EXHIBIT C

 

HUNT CLUB HOMEOWNERS ASSOCIATION

DESIGN GUIDELINES

LIFESTYLE LOT SECTION

 

            The following standards have been developed and promulgated by the Declarant in accordance with Article IX, Section 9.2.2 of the Declaration and are applicable to all new construction and all modifications or improvements.  These Design Guidelines are not part of the Declaration and can be amended by the Declarant or the Association without a vote of the Owners.

 

NOTE:  PRIOR PLAN APPROVAL IS REQUIRED ALL STRUCTURES OR IMPROVEMENTS PLACED ON THE LOT BY THE HOMEOWNER, INCLUDING BASKETBALL HOOPS, PLAY EQUIPMENT, STORAGE BUILDINGS, SWIMMING POOLS AND FENCES.

 

 

GENERAL GUIDELINES APPLICABLE TO ALL LOTS

 

                        House Placement and Yard Grading.   Dwelling Units shall conform to existing grade and drainage patterns.  Each Owner and/or Builder shall endeavor to retain as much of the natural woods as is practical.  Builders shall be responsible to regrade the Lot to conform the drainage plan approved for the subdivision.

 

            The following guidelines shall be used in determining placement with respect to style and elevations:

 

a.         There must be a minimum of one different housetype elevation separating like models next to each other.

b.         Homes with intersecting lot lines or directly across the street from each other can have the same housetype elevation.

c.         On a cul-de-sac, homes with intersecting lot lines can have the same elevation.

d.         On a cul-de-sac, no two consecutive homes can have the same elevation type.

 

Dwelling Type.  No building shall be erected, altered, placed or be permitted to remain on any Lot other than one single‑family dwelling and a garage for at least two cars.  A single-family dwelling shall meet the following requirements:

 

a.                  A one story dwelling structure, the living area being the first floor space only, constructed with or with out a basement and a space between the first floor ceiling and the roof of inadequate heights to permit its use as a dwelling place.

 

b.                  A story and a half or “Cape Cod” dwelling structure, the living area of which is on two levels connected by a stairway and constructed with a basement.  The upper level is constructed within the gable portion of the roof.  Window penetrations are made by use of dormers.

 

c.                   A two-story dwelling structure, the living area of which is on two levels connected by a stairway, constructed with or without a basement.

 

Mandatory Exterior Included Features.  The following shall be included:

a.       Weathered Wood Dimensional Architectural Shingles

b.      Garage Doors with square windows

c.       Carved wood vinyl siding with vinyl corners, 6” beaded, bath and dryer vents to be almond.

d.      Garage Door opener, all doors

e.       Black double-box, single post mailbox (two homes share mailbox)

f.       If using stone on exterior, buff tinted grout color for the stone

g.      If installing lamp posts, Roman bronze color to match the exterior lighting

 

Dwelling Unit Size.  Dwelling Units must be at least 1200 square feet for any one story Dwelling Unit, and 1400 square feet for a two-story dwelling.  Declarant reserved the right to make minor variances if, in its sole opinion, the intent of the section is maintained.

 

                        Roof.  The roof and gables of each Dwelling unit shall be no less than 6 - 12 pitch.  Porch and patio roofs may be 3.5 - 12 pitch.  All shingles shall be of a uniform color.

 

                        Garages.  A minimum two car garage is required. Detached garages of any size are not permitted. 

 

                        Yards, Driveways and Walks.  Front yards shall be grass and landscaped as soon after completion of the Dwelling Unit as is practical under weather conditions.  Rear Yards shall  be defined as that portion of the Lot which is behind the rear elevation of the Dwelling Unit extended to each Lot line.  All driveways shall be paved with asphalt, concrete, paver bricks or paving stone.   Gravel or dirt driveways are prohibited.

 

                        Color Schemes.  All dwellings shall be in conformance with the original color scheme as promulgated by the Developer.  The following guidelines shall be followed when determining color scheme with respect to location.

Siding Colors

a.          The same siding color must never be used on two consecutive homes next to each other.

b.         Homes across the street from each other or with intersecting lot lines can have the same siding color.

c.          On a cul-de-sac, homes with intersecting lot lines can have the same siding color.

d.         The exteror vinyl color choices are limited to the following Lifestyle colors: Wicker, Desert Sand, and Pebblestone Clay.

Front Door, Shutter and Trim Colors

a.       The front door and shutter colors are always the same.  Refer to Lifestyle color books for color choices.

b.      Trim color remains the same for all pieces including interior and exterior corner boards, soffit, fascia, gutters, downspouts, window and door trim, scallops,  porch posts, décor panels, railings, window head pieces, decorative louvers, decorative window units and sidelights.  Refer to Lifestyle color books for color choices.

