AWH Ph 11 - Design Guidelines

________________________________________________________________________The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) Page 1 of 16 Design Guidelines

A N N E X A

DESIGN GUIDELINES for

THE ORCHARD TERRACES at

AYALA WESTGROVE HEIGHTS (PHASE 11)


Table of Contents Page No.

I. Purpose and Intent 3 II. Definition of Terms 4 III. Design Review Committee 4 IV. Review Procedure 5 V. Design Criteria 5 VI. Building Placement 5 VII. Architectural Treatment 6 VIII. Sitework 9 IX. Miscellaneous 12 X. Interpretation of Guidelines 12 XI. Recommendations Architectural Treatment 13 Architectural Materials 14 Fence Designs 15 Retailing Wall/ Riprap Materials 16


THE ORCHARD TERRACES AT AYALA WESTGROVE HEIGHTS (Phase 11) Design Guidelines ARTICLE I. PURPOSE AND INTENT The primary intent of these Design Guidelines is to help establish the character of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) (see Illustration I). It is not the intent of these guidelines to limit the creativity of the Owner but rather to assure to each Owner that the key elements that attracted them to The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) - its natural setting, view, topography and aesthetic appeal - will be preserved and enhanced by the structures that will be built within the Village. These guidelines are aimed at maintaining unity and consistency amid the diversity of architectural styles and treatment that will exist in The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).

Illustration I


ARTICLE II. DEFINITION OF TERMS As used in this Design Guidelines, the following terms shall have the meanings ascribed to them. All other capitalized terms used, but not otherwise defined, herein shall have the same meanings ascribed to them in the Deed Restrictions of which this Design Guidelines forms an integral part. “Compatibility” shall refer to an agreeable relationship in, and in some instances actual continuity of, architectural style, mass, proportions, rhythm, scale, quality of design and materials, and use of materials, color and design details. “Contextual Relationship” pertains to the characteristics of any existing structures, the neighborhood, and the individual site. “Deed Restrictions” shall refer to the Deed of Restrictions, Covenants and Conditions on the use of Lots within the ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) as may be supplemented by the Declarant and any supplement hereto.

“Design Guidelines” shall refer to this Design Guidelines attached to the Deed Restrictions and made an integral part thereof which outlines and illustrates recommendatory physical, architectural, landscape, and urban design characteristics intended for The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11). “Design Review Committee” shall refer to the Declarant or the committee created to review all construction work within The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11). “Members” shall refer to the members of the Design Review Committee who shall be the duly authorized representative of the Declarant and any Owner who is a member in good standing of the Association. “Proportion” shall refer to the relationship of height to width, voids to solids, bulk of the structure to other nearby structures, and of the parts to the whole (see Illustration II).

Illustration II “Rhythm” shall refer to the regular occurrences of elements such as windows, doors, colors, and trim detail. “Scale” shall refer to the size in three dimensions of the proposed structure/alteration. Its height, width and bulk should relate well with its immediate and adjacent surroundings. “Village Architect” shall refer to a duly licensed professional architect engaged by the Association and who shall sit as member of the Design Review Committee for the purpose set forth in Article III-C hereof. ARTICLE III. DESIGN REVIEW COMMITTEE A. The Association, in its capacity of administering the Deed Restrictions, shall create a

Design Review Committee that will be responsible for the review of all proposed construction work within The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).


B. The Design Review Committee shall have five (5) members consisting of the following:

• the Village Architect; and • four (4) Members who are registered architects and/or engineers.

Apart from the Member representing the Declarant, all the other members of the Design Review Committee shall be appointed by the Association. The chairman of the Design Review Committee shall be selected by its members from among them.

C. The Village Architect shall be responsible for the review of plans and specifications and

on-site inspection of all proposed constructions, additions, and alterations to monitor compliance with the Deed Restrictions, including the Design Guidelines, and endorse such plans and specifications for approval by the Design Review Committee.

D. The Design Review Committee shall be responsible for the following:

1. Recommend for approval all proposed constructions, additions and alterations as

endorsed by the Village Architect; 2. Interpret and monitor compliance with the Deed Restrictions, including the

Design Guidelines; 3. Collect fees duly authorized by the Association to allow it to execute its

functions; and 4. Perform such other functions that may be necessary or incidental to the foregoing

or such functions as may be delegated to it by the Board. ARTICLE IV. REVIEW PROCEDURE A. Prior to submitting to any public or government agency any plans and specifications for

any proposed construction, three (3) sets of such plans and specifications shall be submitted to the Design Review Committee. Such plans and specifications shall include, but not limited to, the following:

• 1:200 meter scale detailed site development plan showing the lot plan with

proposed Lot grading, Building footprint with roof outline, driveway, fence location, outdoor structures, ripraps/retaining walls, landscape development, adjacent street and sidewalk.

