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Design Standards

Creekside Oaks

AUTHORITY. This DESIGN STANDARDS document is promulgated pursuant to authority granted to the Architectural Control Committee (hereinafter referred to as the "ACC") of the Creekside Oaks Development (hereinafter referred to as the "Development") under Article V of the Creekside Oaks Declaration of Covenants, Conditions & Restrictions and Easements recorded in Deed Book 3586 page 99, Cobb County, Georgia records (hereinafter referred to as the "Declaration"). The requirements of these Design Standards shall be in addition to and not in lieu of the requirements and provisions of the Declaration.
PURPOSE. Plans and specifications must be submitted to and approved by the ACC pursuant to the Declaration and these Design Standards for the sole and exclusive purpose of assuring that all structures within the Development are in conformity and harmony of external design and general quality and in conformity and harmony with existing standards of the neighborhood.
DEFINITIONS. The words "Structure", "Owner", and "Lot" as used herein shall have the same meaning as such words have in the Declaration.
SUBMISSION OF PLANS AND SPECIFICATIONS.
1. Plans and specifications for the construction or placement of any Structure on any Lot shall be submitted to and reviewed by the ACC in accordance with the requirements of Article V of the Declaration. Each Owner shall submit to the ACC two (2) complete sets of such plans and specifications clearly designating which Lot is covered by such plans and specifications.
2. Any Owner seeking to obtain a loan from the Declarant for the purpose of financing the construction of any structure shall submit the plans and specifications for such Structure at least fifteen (15) days prior to filing a loan application with the Declarant.
3. All plans and specifications required to be submitted to the ACC shall be delivered to the Creekside Oaks Sales Office.
CONSTRUCTION.
1. After approval by the ACC of plans and specifications for any Structure and prior to the commencement of any construction or grading on the Lot for which such plans and specifications were approved, the location of such Structure shall be clearly marked on such Lot. After such marking, the Owner or the Owner's contractor shall request in writing that a representative of the ACC inspect the proposed location of the Structure as marked on the Lot to determine whether such location is consistent with the guidelines for location of buildings contained in Section 7A of these Design Standards. After receipt of such written request, the ACC shall have three (3) days in which to: 1) inspect the proposed location of the Structure as marked on the Lot, and 2) notify the Owner in writing of its approval or disapproval of the proposed location of the Structure. In any case in which the ACC shall disapprove the proposed location or shall approve the same only as modified or upon specified conditions, such disapproval or qualified approval shall be accompanied by a statement of the grounds upon which such action was based. In any such case the ACC shall, if requested, make reasonable efforts to assist and advise the applicant in order that an acceptable location may be marked and submitted for approval. In no event shall the Owner allow any grading or cutting of trees on the Lot prior to approval of the proposed location by the ACC.
2. During approved construction, all vehicles in any way connected with such construction shall enter the Lot or Lots under construction only by the driveway as approved in the plans and specifications by the ACC. In no event shall any driveways other than those approved by the ACC be constructed or used for temporary access to any Lot. All vehicles shall be parked at the Lot to avoid damage to trees, paving, curbs, gutters and any other improvements on the Lot.
3. All stumps and brush are to be removed from Lots prior to foundation construction, and no such stumps, brush or other debris shall be buried on such Lots unless approved by the ACC. Construction debris shall be removed as often as necessary to keep the Lot and any Structure thereon attractive. Construction debris shall not be dumped in any area of the Development unless approved in writing by the ACC.
4. Lots shall be graded in such a manor so as not to block any natural or manmade swales, ditches or drainage structures. Earth and hay berms shall be installed on Lots by the Owner thereof when, in the opinion of the ACC, such Lot may erode due to topography. Whenever possible, Lots shall drain independently rather than to adjoining Lots.
