Keystone Manors

Design Standards

Keystone Manors

DESIGN STANDARDS
KEYSTONE MANORS ARCHITECTURAL CONTROL COMMITTEE
In accordance with Article V, Section 2 of the Declaration of Covenants, Conditions, Restrictions and Easements of Keystone Manors recorded at O.R. Book 4551, Page 871 of the Public Records of Hillsborough County, Florida (the ADeclaration@), the Architectural Control Committee (the "Committee") hereby adopts the following Design Standards.
It is the goal of the Committee that each home in Keystone Manors reflects the essence of elegant living for which the community was conceived and developed. It is felt that only through discriminating design, quality workmanship and materials, and extra attention to detail in landscaping can this essence be achieved. Article V. Section 3 of the Declaration provides that no Structure can be commenced, nor can exterior additions or alterations be made until the plans and specifications have been approved by the Committee. (See Article I, Section 21 of the Declaration for the definition of a AStructure@.)
The following Design Standards are published for the purpose of establishing guidelines with respect to the approval and disapproval of design features, architectural styles, exterior colors and materials, details of construction, location and size of any structure and all other matters that require approval. The Board of Directors and the Architectural Control Committee recognize that not every request and/or situation can be covered by these standards and the committee reserves the right to approve or disapprove any request and to amend this document from time to time as needed.
1. Each home and all Structures and Lots shall comply with the Declaration.
2. Asphalt and fiberglass roofs shall be Architectural shingles. These shingles are meant to create an enhanced aesthetic look. Three tab shingles are prohibited.
3. Exterior siding shall be of the highest quality materials possible. The Committee reserves the right to review siding types and quality to ensure that their use is appropriate for the type of architecture of each home. In all cases, concrete block must be covered with stucco or other acceptable siding material.
4. All mechanical equipment, including air conditioning compressors, must be hidden from view in a manner compatible with the home design. Refer to Article VI, Section 14, page 35 of the Declaration for requirements related to screening of fuel tanks, garbage cans and equipment. Screening can be a all, fence or landscaping. If the landscaping option is used, plant materials are to be a minimum of 2' in height when planted, and planted at a maximum of 3' on center.
5. Front Landscaping shall include:
a. At least 3 trees of at least 4" caliper or one of the following alternatives:
(i) Two 4" caliper trees and 2 ornamental tree specimens at 6' - 8' Ht. x 5' -6' Spacing (Minimum);
(ii) One 4" caliper tree and 4 ornamental trees at 6' - 8' Ht. x 5' - 6' Spacing (Minimum);
(iii) Pine trees may be installed in lieu of 4" caliper trees at a rate of; 2 pine trees at 7' - 8' Ht. x 3' - 4' Spacing, with 1-1/2" cal. minimum for each 4" caliper tree OR 1 pine tree 12' - 14' Ht. X 6' Spacing for each 4" caliper tree; or
(iv) Palm trees may be installed in lieu of 4" caliper trees at a rate of 3 palm trees for each 4" caliper tree.
b. St. Augustine sod of a least "Bitter Blue" grade. All sod shall be fertilized after installation with 5 lbs./1000 sq. ft. of 16-4-8 fertilizer.
c. Shrubbery and ground cover, not including sod, shall be a minimum square footage equal to ten times the front width, of the house. The shrubbery (3' on center minimum spacing) shall make up 50% of the area required for shrubbery/ground cover. The following are guidelines for shrubbery and ground covers;
(i) All shrubbery shall be a minimum of 3 gallon containers;
(ii) Shrubbery shall be an overall average of 18" - 24" height;
(iii) Ground cover shall be a minimum of one gallon containers;
(iv) All planting beds shall receive a minimum 2" layer of cypress mulch, pine bark, or pine straw. No bare ground, white rock, sand or pebbles is acceptable; and
6. All walls and fences must be approved by the Committee. Walls and fences visible from the street must be brick, painted block or stucco, or of wooden materials. Wooden fences must be vertical Shadowbox or board-on-board. Wooden fences may not be painted or stained. All material is to be left ''natural" (unpainted). Fences are to be kept in like new condition, (a clear wood sealer may be applied for this purpose). Any unsightly or decayed material may be required to be changed by the homeowners, at the Board or Committee’s discretion. Fences made of Vinyl or PVC may be used around pool decking if it does not face the street. Vinyl or PVC pool fences cannot be over 48’ in height or the minimum required by law, and must be an open picket architectural design.