• 1:50 meter scale Floor Plans showing the lot plan. • 1:50 meter scale elevation drawings for all four Building sides. • Perspective drawing of the proposed new construction.

B. Within twenty-one (21) working days from its receipt of the complete set of plans and

specifications, the Design Review Committee may approve, approve with modifications, or deny approval of the plans and specifications, and shall thereafter forward its decision to the applicant.

ARTICLE V. DESIGN CRITERIA A. The design of the structures shall at all times strive to maintain a harmonious contextual

relationship with the overall community design as established by the Declarant. Buildings shall be designed so as to achieve Compatibility with the intended use and with the site to which it is placed.

B. The proposed construction should relate favorably to the planning, landscaping,

topography and existing character of the neighborhood. Primary concerns are the preservation of access, sunlight, ventilation, view and drainage as well as the impact on the privacy and normal use of neighborhood property.

ARTICLE VI. BUILDING PLACEMENT

In order to achieve a uniform streetscape, Buildings or their facades shall be placed as much as possible orthogonally (or parallel) relative to the property line fronting a street except in cases wherein the Lot configuration makes an orthogonal building placement impractical (See Illustration VI).


Illustration VI

ARTICLE VII. ARCHITECTURAL TREATMENT A. General Architectural Treatment

1. The architecture of the homes within The ORCHARD TERRACES at Ayala

Westgrove Heights (PHASE 11) will contribute significantly in shaping the character and image of the ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11). A human-scaled architecture that is appropriate to the tropical setting and culture of the Philippines and sensitive to the physical attributes of the site is encouraged. Residential architecture that complements rather than detracts from its surroundings will assure a coherent, organized streetscape and avoid a disjointed appearance of the neighborhood. Recommended architectural treatments and materials are illustrated on pages 13 to 16 and shall be governed by the Deed Restrictions.

2. Building facades are encouraged to have a variety of architectural elements that

create a Rhythm of form, shadow, color and texture that will help break up the mass of the buildings

3. Building Mass and Scale shall be in Proportion to the surroundings.

B. Porches

1. Porches should create a variety in the overall façade of the dwelling structure and

contribute to the overall aesthetic character of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).

2. Porches are allowed, provided that, these are constructed in accordance with the

Setback Areas required by the Deed Restrictions and visually conform to the aesthetic character of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).

3. Porches should be roofed and should contain within it the main entrance of the

Dwelling Unit (see Illustration VII-B).

PROPERTY LINE

BUILDINGFOOTPRINT


Illustration VII-B

C. Garages

1. The objective in designing the garage is to reduce the visual impact of the automobile and to allow the architectural and human-scale elements of the structure to be visibly dominant from the street.

2. Garage facades are recommended, but not required, to be set back from the main

residential dwelling façade by a minimum of one-half (1/2) meter so as to maintain a visually pleasing streetscape for The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11). Furthermore, garage structures may also be located at the rear of the dwelling structure (see Illustration VII-C).

Illustration VII-C

D. Roof Treatment

1. Roof forms are among the most visible components of the built environment and shall thus be regulated in design.

2. Pitched roofs with overhangs best respond to the local climate and are

encouraged. Flat roofs are discouraged (see Illustration VII-D). 3. Roof colors are encouraged to have earth tones such as, but not limited to, shades

or hues of red, brown, and grey. Unorthodox roof colors such as, but not limited to, shades or hues of: black, white, green, violet, purple, pink, green, blue and similar colors should be avoided.

4. Approval of roof design and material by the Design Review Committee shall not

in any way imply approval of the structural integrity of the roof plans.

Lot

Lot

Lot

LotLot

2.02.0

5.0

2.0

Garage

0.5 meter

Lot

LotLot

2.0

5.0

2.0

Garage

MAINENTRY

ROOF

PORCH


Illustration VII-D

E. Facade Treatment

1. Building elevations directly fronting a street or park shall be considered as facades and are recommended to follow these guidelines:

(a) The architectural treatment of facades should be consistent with the

design context of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) as determined by the Design Review Committee.

(b) “Box-type” facades should be avoided. (c) Unorthodox colors such as, but not limited to, shades or hues of: black,

green, violet, purple, bright pink, neon green, electric blue and similar colors should be avoided.

(d) External finish materials of any building constructed should be easy to

maintain and should be of such type, color and material that is harmonious with the overall design context of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).

(e) House numbers should be visible from the street. Numbers should be

read from left to right using Arabic numerals.

