Oxxford Hunt Architectural Standards

	DOCUMENTS & FORMS Disclaimer: This document is made available solely for general informational purposes. The Oxxford Hunt Community Association makes no representations or warranties as to the accuracy of this information or its legal significance. The information furnished through this medium should not be construed as a certified copy. In situations in which the accuracy and reliability of the information contained in these records is of paramount importance, the user is cautioned not to rely on information made available through this medium, but instead to obtain copies of the record certified as true and correct by the Oxxford Hunt Community Association or its management company, Omega Management, Incorporated.			Oxxford Hunt Community Association Architectural Standards I Outline Outline Purpose & Policy References Responsibilities Board of Directors Architectural Review Committee Homeowners Property Management Organization Guidelines Types of changes which require submittal Specific changes which do not require submittal Specific changes which are prohibited. Standards and Specifications Animals Dog pens or runs Clotheslines Exterior antennas or dishes Poles Signs Mailboxes Parking Driveways and parking pads Storage Storage sheds Swimming pools Trees Landscaping Hedges and screen plantings Fences Decks & patios Enclosures (screened porch, sunrooms, etc.) Materials and colors Maintenance Deterioration Process Planning and preparation of submittal Architectural Review Committee review Board of Directors review/decision Appeals/resubmittals Time frame for construction Details for submittals Inspections Violations Violations & OHCA remedies Homeowner Association Remedies Remedial Process Appendices Appendix A - copies of forms Architectural Review Form Appendix B - fence drawings Style #1 - French gothic picket Style #2 - dog ear stockade Style #3 - vertical shadowline Style #4 - plantation Style #5 - split-rail (rustic) Style #6 - lattice
	Return to top			II Purpose & Policy The Architectural Standards and Control Specifications (hereafter referred to as the Standard) were established by Article VII of the Oxxford Hunt Master Covenants and Restrictions. Their primary purpose is to preserve and maintain the property values and the natural beauty of the development. Article VII also establishes the Architectural Review Committee, with final approval authority given to the Board of Directors, by the Company. This Standard incorporates the Uniform Sign Regulations, Uniform Mailbox Regulations, Landscape Guidelines, and Environmental Rules and Regulations addressed in Article VII. It is part of the charter of the Architectural Review Committee to maintain consistent standards while remaining flexible and open-minded to changes in our community and our lifestyles. This standard is intended to be a dynamic document that allows for individual creativity of design, with each request being reviewed on its own merits. The aesthetics of the modification will be a primary consideration of the Committee. The Committee is restricted to 11 members with members with volunteers solicited during the annual homeowners meeting. The Architectural Review Committee meets regularly each month (Call Omega Management for current date, time & location). Its primary purpose during the meeting is to review all architectural requests, which were received by Omega Management during the previous month and make recommendations to the Board of Directors. The committee also attends to other relevant business, such as writing or revising this document, and reporting on area inspections and follow up inspections. Homeowners are invited to attend the meeting after the committee meets to conduct their general business. Homeowners often attend to: (1) Help assure themselves that the committee fully understands their request, and (2) To offer their comments about any modifications that are currently underway or being planned.
	Return to top			III References Hierarchy of covenants and restrictions: Oxxford Hunt Planned Unit Development (PUD) Master Your Subdivision's Restrictive Covenants (i.e. Normandale, Trafalgar, Andover, etc.) Refer to pages 40 thru 43 of Article VII of the Master Declaration of Covenants and Restrictions.
	Return to top			IV Responsibilities These are the responsibilities of all parties as they relate to the architectural standards and construction specifications: Board of Directors The Board of Directors is responsible for approving or disapproving all architectural requests, as well as making decisions about violations and related penalties or legal remedies, and final interpretation of the covenants and restrictions. Architectural Review Committee The Architectural Review Committee is responsible for reviewing requests, making site inspections (both before and after the modifications), and making recommendations to the Board of Directors. It is also the responsibility of the Architectural Review Committee to keep this document updated on a regular basis. Homeowners Each homeowner has the responsibility to properly complete and submit an Architectural Request Form to the Property Management Organization in accordance with the requirements of this Standard. Each homeowner is also responsible for adherence to this policy, decisions made by the Board of Directors, and report any problems or violations to the Property management Organization. Property Management Organization It is Property Management Organization’s responsibility to collect all architectural request forms submitted, and to do an initial screen to assure completeness. Incomplete forms will be immediately returned to the homeowner. Completed submittals will be distributed to the Architectural Review Committee in a timely manner. The Property Management Organization (here after referred to as Omega Management) also acts as the clearinghouse for problems or concerns which anyone may have in our development. Omega Management then channels these messages to the appropriate committee. Omega Management is also responsible for sending the Board of Directors’ response for each complete submittal that was reviewed, to the homeowner and the Architectural Review Committee.
