DESIGN Standards and GUIDELINES

ARCHITECTURAL REVIEW

UPDATED FULL DESIGN GUIDELINES
  • ARCHITECTURAL REVIEW

Design Standards and Guidelines

INTRODUCTION

The Tartan Fields Design Standards and Guidelines have been prepared to help prospective buyers, builders, architects, and owners of the Tartan Fields community understand and become active participants in the process to assure long-term community quality. It is not the intent of these guidelines to review plans for structural integrity, life safety issues, code compliance or any technical applications, or to modify or restate the deed restrictions.  The intent of this document is to provide a foundation for design which will create a consistent character throughout the community.

LANDSCAPING AND IRRIGATION

1. All easements and right-of-ways shall be landscaped in conformance with easement limitations and must be included in your landscape design.
2. Irrigation from wells shall not be permitted.
3. All homes must be fully landscaped and maintained on all sides – front, sides and rear.
4. Existing trees with a diameter of eight (8) inches or more (measured 3 feet above grade outside the building pad) must be noted on the site plan, tree survey and landscape plan. Specimens scheduled for removal must be included on plans and tagged with the final stakeout. In no case shall trees with a diameter of 8 inches or more (measured 3 feet above grade outside the building pad) be removed without approval. (Declaration of Covenants and Restrictions, Article 1, Section D (I) for other restrictions).
5. All Applicants and Participating Builders shall make a diligent effort to protect all remaining trees during construction, to provide staked-off areas to protect root systems from heavy vehicles and equipment, to install tree wells, and to take other precautions in cases where fill is required around trees.
6. Minimum landscaping and irrigation requirements should be equivalent to 8 3/4 cost of lost.

LAWNS AND LANDSCAPE MAINTENANCE

  1. Proper lawn and landscape maintenance will consist of the following regular activities to maintain the community standards as reasonably determined by the Board of Trustees:

1. Mowing;
2. Treating lawn for weeds, dandelions, or anything other than grass;
3. Weeding landscape beds;
4. Mulching landscape beds and any applicable tree rings;
5. Edging along beds, walks, driveways, patios, hardscape, etc.;
6. Trimming of bushes and trees;
7. Removal and replacement of dead or dying vegetation;
8. Cut ornamental grasses back in early spring;

If a lot is not regularly maintained as specified above, and compliance violations issued to a property are not remedied, fines will be issued and the Association will exercise the right to hire a contractor to render the services needed and bill the cost back to the property owner. 

UTILITIES, SERVICE AREAS, ACCESSORY STRUCTURES

1. Ancillary structures, tool sheds, doghouses, or dog runs, shall not be permitted. Art 1, Section (A).
2. All play equipment, to include but not limited to: basketball hoops, sports nets, playsets, swing sets, trampolines, etc., shall be placed to the rear of the home unless otherwise approved by the Architectural Review Board – i.e. basketball hoops are traditionally permitted in driveways. Basketball hoops alongside driveways should be position in the upper 3rd portion of the driveway (i.e. closer to the house than the street). Installed equipment will be fully screened with evergreen vegetation as determined by the Architectural Review Board.
3. All facilities must meet the setback requirements as set forth in the CC&R’s for each specific lot. No facility whether temporary or permanent may encroach in the setback or any easement on the property.
4. Outside antennas and satellite dishes shall not be permitted unless 18″ or less and not in view of street and/or neighbors, and will be fully screened with evergreen vegetation as determined by the Architectural Review Board. Rear yard and ground mounted is the preferred location.
5. A single flagpole for display of flags shall be permitted per home in the community, subject to approval of the size, placement, color, finish, and design.
6. No clothes lines shall be allowed.
7. All garbage containers, AC compressors, utilities, water softeners, pool pump equipment, etc., shall be located in rear yards or side yards behind the setback line and shall be screened from street and adjourning properties.
8. Applicant shall be responsible for all utility services from the point of utility company connections underground to the Applicant’s home. All utilities shall be underground except temporary electrical service for homes under construction. Meters, transformers, and other utility service equipment/gear shall be shielded by screening, walls, or evergreen landscaping. All wall mounted gas and electric meters are to be painted to match wall.
9. Tennis and pickle ball courts are not permitted except as otherwise approved in writing by the Architectural Review Board.
10. Utility units/boxes/meters in front/forward portions of the home will be screened with evergreen vegetation or other appropriate year-round screening as approved by the Architectural Review Board.

