Exhibit:G-1 Lighting Zones Permitted 1Front Entry walk & Driveway 2aFront Entry door bSide entry door cRear entry door 3Garage door(s) 4Rear landscape 5Deck & pool 6Accessory structures
one 5 & 6Zone 3Exhibit:G-1 Lighting Zones Permitted 1Front Entry walk & Driveway 2aFront Entry door bSide entry door cRear entry door 3Garage door(s) 4Rear landscape 5Deck & pool 6Accessory structures Notes:1All lighting shall be shielded to prevent spill over into adjoining property or public right-of-way2The maximum footcandle level at a property line shall not exceed .25 footcandles3Uplighting permitted in the rear yards shall illuminate the rear elevation of the home and landscape within the zone. No glare or spillover shall be permitted.4The fixtures illustrated above are shown to illustrate the types of lights permitted, not the manufacturer, model or color/finishes required or permitted.
Permitted Lighting Fixture Types by Lighting ZonesTypeExample Light Types PermittedPath LightSoffit Light, CanSconceUplightsBollard lightDown light, CanUnderwaterMax. Mounting Height by Fixture Type30”10’9’18-24”42”10’N.A.
Exhibit G-2 !Lighting Fixtures Permitted Specifications Frame 3/4” Angle Stake Material: Steel PMS: Black Panel 2’x3’ Material: .063 Aluminum PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Harper’s Preserve Logotype: PMS: White Font: Papayrus Condensed Size: 2” Tall Harper’s Palm Logo PMS: 7484 PC @ 25% Builder’s Logo 14” X 22“ Max.
PMS: Green 7484 PC Builder’s Phone Number: PMS: Orange 180 PC Font: Adobe Caslon Pro, Bold Size: 2” Sign Message: 4” x 22” PMS Letters: White PMS Panel: Green 7484 PC Font: Adobe Caslon Pro, Bold Size: 3” HARPER’S PRESERVE 281.631.0850 AvailableExhibit: H-1 Y ard Sign Scale: 2”=1’-0” Frame 3/4” Angle Stake Material: Steel PMS: Black Panel 2’x3’ Material: Sheet Metal PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Harper’s Preserve Logotype: PMS: White Font: Papayrus Condensed Size: 2” Tall Harper’s Palm Logo
Steel PMS: Black Panel 2’x3’ Material: Sheet Metal PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Harper’s Preserve Logotype: PMS: White Font: Papayrus Condensed Size: 2” Tall Harper’s Palm Logo PMS: 5585 PC Builder’s Logo 14” X 22“ Max.
PMS: Builder’s Phone Number: PMS: Orange 180 PC Font: Adobe Caslon Pro, Bold Size: 2” Sign Message: 4” x 22” Material: Magnetic Panel PMS: White Green 7484 PC Font: Adobe Caslon Pro, Bold Size: 3” Specifications HARPER’S PRESERVE 281.517.9800 SOLDExhibit:H-3 Y ard Sign Scale: 2”=1’-0” Support 3/4” Angle Stake Material: Steel PMS: Black Panel 18“ x 24” Material: Corex PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Harper’s Preserve Logotype: PMS: White Font: Papayrus Condensed Size: 3” Tall Harper’s Palm Logo PMS: 7484 PC @ 25% Builder’s Logo 10-1/5” X 15“ Max.
PMS: 7484 PC Sign Arrow: PMS: White Size: 5-1/2” Long SpecificationsExhibit: H-2 Weekend Directional Sign Scale: 2”=1’-0”HARPER’S PRESERVE Support 3/4” Angle Stake Material: Steel PMS: Black Panel 18“ x 12” Material: Corex PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Harper’s Preserve Logotype: PMS: White Font: Papayrus Condensed Size: 3” Tall Sign Message: 4” x 22” PMS: Green 7484 PC Yellow 7499 PC Orange 180 PC Font: Adobe Caslon Pro, Bold Size: 3” SpecificationsExhibit:H-3 Builder “Open” Sign Scale: 2”=1’-0”HARPER’S PRESERVE OPEN Support 4” Square Posts Material: 16 Ga. Steel Tube PMS: 7484 PC Panel 4’ x 6’x6mm Material: 6 mm Dibond PMS: Yellow 7499 PC Stripe: 3/4” PMS: 180 PC Builder’s Logo: Max. Size: 12” Tall x 55” Wide PMS: 7484 PC or as otherwise approved Copy: 3.5” tall Color 7484 PC Palmetto Logo PMS: 7484 PC @ 25% Web Address: 1’ Letters Font: Myriad Pro PMS: 7484 PC Specifications Scale: 1”=1’-0”Exhibit H-4
otherwise approved Copy: 3.5” tall Color 7484 PC Palmetto Logo PMS: 7484 PC @ 25% Web Address: 1’ Letters Font: Myriad Pro PMS: 7484 PC Specifications Scale: 1”=1’-0”Exhibit H-4 BUILDER IDENTIFICATION SIGN 4.00” 72”2.5” 48”1”4.00” 12”713-000-0000 Exhibit H-3 Wayfinding Sign Exhibit