	Return to top			V Guidelines It is the interpretation of the Company and the Oxxford Hunt Board of Directors that the provisions of Article VII apply to a wide variety of aesthetic considerations in the community. Every attempt has been made to include in this Standard those considerations, which have the potential to impact property values. Suggestions for improvement of this document should be submitted to Omega Management. The following are examples of the types of changes, additions or deletions that would either (1) require submittal of an Architectural Request Form , (2) not require a submittal, or (3) are prohibited. While every effort has been made to identify all aspects of change, the homeowner who has doubt if his/her situation is adequately addressed should contact Omega Management for guidance. NOTE: It must be recognized that the submittal/approval process is administered by volunteers on their own time (nights & weekends) and is inherently lengthy. The Committee and the Board meet once within each calendar month. It is imperative therefore, that each homeowner plan in advance and allow for the process time required. Throughout this document the term “changes” shall include additions and deletions. Types of changes that require submittal: Changes to the exterior of the home, such as: Addition of: Awnings Decorative lighting Solar Collectors Appearance, such as: Color Materials (such as siding) Other exterior changes, such as: Buildings Clotheslines Decks and patios Dog pens or runs Driveway extensions and parking pads Enclosures Fences Hedges and screen plantings Landscaping Mailboxes Parking Poles, free-standing Recreation or sport equipment Signs Storage sheds Structures Swimming pools and hot tubs Tree removal - live Specific changes which do not require a submittal: Basketball goals attached to a garage Flower boxes which meet color requirements Minor landscaping Non-permanent children’s play equipment Periodic repainting and restaining with the existing color for maintenance Portable pools usable only by small children Removal of dead trees Small, discretely located, garden plots Storm doors (must still meet color requirements) Temporary clotheslines Specific changes which are prohibited: Animals other than household pets Chain-link fences Note: chain-link fencing erected just to form a dog run is eligible for approval Commercial advertising signs Encroachment on other property Exterior antennas or “dishes” Metal storage sheds Parking of vehicles or trailers on soft surfaces Permanent clotheslines Pools, above ground (except for portable pools usable only by small children) Unclean, unsightly unkempt, unhealthy or unsafe conditions which tend to substantially decrease beauty or safety Wire-backed wood fences
	Return to top			VI Standards and Specifications The specifications/details listed below apply to both items requiring submittal and not requiring submittal, and are those that have been identified by the Board as expectation is that this minimum detail will be met. Animals No animals, livestock or poultry of any kind shall be raised, bred or kept on any lot, except that: Dogs, cats or other household pets may be kept, provided that they are not bred or maintained for any commercial purpose. Dog pens or runs Submittals for approval of fencing (including chain-link) erected just to form a dog run must include: Location in the yard Size, height and material Screening from general public Note: Details of waste removal (e.g., “doggy dooly system”) are also suggested. Construction should follow basic fence details in “P”. Clotheslines Permanent exterior clotheslines are prohibited Temporary exterior clotheslines do not require submittal if: Laundry is not left on the lines any longer than necessary for drying. The line is retracted immediately after each use. Exterior antennas or dishes No exterior antenna, tower, disc or dish shall be erected or placed upon any lot. Guidelines for Satellite Dishes: Purpose and intent. To minimize any health and safety hazards created by mounting satellite dishes on residential buildings. To control the location and screening of satellite dishes to lessen any impact on surrounding properties. To preserve the image and character of the Oxxford Hunt Community. Procedure. All exterior satellite dish installations must receive prior approval of the Oxxford Hunt Architectural Review Committee. Each request will be examined on its own merit. No previously approved installation shall constitute establishing a precedent for approval. A satellite dish which meets size requirements may be located on any lot zoned for residential use in Oxxford Hunt provided that it meets the following requirements: Satellite dishes shall be less than or equal to twenty-four inches in diameter. Satellite dishes shall not be located within ten (10) feet of side or rear property lines, any required yard setback or in any required buffer, whichever is greater. No dish shall be located closer than thirty (30) feet to a street right-of-way. Satellite dishes installed at ground level must be screened so the dish is not visible from any street or neighboring property. The screen shall consist of live evergreen screening. Any tree removal required must adhere to tree removal restrictions. All wiring shall be properly buried. Satellite dishes may be located on the roof of a building provided that the dish is not on the portion of the roof facing the street, and