SOLAR PANELS

Location

1. Solar panels or solar shingles must be reviewed by the Architectural Review Board for consideration.
2. Solar panels should be installed on the roof of the primary residential structure.
3. Solar panels should be located in a position least visible from any street, the golf course, or common area. All installations must take into consideration screening to limit visibility of solar panels from the street, golf course, common area, and by neighbors.
4. Ideally, solar panels are installed only at the rear of a home and then only if not visible from the golf course, or a common area.
5. Solar panels installed on a side facing roof should extend no more than half the length of the roof starting from the rear of the home.
6. Homes with south facing front roofs are not good candidates for solar panels in this community.
7. Solar panels should be installed in a singular array. More than two (2) solar arrays are not permitted unless good cause is shown for more than two (2) arrays.
8. Solar panels installed on a pitched roof must be parallel to the plane of the roof or otherwise conform to the slope of the roof.
9. Solar panels on flat roofs are discouraged.
10. Installation of ground mounted solar panels is prohibited, unless:
a. Solar panels installed on the roof of the primary residence as set forth above would reduce annual energy production by more than 10% AND
b. Solar panels are shielded from any street abutting the property or any common area at street level by vegetation tall and wide enough to prevent an individual on the street or common area from being able to see the solar panels.

Materials/Color/Size

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1. The solar panel frames must adequately match the color of the roof. No bare aluminum is permitted.
2. Conduit, electrical wiring and converter boxes should be at the rear of the house and not visible from the street.
3. All conduit and electrical wiring must be painted in a color consistent with the color of the shingles, soffits, and siding (each, as appropriate). If the home is brick or stone, the conduit may be painted to match the trim.
4. Solar panels must not extend beyond the perimeter boundary of the roof section to which it is attached and should terminate no less than 3’ from the edge of all roof lines unless the fire code requires more of a setback.
5. Solar panels must not be greater than 12 inches above the roof surface to which it is attached.
6. Solar panels should have typical residential sizing of approximately 3’x5’.
7. Solar panels should be installed uniformly in either portrait or landscape mode.

Removal

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1. Solar panels must be maintained in good repair and working order. Any solar panel system damaged, destroyed, or disused must be removed or repaired within ninety (90) days after such initial damage, destruction, or disuse. Damaged or discolored solar panels must be replaced with matching panel(s).
2. Written ARB approval is required prior to the removal of approved solar panels.
3. If solar panels are removed for any reason, the owner must obtain written ARB approval before reinstallation.
4. If solar panels are removed for any reason, ALL hardware, conduit, and wiring must also be removed from the roof, soffits, and siding. Temporary partial removal of solar panels for replacement or repair of roof may be acceptable for short periods of time as deemed reasonable at the sole discretion of the ARB.
5. Solar Panels must be installed in conformance with all applicable governmental rules, laws, regulations, and ordinances, including but not limited to applicable zoning, building, and fire codes.

Solar Easements

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1. Solar easements or shade control between neighbors is beyond the scope of authority of the ARB and Board of Trustees. Similarly, the ARB and Board of Trustees are unable to consider solar easements or shade control when requiring landscape screening and/or when considering approval for neighborhood projects.
2. The ARB has discretion to permit variances from the Design Guidelines prior to the start of a project and on a case by case basis

GARBAGE and RECYCLING CONTAINERS

1. Garbage and recycling containers will be placed to the curbside no earlier than the evening prior to scheduled collection; and shall be removed from the curb by the end of day of collection.
2. All garbage and recycling containers shall be either stored in your garage OR screened from all street and neighboring views.
3. Garbage or Recycling containers are not permitted to be left in the driveway.

GRADING and DRAINAGE

1. No bulldozing or clearing of trees shall be commenced until plans and specifications showing the nature, kind, shape, and location of work have been submitted to and approved. Fill shall not be deposited at any location prior to approval. Cut or fill shall be replanted with plant materials which shall blend with native vegetation.
2. All buildings will be completed at a finished floor elevation compatible with its surroundings.
3. Applicant shall be responsible for grading and surface drainage so that surface run-off will not adversely affect adjoining properties. Applicant shall provide construction devices, stepped terraces, or other forms of erosion control. Downspouts shall be piped to the storm system and drainage shall be directed toward catch basins. Splash blocks are not allowed.
4. The use of 4″ black corrugated plastic storm drain is prohibited. The use of 4″ white PVC (2,500 lbs.) is required. Install 4″ collector lines for drainage where required by the Architectural Review Board.

OUTDOOR SPACE, SWIMMING POOLS, AND SCREEN ENCLOSURES

1. All outdoor amenities are subject to review and approval by the Architectural Review Board.
2. All requests for Architectural Review Board approval of swimming pool installation must have an on-site review performed by either the Property Manager or Licensed Architect or a qualified member of the Architectural Review Board prior to final approval.
3. Swimming pools shall not be permitted on the street side of any residence. No above ground pools are permitted.
4. Screen enclosures materials and colors must be approved. Pool enclosures must be neutral in color. Materials and color must be submitted for approval. Wrought iron type fence is recommended.
5. All outdoor recreational devices (sandboxes, swing sets, swimming pools, basketball hoops and backboards, lawn games, etc.) must be approved.