DESIGN DETAILS
1. A (1) Minimum House Sizes. No single family residential Structure shall be located on any Lot unless said Structure shall have at least 1,600 square feet of heated living area. Any such Structure which exceeds one story in height shall have not less than 900 square feet on the ground floor and at least 1,800 square feet of total heated living area. No such structure shall exceed three stories in height, provided however, that single family residential Structures may, subject to the approval of the ACC, be designed as Split-Level Structures which are three stories high. The words "Split-Level Structures" as used herein, shall mean single family residential Structures in which floor levels of living space are separated so that ground levels are in differing elevations and a part of such Structure is three stories in height. In the case of Split-Level Structures there shall be not less than 1,400 feet of heated living area on the two ground floor elevations and at least 1,700 total square feet of heated living area.
2. Set-Backs. Building area set-backs shall be within the recommended building lines indicated on the recorded subdivision plats of Creekside Oaks provided however, that less restrictive set-backs may be approved by the ACC if an exception is requested when plans and specifications are submitted to the ACC for approval. In no event shall the set-backs be less than those required by the Cobb County Subdivision Ordinance.
3. Garages. Garage doors shall be coordinated with all Structures on the Lot and materials and colors for such doors shall be specified on the plans and specifications submitted to the ACC for approval. The ACC may approve the use of carports, provided, however, that all vehicle storage facilities visible from the street or Common Property shall be totally enclosed.
4. Windows and Doors. Silver-finish aluminum doors (including sliding doors) and windows shall not be approved. A factory-painted or anodized finish aluminum may be used, the color of which shall be specified in the plans and specifications submitted to the ACC for approval and shall be subject to the color guidelines contained in Section 8B of these Design Standards.
5. Exterior Colors and Materials. All exterior colors and materials of all Structures shall be specified in the plans and specifications submitted to the ACC for approval and shall be subject to the color and material guidelines contained in Sec. 8 of Design Standards. Should a builder or homeowner wish to make changes in these scheduled colors, this may be done only by consulting with the ACC in order to achieve a well-coordinated color scheme throughout the community.
6. Roof. Roofing material and color shall be specified in the plans and specifications submitted to the ACC for approval, and shall be subject to the color and material guidelines contained in Sec. 8 of these Design Standards. No plumbing or heating vent shall penetrate these roof surfaces which face the street or streets adjacent to the residential Structures. All plumbing or heating vents that do penetrate the roof surface shall be painted to blend with the roof color.
7. Driveways. Driveways shall be constructed with concrete, provided however, that other hard surface materials may be approved by the ACC if an exception is requested when plans and specifications are submitted to the ACC for approval. Driveways should be curved taking into consideration existing trees and landscape planting.
8. Landscaping. A written plan of landscaping must be submitted to the Architectural Control Committee prior to installation of any materials; this plan should include a drawing to show location, variety and size of all plant materials, as well as location and description of all "hardscape" items such as fences, walls, rocks, fountains, statuary, and so forth. Landscaping shall be completed in accordance with approved plans not later than thirty (30) days after: 1) final inspection by the Cobb County building inspector, or 2) occupancy of residential structure, whichever is earlier.
9. Mailboxes. No mail box or paper box or other receptacle of any kind for use in the delivery of mail, newspapers or similar material shall be erected or placed on any Lots or Structures unless it shall conform to the design and specifications adopted by the ACC. A standard mailbox design has been adopted for the entire Development and plans and specifications are available from the ACC.
10. Pre-fabricated or factory built structures shall not be permitted within the Creekside Oaks subdivision, and such manufactured units shall not be employed as elements in the construction of residential Structures affixed to real property within the subdivision except by express written consent of the ACC.
SITE PLANNING AND DESIGN
1. Location of Structures. All structures together with related paved and open areas, shall be located on each Lot to:
  1. minimize changes in the existing topography;
  2. preserve existing trees and vegetation to the maximum extent possible;
  3. control drainage and prevent erosion;
  4. create prime views and conceal unsightly areas.
COLORS AND MATERIALS GUIDELINES
1. Materials
  1. A minimum number of exterior materials shall be used on Structures to avoid a cluttered appearance. Where two materials are used (in addition to glass), one shall be dominant.