Stone / Brick Colors

a.       The same color stone or brick can be used on any two consecutive homes.

b.      The same color stone or brick can be used on homes across the street with intersecting lot lines.

c.       There are no restrictions on stone color provided that all siding color restrictions are met.

 

 

                        Underground and Log Houses.  Underground and log structures are prohibited.

 

                        Porches, appendages and additions.  No porches, appendages, or additions shall be permitted unless they are of a size, style, color and type compatible with the original design of the house and shall match the house material and coloring exactly.  Porches, appendages or additions must be integrated into the design of the house.  Compatibility shall be at the discretion of the Committee.

 

                        Front Storage.  No front porch shall be used for the storage of any items except normal porch furniture.  No front yard shall be used for the storage of any item of any kind.

 

                        Awnings.  No metal or plastic awnings for windows, doors, decks or patios may be erected or used.  Canvas awnings may be used subject to prior approval of size, color, location and manner of installation for the particular lot in question.

 

                        Exterior Carpeting.  No exterior carpeting may be used if it is visible from any neighboring lot or the street.

 

                        Railings.  All deck and balcony railings shall be wood and stained the same color as the deck or balcony.

 

                        Solar Panels.  No solar panels shall be permitted.

 

Chimneys.  All chimneys with metal flues must be enclosed within a chase that may be sided.  Any direct vent chimney and / or furnace flues, hotwater heater or any other flues shall be vented only to the rear or side of the Dwelling Unit

 

                        Water Discharge.  Storm water must be disposed in accordance with the drainage plan for the subdivision and city regulations. 

 

                        Skylights.  Skylights may be used on a back roof facing the rear of a lot.  Other locations may be approved for a contemporary design house depending upon the design and the particulars of the lot.

 

                        Entrance Structures.  No additional driveway entrance structures shall be permitted.

 

                        Pools.  No above-ground swimming pools shall be permitted.  Small portable “kiddie” pools shall be permitted in rear yards only behind the Dwelling Unit so long as said pool is not in place for more than seventy-two (72) consecutive hours.  In-ground swimming pools must be approved by Declarant as to style and may only be placed in an approved location in the rear yard which is at least ten feet (10’) from any property line and does not unreasonably hinder the flow of surface water on the Lot.  Pool equipment shall be placed in a location approved by Declarant and screened in such a manner so as to provide minimum visual impact from the street and other Lots.

 

                        Spas and Hot Tubs.  Hot tubs and spas shall be permitted provided that hot tubs and spas must be in-ground or if above ground incorporated into a deck.  All hot tubs and spas must be screened with a privacy fence meeting the provisions of these Design Guidelines or other such adequate screening as approved by the Declarant.

 

                        Play Equipment.  Play apparatus or structures shall be located in the Rear Yard and not located within any side or rear setback lines.

 

                        Basketball Hoops.  No basketball hoop or goal may be placed on any lot, regardless of location, until its specifications and location have been approved in accordance with these guidelines.  Portable basketball goals also require approval.

 

a.                   Specifications.  In general, any commercially available goal will be acceptable.  Goals with home-made backboards or posts will not be acceptable.  Backboards must be clear.  The post should be painted in neutral colors so as to blend in with the surroundings as much as possible.  All goals must be maintained.  Any backboard or goal that becomes broken or damaged, must be repaired, replaced or removed.  Any lighting for the goal must be directed away from any neighboring dwelling or patio or deck areas.

 

b.                  Location.  No basketball goals shall be permitted in the front of any lot or dwelling.  No goal may be attached to any dwelling or garage.  No goal may be placed forward of the rear elevation line of any house.  On corner lots, goals must be located behind the rear elevation line of the house and at least fifteen (15) feet back from the setback line on the "side" yard adjacent to the street.  All goals must be located at least ten (10) feet back from any property line.  A portable basketball goal may be located on a driveway for the period of its current use.  No portable goals will be permitted to be used in driveways of corner lots.  Any portable goal must be put away after use.  Any portable goal left out overnight shall be considered in violation of these guidelines.

 

c.                   Use.  Use shall be limited to reasonable play hours depending upon seasons.  No use will be permitted after 11 pm, nor earlier than 8:00 am.  The Board shall have the right to set different hours in the event that use creates an unreasonable disturbance.

 

                        Pool Pump Buildings, Sheds and Storage Buildings.  Pool Pump Buildings shall be permitted as accessory to an in-ground swimming pool.  Storage sheds, outbuildings, storage buildings shall be permitted, provided that such structures do not exceed 100 square feet in size and must be constructed with shingles, trim and siding to match the Dwelling Unit.  No structure may be located within ten (10) feet of the Lot line and must be located within fifteen feet of the rear of the Dwelling Unit.  No such structure shall exceed ten (10) feet in height.  The roof pitch must be at least 4:12.