SIGNAGE

Developers, builders, realtors and owners who wish to advertise their home for sale through the use of yard signs, may do so under the following guidelines. The lot owner must give permission for a sign to be placed on their property.

1. Only one sign per lot is permitted except for golf course lots on which two is permitted. Golf course lots will consist of only one front yard and only one optional rear yard sign for golf course viewing.
2. The sign shall be on a white background with dark blue lettering or on a dark blue background with white lettering (Dark Blue – PMS #281) copy, logos, names or pictures. This color standard shall apply to all panel elements of such signs. No accent colors are permitted.
3. The sign shall be in a wood, metal or vinyl frame no more than 30″ in width. The maximum height of display shall be no greater than 42 inches tall. A wooden panel of 18″ by 30″ may be added to developer placed wooden post signs, if available. (Check to see if a post is already present on the lot, prior to ordering sign.) No more than two panels are permitted on any post.
4. Only 1 top and 1 bottom rider are permitted and only on for sale signs.
5. All signs must be placed within the main front or rear yard property lines. The area between the sidewalk and street is prohibited for sign placement.
6. The homeowner is responsible for any lack of compliance regarding signage.
7. Other signage (not for sale signs) such as marketing, family events, home security is permitted with the following guidelines and must be on private property (cannot be in common areas, entrances or other HOA owned property).
8. Marketing, renovation and remodeling signs must adhere to the size, material and color requirements of for sale signs.
9. Family event signs (graduations, births, and birthdays) are considered temporary in nature and should not be displayed for more than 30 days unless otherwise approved by the Architectural Review Board.
10. Small signage on mailboxes indicating invisible dog fences is permitted.
11. Small signage for security systems are permitted.
12. Any signage deemed inappropriate by the Architectural Review Board will be required to be removed.
13. Political signs (only signs supporting a candidate or ballot issue connected to a specific election) may be displayed only during the three (3) weeks prior to election day and must be removed within three (3) days after election day.
14. Political signs must not be any greater than 18”x24” and no higher than 3’ above ground.
15. Political signs cannot be displayed in the tree lawn (right of way) between curb and sidewalk.
16. Political signs are permitted with one (1) sign per candidate or issue.
17. Any other sign (not a for sale sign) unspecified herein requires approval by the Architectural Review Board prior to installation.

MAILBOXES

1. Mailboxes or other similar receptacle design and specifications must be incorporated into final plans and will be uniform with white metal box and red flags, wood posts and support with a finial at the top. These should be located in the right of way between the street and sidewalk with house number in silver metal numbers on both sides. Details can be found at https://www.themailboxdoctor.com/tartan-fields/.
2. Mailboxes will be maintained so that there is no peeling paint, rust, wood rot or leaning/twisting of the pole to a noticeable degree.

EMPTY LOTS AND BORDERING PROPERTIES

1. Unimproved lots must be maintained (including but not limited to lawn maintenance and trash/debris removal).
2. Properties bordering HOA common area property must adhere to the setback and easement designation as set forth in the CC&R’s for each specific lot.

CHARACTER

  1. The following are the styles of homes being built in Tartan Fields.  New homes will be consistent with surrounding homes as approved by the Architectural Review Board or overlay guidelines.

1. Traditional styles generally with English origin. Alternatives can be found in:
a. South Carolina Coastal Architecture – Savannah & Charleston
b. Virginia – Richmond
c. Long Island – Hamptons
d. New England – Cape Cod

DWELLING SIZE AND MINIMUM STANDARDS

  1. All residences shall conform to the following standards:

1. All dwellings shall be used only for single-family purposes.
2. The square footage of dwellings will be regulated by their subdivisions.
3. Enclosed Garage: 2-car minimum.
4. Driveways: 16′ minimum width at entrance to garage.

ROOF PITCH AND ROOFING MATERIALS

1. Roofs shall have a minimum pitch of 6/12 unless otherwise approved.
2. Recommended roof surfacing materials are cedar shake, cedar shingles, natural slate, tile, copper seamed roofing, fiberglass and asphalt shingles.
3. Dimensional shingles are required with a 30 year guarantee.
4. Gutters and downspouts are required and shall drain to underground drainage.
5. Flat roofs shall be no more than 10% of the roof area.
6. All roof stacks, flashing and metal chimney caps shall be painted to match the approved roof colors.
7. Roof stacks and plumbing vents shall be placed on rear slopes of the roofs. Decorative chimney caps are encouraged to shield stainless terminators or spark arrestors. Copper pots, clay pots, decorative screens and other termination accessories which add a quality finishing touch to the fireplace chimney are encouraged.
Approved Roof Shingle List:
Below is a list of roof shingles that have been preapproved by the Architecture Review Board. Every roof must be approved by the Board but with rare exception those shingles listed below will be acceptable. The roof shingle must coordinate with the colors of the existing home.
If the roof shingle choice is not listed below it may still be acceptable if it is a similar style, color and quality as those listed below. Samples or spec sheets of shingles NOT on the list below must be submitted for approval.
Shingles that are not dimensional and are flat and uniform in color and texture, such as uniformly black, non-dimensional shingles with no variation in color, will NOT be approved.

