Pursuant to The Shelter Cove CC&R's Section 3.28, the ARC Committee has amended the Guidelines by this revision. Criteria that is in compliance with the CC&R's and their intent, has been added, clarified, and/or corrected, to assist in the decision process for approval of project requests that are submitted for review. These guidelines help the Committee make fair and consistent decisions and also help homeowners with the planning of projects they wish to complete for their property. NEW CONSTRUCTION LICENCED GENERAL CONTRACTOR
All structures requiring a building permit shall be constructed by contractors licensed under the laws of the State of Oregon. (CC&R's Section 3.13). The owners will provide the name and CCB number of the contractor of record. A copy of ARC Guidelines will be given to that contractor for his/her review and signature. Compliance with the Guidelines and CC&R's is mandatory unless a written variance is granted. Compliance will be the responsibility of the owner.
The location of the structure(s) on the building site and the landscaping shall bear an overall relation to the adjacent properties so as to create an aesthetically pleasing overall appearance in the neighborhood. Such factors as the topography of the lot, the curve of the lot’s frontage, and views from the lots should be considered in determining appropriate placement of improvements. All existing trees and vegetation and other natural features of the terrain shall be taken into consideration in the design to minimize the impact of such improvements on the natural setting of the project. (CC&R’s, Section 3.13)
PREPARATION OF BUILDING SITE
All work deemed necessary to prepare the lot/building site for construction requires prior written approval of the Architectural Review Committee and a permit from the City of Florence. Work is described as, but not limited to, clearing or removing existing trees and/or vegetation; engaging in any excavation or fill which would change the natural or existing grade of the lot and/or change the natural or existing drainage systems or patterns. (CC&R’s, Section 3.9, 3.13)
No Owner may remove or cut down any existing trees whose diameter exceeds ten (10) inches at breast height without the prior written approval of the ARC. Should such tree become diseased or present a safety hazard, the Owner may obtain a report on the tree's condition from a licensed landscape architect or acknowledged tree expert and submit report to ARC to obtain permission to remove the affected tree (CC&R’s, Section 3.12) Approval by the ARC of Final Building Plans includes approval of the removal of any trees located in the house pad, driveway or walkway areas prior to construction.
EXCAVATION & FILL
The Owner is prohibited from engaging in any excavation or fill that would change the natural grade of the lot unless first approved, in writing, by the Architectural Review Committee. Excavations near a lot line must not threaten the integrity of the adjacent property. All excavations must be back filled immediately after Building Department inspection. (CC&R’s, Section 3.13 (c)) Board of Directors and ARC may inspect and accept work.
Landscaping should provide privacy and maximum screen for each lot. Use of natural vegetation and materials are encouraged. Unnecessary removal of native vegetation is prohibited. A five-foot native vegetation buffer zone is to be provided on the perimeter of the lot. Clearing of native vegetation also requires a Vegetation Clearing Permit from the City of Florence. (CC&R’s, Section 3.13 (f)) Owners shall landscape the front yard within six (6) months of occupancy or Notice of Completion, whichever comes first.
MAXIMUM BUILDING HEIGHT
The maximum height of any structure shall be twenty-eight feet from finished grade to peak. (CC&R’s, Section 3.13 (g) (iii))
All structures shall be at least twenty (20) feet apart with the following minimum setbacks from the property lines: Front yard – Twenty-five (25) feet; Side Yards and Back Yard – Ten (10) feet. Please note that the setback for the front yard exceeds Florence City Code by five (5) feet. Exceptions: Corner Lots shall have front setbacks on both road frontages. Dwellings and structures on the waterfront lots may have an additional rear setback – consult recorded plat plans. Any additional restrictive requirements on any Lot shown on the Map shall govern. (CC&R’s, Section 3.13 (a))
The Architectural Review Committee requires notification, from the Property Owner and/or the General Contractor, once the foundation forms have been positioned. The ARC will conduct an on-site inspection to determine if the setback requirements are met. Written ARC approval is required prior to pouring of concrete foundation footings.