the highest point of the dish is no higher than the peak of the roof. The dish must be painted to match the color of the shingles on the roof. Satellite dishes may be mounted on the back or the side of the homeowner's building, but shall not be mounted on the front. The dish must be painted to match the primary color of the building. In no way shall these guidelines waive more stringent Town of Cary requirements nor waive the necessity of the required Town of Cary permit(s). Poles Submittals for free standing poles (such as for flags or basketball) should include construction & installation details. Signs Real estate signs do not require submittal. Garage/yard sale signs do not require submittal if they are removed no later than one day after the sale. Political campaign signs that meet requirements of Cary’s ordinance do not require approval if they are removed within one week after election day. Commercial advertising signs are prohibited. Mailboxes Posts shall be wood 4x4” or 6x6” type and should be set in the ground to maintain stability and vertical alignment, preferably in concrete. Boxes will be either the commercially available standard size or larger. Boxes may be painted in the primary or trim color of the house, and should be opposite of that used for the post if it is painted. Boxes may have commercially available designs, such as these with country scenes, etc. Replicas of houses, windmills, and other similar designs enclosing the box are prohibited. Parking No industrial or commercial type trucks, tractors or inoperable automobiles, may be regularly parked out on the lot. Driveways and parking pads No parking of motor vehicles or trailers on soft surfaces. Driveways and vehicle parking pads shall be concrete only. Any other type of pad (i.e. brickstone, etc.) shall be reviewed on an individual basis. Aggregate base, thickness, reinforcement, etc. should comply with good construction practice. Particularly close attention must be paid to structure placement, setbacks and encroachment due to the size of most lots in Oxxford Hunt. A crush and run aggregate may be used for a boat or a camping trailer parking area behind a residence (where permitted). Accessibility to that parking area shall be on a suitable surface to preclude rutting. No trailers, recreational vehicles, or boats, shall be parked out on any lot in those sections of Oxxford Hunt where the protective covenants prohibit it (such as Trafalgar). Trailers, recreational vehicles, or trailered boats, where permitted, must be parked only on approved driveways or parking pads. When submitting requests for the parking of any item be sure to specify attributes such as height, length, and weight. Storage No trade materials or inventories may be stored out on residential lots. Temporary storage of materials for modification projects should be discreetly placed and orderly maintained. Storage sheds Storage sheds, unless otherwise more conducive to the overall landscape and view, shall be located Towards the rear of the lot Near the centerline of the lot Exterior materials and colors shall match the home. Metal storage sheds are prohibited. Swimming Pools In ground pools must meet local code standards for safety, including fencing. Fencing style must meet guidelines Above ground pools are prohibited Portable pools usable by small children are pre-approved, Pools must be set back. Trees The removal of a live tree requires approval unless the tree is less than six inches (6”) in diameter at a height above the ground of four (4”) feet. Removal of dead trees doesn’t require submittal, regardless of size. It is the homeowner’s responsibility to assure the tree is dead. Landscaping Landscaping of a minor nature such as naturalizing an area of yard and adding shrubs, trees, flowers, etc. need not be submitted for approval. These are considered normal improvements and are strongly encouraged. Other types of landscaping represent more significant projects that may be structural, have an impact on adjacent property, or require strong aesthetic consideration, and will require submittal: Retaining walls Drainage, swale, and runoff: Careful consideration should be given to landscaping that will regulate current drainage/runoff to adjoining property. Details should be contained in submittals. Garden Plots: Small, discreetly located garden plots need not be submitted. Large plots in public view with tall crops (i.e. corn) should be submitted with details of screening. Ornaments/Figurines to be placed in public view (front yards, corner lots, etc.) should be submitted with a picture. This applies to permanent placements like birdbaths, etc., not to seasonal visuals (Halloween, Christmas, etc.). Hedges and screen plantings No hedge or screen planting shall be erected or permitted to remain on any lot closer to the front lot line than the front of the home. Hedge or screen plantings which form a barrier between properties should have: Concurrence of the adjoining property owner. Agreement for maintenance access. Setbacks to allow for plant growth. Fences The fence standards provide minimum standards to assure: Sound, long lasting construction Aesthetic continuity Styles French Gothic Picket (see Appendix B style #1) Dog Ear Stockade (see Appendix B style #2) Vertical Shadowline (see Appendix B style #3) Plantation (see Appendix B style #4) Split-Rail (Rustic) (see Appendix B style #5) Lattice (see Appendix B style #6) If you