PATIOS, TERRACES, AND DECK

1. The design of outside living spaces must be properly coordinated with the design of every home.
2. Outside spaces, when designed to provide privacy, can be enclosed with planting, fences, walls or gently mounded earth.

FENCES AND VEGETABLE GARDENS

1. Attempts to establish property lines through individual fencing is not acceptable. Every effort must be made to retain the feeling of open spaces.
2. No wall, fence, coping or boundary planting may be constructed or maintained in such a manner as to interfere with the vision of drivers at any intersection of streets or roads.
3. A survey and staking is required before performing work near property lines.
4. Vegetable gardens will only be considered when behind the main body of the house, as well as screened appropriately from street and neighboring views as determined by the Architectural Review Board.

GARAGES, DRIVEWAYS, AND EXTERIOR LIGHTING

1. Carports are not permitted.
2. No Street-side parking areas may be created by extending any portion of the street pavement.
3. No overnight business vehicle or equipment parking shall be permitted outdoors including RVs and boats.
4. All units shall have an approved exterior light in the driveway area unless street lights are installed. All proposed exterior lighting shall be detailed on the final Landscape Plan. No exterior lighting shall be permitted which in the opinion of the Architectural Review Board that would create a nuisance to the adjoining property owners.
5. Where possible, access to corner lots shall be from the least traveled street.
6. Side and rear entry garages only unless otherwise approved by the Architectural Review Board.
7. The ideal driveway links strongly with the front entrance, making it easy for a person to use the front door before reaching the rear. This concept makes the driveway part of the entry garden, partially enclosing it with shrubs or a wall creating a real “auto entrance”. Special driveway paving is encouraged (brick, combination brick, textured concrete, etc.). On sloping lots, “sunken” or cut-in driveways should be considered. On flat sites, mounding may be considered to help driveways blend with their sites.
8. Access from the street should be as easy and direct as possible, but often the straight-line drive makes the garage overly important. Ideally, garage doors are screened with plantings. Curved driveways and driveways to detached garages at the rear of homes are possible.
9. Driveways will be maintained and in good condition at all times.
10. Miscellaneous items shall not be left in the driveway including, but not limited to mulch bags, trash cans, hoses, ladders, materials, bricks, play equipment, benches, etc.

EXTERIOR MATERIALS AND DESIGN

  1. Most earth-tone and gray colors work well in tying together the continuity of buildings. The intent is for the individual house to blend into the total image.  Stains are preferred to paints. Roof colors should not contrast sharply with the rest of the house.

1. The selection of exterior materials shall be harmonious with the architectural motif of each dwelling unit and the community development as a whole. Natural materials are preferred over synthetic materials. Depending on specific applications, the following materials have been approved by the Architectural Review Board:
  • Wood (cypress/cedar/redwood): cedar shake, lap siding; cedar shake (roofs) tongue and groove siding or other hardboard siding with approval of the Architectural Review Board.
  • Stucco: (approval subject to application, texture, and use of other primary, secondary or decorative treatments.) External Insulated Finish System EIFS (Dryvit).
  • Masonry: Natural stone, brick, or cultured stone.
  • Windows: Wood frame, aluminum or vinyl clad. Divided lite on grilles are highly recommended and grids between the glass are discouraged.
2. The following exterior materials are not approved for construction: aluminum or vinyl siding, decorative concrete block; concrete block (except for sub-surface wall); fiberglass; logs (imitation or otherwise except for landscaping purposes); fiberglass garage doors; and certain types of imitation stone and brick; fiberglass or asphalt shingles used as siding. High quality simulated stone and brick from natural materials will be considered on their own merit by the ARB, but are subject to disapproval.
3. Exterior colors that, in the opinion of the Architectural Review Board, would be inharmonious, discordant and/or incongruous shall not be permitted.
4. No cantilevered chimneys. All chimneys shall have stone, brick exterior finish.

  1. The Architectural Review Board shall have final approval of all exterior color submittals. Upon request an Applicant must submit to the Architectural Review Board as part of Final Architectural Review, a color board showing the color of the roof, exterior walls, shutters, trims, etc.   A color board with manufacturer’s name and number, with color/material “chip” and location of same.  Should color or materials be revised prior to completion, contractor shall update (modify) that reference file.