BASIC STRUCTURAL REQUIREMENT
Exterior design of all the buildings shall be refined in character, such as Mediterranean, Neo-Classical, Tudor, Cape Cod, Country, Ranch or French Mansard in style, and shall in all cases be subject to final approval by the ARC. Exterior design in each case shall be compatible to the relaxed, refined ambiance of SHELTER COVE. "BOXY' two-story homes are discouraged. Wood and stone or brick exteriors and one-story or split-level construction is encouraged. Decisions of the ARC shall be final. All Lots are required to have at least one lighted pillar at the driveway entry, which design is subject to final approval by the ARC Pillars shall be of stone, brick or such other materials as approved by the ARC and one such pillar shall be required to have a light that is photocell activated. (CC&R’s, Section 3.13 (g))
RESIDENCE SIZE REQUIREMENTS
No residence shall be erected on any of the Lots having a total area of the main structure, exclusive of open porches, garages, patios, exterior stairways and landings, of less than 1,650 square feet and, if a residence has more than one story, the total floor area shall have at least 1,850 square feet. If a recreational vehicle (RV) enclosure is included in the home design, not to appear as a garage, then up to one-half of the square footage of such enclosure may be credited to the residence size requirement, such credit not to exceed 300 square feet. The ARC shall determine if the RV enclosure design meets the Intent of Article 3. (CC&R’S, Section 3.13 (g) (ii)) The ARC requested a decision from the Board of Directors on the issue of separate living units since Florence building codes changed to allow Accessory Dwelling Units (ADU) . The SCHOA Board of Directors approved a resolution banning separate living units, such as an ADU or any other separate living unit, as this would not meet the intent or requirements of the CC&R's.
Each house shalt have at least a two (2) car garage, which may be attached or detached. (CC&R’s, Section 3.13 (g) (v))
NEW MATERIALS, NEW STRUCTURES ONLY
No secondhand materials except used brick shall be used in construction of any building or structure without the prior written approval of the ARC. No building of any kind shall be removed from any place to any said building sites, or from one building site to another, without prior written permission of ARC. No manufactured homes are allowed. Structures restricted to on-site "stick-built” homes and buildings. (CC&R’s, Section 3.13 (g) (iv))
ROOF DESIGN, PITCH AND MATERIALS
All roof surfaces shall have a pitch of at least four (4) in twelve (12) degrees. No flat roofs (in cases of French Mansard designs) shall be permitted. The roofing material shall be clay, fired fiat die, concrete flat die products, wood shingles, slate, or heavy or medium slit cedar shakes. Other quality roofing material may be submitted for reviewed by Board. (CC&R’s, Section 3.13 (g) (vii)) Composition shingles may be submitted for a variance by ARC if architectural grade and wind rated to 130mph. Application of composite shingles must follow manufacturer’s required guidelines for wind warranty. DRIVEWAYS
All driveways are required to be paved with either concrete, asphalt or a similar quality surface approved by the ARC.
All colors and materials chosen for exteriors, including that of the windows, siding, masonry and trim, roof, driveway, etc. require ARC written approval. We realize the process of researching materials and/or colors can be lengthy. Therefore, you are not required to submit all this information immediately. However, this information must be submitted prior to installation and/or application, and no later than the time the roof sheathing is applied. (CC&R’s, Section 3.13 (g) (i)) PRELIMINARY PLANS
The owner shall submit two sets of preliminary plans to the ARC. These plans will be reviewed by committee members to determine if the proposed project complies with the CC&R's and the ARC Guidelines. An ARC meeting will be scheduled to discuss the proposed building and an on-site inspection will be conducted. The findings of the committee will be relayed to the property owner in writing. Once approval has been granted, the ARC will return one set of approved preliminary plans to the Property Owner. Upon approval by the ARC of the Preliminary Working Drawings, the owner may proceed with the preparation of the building site and have Final Working Drawings prepared. (CC&R’s, Section 3.17) The approval by the Committee shall not relieve the owner from complying with any requirements of the City of Florence, or any other public authority having jurisdiction.
The Preliminary Plans shall include the following: SITE PLAN Dimensioned North Arrow Footprint of House, Garage and other Improvements Driveway Location Existing Vegetation To Be Removed and Vegetation To Be Saved FLOOR PLAN Dimensioned North Arrow Square Footage ELEVATIONS Dimensioned
Two sets of Final Plans are required by the ARC. Once approval has been granted, the ARC will return one set of approved plans to the Property Owner. ARC members will review the final plans and specifications to determine if the proposed project complies with the CC&R's and ARC Guidelines. An ARC meeting will be scheduled to discuss the proposed building and an additional on-site inspection may be made. The findings of the committee will be relayed to the property owner in writing. The owner is not authorized to proceed with work until they have obtained written approval from the ARC, and secured the required permits mandated by other governing agencies. (CC&R’s, Section 3.18) The Final Plans shall include the following: FINAL PLOT/SITE PLAN Dimensioned North Arrow Footprint of House, Garage and other Improvements Grading & Filling Design/Solutions Drainage Design/Solutions Driveway Location Existing Vegetation To Be Removed and Vegetation To Be Saved FINAL FLOOR PLAN Dimensioned North Arrow Total Square Footage FINAL ELEVATIONS Dimensioned FINISH SCHEDULE Roof Color Siding Paint Samples Trim Paint Samples Windows Color Driveway Color/Material ROOF PLAN FOUNDATION PLAN Dimensioned CONSTRUCTION DETAILS Dimensioned LANDSCAPE PLAN Dimensioned Patio, Walkway, Pool, Spa Design & Location Driveway Lighted Pillar & Mailbox Design & Location
The Owner of each building site agrees that said Owner will not commence using the structure or structures on the building site until final acceptance from the Board has been obtained in writing. (CC & R’s, Section 3.24)
ACCESS TO SHELTER COVE
Trucks and other vehicles related to the construction project must enter and leave Shelter Cove via the North Gate. Gate codes will be assigned by the Gate Committee Chairman. Gate access is for work related activities only. SPEED LIMIT
The speed limit on Shelter Cove streets is limited to 20 miles per hour. (CC & R’s, Section 2.4)
Parking of vehicles and/or equipment, during the course of construction, must not block normal access to the street, except in cases where oversized equipment mandates the temporary use of more space. Parking on the rock parkways is strictly prohibited. These parkways are an essential part of the drainage system in the development.