desire a style not described here, you are encouraged to submit it for approval. The Board wishes to encourage creativity to reduce the “clone” effect. The only style restrictions are: No chain-link yard fences No wire-backed fences Compatibility with the surrounding aesthetics Materials Fencing material shall be one of the following materials: Cedar Cyprus Pressure-treated pine Redwood Spruce Brick All hardware shall be corrosion resistant (e.g., galvanized, painted, etc.) All posts shall be set in concrete. The posts shall be encased in concrete below ground level to a depth of 50% of their height. (i.e. a 4 foot high fence post should be cemented in the ground 2 feet). Metal, wire, chain, chain-link fences or concrete are prohibited. Treatment Woods that are not naturally decay resistant (e.g., pine) shall be treated to resist decay. Colored stains shall compatible with the color scheme of the property. Painted fences shall be primed and painted with at least one coat exterior grade paint. White is the preferred paint color. Height No fence shall be higher than six (6) feet above the ground. Posts shall extend no more than six (6) inches above the fence line. Split-Rail fences may be from three to four and a half feet from the ground post top. In general, a uniform or patterned height should be maintained. When topography or landscape affect height or pattern, a detailed explanation and/or elevation drawings must be included with the submittal. Obstruction of views or breezeways of adjoining properties will be given consideration in all cases. Location Submit a top down map (surveyor’s plat) to indicate the exact location of the fence in relation to the house and property lines. Dimensions shall be included (see example). It is strongly recommended that fences be set back at least six to twelve inches from the property line. In general, fences should extend no more than halfway between the front and rear building line (see example). A fence shall not extend beyond the front building line. An exception may be made for decorative use of a split-rail fence Use of split-rail fences for decorative landscaping will be given individual consideration after a site visit. Property owners are cautioned that building a fence that infringes on easements or access right-of-ways may result in removal or destruction of the fence. Such building is done entirely at the property owner’s risk and expense. Construction details In general, the gaps between pickets should not exceed one and a half to two inches, depending on the style and size of the pickets. For the vertical shadowline style, the gap should be no more than one half the width of a picket. The finished side of the fences, other than shadowline, must face outwards towards adjoining property or streets. This means that pickets have to be on the outside of cross-members Consideration should be given to access and ease of maintenance when selecting a style, location, and treatment. Maintenance of the fence is the property owner’s responsibility. Decks & Patios The Board encourages creative designs and patterns for decks and patios, particularly in replacement of existing builder supplied components. There are no predetermined styles in this document for decks or patios. Deck materials: Deck materials are generally pressure treated wood, with plastic lattice now available. The types and treatment of wood shall be like that of fences. Posts may be made of brick, pressure treated pine, or other suitable material. Patio Materials: Concrete slabs, smooth finish or with exposed aggregate. Bricks, with sand fill or grout. Stone, with sand fill or grout. Height of decks, arbors, and screens Decks should. be of a reasonable height for their intended purpose. Arbors should be no higher than eight feet above deck the surface. Freestanding deck screens (e.g., lattice) shall not exceed six feet in height. Screens as part of an arbor may extend to the arbor. Location Patios should be located behind the house, but may extend beyond, around corners, or be free-standing in other areas of the backyard. Decks shall not extend outwards beyond the rear corners of the building line. Special cases may require an exception to this rule and will be determined after a site visit. Obstruction of views or breezeways of adjoining properties will be given consideration in all cases. Enclosures (screened porch, sunrooms, etc.) Like other structures, enclosures should be designed and constructed for aesthetic compatibility and preservation. Enclosures will have to comply with Cary’s building code, which requires a building permit. NOTE: The Oxxford Hunt Covenants & Restrictions require Board approval prior to application for a Cary building permit. Materials and Colors Periodic repainting and restaining with the existing color for maintenance does not require submittal. Only exterior materials comparable to those on existing structures and compatible with the architectural character of the community will be approved. Brick will remain unpainted. Color changes Keep all colors low in intensity (saturation or chroma). Color changes from original are generally discouraged. Colors must not clash with the colors of the homes in the immediate vicinity. Actual color samples must be included with a request for a color change. In choosing a traditional “three color” scheme, use tints of the same color for two of the “colors” plus an additional color for an accent color.