2. Balconies, lanais and terraces that overlook open areas are allowed and encouraged.

3. Air-conditioning units, antennas, water tanks and other utility equipment are

discouraged from being located along the facade or in locations visible to the public. When it is unavoidable to place such structure in areas visible to the public, such structures shall be thoroughly concealed from public view by means of planting and/or appropriate screening.

4. Pipes and other plumbing work, except downspouts, shall be concealed from

public view using materials consistent with the overall aesthetic character of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11).

5. Mailboxes are recommended to be attached to the front façade near the main

door of the dwelling structure or attached to the fence directly adjacent to the main pedestrian or vehicular entrance of the fence. Mailboxes should be of the type of material (preferably metal) and color that is harmonious with the Residence.

F. Decks

A Deck may be constructed within a Residential or Non-Residential Lot, provided that the design is governed by the Deed Restrictions and subject to the design approval by the Declarant or the Association. Aforementioned structure shall be substantially finished with the same materials as the Residence where it is appurtenant to and shall be in harmony with its architectural theme.

PITCHED ROOF

PITCHED ROOF

FLAT ROOFEAVES

EAVES


G. Type of Materials

Locally available materials that are environmentally friendly, easy to maintain, strong and are harmonious with the overall design context of The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) are encouraged. Use of timber from endangered tree species should be avoided. Exterior building treatment should utilize conventional finishing materials such as painted masonry, stonework or the like. Use of thatch (whether cogon, nipa, anahaw, reeds, or the like) for roofing material or walls should be avoided due to its high combustibility and inappropriateness for the character envisioned for The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11). See pages 13 to 16 for recommended architectural materials.

ARTICLE VIII. SITEWORK

A. Landscaping

1. The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) is

intended to be a nature-oriented development. As such, areas for landscaping are strongly encouraged to be provided by the Owner within the Lot, preferably at the front yard facing the street. This creates and reinforces the Village’s character, prestige, and ambience.

2. Planting materials to be used should be ornamental in nature. A list of

recommended plant materials are found below:

Recommended Trees within the Lot Scientific Name Common Name Bauhinia species Alibangbang Callistemon species Bottlebrush Tree Cananga odorata Ylang ylang Cassia fistula Goldenshower Cassia javanica Pinkshower Cynometra ramiflora Balitbitan Eucalyptus species Bagras Lagerstroemia indica Banaba Michelia champaca Champaka Pisonia alba Maluko Schefflera actinophylla Umbrella Tree Tabebuia species Tabebuia Recommended Palm Species Scientific Name Common Name Areca catechu Betel Nut Palm Bismarckia nobilis Bismarck Palm Caryota species Fishtail Palms Chamaedora sifrizi Sifritzi Palm Chrysalidocarpus lutescens Palmera Cyrtostachys lakka Red Palm Livistonia rotundifolia Anahao Mascarena lagenicaulis Champagne Palm Neodypsis decaryi Blue Palm Phoenix dactylifera Date Palm Phoenix roebelenii Pygmy Date Palm Ptychosperma macarthurii Macarthur Palm


Roystonea elata Royal Palm Veitchia merrilli Manila Palm Wodyetia bifurcata Foxtail Palm Recommended Shrub Species Scientific Name Common Name Acalypha wilkesiana Copperleaf Agave family Agave Aglaonema family Aglaonema Alpinia family Ornamental Ginger Fern family Pako Bamboo family Bamboo Bromeliads family Bromeliads Calathea family Calatheas Codaeium variegatum San Fransisco Cordyline fruticosa Ti Plant Dieffenbachia family Dieffenbachia Dracaena family Song of India, Song of Jamaica, Fortune Plant, Scarlet Beatuy, etc.Duranta repens Golden Duranta Heliconia family Heliconias Monstera deliciosa Monstera Pandanus family Pandan Pedilanthus tithymaloides Pedilanthus Philodendron family Selloum, Phyllantus myrtifolia Japanese Bush Polyscias sp. Papua Rhapis excelsa Rhapis Sanseveria family Snake Plant, Saseviera Hahnii, Sanseviera Laurentii, etc. Schefflera sp. Five Fingers, Octopus Plant, etc. Strobilanthes dyerianus Conehead Yucca aloifolia Yucca Cycad family Jamaican Sago, Zamia, Pitogo, Oliva Recommended Ground Cover Scientific Name Common Name Aerva cultivar Purple Crumble Aerva sp. Red Creeper Alternanthera sp. Cucharitas Coleus sp. Mayanas Epipremnum pinnatum Pothos Hemigraphis alternata Purple Waffle Plant Juniperus horizontalis Creeping Juniper Neoregelia species Neoregelias Neoregelia hybrids Giant Neoregelias Nephrolepis biserrata Sword Fern Nephrolepis exalta Boston Boston Fern Ophiopogon jaburan White Ophiopogon Ophiopogon japonicus Mondo Grass Pandanus pygmea variegata Dwarf Variegated Pandan Rhoeo species Moses on the Boat Selaginella species Malvarosa Setcresea purpurea Purple Heart Stenotaphrum secundatum Saint Augustin Grass Syngonium variegata Variegated Syngonium Zebrina pendula Wandering Jew