 

                        Air Conditioning and Heat Pump Equipment.  Air conditioning and heat pump equipment shall be located in side yards or Rear Yards.  To the extent reasonably possible, such equipment shall be screened from view in a manner approved for each particular lot.

 

                        Fencing.  Standard chain link or other metal fences shall not be permitted.  All swimming pool fencing shall be reviewed on an individual basis in accordance with general standard hereinafter set forth.  Privacy fencing not to exceed six (6) feet in height shall be permitted around spas and hot tubs.  Decorative fencing will be reviewed upon an individual basis considering the visual impact on surrounding lots.  The Declarant and the Association reserve the right to restrict fencing in areas where its presence would adversely impact the aesthetics of the community or the associations ability to maintain lawn or landscape. 

 

                        Radio and Television Antennas.   These guidelines are to be interpreted so as to balance the right of the individual owners to receive acceptable quality broadcast signals in accordance with F.C.C. regulations with the right and duty of the Association to preserve, protect and enhance the value of the properties within the subdivision.

 

A.   Prohibited Apparatus.  All exterior antennas, except the following, are prohibited:

 

1.      an antenna that is designed to receive direct broadcast satellite service, including direct-to-home satellite services, that is one meter or less in diameter; or

2.      an antenna that is designed to receive video programming services via multipoint distribution services, including multichannel multipoint distribution services, instructional television fixed services, and local multipoint distribution services, and that is one meter or less in diameter or diagonal measurement; or

3.      an antenna that is designed to receive television broadcast signals.

 

B.    Permitted Locations.

 

      An antenna must be located in the rear yard or on the rear of the Dwelling Unit in such a manner so as not to be visible by a person of normal height standing at the edge of the street directly in front of the Dwelling Unit.  Other locations are permitted if placement under these guidelines precludes reception of an acceptable quality signal.  In such case, the owner and the Declarant or the Association shall attempt to find a location with the least visual impact upon the surrounding properties.  An “acceptable quality signal” is one that is intended for reception in the viewing area and is consistent with the quality of signals received by others in the immediate vicinity.  No location shall be permitted if installation creates a line of sight problem for drivers in the vicinity.  The Declarant or the Association may prohibit a location that imposes a legitimate safety concern.  An example of a location that imposes a legitimate safety concern is one that is near high voltage power lines or one where the guy wires obstruct legitimate pedestrian access

 

C.    Other Requirements.

 

      The Declarant or the Association may require that the antenna be painted in a fashion that will not interfere with reception so that it blends into the background against which it is mounted or that the antenna be screened so as to reduce the visual impact.  Any such requirements must be reasonable in light of the cost of the equipment or services and the visual impact of the antenna.  The Declarant or the Association may impose restrictions on methods of installation that create legitimate safety concerns.  For example, permitted methods of installation may include reasonable height restrictions and  adequate bolting and guying.

 

D.   Continued Maintenance.

 

      Each owner shall maintain any antenna in a reasonable manner so as not become unsightly.  Each owner shall remove any antenna upon cessation of its use.

 

                        Landscaping.  Landscaping and normal lawn are required around all houses.

 

                        Lot Maintenance.  All lots must be kept mowed and free of debris and clutter. During any construction, each Owner and Builder shall be responsible for keeping the streets and adjacent lots clean and free of debris.  No fill material shall be dumped on any lot except within five (5) days of commencement of construction.  The Association shall have the right to assess any owner for the costs of mowing or clean up in the event that the owner fails to do so.

 

                        Lot Grading.  The Builder and Owners shall be responsible to regrade the Lot in accordance with the grading plan as approved by the City of Avon Lake.  Any deviations from such plan must be preapproved by the City and the Developer.

 

                        Mailboxes.  All mailboxes must conform to the specifications set forth in the appendix to these guidelines.

 

                        House Numbers.  House numbers must be placed on all mailboxes.

 

                        Exterior Lighting.  All Lots shall have an exterior light post which must conform to the specifications set forth in the appendix to these guidelines.  Plans showing sufficient detail as to size, wattage and type of bulb to be used in the exterior lighting must be submitted to the Committee prior to installation.  Exterior lighting must be directed in such a manner so as not to intrude into neighboring lots and houses.

 

                        Discretion.  Any discretion to be exercised in the review of plans shall be that of the Committee.

 

                        Variances.  The developer or the committee may grant variances from these guidelines if such variance will not be of substantial detriment to adjacent lots and will not materially impair these guidelines and the overall best interest of the subdivision.

 

                        Right to Modify Guidelines.  The Developer reserves the right to modify these guidelines, provided however, that no such modification shall be made that will materially and adversely affect the overall character of the properties as a first class development.