	Return to top			VII Maintenance It is the primary responsibility of each homeowner to maintain his property in a way that does not detract from the overall beauty of the community. It is hoped that each and every homeowner will take this responsibility seriously, as this can severely affect the value of all properties. Following is a list of areas that should be reviewed on a regular basis to insure that your home is in good repair: Shrubbery, Trees, and Lawns Driveways and sidewalks Decks Fences Outbuildings Playground equipment Roofing Materials storage in yard Wood piles Paint and Stain Garbage Can Storage Deterioration If at any time the Board of Directors is made aware of a property that has deteriorated to the point that it is affecting the aesthetics of the community, the Architectural Review Committee will be requested to make a site inspection. They will then make recommendations to the Board of Directors. Based on the severity of the deterioration, the homeowner will be given a specified length of time to make the necessary repairs. If after that time, the repairs have still not been made, the Board of Directors has the obligation of enforcement described in Section IX of this Standard.
	Return to top			VIII Process Changes, additions or deletions that have been previously identified as requiring submittal, or that the homeowners believes may require submittal, shall follow the process described in this section. The process will be the same for all submittals with the required details varying depending on type of change. Reminders: No construction shall begin without Board of Directors approval of the submittal. No Town of Cary Building Permit shall be applied for prior to having Board of Directors approval. Allow enough time for processing and approval in planning for construction. Planning and preparation of submittal Using this specification, determine if a submittal is required. If yes, continue. Prepare the Architectural Review Form (copy available from Omega Management) and attach any drawings, sketches and supplemental documents for the Architectural Review Committee and Board of Directors’ reviews. A complete submittal will FULLY describe/depict the change and stand on its own without need for further explanation or clarification. Sign the form. Present the complete submittal to all adjoining property owners or neighbors who may be visually impacted by the change, and obtain their signatures. This signature only reflects that each neighbor has seen the complete submittal. It is NOT an approval of the submittal. Only after completing step 1-4 (above), present the submittal to Omega Management, 280 Nottingham Drive, Cary N.C. 27511. Omega Management will perform an initial review of the submittal for completeness and legibility. Incomplete or illegible submittals will be returned immediately to the homeowner. Annually, the Architectural Review Committee will establish a meeting date for their monthly meeting. The submittal should be received by Omega Management no later than 7 days prior to their established meeting date. Architectural Review Committee review Omega Management will forward copies of submittals to the chairperson and designated area representatives and retain the original. The area representative will make every attempt to make a site visit with the homeowner prior to the committee meeting. The committee will review the submittal at its monthly meeting with the area representative adding any observations from the site visit. Also, any responses by adjoining property owners will be reviewed and taken into consideration. If the homeowner wishes to meet with the Committee, the monthly meeting is open to the public on the designated day, after the business meeting. The submittal will be voted on by the committee, with their recommendation for approval or disapproval forwarded to the Board of Directors in time for their monthly meeting. Board of Directors review/decision At its regular monthly meeting the Board will review the recommendations of the committee. Particular attention will be paid to any recommendations for disapproval. The Board will vote on each submittal as approved or disapproved. NOTE: Disapproval may be on any grounds and the details will be communicated to the homeowner by the Board. Omega Management will complete a standard response letter indicating the Boards’ decision, and mail it within 5 working days. Approval of any submittals or portion thereof does not ensure approval of similar submittals, as each submittal will be considered on its own merit. A proper submittal approved by the Board is like a contract to comply with the specific details. Alterations/deviations of a significant nature will require resubmittal. Appeals/Resubmittals To appeal a disapproved submittal, the homeowner should submit a written response