3. Trees and shrubs to be avoided are those with the following characteristics: poisonous, via ingestion or skin contact (e.g. Oleanders, Adelfas,

Yellowbells, etc.) attractive to flies, caterpillar, and other irritating insects (e.g. Fire Trees,

Aratiles, etc.) prone to branch breakage (e.g. African Tulip Trees, Acacia Family)


lateral growth roots that may destroy nearby walls, pavement, or utilities (e.g. Fire Trees, Copper Pods, Acacia Trees, etc.).

bear fruits that have hardy outer shells. (e.g. Mahogany family, Coconut Trees, etc.)

have flowers with bad odor. (e.g. Calumpang, Lantana Family, etc.) more appropriate for high altitude and temperate climate conditions (e.g.

Pine family, Agohos, etc.) more appropriate for agricultural use (e.g. Rice, Corn, Pechay, Kamote, etc.) considered as plants growing in the wild (e.g. Cogon, Talahib, Saluyot, etc.)

4. Tree removal is subject to prior approval and regulations in accordance with the

Deed Restrictions.

B. Surface/ Storm Management System

The ORCHARD TERRACES at Ayala Westgrove Heights (PHASE 11) is intended to be an environment-friendly development and the conservation of ground water resource will be a critical element towards achieving this end. This will be achieved by limiting the amount of impermeable surface within the development and by providing landscaped open spaces that will allow the recharging of natural aquifers in the site. It is, therefore, recommended that the Owner provide and utilize within the Lot the following:

• dedicated landscaped open areas with minimal paving; extensive outdoor paving is

discouraged; • storm lines and catch basins lined with permeable material such as perforated basins

or gravel beds; and • permeable materials for paved outdoor surfaces (e.g., grass-crete, interlocking

concrete pavers on sand beds, etc).

C. Earthmoving Earthmoving is recommended to be kept to a minimum. Cutting or filling for landscaped areas which require structural containment or slope protection (by retaining wall, rip-rap or the like) shall be designed to minimize the Scale and mass of the structural containment. The face of the structural containment shall be finished with stonework and/or landscaping to avoid a harsh appearance (refer to page 15 for the recommended slope protection treatment).

D. Basketball/Play Courts

Basketball/play courts within the Lots are recommended to be located and treated in such a manner as to keep them visually and physically unobtrusive and shall in no way be a visual, acoustical, or physical detriment to adjacent neighbors. Basketball/play courts shall not be placed at the front area of the lot or attached to any portion of the Dwelling Unit’s façade facing the street and should comply with the Setback Areas required under the Deed Restrictions.

E. Outdoor Structures

The construction of outdoor structures shall be governed by the Deed Restrictions.

F. Swimming Pools The construction of swimming pools shall be governed by the Deed Restrictions.

G. Grading Grading/earthmoving of Lots shall be governed by the Deed Restrictions.

H. Fences

Recommended fence design and materials are illustrated on page 15 and the construction of fences shall be governed by the Deed Restrictions.

I. Entrances and Driveways The construction of vehicular entrances and driveways shall be governed by the Deed Restrictions in order to establish a pedestrian-friendly environment for the development


and design thereof.

J. Deepwells and Reservoirs The construction and provision of sewage and storm drainage facilities of each Dwelling Unit shall be governed by the Deed Restrictions.

ARTICLE IX. MISCELLANEOUS

An Owner can implement various changes and additions in the construction of a Residence on the Lot other than those described above. If the proposed alteration or construction is not governed by the foregoing provisions, reference should be made to the provision of this Design Guidelines that is closest in concept thereto which should then be used as a guide in the application for approval of a construction design to be submitted to the Design Review Committee. Consultation with the Design Review Committee is also recommended prior to commencement of any project.

ARTICLE X. INTERPRETATION OF GUIDELINES Where there appears to be a conflict in the interpretation of the Deed Restrictions, Design Guidelines and the rules and regulations adopted by the Association or the Design Review Committee, the provisions and intent of the Deed Restrictions shall prevail, unless the particular provision of this Design Guidelines, the rules and regulations adopted by the Association or the Design Review Committee is intended to implement or impose a more restrictive and stringent condition, in which case such provision shall govern.





Documents

AWH Ph 11 - Design Guidelines