Construction work, which would produce noise of any kind, is not permitted before 7:30 am. and at no time after 7:00 pm. Volume of radios and/or stereos must not disturb adjacent neighbors and shall be played no higher than at a moderate level
A portable toilet must be placed on the site prior to the beginning, and during the entire course of construction. Portable toilets cannot be placed on streets or sidewalks and must be located as to not create a safety hazard. The toilet shall be maintained in a manner considered standard for construction sites.
BUILDING MATERIAL STORAGE
Building materials, dumpsters and equipment must be stored in such a manner that would not create a hazard. They cannot be stored on the sidewalks.
Garbage and all construction trash shall not be allowed to accumulate and must be picked up on a daily basis, as to prevent it from blowing on the building site, or onto nearby properties, sidewalks and streets.
SIDEWALK AND ROADWAY DAMAGE
All damage to sidewalks, curbs, roadways and/or parkway drainage systems must be repaired prior to Final Inspection for Occupancy. Repairs to sidewalks require concrete replacement of no less than 5' in length and full width of the sidewalk. Sidewalk replacement shall conform to the SCHA Concrete Sidewalk Guidelines and Sidewalk Standard Drawing. Contact the ARC Committee for copies.
It is the contractor’s responsibility to prevent movement of sand off the construction site. Sand and other debris blowing onto the streets, sidewalks, or adjacent properties must be swept up and removed on a daily basis. It is also the contractor’s responsibility to clean the gate area, street and job site after fill has been delivered. Sand fences must be installed when required by city permit or if deemed necessary by the ARC to keep sand from moving off the property.
Pets are not allowed on the job site.
The General Contractor will be permitted to erect a sign on the job site that designates him as the builder. The sign shall be of reasonable dimensions. The sign must be removed once final inspection by the City of Florence is obtained and the property owner has occupied the residence. (CC&R’s Section 3.4) FENCES
All fences and their designs depicting the location, style, material, color, height and function thereof, shall be subject to the written approval of the ARC prior to installation. Architectural emphasis will be placed on fencing material being either solid wood or stone with lighted monuments at the driveways. Chain link fences are prohibited except as outlined in Note 1 below. Metal posts and barbed wire are prohibited. Other fencing materials may be submitted to the ARC for consideration. For lots located on the West Side of Shoreline Drive, approved fencing shall not extend past the dwelling footprint (river side) except as outlined in Note 2 below. For all lots located east of Shoreline Drive, approved fencing may extend to the back-property line. For all lots, approved fencing on the road side of the dwelling may extend to the front face of the dwelling but no further except as outlined in Note 3 below. The Owner will maintain and repair all fences on the Owners building site (CC&R’s Section 3.13 (e)). Screens of native vegetation, rather than actual fencing, is preferred. However, fencing designed to shield storage areas, keep pets in or out, etc. will be considered on an individual basis. The style, finish and trim details of these fences shall be designed to improve the overall ambiance of the property. While visual privacy is an important issue to many of us, we must always be sensitive to blocking the views of our neighbors.
Note 1: Chain link fencing using green or black powder coated posts and screen may be submitted for ARC review and possible approval, for the back yard only, of lots whose back-property line is adjacent to Rhododendron Street. Note 2: If the dwelling footprint is located short of the river side set back, the fencing may extend past the dwelling footprint to no further than the setback line, provided the fence will not interfere with the view of nearby property owners. VIEW PROTECTION – Waterfront Lots
The CC&R's and ARC Guidelines address most issues related to maintaining the ambiance of the neighborhood and thus protecting that aspect of the homeowner's view. Waterfront lots shall be protected further as outlined below. No dwellings or permanent structures are allowed beyond the setbacks established in Section 3.13 (a). Firepits, and decks w/o railing, that are 24” or less in height are not considered structures and may be granted a variance with ARC approval. Impact on the adjacent neighbor's views must be taken into consideration for nonpermanent items such as benches, flower boxes, etc. ARC031501