Supporting posts and beams should face the property of the installing Owner. Fences and walls shall not be higher than 6'. In reviewing the height and location of proposed fences and walls, the Committee will consider and attempt to balance the privacy of the Lot Owner requesting the fence or wall while preserving the lake and pond views of the neighboring Lot Owners.
All walls and fences shall conform to the following setbacks:
a. Front Setbacks: Shall be a minimum of 35' from the front property line or 10' behind the closest point of the house to the street, whichever is further.
b. Corner Lots: All sides of the lot/house that face any street are considered a front. The Committee may consider and allow on a case by case basis side fences of corner lots as close as 15’ from the property line provided that the fence does not obstruct the view at the intersection or street.
c. Lake Lots: On side yards of lake lots, fences must begin to transition at a point even with the rear most corner of the house, from 6' high down to 3' high. A greater setback may be required if views to the lake by adjoining homeowners is blocked. The transition for 6' high to 3' high will take place in an 8' section of fence. From that point, the fence will continue at 3' high in the vertical shadowbox or board-on-board design.
Once a fence has been installed it cannot be removed or relocated without approval from the Committee.
7. No shack, shed, tent, barn, greenhouse or other similar permanent structure other than the main dwelling will be permitted on any lot. Attached storage buildings may be approved. Gazebos, hot tubs and other such amenities may be allowed with approval. Both must be placed in the rear yard to minimize the view by neighbors. Hot tubs in particular must be placed to prevent annoying neighbors during use. Playhouses, recreational and playground equipment may be allowed with approval.
Attached sheds shall be treated the same as other "additions" to the house and, therefore, must be constructed to match with the house in terms of architecture, construction materials, roofing material, and trim color. All attached sheds must be located behind the house; side yard locations are not permitted.
Requests for approval will be reviewed on a case-by-case basis, taking into consideration the lot size, square footage of the home and proposed location of the accessory structure.
Detached storage sheds are not permitted, unless they are completely screened to conceal them from view of neighboring lots and streets.
No carports or prefabricated metal buildings will be allowed.
8. Committee approval is required for all exterior painting or repainting of the home and accessory improvements. The submittal must contain the manufacturer’s paint chips with name and code number. Approval will take in consideration, but not be limited to, the color tone and brightness, the home’s architecture, roofing color, compatibility with other body/trim color, and color of neighboring properties. All exterior finishes should be subdued in neutral or earth tones such as gray, green, brown, muted blues or reds, or other similar colors that create a subtle, traditional effect that is harmonious and complementary to the surrounding homes in the community. Downspouts should be painted to match the body color of the home. No request for approval is needed to re-paint any exterior with the original colors used by the builder. Discretion should be used on exterior siding and trim colors. If, in the opinion of the Committee, discretion has not been used, paint colors will be disapproved.
9. Driveways, sidewalks, and entry walks shall be concrete or a substance approved by the committee. The Homeowner shall not construct or alter any sidewalk, entry walk, or driveway without prior approval of the ACC. No driveway, sidewalk, or entry walk shall be painted, stained, tiled, re-surfaced in any way (except as needed for ordinary maintenance), nor replaced with paving stones without prior approval of the ACC.
The width of the driveway may be widened, subject to the following specifications:
a. Driveway extensions may be no wider than two (2) feet on each side of the driveway.
b. The only material that may be used to widen the driveway is brick or concrete pavers. The color of the pavers must complement the exterior color of the home. All proposed driveway extensions must be submitted to the Committee for approval.
10. Please provide the following exhibits to the Committee for approval. The Committee will review your request and provide a written reply within 30 days of submission.
a. One set of Plans and Specifications, and other materials as required by Article V, Section 3 of the Declaration.

APPROVED AND ADOPTED this __________day of ______________2004

ARCHITECTURAL CONTROL COMMITTEE

By:____________________________________

By:____________________________________

By:____________________________________

By:____________________________________