  2. Secondary materials, when used, shall complement the dominant material in texture and color.
  3. Recommended materials include:
    1. natural wood siding;
    2. brick-there shall be no red, orange or white-looking brick, no weeping or black mortar. All brick shall be in subdued colors and samples must be submitted for approval. Old used brick will be accepted in special areas, as will be the painting of brick;
    3. stone-shall be Tennessee Field Stone with gray mortar (no black mortar);
    4. natural plywood siding with well detailed edges and joints;
    5. natural Cedar shakes or shingles
    6. asphalt shingles which are very dark brown, black, shadow-black and other trade names of various dark brown or black asphalt roofing; and
    7. wood garage doors of simple design.
  4. Unacceptable materials include:
    1. artificial brick, stone or wood;
    2. color coatings which simulate natural materials
    3. unnatural tones of brick and stone
    4. visible silver finish and aluminum flashing
    5. unfinished standard concrete blocks
    6. stucco-not acceptable as an exterior finish material on any house or structure, unless specifically approved for a specially designed house. Stucco may only be used to cover concrete foundation walls, but in no case may exceed a visible height of 24" above finished landscape grade and must be painted a color as specified by the ACC.
  5. The exterior materials of all Structures on all Lots shall be harmonious and complementary.
2. Colors
  1. The exterior colors of the walls and roof of a single-family residential Structure shall be compatible and harmonious with the colors of nearby single-family residential Structures. Highly reflective colors shall be avoided.
  2. A minimum number of exterior colors shall be used. When more than one color is used, one shall be clearly dominant.
  3. Secondary colors shall be:
    1. compatible with the dominant colors;
    2. limited to architectural details such as fascia frames and other building trim.
  4. High contrast colors, when used on Structures shall be limited to major architectural elements such as entry doors.
  5. The colors of walls of adjacent single family residential Structures shall not be the same.
SCREENING GUIDELINES
1. Screening shall be used within the Development to define private spaces or to attract or divert attention to or from particular views.
2. Objects to be Screened - In every instance screening shall be used in connection with the following:
  1. free standing utility apparatus, such as transformers and switching equipment;
  2. exterior, ground-level machinery, such as air-conditioning and heating equipment;
  3. outside storage and service areas for equipment and supplies; and
  4. refuse containers and related storage areas.
3. Methods of Screening - Subject to the approval of the ACC, the following methods of screening shall be used:
  1. earth banks and berms - such earth banks and berms shall:
    1. have a maximum slope of 2:1 and
    2. be covered with an acceptable grass or groud cover suited to the slope.
  2. Planting screens - such planting screens shall:
    1. be composed of specie approved by the ACC;
    2. be installed at a minnimum height of 3 feet, with an expected three year height of 6 to 8 feet; and
    3. be spaced at a density which will create an effective year-round visual screen.
  3. Fences and walls - such fences and walls shall:
    1. complement the design, texture and color of all Structures on the same Lot;
    2. shall be a maximum of 6 feet above grade in height;
    3. shall decrease in height and increase in transparency with increasing distance from a Structure;
    4. shall include planting as an integral component; and
    5. shall not attract attention as distinct architectural elements.
  4. Prohibited Screeneing -
    1. Woven metal or chain link fences shall not be used.
    2. No fence which completely blocks visions shall be placed or constructed within fifteen (15) feet of any property line.
AMENDMENT. These Design Standards may be amended from time to tme by the ACC.
EXCEPTIONS. Exceptions to these Design Standards may be allowed by the ACC, but only in cases where the ACC determines that (i) an exception is desirable in a particular case to avoid undue hardship or to deal with unique, unusual or extraordinary conditions or circumstances encountered on a particular lot; and (ii) the exception will serve the spirit of these Design Standards and not be to the detriment of the Development. Such exceptios shall be in writing. No exception allowed hereunder shall have any precedental or other effect upon any other situation in which an exception is requested of, or considered by, the ACC.