including specific detailed information that clarifies why the submittal should be reconsidered. The homeowner may also request a meeting with the Committee or the Board to further discuss the submittal. Should the submittal have been disapproved on a technicality (i.e. location or height of a fence), and the homeowner is willing to comply with the remedy proposed in the Boards’ response letter, then the homeowner need only stop by the Omega Management office, pencil in the change(s), and initial & date the change(s). The revised submittal will then be reconsidered by the Board via a telephone vote. The homeowner will be telephoned with the decision, and receive a written approval letter citing the change(s). Time Frame for Construction Construction should begin at the indicated start date or within three months after the date of the written approval by the Board of Directors. Work must be completed within six months after construction begins, unless an extension is requested and granted. Approval for projects that are not begun as specified above will lapse, and the applicant must resubmit the proposal or a written request for extension to the Board of Directors. Details for Submittals In some cases many attributes or details of a proposed change, addition or deletion are required for the Committee and the Board to make sound responsible decisions. In other cases the nature of the change will be simple and straightforward, as will be the submittal. The following items should be used as a method of describing or visually depicting the requested change (as applicable). Pictures, magazine cutouts, etc. Color chips. Plot plans- Top down drawing showing location of the existing structure(s), property boundaries in relation to adjoining property(s), and location of proposed change(s). Elevation Drawings- A side view that will show height, topography of land, and visual image of the change. Written description of the types of materials to be used or a contractor bill of materials. Written and/or visual depiction of construction details. Location for building material storage during construction, soil disposal plan, drainage plan, and landscaping or revegitation plan (as applicable). Any other aids that will assist the committee and the Board of Directors in their review. Drawings need to be to scale to show a relationship to location, height, etc., with the dimensions clearly marked on all drawings. For major construction projects such as additions, sunrooms, dormers, etc., that a hired contractor is used for, the design drawing should suffice, showing rooflines and other such detail. Inspection The Architectural Review Committee and Omega Management have been directors to do random on-site inspections to assure compliance with approved submittals. Homeowners are asked to cooperate during such inspections. As a minimum, the homeowner is asked to notify Omega Management within 30 days of the completion of the project. If deficiencies or significant deviations are noted, the homeowner will be notified in writing by the Board of Directors, with a response expected within 30 days. Violations Violations will be dealt with by the Board of Directors as described in Section IX.
	Return to top			IX Violations and OHCA Remedies There are essentially two types of violations that must be dealt with by the OHCA: Implementing a change, addition, or deletion without approval of a properly completed submittal and Deviation or noncompliance with an approved submittal. Homeowner Association Remedies Enforcement of this Standard is detailed in Article VII, Section 4 of the Master Covenants and Restrictions & Article VII of the By-laws. Remedies include but are not limited to: Suspension of voting rights and privileges. Levying of penalties as approved by the Board of Directors. Obtaining restraining order to prevent an action. Obtain a court order to require the homeowner to remove a project. Entering a property to remove a project at the homeowners’ expense. Submitting a lien against the homeowners’ property for outstanding indebtedness to the Association for nonpayment of penalties, removal fees, etc. Remedial Process After all attempts to resolve a violation have been exhausted, including the opportunity for a hearing, the Board of Directors will select the appropriate remedy and notify the Property Owner of such action.
	Return to top			X Appendices Appendix A - Copies of Forms. Oxxford Hunt Community Association Architectural Review Form Appendix B - Fence Styles Style #1 - French Gothic Picket Style #2 - Dog Ear Stockade Style #3 - Vertical Shadow Line Style #4 - Plantation Style #5 - Split Rail Style #6 - Lattice
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Oxxford Hunt Community Association Architectural Standards

Oxxford Hunt Community Association
Architectural Standards